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PLNZAD2021-00998 - 176 S 1300 ENovember 19, 2021 ADMINISTRATIVE DETERMINATION DECISION AND FINDINGS PLNZAD2021-00998 REQUEST: This is a request for a Determination of Nonconforming Use interpretation for properties located at 176 South 1300 East (Tax ID#16-05-230-033-0000 and 16-05-230-034-0000) regarding whether a use on the site is considered legal nonconforming and whether that use is or will be considered abandoned by the City if the property has been vacant since January 1, 2020. The subject property is located in the R-2 (Single- and Two-Family Residential) zoning district and the following overlay districts: H (Historic Preservation) Overlay and the Groundwater Source Protection Overlay. DECISION: The Zoning Administrator finds that the gas station and convenience store use at 176 South 1300 East is considered a legal nonconforming use which may continue unaffected by any change in ownership based on the provisions in City Code section 21A.38.040. The use is not currently considered abandoned under 21A.38.040.F and may be re-used as a legal non-conforming gas station and convenience store. Continuing to seek a user to reuse the non-conforming use by actively marketing the property for a tenant or sale, to re-use the property for the nonconforming use, will avoid a presumption of abandonment of the use by the City. FINDINGS: The subject property is currently zoned R-2, which does not allow for commercial uses. However, the subject property is currently occupied by a commercial building and two gas station canopies. According to City records the property has been used for auto-related uses since at least 1926, prior to the establishment of the City’s Zoning Districts and Ordinance in 1927. In 1927 the property was zoned B2 (Apartments and Hotels). The property was zoned multifamily residential between 1927-1986 until the property’s current R-2 zoning was established in 1987. City records indicate the property has been used for a gas station (also noted as a “service station” in City records) since at least 1966. City Uecords show that between 1966-2015 the property received various Planning Division approvals and building permits for site improvements related to the nonconforming gas station and convenience store use of the property. Business license records also show the property has been licensed as a gas station and convince store from 1979-2009. City records and evidence submitted by the applicant indicate the previous tenant, Shell Oil Company, operated the property as a gas station and Convenience store from late 2010 through December 31, 2019. A business license record could not be found for the time period Shell Oil Company occupied the site however, this is not uncommon. When a business moves from one location to another in the City, the Company’s business license is transferred into the new address. The property has been vacant since the previous tenant’s lease expired on December 31, 2019 however, the applicant has provided marketing documentation demonstrating the owners have been actively seeking a new tenant since before the previous tenant’s lease expired to re- use the structure for gas station and convenience store use. See Attachment A. Section 21A.38.040 regulates nonconforming uses. Section 21A.38.040.E.1 and 2 state: Burden Of Owner To Establish Legality Of Nonconforming Use: The burden of establishing that any nonconforming use lawfully exists under the provisions of this title shall, in all cases, be the owner's burden and not the City's. Building permits, business licenses and similar documentation may be considered as evidence establishing the legality of use. Determination Of Nonconforming Status: The Zoning Administrator shall determine the nonconforming use status of properties based upon the evidence submitted and information available pursuant to the provisions of this chapter. The property has been licensed and used as a gas station and convenience store according to City records and is currently considered a legal nonconforming use. City Code states the following regarding when a nonconforming use is considered terminated or abandoned and the nonconforming use right has been lost: 21A38.040.F.1: Termination Of Nonconforming Use: A nonconforming use of land or of a structure that is abandoned shall not thereafter be reestablished or resumed. Any subsequent use or occupancy of the structure or site must conform with the regulations for the district in which it is located. a. Presumption Of Abandonment: Abandonment may be presumed to have occurred if: (1) A majority of the primary structure associated with the nonconforming use has been voluntarily demolished without prior written agreement with the municipality regarding an extension of the nonconforming use; (2) The use has been discontinued for a minimum of one year; or (3) The primary structure associated with the nonconforming use remains vacant for a period of one year. The City may presume a use to be abandoned if the above occur. Even though the building has been vacant and the previous tenant vacated the site over one year ago, the documentation the applicant has submitted demonstrates the property is being marketed for a similar use. As a result, the use has not been abandoned and the nonconforming use rights have been preserved. The property owner can avoid or rebut a presumption of abandonment if the property owner continues to actively seek a re-use of the existing building for the non-conforming gas station and convenience store use. This may be demonstrated with evidence of continuous active marketing of the property for lease or sale for re-use of the non-conforming gas station and convenience store use. Other activities may be used to rebut a presumption of abandonment, such as actively seeking building permits for improvements to the building that are associated with the non- conforming use. If a new conforming use (a land use allowed in the R-2 zone) is established in the building that replaces the non-conforming use or a new development occurs on the property that replaces the nonconforming use, the existing nonconforming use would be considered voluntarily abandoned. If the property were rezoned to a zone that allows for gas station and convenience store uses, the existing nonconforming gas station and convenience store use would be considered “conforming” and could be continued indefinitely. 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. Brooke Olson Associate Planner CC: Nick Norris, Planning Director Joel Paterson, Zoning Administrator Heather Gilcrease, Development Review Supervisor Applicable Recognized Organization – East Central Community Council Posted to Web File Attachments: A. Marketing material submitted by the applicant ADDENDUM TO ADMINISTRATIVE INTERPRETATION APPLICATION Please provide the following information (electronically attach additional sheet/s as necessary) a. The provision(s) and section number(s) of the Zoning Ordinance for which an interpretation is sought. 21A.38.040 b. The facts of the specific situation giving rise to the request for an interpretation. Kum & Go is asking if the City considers the site to be a “legal non-conforming use” under the regulations of 21A.38.040 and whether the City considers the use to be abandoned. c. The precise interpretation the applicant believes to be correct. Kum & Go believes the property has not been abandoned as the owner has been continuously marketing the property towards the same use as the previous tenant. Supporting marketing documents attached. d. When a Use Interpretation is sought: • Please state what use classification you think is most similar to your proposed use. Land use tables classify the use on the property as a “Gas Station” and also a “Convenience Store”. • Please provide a complete description of your proposed use and how you feel it will be compatible with the Zoning District. Include any documents or information that you feel would be helpful in making an interpretation. Attachments: 1 - Administrative Interpretation (About Kum & Go) 2 - Site Plan (1300 E & 200 S) 3 - Marketing Brochure (1300 E & 200 S) 4 - Loopnet Listing (1300 E & 200 S) 5 - CoStar - Marketing Report (1300 E & 200 S)  BA C K 17 6 S 1 3 0 0 E | S a l t L a k e C i t y , U T Re t a i l F u l l y L e a s e | 0 S F | R e n t N o t D i s c l o s e d In t h e l a s t 3 0 d a y s , 4 p e o p l e h a v e s e e n y o u r p r o p e r t y 6 ti m e s . bIn c r e a s e y o u r e x p o s u r e t o D i a m o n d a n d g e t 1, 0 5 0 x mo r e e x p o s u r e i n y o u r m a r k e t . 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DDaattee CChhaannggeedd AAccttiioonn 11 / 1 0 / 2 0 2 0 Li s t i n g E x p o s u r e L e v e l c h a n g e d t o B a s i c 10 / 9 / 2 0 2 0 Li s t i n g E x p o s u r e L e v e l c h a n g e d t o S i l v e r 8/ 1 2 / 2 0 2 0 Li s t i n g E x p o s u r e L e v e l c h a n g e d t o B a s i c 6/ 1 1 / 2 0 2 0 Pr o p e r t y d e s c r i p t i o n w a s c h a n g e d 6/ 1 1 / 2 0 2 0 Ph o t o w a s a d d e d 6/ 1 1 / 2 0 2 0 Ph o t o s w e r e a d d e d ( P r i m a r y P h o t o & o t h e r ) 11 / 7 / 2 0 1 9 Li s t i n g E x p o s u r e L e v e l c h a n g e d t o S i l v e r 1 - 7 o f 7 1 Sh o w 1 0 R e c o r d s He l p He l p 9/7/2021 176 S 1300 E, Salt Lake City, UT 84102 | LoopNet.com https://www.loopnet.com/Listing/176-S-1300-E-Salt-Lake-City-UT/15016025/1/6 This Property is no longer advertised on LoopNet.com. Commercial Real Estate /Utah /Salt Lake City / 176 S 1300 E, Salt Lake City, UT 84102 Edit Listing - edit details, photos, attachments, contacts, and more.  22 Days Last Updated Confirm up-to-date 176 S 1300 E Salt Lake City, UT 84102 Property For Lease Help 9/7/2021 176 S 1300 E, Salt Lake City, UT 84102 | LoopNet.com https://www.loopnet.com/Listing/176-S-1300-E-Salt-Lake-City-UT/15016025/2/6 HIGHLIGHTS PROPERTY FOR LEASE Listing ID: 15016025 Date Created: 1/29/2019 Last Updated: 8/16/2021 Quietly Marketed (Tenant's Lease expires 12/30/2019) Hard Corner and Lighted Intersection 1,800-square-foot Convenience Story on 0.27 Acres Across from the University of Utah Property Type Retail Year Built 1966 Property Subtype Convenience Store Parking Ratio 1.82/1,000 SF Gross Leasable Area 1,800 SF ABOUT THE PROPERTY The 1,800-square-foot Shell convenience store/gas station is located on a hard corner and light intersection at 176 South 1300 East. The 0.27 acre site is located across from the University of Utah. Bus Line Pylon Sign Signage Signalized Intersection 9/7/2021 176 S 1300 E, Salt Lake City, UT 84102 | LoopNet.com https://www.loopnet.com/Listing/176-S-1300-E-Salt-Lake-City-UT/15016025/3/6 LINKS Legend Partners TRANSPORTATION TRANSIT/SUBWAY COMMUTER RAIL ATTACHMENTS Other    Stadium Transit Stop (TRAX Murray/Midvale/University, TRAX University Lines) 10 min walk 0.5 mi 900 East Transit Stop (TRAX Murray/Midvale/University, TRAX University Lines) 18 min walk 0.9 mi  Salt Lake Central Station Commuter Rail (TRAX University Line, TRAX Salt Lake/Sandy Line, FrontRunner North) 10 min drive 3.6 mi b 9/7/2021 176 S 1300 E, Salt Lake City, UT 84102 | LoopNet.com https://www.loopnet.com/Listing/176-S-1300-E-Salt-Lake-City-UT/15016025/4/6 More public record information on 176 S 1300 E, Salt Lake City, UT 84102 The East Central Property at 176 S 1300 E, Salt Lake City, UT 84102 is no longer being advertised on LoopNet.com. Contact the broker for information on availability. 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LoopNet disclaims any and all representations, warranties, or guarantees of any kind. About Us Contact Us Search Find a Broker Product Overview Mobile 9/7/2021 176 S 1300 E, Salt Lake City, UT 84102 | LoopNet.com https://www.loopnet.com/Listing/176-S-1300-E-Salt-Lake-City-UT/15016025/6/6 Connect with us  ©2021 CoStar Group, Inc. Terms of Use Privacy Policy AVAILABLE FOR LEASE/GROUND LEASE/BTS 176 SOUTH 1300 EAST Salt Lake City, UT 84102 • Quietly Marketed (Tenant’s Lease Expires 12/30/2019) • 1,800 SF • .27 Acres • Hard Corner Lighted Intersection • Across from University of Utah * This information has been obtained from sources believed reliable, but we make no warranties, expressed or otherwise, as to its accuracy. Legend Partners, LLP assumes no liability for errors or omissions of any kind, including but not limited to a change of price, availability or withdrawal without notice. All graphics, photographs, and text appearing on this brochure are property of Legend Partners, LLP. Redistribution or commercial use is prohibited. 1686 S. Major Street, Suite 200 • Salt Lake City, UT 84115 801.930.6750 • www.legendllp.com Tanner Olson 801.930.6752 tolson@legendllp.com Joe Mills 801.930.6755 jmills@legendllp.com 1 MILE 3 MILE 5 MILE 2018 EST. POPULATION 18,897 118,463 230,414 2023 PROJECTED POPULATION 20,322 127,108 246,694 2018 EST. DAYTIME POPULATION 18,831 172,191 270,303 2018 EST. AVG HH INCOME $83,826 $90,306 $86,993 2018 EST. HOUSEHOLDS 9,761 56,891 97,432 2018 EST. BUSINESSES 1,198 9,747 14,461 100 SOUTH 16,000 vehicles per day UNIVERSITY ST E 24,000 vehicles per day 1686 S. Major Street, Suite 100 • Salt Lake City, UT 84115 720.529.2999 • www.legendllp.com 15 15 80 80 215 215 201 154 65 15 80 176 SOUTH 1300 EAST Salt Lake City, UT 84102 AVAILABLE FOR LEASE/GROUND LEASE/BTS 1300 S1300 S 13 0 0 E 13 0 0 E 4, 5 3 4 v p d 4, 5 3 4 v p d 20 , 6 1 5 v p d 20 , 6 1 5 v p d 14,205 vpd14,205 vpd 6,150 vpd6,150 vpd 3 7 , 0 0 0 v p d 3 7 , 0 0 0 v p d 21,235 vpd21,235 vpd 11 0 0 E 11 0 0 E 10 0 0 E 1700 S1700 S 800 S800 S 500 S500 S S TempleS Temple Un i v e r s i t y S t E Un i v e r s i t y S t E 100 S100 S 900 S900 S Sunnyside AveSunnyside Ave Sunnyside AveSunnyside Ave F o o t h i l l D r F o o t h i l l D r F o o t h i l l D r F o o t h i l l D r BONNEVILLE GOLF COURSE EAST HIGH SCHOOL 1111JUDGE MEMORIAL CATHOLIC HIGH SCHOOL THE UNIVERSITY OF UTAH SITE E 2 0 0 S S 1300 E REVISIONS DATE REVISION DESCRIPTION SH E E T N U M B E R : 1 O F 1 CP M : SD M : R Y A N H A L D E R RD M : 7/1 2 / 2 0 2 1 SALT LAKE CITY, UT SKETCH KG P R O J E C T T E A M : NWC OF 1300 E & 200 S 64 0 0 W e s t o w n P a r k w a y We s t D e s M o i n e s , I o w a 50 2 6 6 P: 5 1 5 - 2 2 6 - 0 1 2 8 F: 5 1 5 - 2 2 3 - 9 8 7 3 SE A L CONSULTING FIRM DA T E : DOCUMENT REVISION DATE: JUNE 2012 X:\Global\Project XPAN\SLC_Sites & Sketches\SLC+\_Projects\Salt Lake UT - 1300 E & 200 S\SKETCH-Salt Lake City, UT – 1300 E and 200 S-NWC_5.21.2021.dwg, 7/12/2021 8:25:41 AM EXISTING BUILDING EXISTING CANOPY EXISTING CANOPY