PLNZAD2020-00272 - 2 N MedicalApril 28, 2020
ADMINISTRATIVE INTERPRETATION
DECISION AND FINDINGS
PLNZAD2020-00272
REQUEST:
This is a request for an administrative interpretation regarding whether a proposed use at the
property located at approximately 2 N Medical Drive (tax ID#09-33-404-012) would be
considered recreation (indoor) in accordance with the Salt Lake City zoning laws. The property
is located in the OS Open Space zoning district.
DECISION:
The Zoning Administrator finds that the proposed use is considered recreation and therefore
permitted in the OS zoning district per the specifications of the Table of Permitted and
Conditional Uses for Special Purpose Districts (Zoning Ordinance Section 21A.33.070).
FINDINGS:
The applicant is proposing a new building on the property to the rear of the existing Jewish
Community Center. The applicant has described the building as an activity center (…) to
primarily serve to house summer camp and after school activities. Based on the plans
submitted for building permit, the structure will contain spaces for arts & crafts, multi-purpose
area and lounge rooms.
The multi-purpose area will have an elevated platform for informal discussions and
presentations and will accommodate small group activities and games. The applicant described
the space as designed to be flexible for multi-purpose use and can be reconfigured with tables,
chairs, bleachers, games, etc.
The Definitions chapter of the Salt Lake City Zoning Ordinance Chapter 21A.62 defines
Recreation (Indoor) as:
Public or private recreation facilities, tennis or other racquet courts, swimming pools,
bowling alleys, skating rinks, ball courts, video arcades, community centers,
gymnasiums, health and fitness facilities, or similar uses which are enclosed in
buildings primarily for the use of persons who do not reside on the same lot as that on
which the recreational use is located. The term "recreation (indoor)" shall include any
accessory uses, such as snack bars, pro shops, and locker rooms, which are designed
and intended primarily for the use of patrons of the principal recreational use. The
term "recreation (indoor)" shall not include theaters, cultural facilities, commercial
recreation centers, massage parlors, or any use which is otherwise listed specifically in
the table of permitted and conditional uses.
From the uses characterized as recreation (indoor), the proposed use of the building is more
closely related to a community center, which is defined in the Webster dictionary as:
A building or group of buildings for a community's educational and recreational
activities.
The proposed use, as described by the applicant, meets the definition above.
Table 21A.33.070 lists recreation (indoor) as a permitted use in the OS zoning district and
therefore the proposed use is allowed on the subject property as a permitted use.
Any use interpretation is subject to the below standards:
A. Any use defined in chapter 21A.62 of this title, shall be interpreted as defined;
Finding: Recreation (indoor) is defined in chapter 21A.62 and Staff finds the proposed
use as described meets this definition.
B. Any use specifically listed without a "P" or "C" designated in the table of permitted and
conditional uses for a district shall not be allowed in that zoning district;
Finding: Recreation (indoor) is a permitted use in the OS zoning district.
C. No use interpretation shall allow a proposed use in a district unless evidence is
presented demonstrating that the proposed use will comply with the development
standards established for that particular district;
Finding: The applicant has provided evidence that the use will comply with the
development standards established for the district. A building permit will be required to
construct the new building on the property and therefore building plans must be
reviewed for compliance with the zoning standards and approved by the Building
Services division.
D. No use interpretation shall allow any use in a particular district unless such use is
substantially similar to the uses allowed in that district and is more similar to such uses
than to uses allowed in a less restrictive district;
Finding: As noted above, the use as described is most similar to recreation (indoor),
which is a permitted use in the OS zoning district.
E. If the proposed use is most similar to a conditional use authorized in the district in
which it is proposed to be located, any use interpretation allowing such use shall
require that it may be approved only as a conditional use pursuant to chapter 21A.54 of
this title; and
Finding: As noted above, the use as described is most similar to recreation (indoor),
which is a permitted use in the OS zoning district.
F. No use interpretation shall permit the establishment of any use that would be
inconsistent with the statement of purpose of that zoning district.
Finding: The OS zoning district has the following purpose statement:
The purpose of the OS Open Space District is to preserve and enhance public
and private open space, natural areas, and improved park and recreational
areas. These areas serve to provide opportunities for active and passive outdoor
recreation; provide contrasts to the built environment; preserve scenic
qualities; protect sensitive or fragile environmental areas such as wetlands,
steep slopes, ridge lines, meadows, and stream corridors; preserve the capacity
and water quality of the stormwater drainage system; encourage
sustainability, conservation and renewable energy and provide pedestrian and
bicycle transportation connections. This district is appropriate in areas of the
City where the applicable master plans support this type of land use.
The proposed use consists of enhancing an improved recreational area.
If you have any questions regarding this interpretation, please contact Mayara Lima at (801)
535-7118 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 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 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.
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.
Mayara Lima
Principal Planner
Salt Lake City Planning Division
CC: Nick Norris, Planning Director
Joel Paterson, Zoning Administrator
Greg Mikolash, Development Review Supervisor
Applicable Recognized Organization
Posted to Web
Attachments:
A. Vicinity Zoning Map
B. Site Plan
Attachment A
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SEE SHEET GI002 FOR DRAWING INDEX.
SEE SHEET GI003 FOR GENERAL NOTES AND ABBREVIATIONS.
DO NOT SCALE DRAWINGS.
CONTRACTOR / SUBCONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS
BEFORE BEGINNING WORK, AND SHALL REPORT TO THE ARCHITECT ANY ERRORS,
INCONSISTENCIES OR OMISSIONS BEFORE BEGINNING WORK. SEE GENERAL NOTES AND
SPECIFICATIONS.
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ADA ACCESSIBLE PATH
• MUST BE CONTINUOULY ACCESSIBLE
• MAX 1/2" CHANGES IN ELEVATION
• MIN 48" WIDE CLEARANCES
• NECESSARY SLOPES EXCEEDING 5% SHALL NOT
BE GREATER THAN 1/4" PER FOOT, CROSS
SLOPE 1:48 MAX (2%)
• A 60" CLEAR LEVEL LANDING AT THE ENTRY
DOOR IS REQUIRED
EXISTING BUILDING
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703 east 1700 south
salt lake city, ut 84105
ajcarchitects.com
PROJECT DESCRIPTION
SHEET NUMBER:
SHEET NAME:
ISSUE DATE:
ISSUE TYPE:
DRAWN BY:
CHECKED BY:
REVISIONS
PROJECT#:
AUTHORITY HAVING JURISDICTION
ARCHITECT / CONSULTANT
VOLUMES 1 & 2
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SALT LAKE CITY, UT 84113
IJ & JEANNÉ WAGNER
JEWISH COMMUNITY
CENTER
OVERALL SITE PLAN
2019
PERMIT SET
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KEYED NOTES:
1 EXISTING SIDEWALK TO REMAIN
2 EXISTING GRASS TO REMAIN
3 EXISTING ASPHALT TO REMAIN
4 ASPHALT PAVING, SEE CIVIL DRAWINGS.
5 EXISTING CONCRETE DRIVE TO REMAIN
6 EXISTING SITE LIGHTING TO REMAIN
7 EXISTING PARKING LAYOUT TO REMAIN
8PARKING STRIPING.
9 EXISTING FIRE HYDRANT TO REMAIN, SEE CIVIL DRAWINGS.
10 EXISTING RETAINING WALL TO REMAIN
11 CONCRETE SIDEWALK, SEE CIVIL DRAWINGS.
12 EXISTING CURB CUT & DRIVEWAY TO REMAIN
13 EXISTING COURTYARD TO REMAIN
14 EXISTING POOL TO REMAIN
15 EXISTING PLAY AREA TO REMAIN
16 EXISTING STORAGE BUILDING TO REMAIN
17 GRASS LANDSCAPE AREA, SEE LANDSCAPE DRAWINGS.
18 BIKE RACKS, SEE LANDSCAPE DRAWINGS.
19 4" CONCRETE PAD
20 EXISTING DUMPSTER & RECYCLING CONTAINER TO REMAIN
21 EXISTING FENCE TO REMAIN
22 EXISTING CHANILINK FENCE TO REMAIN
23 EXISTING CHANILINK FENCE & GATE TO REMAIN
24 CHAINLINK FENCE TO MATCH EXISTING
25 EXISTING CMU WALL TO REMAIN
26 EXISTING STEEL GATE TO REMAIN
27 PAINTED ACCESSIBLE SYMBOL
GENERAL NOTES:
EXISTING
PARKING WITHIN PROPERTY:149 (5 ADA)
PARKING WITHIN EASEMENT:29
PARKING OUTSIDE PROPERTY: 19 (2 ADA)
TOTAL: 197 (7 ADA)
REQUIRED
BUILDING A: 27,261 SF
BUILDING B: 58,165 SF
ACTIVITY CENTER: 9,272 SF
TOTAL: 94,698 SF
PARKING SPACES (3/1,000 SF): 285
50% REDUCTION: 143
BICYCLE REQUIRED
PARKING SPACES (5% OF CAR REQ'S)7
PARKING STUDY:
LEGEND:
OS OPEN SPACE DISTRICT:
REQUIREMENTS:
LOTS GREATER THAN FOUR (4) ACRES:
BUILDING HEIGHT LIMITATION: 35' -45'
FOR EVERY FOOT OVER 35' EACH REQUIRED YARD INCREASED ONE FOOT
SETBACKS:
FRONT YARD: 10'
CORNER YARD: 10'
INTERIOR SIDE YARD: 15'
REAR YARD: 15'
PROVIDED:
LOT SIZE:4.72 ACRES
BUILDING HEIGHT:34'-6"
SETBACKS:
FRONT YARD:339'
INTERIOR SIDE YARD:139'-11 3/4" & 203'
REAR YARD: 17'-9"
ZONING ANALYSIS:
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Attachment B