PLNTSD2022-00534 - 152 N 500 WERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake H. Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV
P.O. BOX 145480, SALT LAKE CITY, UTAH 84114. TEL 801.535.6230 FAX
801.535.6005
October 18, 2022
Dwell Design Studios
Attn: Evan Haslam
360 W 300 S, Sute. 102
Salt Lake City, Utah 84101
RE: Transit Station Area Development Score Review for Petition #PLNTSD2022-
00534 at 152 N 500 W – Hardware Village II
This letter is notification of the development score review as determined by Planning Department
staff. Pursuant to chapter 21A.10 of the Salt Lake City Zoning Ordinance, notice of application was
sent out on July 18, 2022. The noticing period ended on August 1, 2022.
After completing a review of the revised plans, submitted on October 3, 2022, staff has given this
project a score of 113 points out of the submitted 128 (see attached scoring sheet for more
information). This means that a public hearing and Planning Commission approval is required
prior to the project being authorized to go through the standard building permit process. The
project must receive approval for the following:
1. It must recieve design review approval from the Planning Commission
2. Any significant changes made to the approved plans, elevations or site plan must be approved
by the Planning Department
The following points were not given by staff:
17. Eyes on the Street and Public Spaces, 15 points
Staff has determined that the North Temple façade does not meet this standard on the
ground level because there are no proposed operable openings, balac onies, verandas or
similar features on the ground level. The majority of the façade is the exterior of the
parking garage which does not provide any visibility to the public space.
As the applicant, you have the option to appeal this development score review to the Appeals
Hearing Officer. If you chose to appeal, a public hearing will be required per the requirements of
the Salt Lake City Zoning Ordinance.
A full zoning review will be completed as part of the Design Review to verify that the drawings
submitted comply with the applicable zoning requirements. Additionally, the plans approved by
the Planning Commission will be compared with the plans submitted for your building permit,
and you will be notified if there are any discrepancies between the two sets.
If you have any further questions about the Planning Department process, please contact me at
801-535-6681 or by e-mail at: Elizabeth.hart@slcgov.com.
Sincerely,
Liz Hart
Principal Planner
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(Unless otherwise noted,
points may only be obtained
from one item in each
guideline section.)
GUIDELINE SECTION ITEM DESCRIPTION
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1.A. Intensity and Density of
Use
(Applicable to Core Area
Only.)
A project that meets at least
one of the following
requirements:
More than 50 dwelling units per acre;
Buildings that are up to 80% of the allowable building height; or
Buildings with a Floor to Lot Area ration of 3 or mor e.
20 20 20
More than 30 dwelling units per acre;
Buildings that are up to 70% of the allowable building height; or
Buildings with a floor to lot area ratio of 2 or more.
15
More than 20 dwelling units per acre;
Buildings that are at least 60% of the allowable building height; or
Buildings with a floor to lot area ratio of 1 or more.
10
1.B. Intensity and Density of
Use
(Applicable to Transition Area
only.)
A project that meets at least
one of the following
requirements:
More than 25 dwelling units per acre;
Buildings that are up to 80% of the allowable building height; or
Buildings with a Floor to Lot Area ratio of 2 or more.
12
More than 20 dwelling units per acre;
Buildings that are up to 70% of the allowable building height; or
Buildings with a floor to lot area ratio of 1.5 or more.
8
More than 15 dwelling units per acre;
Buildings that are at least 60% of the allowable building height; or
Buildings with a floor to lot area ratio of 1 or more.
5
2. Integrated Mixed of Uses:
If the ground floor of a
building is designed for retail,
restaurant, or other use other
than residential on the ground
floor. The guideline applies to
street facing habitable space
only and not the entire ground
floor area. The following
points shall be added to the
development score:
100% of the gross floor area on the ground floor is dedicated to a use different than
what is on the floors above. 20
At least 75% of the gross floor area on the ground floor is dedicated to a use different
than what is on the floors above. 15
At least 50% of the gross floor area on the ground floor is dedicated to a use different
than what is on the floors above. 10
A project that includes at least two uses that are different than existing uses on adjacent
properties.
6
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3.A. Mixed Income Housing A
project that includes
affordable housing available to
those with 60% or less of the
median household income of
the City for sale or lease shall
have the following number of
points added to the
development score:
33% or more of the total dwelling units.
40
20% or more of the total dwelling units.
30
10% or more of the total dwelling units.
20
3.B. Mixed Income Housing
An affordable housing project
that is located in an area
identified in the “Opportunity
Index” map (as used in the
latest available Utah Housing
Corporation Allocation Plan)
or its successor as determined
by the Planning Director, with
a rating of at least 3 or greater
shall receive the following
points:
Areas rated 5 or greater
20
Area rated 3 or greater
10
4. Accessible Dwelling Units
A project which includes
33% or more of the total dwelling units. 8
15% or more of the total dwelling units 5
dwelling units designed as
ADA accessible:
10% or more of the total dwelling units. 3
5. Community Serving Uses
Projects the include the
following area of community
serving uses:
(Refer to Guidelines for
qualifying uses.)
A minimum of 1500 square feet. 15
A minimum of 1000 square feet 10
A minimum of 500 Square feet
5
6. Redevelopment of Surface
Parking Lots
A project that includes the
redevelopment of an existing
surface parking lot to an active
use or structured parking:
50% or more of the existing surface parking lot is covered by new buildings.
15 15 15
35% or more of the existing surface parking lot is covered by new buildings.
10
25% or more of the existing surface parking lot is covered by new buildings.
5
7. Redevelopment of
Nonconforming Use or
Noncomplying Building
A project that includes
redevelopment of a site
containing a nonconforming
use or non-complying
building:
A new building that meets the standards of the TSA zoning district and replaces a
building that does not meet the standards.
10
A project that includes replacing a nonconforming use with a use that is allowed in the
TSA zoning district.
5
8. Removal of Billboards
A project that includes
redevelopment of a site
containing a billboard:
An existing billboard is legally removed by the developer as part of a redevelopment
project.
10
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9. Sustainable Site and Open
Space Design
A project that incorporates
adopted
sustainable policies of the
City:
(Points may be obtained from
both items.)
The project utilizes a roof design, such as a landscaped roof, that is intended to reduce
energy use, storm drainage runoff or other similar sustainable policy of the City.
10
The project utilizes landscape designs and materials that conserves energy, reduces the
urban heat island, conserves water, retains or reuses storm drainage or other similar
sustainable policy of the City. Documentation must be provided to indicate how th e
project will incorporate this guideline.
5
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10. Green BuildingThe
following points will be
awarded based on the level of
LEED certification:
Platinum 50
Gold 40
Silver 30
11. Energy Efficiency
Projects that incorporate
energy efficiency into the
design of the project shall
have the following points
added to the development
score:
(For guidelines 1 through 4,
points may only be obtained
from one item. Points from
guidelines 1 through 4 may
be combined with points from
guideline 5.)
1. The project is certified as having 100% of its energy needs served by renewable power
either from on or off-site sources. If development relies on off-site power, documentation
must be provided showing at least 20 year commitment to power source
50
2. The project is certified as having 50% its energy needs served by renewable power
either from on or off-site sources. If development relies on off-site power, documentation
must be provided showing at least 20 year commitment to power source
25
3. Solar array: 5 points for every 500 square feet of solar panels. Maximum 20 points.
20
4. Geothermal heating and cooling systems 10
5. The project is designed with passive, energy efficient features that include awnings or
solar shades over all windows, or other similar passive energy saving features.
5
12. 360 Degree Architecture
A project that incorporates
architecture features on
building facades that are not
adjacent to a street:
(See Guideline for required
elements.)
Architectural detailing is wrapped around all four sides. See guideline document for
specific detailing requirements. 20
Architectural detailing is wrapped around both side facades of a building, but not on the
rear façade. See guideline document for specific detailing requirements.
15
13. Historic Preservation
Projects that preserve,
rehabilitate, restore, reuse a
historic property or new
construction that contributes to
the character of a historic
property or district:
Local Register: New construction, major alterations and additions that are approved by
the Historic Landmark Commission that include reuse of the si te.
40
National Register: State Historic Preservation Office review and approval of exterior
alterations to buildings not locally designated, but on the national register and seeking
federal tax credits
40
Projects that are adjacent to a local or national designated property that are compatible
with the historic property through building mass and bulk, setbacks and design features
as determined by the Planning Director
20
Local Register: Projects that receive administrative approval in accordance with Zoning
Ordinance Section 21A.34.020. 5
Projects that add historically significant sites to the Salt Lake City Register of Cultural
Resources if they qualify as defined in Zoning Ordinance Section 21A.34.
50
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14. Building MaterialsProjects
that incorporate high quality,
durable and low maintenance
building materials:
At least 80% of the street facing façades above the ground floor are clad in durable, high
quality materials, as listed above, excluding glazing, doors, and trim
20
At least 70% of the street facing facades above the ground floor are clad in high quality,
durable materials as listed above, excluding glazing, doors, and trim
15 15 15
15. Corner Buildings
Buildings located on the
corners of intersecting streets
that address both streets:
When located on the corner of two intersecting streets, the primary entrance of the
building addresses the corner by including a hinged, rounded, beveled, open bay, mitered
orientation or similar entrance feature.
10
16. Rooftop Design and Use
A project that incorporates a
rooftop use:
(Points may be obtained from
both items.)
A rooftop of a building is used as a common space for the building occupants.
6 6 6
A roof includes at least one of the following design features:
Two or more sloping planes visible from a public street;
An arched or barrel vaulted design;
A distinguishable cornice or parapet;
Overhangs that are a minimum of 12 inches in depth to create a shadow line.
5
17. Eyes on the Street and
Public Spaces
Buildings that are designed to
have windows, doors,
balconies or other similar
features facing public streets
and open spaces:
Operable openings, balconies, verandas or other similar features on all levels of the
building that face a public space and allow visibility into the public space. Balconies need
to have a minimum depth of 5 feet and include at least 30 square feet of space
15 15 0
18. Lighting
A project that includes a
lighting plan that
accomplishes at least one of
the following:
Casts light from store fronts onto the sidewalk;
Highlights unique architectural features of a building; or
Highlights artwork or unique landscape features.
6 6 6
19. Signs
Signs that meet the intent of
this guideline shall have the
following points added to the
development score:
A sign that is mounted perpendicular to the primary building façade and oriented to the
pedestrian (projecting business storefront sign).
2
An awning or canopy sign that is integrated into the design of the building.
2
A monument sign that is integrated into the site and compatible with the building
architecture. 2
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20. Public Spaces and Plazas
Projects that include active,
outdoor spaces, that are
accessible to the public and
adjacent to a public right of
way:
A project includes a minimum of 15% of the total lot area. 15
A project includes a minimum of 10% of the total lot area. 10
A project includes a minimum of 5% of the total lot area.
5
A public space, regardless of size, that is located near a transit station and includes
seating, art, protection from the elements or other feature intended to activate the space
or make it comfortable (must be within 330 feet of transit station).
3
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21. Streetscape AmenitiesA
project that includes street
furniture, pedestrian
amenities, public art or other
similar features intended to
improve the streetscape:
At least 4 street furnishings 3 3 3
At least 3 street furnishings 2
At least 2 street furnishings
1
22. Public Artwork
Projects that include public art
in a location where it is readily
visible from a public space:
2 points per art piece, up to a maximum of 6 points
6 2 2
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23. Connections and
Walkways
Projects that include
connections and walkways
from buildings, parking lots
and private open space to
public spaces:
(Points may be obtained from
both items.)
Projects that include a minimum six foot wide ADA accessible walkway through a
parking lot that is separated from vehicle drive aisles.
4
Projects that include a minimum six foot wide ADA accessible sidewalk from private
property to public open spaces.
4
24. Bicycle Amenities
A project that includes bicycle
parking amenities in addition
to what is already required in
the zoning ordinance:
(Points may be obtained from
multiple items.)
The project includes lockers, changing rooms for cyclists and showers.
6
The project includes any bicycle amenity identified in the Bicycle Amenity section of the
Transit Station Area Development Guidelines.
3 3 3
The project incorporates art into the design of the bicycle amenity.
3 3 3
25.A. Access to Transit:
A project located within close
proximity to a transit station
shall have the following
number of points added to the
development score:
(Applies to any TRAX or
Frontrunner station platform
or any bus stop where three or
more separate bus routes
come together.)
The project is located within 300 feet, measured along the most direct, legal walking path.
15 15 15
The project is located within 750 feet, measured along the most direct, legal walking path.
10
The project is located within 1500 feet, measured along the most direct legal walking
path.
5
25.B. Access to Transit:
A development that provides
transit passes to residents as
follows:
A multi-family residential development that provides transit passes to residents through
the City’s transit pass program for a minimum period of three years from the
development’s initial occupancy. Passes shall be available for free to residents at request.
At least one pass shall be available per unit. Verification from Transportation division of
minimum 3 year participation is required.
15
26. Public Walkways Interior
to the Block
A development that includes
public walkways through the
interior of blocks:
(To qualify for these points,
the walkways cannot be fenced
or gated.)
The project includes a narrow street or alley through the project that accommodates
people walking, biking and driving.
30
The project includes a walkway accessible to the public that is a minimum of 10 feet wide
that connects through the property to a public space, such as park, trail or street or similar
area and allows for the walkway to be continued on adjacent properties.
20
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27. Parking Struture
DesignParking structures that
incorporate the following:
100% of the parking structure is wrapped with high quality, durable materials or habitable
space with a depth of at least 25’ on all street facing facades.
25
75% of the parking structure is wrapped in high quality, durable materials or habitable
space with a depth of at least 25’ on all street facing facades.
20
For below grade parking structures, there is no visible evidence of the parking garage
other than the parking entrance. The ground f loor uses must have entrances at grade,
without the use of ramps, to qualify.
25
28. Alternative Vehicle
Parking
Projects that include dedicated
parking stalls for alternative
fuel vehicles, scooters,
mopeds or motorcycles:
Parking for alternative fuel vehicles, scooters, mopeds, motorcycles, or other similar
vehicle is provided at a rate equal to 7% of the total number of spaces provided for
automobiles.
5
A project includes dedicated parking stalls/equipment for a car sharing program.
3
(Points may be obtained from
multiple items.)
A project includes a charging station for electric vehicles:
Level 1 Station: 2 pts per stall, max. 6
Level 2 Station: 3 pts per stall, max 9
Level 3 Station: 4 pts per stall, max. 12 12
29. Parking Ratios
Projects that provide parking
in the ratios indicated:
Residential developments with a parking ratio less than 1 stall per unit:
25
Residential development with a parking ratio less than 1.25 stall per unit
15 15 15
Non-residential developments with a parking ratio less than 2 stalls per 1,000 gross square
feet 20
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30. Neighborhood Input Projects that have been presented to the associated community council and have notified
residents and property owners within 300 feet via mail about when and where the
community council presentation will be held
10
Projects that have been presented at an open hou se for the proposal on the development
site and have notified residents and property owners within 300 feet via mail about when
and where the open house will be held
10 10 10
Approval Process
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124 points or less
128 113
Administrative (Staff) Approval 125 points or more
128 113
Planning Division Review Comments –
Zoning Regulation Compliance
Petition Number: PLNPCM2022-00586
Application Name: Hardware Village II
Property Address: 152 N 500 W
Date: July 26, 2022
Design Review Request: The narrative says the request is for frontage requirements, which I am
assuming means the setbacks and the 200 foot building length? Can you please clarify the
request? Depending on our next conversation there may be other modifications that may need to
be added to this request.
Base Zoning District Standards (21A.26.078)
Table 21A.26.078.E.2 Setback Standards
1. North Temple: Min 5’ and at least 50% of street facing façade must be built to the minimum.
a. Max 15 feet but may be increased if the additional setback is used for plazas,
courtyards or outdoor dining areas.
2. Other streets, no minimum. At least 50% of the street facing building façade shall be
within 5 feet of the front or corner side property lines.
3. In locations where the sidewalk is not a minimum 10 feet wide, additional sidewalk
width shall be installed by the developer so there is a minimum of 10 feet. This applies to
new buildings and to additions that increase the gross building square footage by more
than 50%. This standard does not require removal of existing buildings or portions
thereof. This standard applies to North Temple only.
21A.26.078.F.2.b.(2). Front and Corner Side Yard Design Requirements
• At least 50% of the front or corner side yards shall be covered in live plant
material. This can include raised planter boxes. This percentage can be reduced
to 30% if the yard includes outdoor dining, patios, outdoor public space, or
private yards for ground floor residential uses that cover at least 50% of the
provided front or corner side yard. Provide a percentage calculation
21A.26.078.F.2.c. Entry Feature Requirements.
• Entry Feature Requirements: All required building entries shall include at least
one of the following features:
(1) An awning or canopy over the entrance that extends a minimum of five
feet (5') from the street facing building facade;
(2) A recessed entrance that is recessed at least five feet (5') from the street
facing facade;
(3) A covered porch that is at least five feet (5') in depth and at least forty (40)
square feet in size; or
(4) A stoop that is at least two feet (2') above sidewalk level and that includes
an awning or canopy that extends at least three feet (3') from the street facing
building facade.
This will be required for additional entries that are required per 21A.37.050.D.
21A.26.078.F.2.d. Ground Floor Use Requirement for 400 South and North
Temple Blvd.
• When facing 400 South or North Temple Blvd, the ground floor use area required
by 21A.37 of this title shall be built to accommodate an allowed commercial,
institutional, or public use. Live/work uses qualify as commercial use for this
subsection. Refer to Design Standards section below.
• There is an exception in this section for residential uses in lieu of the use
requirement.
Design Standards (21A.37)
21A.37.060.B Design Standards Table Refer to this table to identify which Design Standards are
applicable to the TSA zone.
21A.37.050. Design Standards Defined
21A.37.050A. Ground Floor Use and Visual Interest: 2 options for achieving this:
• 21A.37.050.A.1. Ground Floor Use Only: This option requires that on the ground floor of
a new principal building, a permitted or conditional use other than parking shall occupy
a minimum portion of the length of any street facing building façade according to
21A.37.060. All portions of such ground floor spaces shall extend a minimum of 25 feet
into the building. Parking may be located behind these spaces. 80% is required for this
option.
• 21A.37.050.A.2. Ground Floor Use and Visual Interest: This option allows for some
flexibility in the amount of required ground floor use, but in return requires additional
design requirements for the purpose of creating increased visual interest and pedestrian
activity where the lower levels of buildings face streets or sidewalks. An applicant
utilizing this option must process through the design review process for review of the
project for determination of the project’s compliance with those standards, and in
addition, whether it contributes to increased visual interest through a combination of
increased building material variety, architectural features, façade changes, art, and
colors; and , increased pedestrian activity through permeability between the building
and the adjacent public realm using niches, bays, gateways, porches, colonnades, stairs
or other similar features to facilitate pedestrian interaction with the building. 60%/25%
is required for this option
21A.37.050.B Building Materials
• 21A.37.050.B.1. Ground Floor Building Materials: Other than windows and
doors, a minimum amount of the ground floor facade's wall area of any street facing
facade shall be clad in durable materials according to section 21A.37.060,
table 21A.37.060 of this chapter. Durable materials include stone, brick, masonry,
textured or patterned concrete, and fiber cement board. Other materials may be used for
the remainder of the ground floor facade adjacent to a street. Other materials proposed
to satisfy the durable requirement may be approved at the discretion of the Planning
Director if it is found that the proposed material is durable and is appropriate for the
ground floor of a structure. 90% is required, there is a table of materials on pg 6 of the
architectural plans but they are based on each entire façade, please provide percentage
calculation based on the Ground Floor materials.
• 21A.37.050.B.2. Upper Floor Building Materials: Floors above the ground floor
level shall include durable materials on a minimum amount of any street facing building
facade of those additional floors according to section 21A.37.060, table 21A.37.060 of
this chapter. Windows and doors are not included in that minimum amount. Durable
materials include stone, brick, masonry, textured or patterned concrete, and fiber
cement board. Other materials may be approved at the discretion of the Planning
Director if it is found that the proposed material is durable and is appropriate for the
upper floor of a structure. 60% is required, there is a table with a calculation of materials
on pg 6 of the architectural plans but they are based on each entire façade, please
provide percentage calculation based on the Upper Floor materials.
21A. 37. 050.C. Glass
• 21A. 37.050. C.1 Ground Floor Glass: The ground floor building elevation of all new
buildings facing a street, and all new ground floor additions facing a street, shall have a
minimum amount of glass, or within a specified percentage range, between three feet (3')
and eight feet (8') above grade according to section 21A.37.060, table 21A.37.060 of this
chapter. All ground floor glass shall allow unhampered and unobstructed visibility into
the building for a depth of at least five feet (5'), excluding any glass etching and window
signs when installed and permitted in accordance with chapter 21A.46, "Signs", of this
title. The Planning Director may approve a modification to ground floor glass
requirements if the Planning Director finds:
a. The requirement would negatively affect the historic character of an existing
building;
b. The requirement would negatively affect the structural stability of an existing
building; or
c. The ground level of the building is occupied by residential uses that face the street,
in which case the specified minimum glass requirement may be reduced by fifteen
percent (15%).
60% is required, please provide a percentage calculation on glass for the ground floor.
21A.37.050.D. Building Entrances: At least one operable building entrance on the ground
floor is required for every street facing facade. Additional operable building entrances shall be
required, at a minimum, at each specified length of street facing building facade according to
section 21A.37.060, table 21A.37.060 of this chapter. The center of each additional entrance
shall be located within six feet (6') either direction of the specified location. Each ground floor
nonresidential leasable space facing a street shall have an operable entrance facing that street
and a walkway to the nearest sidewalk. Corner entrances, when facing a street and located at
approximately a forty five degree (45°) angle to the two (2) adjacent building facades
(chamfered corner), may count as an entrance for both of the adjacent facades.
A building entrance is required every 40 feet, this includes North Temple.
21A.37.050.F. Maximum Length of Street Facing Facades: No street facing building
wall may be longer than specified along a street line according to section 21A.37.060,
table 21A.37.060 of this chapter. A minimum of twenty feet (20') is required between separate
buildings when multiple buildings are placed on a single parcel according to
subsection 21A.36.010B, "One Principal Building Per Lot", of this title. The space between
buildings shall include a pedestrian walkway at least five feet (5') wide.
Maximum allowed is 200 feet, I didn’t see this in the narrative as asking for a modification to, it
can be added to the request.
21A.37.050.H Lighting: Exterior
• All exterior lighting shall be shielded and directed down to prevent light trespass
onto adjacent properties. Exterior lighting shall not strobe, flash or flicker. To be
verified at permits.
21A.37.050.I Lighting: Parking Lot
• If a parking lot/structure is adjacent to a residential zoning district or land use, any
poles for the parking lot/structure security lighting are limited to sixteen feet (16') in
height and the globe must be shielded and the lighting directed down to minimize
light encroachment onto adjacent residential properties or into upper level
residential units in multi-story buildings. Lightproof fencing is required adjacent to
residential properties. To be verified at permits.
21A.37.050.J Screening of Mechanical Equipment
• All mechanical equipment for a building shall be screened from public view and sited
to minimize their visibility and impact. Examples of siting include on the roof,
enclosed or otherwise integrated into the architectural design of the building, or in a
rear or side yard area subject to yard location restrictions found in
section 21A.36.020, table 21A.36.020B, "Obstructions In Required Yards." To be
verified at permits.
21A.37.050.K Screening of Service Areas
• Service areas, loading docks, refuse containers and similar areas shall be fully
screened from public view. All screening enclosures viewable from the street shall be
either incorporated into the building architecture or shall incorporate building
materials and detailing compatible with the building being served. All screening
devices shall be a minimum of one foot (1') higher than the object being screened,
and in the case of fences and/or masonry walls the height shall not exceed eight feet
(8'). Dumpsters must be located a minimum of twenty five feet (25') from any
building on an adjacent lot that contains a residential dwelling or be located inside of
an enclosed building or structure. To be verified at permits.
21A.37.050.L Ground Floor Residential Entrances for Single Family Dwellings: For
the zoning districts listed in section 21A.37.060, table 21A.37.060 of this chapter all attached
single-family dwellings, townhomes, row houses, and other similar single-family housing types
located on the ground floor shall have a primary entrance facing the street for each unit adjacent
to a street. Units may have a primary entrance located on a courtyard, mid block walkway, or
other similar area if the street facing facades also have a primary entrance.
I need some clarification on the townhome units, is each unit accessed via Hardware Ave?
Accessory Structures (21A.40)
Parking (21A.44)
Signs (21A.46)
Landscaping (21A.48)
Standards for Design Review (21A.59.050)
I reviewed the above code sections as well and had not comments and determined the proposed
project met these requirements and will be verified at building permits.