PLNTSD2020-00501 - 675 E 500 S ERIN MENDENHALL NICK NORRIS
MAYOR PLANNING DIVISION DIRECTOR
Page 1 of 1
August 2, 2022
Mark Issac
Pinyon8 Consulting
1165 Wilmington Ave
Salt Lake City, Utah 84106
RE: Transit Station Area Development Score Review
Petition #PLNTSD2020-00501 – 675 E 500 S
Dear Mr. Isaac,
This letter is a notification of the development score review as determined by the Planning Department staff.
Pursuant to chapter 21A.10 of the Salt Lake City Zoning Ordinance, a notice of application was sent out on July
19, 2022. The noticing period ended on August 2, 2022. Staff received one comment over the phone regarding
the project from an abutting property owner. They were concerned about the blank concrete wall adjacent to
their building to the north of the property. Specifically, they had concerns about the size and setback. While no
action is necessary for this request, these concerns may need to be addressed for approval of the required New
Construction Petition.
After completing a review of the revised plans, staff has given the proposed building a score of 129 out of the
submitted 202 points.
Please see attached scoring sheets for more information. This means that no Design Review petition is required,
and the project is now authorized to go through the remaining required processes (see below). The project is
approved with the following conditions:
• A New Construction petition must be approved by the Salt Lake City Historic Landmarks Commission.
• A Petition to demolish the contributing structure at approximately 470 S 700 E (currently a Big Daddy’s
Pizza) in the Central City Historic District must be approved by the Salt Lake City Historic Landmarks
Commission.
o Alternatively, you may submit an Administrative Interpretation request concerning the contributing
status of the building. An intensive level survey of the building will be required with your submittal.
• A petition to demolish the remaining noncontributing structures in the Central City Historic District must be
submitted.
• A Parcel Consolidation request to consolidate the three lots and private alley must be submitted.
• Any significant changes made to the approved plans, elevations, or site plan must be approved by the
Planning Department.
As the applicant, you have the option to appeal this development score review to the Planning Commission. If
you chose to appeal, a public hearing will be required per the requirements of the Salt Lake City Zoning
Ordinance.If you are satisfied with the score given, you can continue with the remaining required applications.
A full zoning review will be completed as part of the building permit review to verify that the drawings submitted
for your building permit comply with the applicable zoning requirements. Additionally, the plans submitted for
your development score 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 801-535-6182 or by e-mail at: aaron.barlow@slcgov.com
Sincerely,
Aaron Barlow, AICP
Principal Planner
Enc.
Transit Station Area Development Guidelines Checklist
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Unless otherwise noted, points may
only be obtained from one item in
each guideline section.
GUIDELINE ITEM DESCRIPTION VA
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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
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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:
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.
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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
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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
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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
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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:
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
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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.)
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.)
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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
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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:
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30. Neighborhood Input
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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):
Standard Proposed Finding
Minimum Lot Area: 2,500 square feet ~65,000 square feet
PARCEL CONSOLIDATION
REQUIRED
Complies
Minimum Lot Width: 40 feet 215 feet at the narrowest face along 700 E Complies
Maximum Building Height:
75 feet + an extra story with TSA score (±85 ft)
Minimum Building Height: 25 feet
Without the top story, the building does
not exceed 75 feet. The building’s
maximum height is ~85 feet
Complies
Front Yard Setback:
500 S: minimum is equal to average setback of block
face; no maximum
700 E: 5-ft minimum and at least 50% of street-facing
façade built to minimum
500 S: setback ranges from zero to 10 feet
700 E: setback ranges from 2 to 15 feet
Complies
Interior Side Setback: none n/a no interior side yards N/A
Rear Yard Setback: none Ranges from zero to five feet Complies
Open Space: 1 sqft per 10 sq ft of lot area, up to
5,000 square feet in core areas
There are more than 20,000 square feet
of qualifying open space proposed
Complies
Landscaping: At least 30% of the front or corner
side yard is covered with live plant material
(if patios or other outdoor public spaces are present)
At least 30% of the front and corner side
yards will be covered with live plant
material
Complies
Landscaping: At least 1 shade tree per 30 ft within
yards at least 10 feet deep
Shade trees are present wherever the
front yard setback is greater than 10 feet
Complies
Outdoor Public Space: At least 30% of the front or
corner side yard has an outdoor plaza, dining, or patio
The area within the front and corner side
yards appear to be designed as outdoor
public space
Complies
Entries: Must have a design feature listed under
21A.26.078.F.2.c
There is a 5-ft awning over all entrances Complies
Applicable Design Standards (see table 21A.37.060.B)
Requirement Standard Proposed Finding
Ground Floor Use
(21A.37.050.A)
Option 1: Must occupy at least
60% of ground-floor façade length
(excluding parking access)
100% of the ground floor is
occupied by permitted uses
with at least a 25-foot depth
Complies
The loading area
facing Green
Street may be an
issue. I will find
out more
information. No
changes to the
plans are
necessary at this
point in the
process.
Building Materials,
ground floor
(21A.37.050.B.1)
At least 90% of street-facing
facades must be clad in durable
materials (excluding doors and
windows)
100% of the upper floor
facades are proposed to be clad
in either brick or fiber
cement board
(excluding doors and windows)
Complies
Building Materials,
upper floors
(21A.37.050.B.2)
At least 60% of street-facing
facades must be clad in durable
materials (excluding doors and
windows)
100% of the ground floor will
be clad in either brick or fiber
cement board
(excluding doors and windows)
Complies
Glass: ground floor
(21A.37.050.C.1)
60% of street-facing façades must
have transparent glass
~60% all street-facing-facing
façades are covered in
transparent glass
Complies
Building Entrances
(21A.37.050.D)
Required every 40 feet Present Complies
Blank wall:
maximum length
(21A.37.050.E)
15 feet The longest blank wall is 7 feet Complies
Max Length of
Street-facing
Façade
(21A.37.050.F)
200 ft The 400 S façade is ~85 feet
wide and the 700 E façade is
~185 feet wide.
Complies
Lighting: exterior
(21A.37.050.H)
All proposed exterior lighting must
be directed downward.
No lighting plan has been
submitted. Materials submitted
by the applicant indicate that
the proposed project will
comply with this standard.
This standard
will be
reviewed
during the
building
permit
application
stage
Lighting: parking
lot
(21A.37.050.I)
All lighting for parking lots cannot
exceed 16 feet in height and must
be directed downward when
adjacent to a residential zoning
district
There is no residential district
adjacent to the subject
property.
Complies
Screening of
mechanical
equipment
(21A.37.050.J)
All mechanical equipment must be
screened from view
All mechanical equipment will
either be located on the roof or
within the building
Complies
Screening of
service areas
(21A.37.050.K)
Screened from public view All services areas are located
within the proposed building
Complies
Ground-floor
Residential
Entrances
(21A.37.050.L)
Not required. This is not a single-
family dwelling
n/a n/a