PLNZAD2019-00451 - 1987 S 700 WJune 4, 2019
ADMINISTRATIVE INTERPRETATION
DECISION AND FINDINGS
PLNZAD2019-00451
REQUEST:
A request made by Snowie, LLC, for an administrative interpretation regarding operations that
would convert Ford transit vehicles into mobile shaved ice trucks. This use is being proposed at
approximately 1987 South 700 West (zoned CG General Commercial District).
DECISION:
The Zoning Administrator finds that the use, as described in the application materials, is most
similar to the current definition of Industrial Assembly, which is a permitted use in the CG
General Commercial District. Aspects of the proposed use that are not directly covered in the
definition of Industrial Assembly are also permitted in the CG District, either as a standalone use
or as a use that is accessory to the primary Industrial Assembly use. Therefore, the decision is that
the proposed use to convert motor vehicles into mobile shaved ice trucks is permitted in the CG
zone, pursuant to the findings below:
FINDINGS:
As detailed in the submitted application materials, Snowie, LLC, wishes to utilize property
located at approximately 1987 South 700 West to convert Ford Transit vehicles into mobile
shaved ice trucks. This would involve "manufacturing the entire inside of the vehicle to make it
function like a mobile kitchen."
More specifically, the applicant stated, "We will install health department approved washable
food grade flooring, walls, countertops, sinks, water tanks, hot and cold running water systems,
cabinets, shelves, a freezer, and ice shaver ... the bulk of what is being manufactured will continue
to be done at my other buildings but we need the space to actually assemble the final product
and store parts and equipment for the trucks."
In addition, "In order to properly assemble the food trucks we require some fiberglass work and
welding."
The findings below refer to the three (3) described components of the proposed use: 1. product
assembly, 2. fiberglass work, and 3. welding.
i. Salt Lake City's Zoning Ordinance, Section 21A.52, defines Industrial Assembly as:
INDUSTRIAL ASSEMBLY: An industrial use engaged in thefabrication of finished or
partially finished products from component parts produced off site. Assembly use shall not
entail metal stamping, food processing, chemical processing or painting other than painting
that is accessory to the assembly use.
• The primary activity described by the applicant falls under this definition of Industrial
Assembly. The proposed use may involve some painting, which would be considered
accessory to the assembly use.
2. The applicant does state that assembly of the food trucks will require some fiberglass work
and welding. Salt Lake City's Zoning Ordinance does not directly identify any land uses that may
involve working with fiberglass. However, the current definition of Boat/Recreational Vehicle
Sales and Service is as follows:
VEHICLE, BOAT/RECREATIONAL VEHICLE SALES AND SERVICE: A business
establishment that uses any building, land area, or other premises or portion thereof, that sells
or leases new or used recreational vehicles, boats, trailers, motorcycles or other similar
motorized transportation vehicles. A boat/recreational vehicle dealership may maintain an
inventory of the boats and vehicles for sale or lease either on site or at a nearby location and
mau provide on site facilities for the repair and service of the boats and vehicles sold_ or leased
bu the dealership (emphasis added).
• The definition indicates that boat repair could occur within areas where Vehicle,
Boat/Recreational Vehicle Sales and Service is permitted. As boats are typically made of
fiberglass, it can be assumed that fiberglass work could potentially take place in these
locations. This specific use is permitted within the CG General Commercial zone. In
addition, Accessory Uses are permitted in the CG zone, and in this instance the
fiberglass work could be considered accessory to the primary Industrial Assembly use, as
defined below:
ACCESSORY USE: A use that:
A. Is subordinate in area, extent and purpose to, and serves a principal use;
B. Is customarily found as an incident to such principal use;
C. Contributes to the comfort, convenience or necessity of those occupying, working at or being
serviced by such principal use;
D. Is, except as otherwise expressly authorized by the provisions of this title, located on the
same zoning lot as such principal use; and
E. Is under the same ownership or control as the principal use.
3. As for the welding component, Welding Shop is a permitted use within the CG District, and is
defined as follows:
WELDING SHOP: A business in which metal is joined, united, repaired, produced, or
created by heating and allowing the parts to flow together, or by hammering or compressing
with or without previous heating.
In conclusion, it is determined that all aspects of the proposed operations can be classified
under existing land uses that are permitted within the CG General Commercial zoning district.
If you have any questions regarding this interpretation please contact Ashley Scarff at (801) 535
766o or by email at ashley.scarff@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
2
within ten (1o) 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
htt s: uiA-w.slc.aovfplanning/aptcations/along with information about the applicable fee.
Appeals may be filed in person or by mail at:
In Person:
Salt Lake City Corp
Planning Counter
451 S State Street, Room 215
Salt Lake City, UT
US Mail:
Salt Lake City Corp
Planning Counter
PO Box 145471
Salt Lake City, UT 84114-5417
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 4th day of June, 2019 in Salt Lake City, Utah.
Ashley Scarff
Principal Planner
Attachments: Narratives (2) and product brochure/pictures submitted by Snowie, LLC
cc: Nick Norris, Planning Director
Joel Paterson, Zoning Administrator
Greg Mikolash, Development Review Supervisor
Posted to Web
Applicable Recognized Organizations
3
Salt Lake City
To Whom It May Concern:
Snowie, LLC. is a manufacturing company for over 21 years in Utah. We create Shaved Ice /
Snow Cone Ice Shavers, Flavors, Buildings, Carts, Mobile Food Truck Vending and Concession
Stands. 90% of our sales are things we manufacture and are sold outside of the State of Utah.
Last year, we brought back to Utah over dollars. We are very busy and
constantly struggle to keep up with orders. We have a Fiberglass shop where we make parts
for our Carts, Buildings, and the Snowie Bus. This facility is maxed out and cannot keep up with
our current demand, not to mention it is too far away. We spend too much time and energy
transporting parts to and from our facility.
We are adding a new mobile Shaved ice Food Truck and wanted to streamline the process. The
Ford Transits will be bought at Larry H. Miller Ford located at 1340 south and 500 west, where
we hope to buy and sell 25 a year. We will manufacture the entire inside of the vehicle to
make it function like a mobile kitchen. The inside will be built with food -grade fiberglass in
order to pass all health department inspections. The Dominion Energy Property at 1987 South
700 West is a perfect location for us; it is close to Snowie and close to the Ford dealership.
We have been turned down because there is no usage statement for fiberglass. This is
understandable because fiberglass is not a common type of company, there are probably only
four in the state of Utah. However, Boat repair is allowed and that is almost all fiberglass
related.
Similar uses to what we would be doing are as follows:
1. Boat Repair / Fiberglass Work
2. Industrial Assembly
3. Furniture Repair Shop
4. Sign, Paint, Fabrication
5. Auto Repair
6. Truck Repair (Large)
7. Welding Shop
8. Wood Working Mill
9. Impound Lot
From:
Carl Ruoo
To:
ScarT. Ashlev
Subject:
CG uses at 1987 S 700 W
Date:
Thursday, May 30, 2019 2:15:53 PM
Attachments:
New Snowie Round Loao 2018 Email Sia 20 oercent-1.Dna
Hello Ashley,
I don't think this email came through so I'm sending it again along with some pictures of
our food truck. I meant to attach them to the email before.
I hope this email clarifies what we will be doing at the building. You asked whether we're
doing this indoors or outdoors and I want to be very clear, all of the manufacture / assembly
of the food trucks will be done INDOORS and built with food grade materials.
I own several commercial / industrial buildings. The building I operate my business from is
located at 1006 W Beardsley place where we manufacture ice shavers, flavors, and
assemble food trucks, kiosks, carts, buildings, and more. The other buildings I own are
leased to other businesses. One of which is a fiberglass company that leases my building
located at 350 W 5900 S in Murray. They have fabricated all of my fiberglass parts (large
and small) for many years. We pick the final parts up from them and assemble at my
location.
Snowie is growing rapidly and we've run out of space in my building. It's very crowded
here and trying to put the food trucks together takes up a huge footprint in my warehouse.
The reason I want to buy this building is so we can use it to build the snowie food trucks.
We will use the space to bring in the vehicle (Ford Transit) and plan to complete one truck
per month. We will install health department approved washable food grade flooring, walls,
countertops, sinks, water tanks, hot and cold running water systems, cabinets, shelves, a
freezer, an ice shaver. The vans will have signage installed and an electrical system that
runs off 12 volt batteries making them very efficient and equipped to sell shaved ice all day.
The business is simple- it's ice, sugar, and flavor.
The bulk of what is being manufactured will continue to be done at my other buildings but
we need the space to actually assemble the final product and store parts and equipment for
the trucks. The list of approved uses that are most similar to what we'll be doing are:
Auto Repair
Boat Repair
Furniture Repair Shop
Sign, Paint, Fabrication
Truck Repair (this is very similar to what we'll be doing)
Welding Shop
Wood Working Mill
There will be some welding and some fiberglass work but those are both used in boat repair,
truck repair, auto repair. In order to properly assemble the food trucks we require some
fiberglass work and welding.
signage
assembly
Thank you
Carl
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Snowie, LLC
1006 West Beardsley Place
Salt Lake Ci UT 84119
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