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PLNTSD2022-00629 - 1500 W North Temple PLANNING DIVISION ERIN MENDENHALL NICK NORRIS MAYOR DIRECTOR PLANNING DIVISION P.O. BOX 145480 451 SOUTH STATE STREET, ROOM 406 WWW.SLCGOV.COM SALT LAKE CITY, UT 84114-5480 TEL 801-535-7757 July 5, 2022 Chapman Yu KTGY Architecture 433 S. Spring Street, Suite 750 Los Angeles, CA 90013 RE: Transit Station Area Development Score Review for Petition #PLNTSD2022-00629 Spark! Mixed Use & Multi-Family Development and Initial Zoning Review of TSA Plans Dear Chapman, This letter serves as notification of the TSA Development Score review for the proposal identified above as determined by Planning Department Staff. After completing a review of the submitted guideline checklist, narrative and associated plans, staff has scored the proposal as follows: Staff has given this project a score of 155 points out of the submitted 155 points for the proposal. This means that a Planning Commission Public Hearing and Design Review application is not required for the TSA Score only but it is required for other aspects of the project. A copy of the scoresheet with scores awarded by staff has been attached to this letter at the end. The proposed project must demonstrate compliance with all applicable zoning requirements. A cursory review of the Zoning Ordinance requirements and your submitted plans with the TSA application indicates the following: • Design Review approval is required to address some aspects of the proposal. • Planned Development approval is required to address some aspects of the proposal. Note: A preliminary zoning review is attached and included as the last page s of this correspondence. This review represent a cursory zoning review only at this time. Both of these applications can be accessed electronically at this location (LINK). Please note that both the Design Review (Chapter 21A.59) and the Planned Development have specific requirements and standards outlined in the Zoning Ordinance in Chapter 21A.59 (LINK) and Chapter 21A.55 (LINK) respectively. Your applications must demonstrate compliance with the applicable objectives and standards of approval. Once applications are submitted, a Planner will be assigned to review them but applications must be deemed complete before they can be processed further. Please feel free to contact me at (801) 535-6107 or by email at david.gellner@slcgov.com in relation to this letter if you have questions or need additional clarification. Sincerely, David J. Gellner, MAG, AICP, Senior Planner Salt Lake City Planning Division Cc: File: PLNTSD2022-00629 Transit Station Area Development Guidelines Checklist CA T E G O R Y Unless otherwise noted, points may only be obtained from one item in each guideline section. GUIDELINE ITEM DESCRIPTION VA L U E AP P L I C A N T R E V I E W ST A F F R E V I E W 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 more. 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 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.5 100%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 La n d U s e 1.A. Intensity and Density of Use (Applicable to Core Area Only.) A project that meets at least one of the following requirements: 1.B. Intensity and Density of Use (Applicable to Transition Area only.) A project that meets at least one of the following requirements: 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: July 2017 1 of 6 Subtotal (For Page): The below are a condensed version of each guideline, please see the complete guidelines for all applicable requirements and documentation requirements. Transit Station Area Development Guidelines Checklist 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 Areas rated 5 or greater 20 Area rated 3 or greater 10 33% or more of the total dwelling units.8 15% or more of the total dwelling units 5 10% or more of the total dwelling units.3 A minimum of 1500 square feet.15 A minimum of 1000 square feet 10 A minimum of 500 Square feet 5 50%or more of the existing surface parking lot is covered by new buildings.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 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 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 the project will incorporate this guideline.5 La n d U s e Bu i l d i n g a n d S i t e De s i g n 5. Community Serving Uses Projects the include the following area of community serving uses: (Refer to Guidelines for qualifying uses.) 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: 7. Redevelopment of Nonconforming Use or Noncomplying Building A project that includes redevelopment of a site containing a nonconforming use or non-complying building: 4. Accessible Dwelling Units A project which includes dwelling units designed as ADA accessible: 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: 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: 9. Sustainable Site and Open Space Design A project that incorporates adopted sustainable policies of the City: (Points may be obtained from both items.) July 2017 2 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist Platinum 50 Gold 40 Silver 30 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 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 Local Register:New construction,major alterations and additions that are approved by the Historic Landmark Commission that include reuse of the site.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 Bu i l d i n g a n d S i t e D e s i g n 10. Green Building The following points will be awarded based on the level of LEED certification: 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.) 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.) 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: July 2017 3 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist 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. 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 A rooftop of a building is used as a common space for the building occupants.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 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 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 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 Bu i l d i n g a n d S i t e D e s i g n Pu b l i c S p a c e s 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: 14. Building Materials Projects that incorporate high quality, durable and low maintenance building materials: 16. Rooftop Design and Use A project that incorporates a rooftop use: (Points may be obtained from both items.) 19. Signs Signs that meet the intent of this guideline shall have the following points added to the development score: July 2017 4 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist At least 4 street furnishings 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 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 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 The project incorporates art into the design of the bicycle amenity.3 The project is located within 300 feet,measured along the most direct, legal walking path. 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 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 Ci r c u l a t i o n 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.) 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.) 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.) Pu b l i c S p a c e s 21. Streetscape Amenities A project that includes street furniture, pedestrian amenities, public art or other similar features intended to improve the streetscape: 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.) July 2017 5 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist 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 floor uses must have entrances at grade,without the use of ramps,to qualify.25 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 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 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 Non-residential developments with a parking ratio less than 2 stalls per 1,000 gross square feet 20 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 house 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 Approval Process Ap p l i c a n t To t a l St a f f To t a l Planning Commission Review Required 124 points or less Administrative (Staff) Approval 125 points or more 27.Parking Structure Design Parking structures that incorporate the following: 29. Parking Ratios Projects that provide parking in the ratios indicated: Co m m u n i t y En g a g e m e n t 30. Neighborhood Input Pa r k i n g 28. Alternative Vehicle Parking Projects that include dedicated parking stalls for alternative fuel vehicles, scooters, mopeds or motorcycles: (Points may be obtained from multiple items.) July 2017 6 of 6 Subtotal (For Page): Initial Zoning Review – SPARK! – 1500 W North Temple – Based on Plans Submitted with TSA Application PLNTSD2022-00629 Review Date: July 5, 2022 Planner: David J. Gellner, Senior Planner Please Note: The following information represents a cursory zoning review only of the SPARK! Project based upon the plans and narratives submitted for review with TSA application PLNTSD2022-00629. Upon receipt of additional applications, a more thorough Zoning Review will be conducted. That more thorough review will also be in conjunction with your plans being reviewed for compliance with other City Departments and Divisions. Additional items may be identified that need to be addressed through additional applications and processes yet to be determined. General Design Standards – Chapter 21A.37 A Design Review application is required per the procedures and requirements outlined in Chapter 21A.59. The following standards are not being complied with: • Façade length – the maximum street-facing façade length is 200 feet. The building has 3 facades that exceed this length. Modification allowed through Design Review. Based on the plans, it is not clear how or if the following standards in Chapter 21A.37 are being met: • Ground floor use and visual interest – 80% or 60/25% • Ground floor building materials – 90% • Upper floor building materials – 60% • Ground floor glass – 60% • Building entrance spacing – 40 feet • Maximum length of blank wall spaces – 15 feet These items need to be calculated and called out on the submitted plans in order to verify that these standards are being met. Modifications to the items noted above (if they are not met) can be addressed through the Design Review process as outlined in Chapter 21A.59. Base Zoning Standards – TSA-MUEC-C A Planned Development application is required per the procedures and requirements outlined in Chapter 21A.55. The following standards are not being complied with: • The TSA-MUEC-C zoning district has a minimum height specification of 25-feet for at least fifty percent (50%) of the width of the street facing building wall. The drawings show that approximately 45% of the building meets this requirement. Modification to this would be through the Planned Development process. • Building setbacks – the TSA requires a Minimum: 5', and at least 50% of the street facing building facade must be built to the minimum. The Maximum is 15-feet but may be increased if the additional setback is used for plazas, courtyards, or outdoor dining areas. The submitted plans on DSO-13 include some illustration of this but it is unclear how much of the building is meeting this requirement. Modification to this would be through the Planned Development process. • Please review Chapter 21A.26.078 – TSA Transit Station area Districts for all of the applicable zoning and design standards for this project. Any standards not being met can be modified through the Planned Development or Design Review process. Additional Notes on Planned Development & Design Review Applications • Design Review and Planned Development applications must be approved by the Planning Commission. • Both applications include a required narrative that address the applicable standards and objectives. Your narrative should demonstrate how these standards are being met. If you are not meeting a standard and/or feel it is not applicable, please indicate why. • The narratives can be combined into one document for ease of use but you should be sure to clearly indicate each standard and how it is being met. • The Design Review Standards are found in Chapter 21A.59.050. The Planned Development Objectives & Standards are found in Chapter 21A.55.010 and 21A.55.050 respectively. • Both applications include a 45-day public outreach window during which time the application cannot be scheduled for a decision with the Planning Commission. • The 45-day outreach does not start until a complete application is submitted and verified as complete by the assigned Planner. • Incomplete applications cannot be processed until they are verified to be complete.