PLNZAD2022-00784 - 440 S 700 E1
August 17, 2022
ADMINISTRATIVE INTERPRETATION
DECISION AND FINDINGS
PLNZAD2022-00784
REQUEST:
A request for an administrative interpretation regarding the contributing status of the building
located at approximately 440 S 700 E (Tax ID 16-05-307-009). The subject property is located in
the Central City Historic District.
DECISION:
The Zoning Administrator finds that the building located at 440 S 700 E is considered to be
noncontributing to the Central City Local Historic District. The Zoning Administrator finds the
structure’s character defining features are not intact and have been substantially altered;
therefore, the building no longer satisfies the definition or criteria for a contributing structure
found in Section 21A.34.020.C.
BACKGROUND:
The subject property is located in the Central City Local Historic District, within H (Historic
Preservation Overlay District) and is subject to the standards in section 21A.34.020 of the Salt
Lake City Zoning Ordinance. The structure is two-story office building constructed in
approximately 1964.
Section 21A.34.020B of the Salt Lake City Zoning Ordinance defines contributing and non-
contributing structures, as follows:
CONTRIBUTING STRUCTURE: A structure or site within the H Historic
Preservation Overlay District that meets the criteria outlined in subsection C15 of
this section [21A.34.020] and is of moderate importance to the City, State, region
or Nation because it imparts artistic, historic or cultural values. A contributing
structure has its major character defining features intact and although minor
alterations may have occurred they are generally reversible. Historic materials
may have been covered but evidence indicates they are intact.
NONCONTRIBUTING STRUCTURE: A structure within the H Historic
Preservation Overlay District that does not meet the criteria listed in subsection
C15 of this section [21A.34.020]. The major character defining features have been
so altered as to make the original and/or historic form, materials and details
indistinguishable and alterations are irreversible. Noncontributing structures
may also include those which are less than fifty (50) years old.
Historic Resource Surveys are one of the tools used by Staff for the purpose of identifying and
evaluating the quantity and quality of historic resources for land use planning purposes following
the guidelines and forms of the Utah State Historic Preservation Office (SHPO).
The first survey conduct in the Central Local Historic District was in 1980. Buildings were
evaluated and each was given one of the following ratings:
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• Significant
• Contributory
• Not Contributory
• Intrusion
In 1980, the site information form designated the property as “Out of Period” which is a non-
contributing status. Historic surveys were also conducted in 1994 and 2013. In 2013, each
property within the Central City Historic District was evaluated and given one of the following
ratings:
• ES-Eligible/Significant
• EC-Eligible Contributing
• NC-Non-Contributing
• OP-Out of Period
The 2013 survey identifies the subject structure as a EC – Eligible Contributing. The surveys are
conducted in accordance with State Historic Preservation Office (SHPO) Standard Operating
Procedures, and the surveyed resources were evaluated using criteria developed by SHPO.
Buildings with a “EC” evaluation retain historic integrity but are typically not eligible for
individual listing. They are good examples of types or styles of architecture but are not as well
executed as “ES” rated buildings.
As noted previously, when the Central City Historic District was originally listed, this property
was noted as Out-of-Period, so it was not a contributing building in the District and not listed in
the National Register of Historic Places (NRHP). It was re-evaluated as Eligible/Contributing
(EC) in a 2013 Reconnaissance Level Survey (RLS). The owners are disputing the EC rating noting
that the current siding was added in the 1990’s, completely changing the look of the building (see
attached photographs). The SHPO recently changed the status to Non-Contributing in their
database, based on the standards they use for evaluating properties for NRHP integrity.
ANALYSIS & FINDINGS:
The Ordinance criteria in Section 21A.34.020.C.15 draws directly from the national preservation
methodology and evaluation criteria developed by the U.S. Department of the Interior for the
Secretary of the Interior’s Standards for Historic Preservation. In relation to evaluating a
property, the National Park Service provides clarification and guidance in the National Register
Bulletin 15 ‘How to Apply the National Register Criteria for Evaluation’.
Standards For The Designation Of A Landmark Site, Local Historic District Or
Thematic Designation: Each lot or parcel of property proposed as a landmark site, for
inclusion in a local historic district, or for thematic designation shall be evaluated according
to the following:
A. Significance in local, regional, state or national history, architecture, engineering or
culture, associated with at least one of the following:
1. Events that have made significant contribution to the important patterns o f
history, or
2. Lives of persons significant in the history of the city, region, state, or nation, or
3. The distinctive characteristics of a type, period or method of construction; or the
work of a notable architect or master craftsman, or
4. Information important in the understanding of the prehistory or history of Salt
Lake City;
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Analysis: The building is not associated with an event that made a significant contribution to a
pattern of history and is not associated with a person significant in the history of the city, region,
state or nation. The original styling of the building was characteristic of a period of design
however, the physical integrity of the building has been lost due to significant alterations that
occurred during the 1990’s. The building does not relate to information important to the
understanding of the prehistory or history of Salt Lake City.
B. Physical integrity in terms of location, design, setting, materials, workmanship,
feeling and association as defined by the national park service for the national
register of historic places;
Analysis: The National Park Service defines integrity as “the ability of a property to convey its
significance.” Within the concept of integrity, the National Register criteria recognizes seven
aspects or qualities that, in various combinations, define integrity. In relation to the seven aspects
of integrity as defined by the National Park Service, several observations can be made.
• Location: Location is the place where the historic property was constructed. The property
was constructed in its current location; therefore, the location of the building remains intact.
• Design: Design is the combination of elements that create the form, plan, space, structure,
and style of a property. The original architectural design of this building was late 20th Century.
The structure has been significantly altered with the original articulated brick front façade
replaced by a flat metal façade and one large picture window. The property’s design no longer
reflects its historic design, nor its aesthetics. The structure does not retain its design integrity.
• Setting: Setting is the physical environment of a historic property. This building is situated
on the west side of 700 East within an area of the Historic District that includes very little
historic resources. The subject building lies adjacent and to the north of two contributing
structures, 444 S 700 East (mansion) and 470 S 700 East (Big Daddy Pizza), but that is the
extent of historic resources on the block face. The setting of the subject property retains little
if any integrity.
• Materials: Materials are the physical elements that were combined or deposited during a
particular period of time and in a particular pattern or configuration to form a historic
property. As discussed previously, the front façade of the subject building consisted of
articulated brick. The brick was replaced with a metal façade and one large picture window.
The integrity of the structure’s materials is not intact.
• Workmanship: Workmanship is the physical evidence of the crafts of a particular culture
or people during any given period in history or prehistory. The original construction of the
structure was quite simple in design, the brick material being the primary architectural
feature. The structure no longer provides physical evidence of the workmanship associated
with the type and style of construction, due to significant alterations.
• Feeling: Feeling is a property's expression of the aesthetic or historic sense of a particular
period of time. This building does not retain the architectural features that convey the
property’s historic character. The structure has been significantly altered through the
modification of the character defining features of the property as noted. The structure no
longer clearly provides a historic sense of a particular period of time.
• Association: Association is the direct link between an important historic event or person
and a historic property. Planning Staff finds no direct link between important historic events
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or persons in regards to the subject building.
C. The proposed local historic district or thematic designation is listed, or is eligible to
be listed on the national register of historic places;
D. The proposed local historic district contains notable examples of elements of the city's
history, development patterns or architecture not typically found in other local
historic districts within Salt Lake City;
E. The designation is generally consistent with adopted planning policies; and
F. The designation would be in the overall public interest.
Analysis: Standards C through F are not applicable because they relate to designation of a district
or site, and not to reevaluating the contributing status of individual parcels within the already
designated Avenues Local Historic District.
Findings:
Subsection 21A.34.020C.15 of the Salt Lake City Zoning Ordinance outlines criteria that each
property within a historic district must meet to be considered “contributing” to the historic
district. The analysis above indicate that the subject property does not meet the criteria for both
standards A and B to be considered a contributing to the local historic district. Based on the
foregoing analysis, the Zoning Administrator finds that the structure’s character defining features
are not intact and have been substantially altered; therefore, the structure is non-contributing to
the Central City Local Historic District.
If you have any questions regarding this interpretation, please contact Mayara Lima at 801-808-
2028 or by email at Mayara.lima@slcgov.com.
APPEAL PROCESS:
An applicant or any other person or entity adversely affected by a decision administering or
interpreting this Title [Salt Lake City Zoning Ordinance] 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 https://www.slc.gov/planning/applications/ along with
information about how to apply and the applicable processing fee.
Mayara Lima
Zoning Administrator
cc: Nick Norris, Planning Director
Michaela Oktay, Deputy Planning Director
Amy Thompson, Planning Manager
Lex Traughber, Senior Planner
Posted to Web
Attachments:
A. Archive Photograph 1977 (Courtesy of Salt Lake County Assessor’s Office)
B. Survey Photo (1980)
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C. Current Photograph
D. Vicinity Map
ATTACHMENT A – Photo Circa 1977
ATTACHMENT B – Photo Circa 1980
ATTACHMENT C – Current Photo
ATTACHMENT D