PLNZAD2022-00284 - 1815 S StateApril 21, 2022
CASE# PLNZAD2022-00284
Administrative Interpretation
DECISION AND FINDINGS
REQUEST:
This is a request for an administrative interpretation regarding a nonconforming accessory
parking lot on the property located at approximately 1815 S State Street (Tax ID: 16-18-306-028-
0000). The parcel is split zoned CC (Commercial Corridor) and R-1/5,000 (Single-Family
Residential). There is an existing commercial building on the CC portion of the lot and an
accessory parking lot on the R-1/5,000 portion of the lot. The parking lot is a nonconforming
accessory use to the commercial building fronting State Street. The purpose of the administrative
interpretation is to determine if the parking use may continue on the R-1/5,000 portion of the lot.
DECISION:
The 1964 Planning Commission and Board of Adjustment permitted a permanent parking lot in
a residential district under Section 51-5-7 of the Zoning Ordinance. The Zoning Administrator
finds that the existing parking lot use, located on the eastern half of 1815 S State Street and zoned
R-1/5,000, may continue in perpetuity according to the provisions of the ordinance under which
it was approved. Redevelopment of the commercial portion of the lot cannot encroach onto the
residentially zoned portion of the parcel, currently used for surface parking. Additionally, any
redevelopment or construction to the commercial portion of the lot cannot create any new
noncompliance.
FINDINGS:
The subject property is approximately 37,383 square feet in size (.8582 acres) and is split zoned
between the CC (Commercial Corridor) and R-1/5,000 (Single-Family Residential) zoning
districts. The western portion of the parcel abutting State Street is zoned CC and the eastern
portion is zoned R-1/5,000. There is an existing, but currently vacant, commercial building on the
CC zoned portion of the property. The eastern half of the property, which is zoned R-1/5,000, has
historically been used as a parking lot associated with the principal structure. Board of
Adjustment and Planning Commission decisions regarding the property are below and form the
basis of the administrative interpretation decision.
Planning Commission and Board of Adjustment (BoA) decisions regarding 111 E and 121 E
Downington Avenue include the following:
• 1957: The BoA granted a variance for a parking area in the “R-6” residential district to be
constructed at 129 E Downington Avenue (addressed as 121 E in 2017). Case No 3539 of
6/10/57.
• 1959: The BoA granted the property at 1815 S State Street a variance to construct a parking
lot at the rear of the building. Case No. 3922 of 7/13/59.
• 1964: The Planning Commission and BoA granted the property at 125 E Downington
Avenue (then addressed as 111 E or 121 E Downington Avenue in 2017) approval to
construct a parking lot in a residential district as an exemption to Section 51-5-7 of the Salt
Lake City Zoning Ordinance. Case No.4928 of 6/15/64.
The subject property, in
its current configuration,
was created when six
individual parcels were
consolidated in October
2017 (PLNSUB2017-
00827). Attachment A
shows the current lot
configuration and zoning.
Prior to the consolidation
of the parcels, an
Administrative
Interpretation
(PLNZAD2017-00206)
was requested to
determine if the then off-
site surface parking lot
located at 111 E and 121 E Downington Avenue could continue as a nonconforming use, since
parking lots are not permitted uses in the R-1/5,000 zoning district. The Administrative
Interpretation concluded that based on past variances associated with the two referenced
properties, the off-site parking lot is a legal nonconforming accessory use that may continue as a
function of the principal use, which is the commercial building at 1815 S State Street.
The commercial building located within the CC zoning district, is considered to be a conforming
property and can accommodate a permitted or conditional use listed in Table 21A.33.030 of the
Zoning Ordinance. While the original lots have since been consolidated, the original BoA and
Planning Commission approval for the surface parking lot on the R-1/5000 zoning district may
continue. If the property owner wants to change the land use in the future, only uses allowed in
the R-1/5,000 zoning district, and listed in Table 21A.33.020, may occur on the R-1/5,000 portion
of the subject property.
APPEAL PROCESS:
An applicant or any other person or entity adversely affected by a decision administering or
interpreting this Title may appeal to the Appeals Hearing Officer. Notice of appeal shall be filed
within ten (10) days of the administrative decision. The appeal shall be filed with the Planning
Division and shall specify the decision appealed and the reasons the appellant claims the decision
to be in error. Applications for appeals are located on the Planning Division website at
http://www.slcgov.com/planning/planning-applications along with information about the
applicable fee. Appeals may be filed in person at the Planning Counter, 451 South State Street,
Room 215 or by mail at Planning Counter PO BOX 145471, Salt Lake City, UT 84114-5471.
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Coatsville Ave
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NOTICE:
Please be advised that a determination finding a particular use to be a permitted use, or a
conditional use shall not authorize the establishment of such use nor the development,
construction, reconstruction, alteration, or moving of any building or structure. It shall merely
authorize the preparation, filing, and processing of applications for any approvals and permits
that may be required by the codes and ordinances of the City including, but not limited to, a zoning
certificate, a building permit, and a certificate of occupancy, subdivision approval, and a site plan
approval.
Dated this 21st day of April 2022 in Salt Lake City, Utah.
Amanda Roman
Principal Planner
Salt Lake City Planning Division
Exhibit A: Zoning Map
Exhibit B: Board of Adjustment Files
CC: Nick Norris, Planning Director
Mayara Lima, Zoning Administrator
Kelsey Lindquist, Planning Manager
Applicable Recognized Organization – Liberty Wells Community Council
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