HomeMy WebLinkAboutSigned TSA LetterERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
PLANNING DIVISION
SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV
P.O. BOX 1580, SALT LAKE CITY, UTAH 84114 TEL 801.535.7757
October 1, 2025
Brandon Broadstone
Office DFK
333 West Pierpont Ave
Suite 4
Salt Lake City, UT 84101
RE: Transit Station Area Development Score Review for Petition PLNTSD2025-00701
Trophies Townhomes at 831 West 100 South
Dear Brandon,
This letter is a notification of the development score review as determined by the Planning Department
staff. Pursuant to Chapter 21A.10 of the Salt Lake City Zoning Ordinance, a notice of application was sent
out on Wednesday, July 23, 2025. The noticing period ended on Monday, August 4, 2025. No response
was received from abutting property owners related to the project. After completing a review of the
revised plans, staff has given the proposed building a score of 135 out of the submitted 166 points.
Please see attached scoring sheets for more information. This means that no public hearing is required,
and the project is now authorized to go through the standard building permit process. The project is
approved with the following conditions:
• The location of the refuse containers needs to be included in the final plans. Per 21A.26.010.C.1,
“Refuse containers must be covered and shall be stored within completely enclosed buildings or
screened.”
As the applicant, you have the option to appeal this development score review to the Planning
Commission. If you choose to appeal, a public hearing will be required per the requirements of the Salt
Lake City Zoning Ordinance.
If you are satisfied with the score given, you can continue with your building permit submittal with
Building Services. A full zoning review will be completed as part of the building permit review to verify
that the drawings submitted for your building permit comply with the applicable zoning requirements.
Additionally, the plans submitted for your development score will be compared with the plans submitted
for your building permit, and you will be notified if there are any discrepancies between the two sets. If
you have any further questions about this process, please contact me at 801-535-7758 or by e-mail at:
seth.rios@slc.gov.
Sincerely,
Seth Rios
Principal Planner
Enc.
• TSA Score Sheet
• Preliminary Zoning Review
cc: File
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
CA
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(Unless otherwise noted, points may
only be obtained from one item in
each guideline section.)
GUIDELINE SECTION ITEM DESCRIPTION VA
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More than 50 dwelling units per acre;
Buildings that are up to 80% of the allowable building height;
or 20
Buildings that are up to 70% of the allowable building height;
or 15
Buildings that are at least 60% of the allowable building
height; or
Buildings with a floor to lot area ratio of 1 or more.10
More than 25 dwelling units per acre;
Buildings that are up to 80% of the allowable building height;
or
Buildings with a Floor to Lot Area ratio of 2 or more.12 12 12
Buildings that are up to 70% of the allowable building height;
or
Buildings with a floor to lot area ratio of 1.5 or more.8
Buildings that are at least 60% of the allowable building
height; or
Buildings with a floor to lot area ratio of 1 or more.5
100% of the gross floor area on the ground floor is dedicated
to a use different than what is on the floors above. 20
dedicated to a use different than what is on the floors above. 15
dedicated to a use different than what is on the floors above.10
existing uses on adjacent properties.
6
33% or more of the total dwelling units.
40
20% or more of the total dwelling units.
30
10% or more of the total dwelling units.
20
Areas rated 5 or greater
20
Area rated 3 or greater
10
33% or more of the total dwelling units.815% or more of the total dwelling units 5
10% or more of the total dwelling units.3
A minimum of 1500 square feet.15
A minimum of 1000 square feet 10
With 6 units on the parcel of 0.16
acres, the units per acre is 37.5.
4. Accessible Dwelling Units
A project which includes dwelling
units designed as ADA accessible:
1.A. Intensity and Density of Use
(Applicable to Core Area Only.)
following requirements:
1.B. Intensity and Density of Use
(Applicable to Transition Area
only.)
A project that meets at least one of the
following requirements:
2. Integrated Mixed of Uses:
If the ground floor of a building is
use other than residential on the
street facing habitable space only and
not the entire ground floor area. The
following points shall be added to the
development score:
3.A. Mixed Income Housing
A project that includes affordable
housing available to those with 60%
or less of the median household
income of the City for sale or lease
shall have the following number of
points added to the development
3.B. Mixed Income Housing
An affordable housing project that is
located in an area identified in the
“Opportunity Index” map (as used in
the latest available Utah Housing
Corporation Allocation Plan) or its
successor as determined by the
Planning Director, with a rating of at
least 3 or greater shall receive the
following points:
La
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Projects the include the following area
of community serving uses:July 2017 1 of 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
A minimum of 500 Square feet 5
50% or more of the existing surface parking lot is covered by
new buildings.
35% or more of the existing surface parking lot is covered by
new buildings.15 15
25% or more of the existing surface parking lot is covered by
new buildings.5
A new building that meets the standards of the TSA zoning
district and replaces a building that does not meet the
standards.
10 10 10
use that is allowed in the TSA zoning district.
5
A project that includes redevelopment
of a site containing a billboard:
part of a redevelopment project.10
The project utilizes a roof design, such as a landscaped roof,
that is intended to reduce energy use, storm drainage runoff or
other similar sustainable policy of the City.10 5 0
conserves energy, reduces the urban heat island, conserves
water, retains or reuses storm drainage or other similar
sustainable policy of the City. Documentation must be
provided to indicate how the project will incorporate this
guideline.5
Platinum 50
Gold 40
Silver 30
1.The project is certified as having 100%of its energy needs
served by renewable power either from on or off-site sources.
If development relies on off-site power,documentation must
be provided showing at least 20 year commitment to power
source 50 5 0
2.The project is certified as having 50%its energy needs
served by renewable power either from on or off-site sources.
If development relies on off-site power,documentation must
be provided showing at least 20 year commitment to power
source 25
3.Solar array:5 points for every 500 square feet of solar
panels. Maximum 20 points.
4. Geothermal heating and cooling systems 10
5.The project is designed with passive,energy efficient
features that include awnings or solar shades over all windows,
or other similar passive energy saving features. 5
Architectural detailing is wrapped around all four sides.See
guideline document for specific detailing requirements. 20
a building,but not on the rear façade.See guideline
for specific detailing requirements.15 15 15
Local Register:New construction,major alterations and
additions that are approved by the Historic Landmark 40
and approval of exterior alterations to buildings not locally
designated,but on the national register and seeking federal 40
plans
facades and inset 2 inches into the
wall plane. The building material
changes also qualify.
the building
setback, which does not comply
with the 5 foot maximum setback
limitation of the TSA zone. The
existing building is a noncomplying
structure
different material, so this does not
count.
9. Sustainable Site and Open Space
Design
A project that incorporates adopted
sustainable policies of the City:
(Points may be obtained from both
items.)
10. Green Building
The following points will be awarded
based on the level of LEED
certification:
11. Energy Efficiency
Projects that incorporate energy
efficiency into the design of the
added to the development score:
(For guidelines 1 through 4, points
may only be obtained from one item.
Points from guidelines 1 through 4
may be combined with points from
guideline 5.)
12. 360 Degree Architecture
A project that incorporates
architecture features on building
facades that are not adjacent to a
street:
(See Guideline for required
elements.)
13. Historic Preservation
Projects that preserve, rehabilitate,
restore, reuse a historic property or
new construction that contributes to
the character of a historic property or
district:
Bu
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(Refer to Guidelines for qualifying
uses.)
Parking Lots
A project that includes the
redevelopment of an existing surface
parking lot to an active use or
structured parking:
7. Redevelopment of
Nonconforming Use or
Noncomplying Building
A project that includes redevelopment
of a site containing a nonconforming
use or non-complying building:
July 2017 2 of 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
Projects that are adjacent to a local or national designated
property that are compatible with the historic property through
building mass and bulk,setbacks and design features as
determined by the Planning Director 20
in accordance with Zoning Ordinance Section 21A.34.020.5
City Register of Cultural Resources if they qualify as defined
in Zoning Ordinance Section 21A.34.50
At least 80%of the street facing façades above the ground
floor are clad in durable,high quality materials,as listed 20 20 20
At least 70%of the street facing facades above the ground
floor are clad in high quality,durable materials as listed above,
excluding glazing, doors, and trim 15
Buildings located on the corners of
intersecting streets that address both
streets:
primary entrance of the building addresses the corner
including a hinged,rounded,beveled,open bay,mitered
orientation or similar entrance feature.10 10 10
A rooftop of a building is used as a common space for the
building occupants.6 6 6
A roof includes at least one of the following design features:
Two or more sloping planes visible from a public street;
An arched or barrel vaulted design;
A distinguishable cornice or parapet;
Overhangs that are a minimum of 12 inches in depth to
a shadow line.
5
Spaces
Buildings that are designed to have
windows, doors, balconies or other
similar features facing public streets
and open spaces:
features on all levels of the building that face a public
and allow visibility into the public space.Balconies need
have a minimum depth of 5 feet and include at least 30
feet of space 15 15 15
18. Lighting
A project that includes a lighting plan
that accomplishes at least one of the
following:
Highlights unique architectural features of a building; or
Highlights artwork or unique landscape features.6 6
A sign that is mounted perpendicular to the primary building
façade and oriented to the pedestrian (projecting 2 0
the building.
2 2 0
with the building architecture.
2
A project includes a minimum of 15% of the total lot area.15
A project includes a minimum of 10% of the total lot area.10
A project includes a minimum of 5% of the total lot area.5
A public space,regardless of size,that is located near a transit
station and includes seating,art,protection from the elements
or other feature intended to activate the space or make it
comfortable (must be within 330 feet of transit station).3
includes lighting information for
balconies highlighting the recess of
the wall plane.
the submittal materials. The sign
awning sign, or monument sign
durable materials on 100% of all
street facing facades
requirement for corner buildings.
and are at least 5 feet in depth
14. Building Materials
Projects that incorporate high quality,
materials:
16. Rooftop Design and Use
A project that incorporates a rooftop
use:
(Points may be obtained from both
items.)
19. Signs
Signs that meet the intent of this
guideline shall have the following
points added to the development
score:
Bu
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Projects that include active, outdoor
spaces, that are accessible to the
public and adjacent to a public right
of way:
July 2017 3 of 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
At least 4 street furnishings 3
At least 3 street furnishings 2
At least 2 street furnishings 1
Projects that include public art in a
location where it is readily visible
from a public space:6 2
Projects that include a minimum six foot wide ADA accessible
walkway through a parking lot that is separated from vehicle
drive aisles.4
sidewalk from private property to public open spaces.
4
The project includes lockers,changing rooms for cyclists and
showers.
The project includes any bicycle amenity identified in the
Bicycle Amenity section of the Transit Station Area 3
amenity.3
The project is located within 300 feet,measured along the
most direct, legal walking path.
15
most direct, legal walking path.
10
most direct legal walking path.5
A development that provides transit
passes to residents as follows:
passes to residents through the City’s transit pass program for
a minimum period of three years from the development’s
initial occupancy.Passes shall be available for free to residents
at request.At least one pass shall be available per unit.
Verification from Transportation division of minimum 3 year
participation is required.15
The project includes a narrow street or alley through the
project that accommodates people walking, biking and driving.30
The project includes a walkway accessible to the public that is
a minimum of 10 feet wide that connects through the
to a public space,such as park,trail or street or similar area
and allows for the walkway to be continued on adjacent
properties.20
100%of the parking structure is wrapped with high quality,
durable materials or habitable space with a depth of at least
on all street facing facades.25
75%of the parking structure is wrapped in high quality,
durable materials or habitable space with a depth of at least
on all street facing facades.20
For below grade parking structures,there is no visible evidence
of the parking garage other than the parking entrance.
ground floor uses must have entrances at grade,without
use of ramps, to qualify.25
Parking for alternative fuel vehicles,scooters,mopeds,
motorcycles,or other similar vehicle is provided at a rate
to 7% of the total number of spaces provided for automobiles.5
3
elevation.
25.A. Access to Transit:
A project located within close
proximity to a transit station shall
have the following number of points
added to the development score:
(Applies to any TRAX or Frontrunner
station platform or any bus stop
where three or more separate bus
routes come together.)
27. Parking Struture Design
Parking structures that incorporate the
following:
Pa
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k
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n
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Projects that include dedicated
parking stalls for alternative fuel
vehicles, scooters, mopeds or
motorcycles:
Ci
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t
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Projects that include connections and
walkways from buildings, parking
lots and private open space to public
spaces:
(Points may be obtained from both
items.)
24. Bicycle Amenities
A project that includes bicycle
parking amenities in addition to what
is already required in the zoning
ordinance:
(Points may be obtained from
multiple items.)
26. Public Walkways Interior to the
Block
A development that includes public
walkways through the interior of
blocks:
(To qualify for these points, the
walkways cannot be fenced or gated.)
Pu
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21. Streetscape Amenities
A project that includes street
art or other similar features intended
July 2017 4 of 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
A project includes a charging station for electric vehicles:
Level 1 Station: 2 pts per stall, max. 6
Level 2 Station: 3 pts per stall, max 9
Level 3 Station: 4 pts per stall, max. 12 12 18
Residential developments with a parking ratio less than 1 stall
per unit: 25
Residential development with a parking ratio less than 1.25
stall per unit 15 15 15
Non-residential developments with a parking ratio less than 2
stalls per 1,000 gross square feet 20
Projects that have been presented to the associated community
council and have notified residents and property owners within
300 feet via mail about when and where the community 10 10 0
Projects that have been presented at an open house for the
proposal on the development site and have notified residents
and property owners within 300 feet via mail about when and
where the open house will be held 10
Approval Process
St
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To
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Planning Commission Review Required 166 135
Administrative (Staff) Approval 166 135
level 2 stations are maxed out at 9
points. 4 stalls is good for 9 points
presented at a community council
meeting
29. Parking Ratios
Projects that provide parking in the
ratios indicated:
Co
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En
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30. Neighborhood Input
(Points may be obtained from
multiple items.)
July 2017 5 of 5 Subtotal (For Page):
831 W 100 S TSA Review
Requirement Proposed
Zoning/Use Single Family attached
The townhomes will be on their
own lot and will be for sale
Permitted in the TSA
zones.
Zone TSA UN T
Transit Station Area Urban
Neighborhood Tranisiton
General Provisions Refuse containers must be
covered
All light directed on-site
Need to show where
garbage will be stored on
site
Sidwell
15-02-232-001-0000
Subdivision Franklin Subdivision
Number of dwelling units No minimum or maximum
Setbacks Front:
- none
- 50% of street facing
façade within 5 feet
Interior Side: None
Corner Side:
- none
Rear Yard: None
- Front: none
- Interior Side: none
- Corner Side: none
- Rear: 24 feet
Height 50 feet 41 feet 8 inches
Minimum lot width 40 feet This will remain
unchanged.
COMPLIES
Area 2,500
Existing lot is 123.75 feet long
and 58.50 feet wide
7,239 sq ft.
Is not changing
complies
Building Coverage None Complies
Open Space
5. Open Space Area: Open space
areas shall be provided at a rate of
one square foot for every ten (10)
square feet of land area included in
the development, up to five thousand
(5,000) square feet for core areas,
and up to two thousand five hundred
(2,500) square feet for transition
areas.
10 % of total land required to
be open space = 723 square
feet of open space
Open rooftop patios are
1020 sq ft. COMPLIES with
open space requirement.
Discussed this
requirement with Daniel.
Design Standards
831 W 100 S TSA Review
Ground Floor Use
a. For single-family attached
uses, the required use depth
may be reduced to ten feet
(10').
residential uses may count towards
the ground floor use requirement.
APPLIES TO ALL STREET FACING
FACADES
80% 100 % of front façade is
office/residential use. This
use extends 11 feet into
the building on the west
façade.
Durable Building Materials Ground
Floor
Durable materials include stone,
brick, masonry, textured or patterned
concrete, fiber cement board or other
material that includes a minimum
manufacturer warranty of twenty (20)
years from color fading, weather, and
local climate induced degradation of
the material.
APPLIES TO ALL STREET FACING
FACADES
90% COMPLIES. Changed
materials to fiber cement
siding and a metal siding
that is included in the
approved durable
materials folder in the I
drive.
Durable Building materials upper
floors
Durable materials include stone,
brick, masonry, textured or patterned
concrete, fiber cement board or other
material that includes a minimum
manufacturer warranty of twenty (20)
years from color fading, weather, and
local climate induced degradation of
the material.
APPLIES TO ALL STREET FACING
FACADES
60% The applicant changed the
material to fiber cement
and a metal paneling that
is in the approved durable
materials folder.
Ground Floor Glass Requirement 45% West façade: 55%
(340/618 sq ft)
North Façade: 64%
(110/172 sq ft)
The ground floor is
occupied by a residential
use, so the normal 60%
831 W 100 S TSA Review
requirement is reduced to
45%.
Building Entrances Every 40 feet The building has entrances
on both street facing
facades. The biggest gap
without an entrance is 15
feet.
COMPLIES
Blank Wall Maximum Length
The maximum length of any blank
wall uninterrupted by windows,
doors, art or architectural detailing at
the ground floor level along any street
facing facade
15 feet Complies
Street facing face maximum building
length
200 feet Longest side of the
building is 124 ft.
COMPLIES
Lighting Exterior Design Standard Lighting Shielded Down Lighting shown
underneath west façade
balconies
COMPLIES
Lighting Parking Lot Requirement Not Applicable
Mechanical Equipment Screening
Design Requirement
Screened from Public View Inside of garage and not
visible from the public
right-of-way.
COMPLIES
Screening of Service Area Design
Standard
Cannot be on street-facing
façade
Does not apply
TSA Base Design Standards
Ground floor residential entrances
for dwellings with individual unit
entries Design Standard
Each unit on the first floor has
to have an entrance
COMPLIES
Circulation and Connectivity Easily accessible from the public
space. No parking between
building and front façade
Two accesses from public
roads. COMPLIES
F2a. Stucco and EIFS limitation Not allowed on street facing
facades
COMPLIES
F2b2 Front and Corner Yard
Landscaping
At least fifty percent (50%) of
the front or corner side yards
shall be covered in live plant
material.
No yard area is provided,
so this is not applicable
F2c Entry Feature Requirement (2) A recessed entrance that is
recessed at least five feet (5')
from the street facing facade;
All building entrances are
recessed exactly 5 feet.
831 W 100 S TSA Review
COMPLIES
Parking
21A.44.040 Parking Stalls Required 6 Stalls Required
TSA Requires 1 stall per DU
MU-5 will still require 1 stall
because it is .3 miles from fixed
light rail station. Urban parking
context.
COMPLIES
Electric Vehicle Parking Not multi-family, so this is not
applicable
COMPLIES
EV Ready Stalls Not multi-family, so this is not
applicable
COMPLIES
ADA Parking Does not apply
Bicycle parking Does not apply
A6b3 Number of Curb Cuts Only one curb cut permitted Only one proposed.
COMPLIES
A6b5 Distance from street corner Driveways and drive
approaches for Single and Two-
Family Dwellings shall be
located at least 20 feet from
street corner property lines.
Driveway is roughly 49
feet from the corner.
COMPLIES
A6b7 driveway width 12 ft minimum
30 feet maximum
24 foot width. COMPLIES
A7 Parking Stall Size 8’ 3” by 17’ 6” Need to indicate parking
stall dimensions
A10 Sight Distance Triangle
Requirements
B. For intersections of street and
driveways or alleys: Extending ten
feet (10') from each intersecting edge
of the driveway or alley and street
curb line, or edge of roadway where
curbing is not provided.
C. For alleys or driveways crossing a
sidewalk: Extending ten feet (10')
from each intersecting edge of the
alley or driveway and back edge of
the sidewalk.
30 ft x 30 ft for 100 South/
Jeremy St intersection
10 ft x 10 ft for driveways
COMPLIES
Landscaping North Park Strip
50 feet wide
- 2 small trees or
- 1 medium tree or
- 1 large tree
Updated site plan
complies with this.
831 W 100 S TSA Review
West Park Strip
123 feet
- 6 small trees or
- 4 medium trees or
- 3 large trees
Fence 6 ft limit No fence shown.
Signs No signage plans included Will need to include this
information in their
submittal