PLNTSD2022-00698 - 421 S 400 E
PLANNING DIVISION
ERIN MENDENHALL NICK NORRIS
MAYOR PLANNING DIRECTOR
October 21, 2022
Kaleb Larsen
1178 W Legacy Crossing Blvd #100
Centerville, UT 84014
kaleb@envisionarch.com
[via email]
RE: Transit Station Area Development Score for Petition PLNTSD2022-
00698, 421 S 400 East – 421 Lofts
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 October 3, 2021. The noticing period expired on October 14, 2021.
After completing a review of the plans, received July 27, 2022, staff has given this project a score of
137 points (see attached Development Score Review for more information).
The development score is approved with the following conditions:
1. Any changes made to the approved plans, elevations, or site plan must be approved by the
Planning Division to verify the development maintains a sufficient development review score for
administrative approval.
As the applicant, you have the option to appeal this development review score to the Planning
Commission. If you choose 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 your building permit submittal
with Building Services. Please provide a copy of this letter and development score with your
building permit submittal. 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 you development score will be
compared with he plans submitted for your building permit, and you will be notified if there are
any discrepancies between the two sets that impact your development score.
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
Attachments:
1. TSA Development Guidelines Scoring Sheet from City Staff
2. Preliminary Zoning Review Comments
3. Submitted Plan Sheets
CA
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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 more. 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 20 0
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.
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3.A. Mixed Income Housing
A project that includes
affordable housing available
33% or more of the total dwelling units.
40
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:
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
dwelling units designed as
ADA accessible:
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
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 10 0
A project that includes replacing a
nonconforming use with a use that is
allowed in the TSA zoning district. 5 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
The project utilizes a roof design, such as
a landscaped roof, that is intended to
reduce energy use, storm drainage runoff 10
A project that incorporates
adopted
sustainable policies of the
City:
(Points may be obtained
from both items.)
or other similar sustainable policy of the
City.
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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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
Local Register: New construction, major
alterations and additions that are approved
by the Historic Landmark Commission
that include reuse of the site. 40
historic property or new
construction that contributes
to the character of a historic
property or district:
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 20 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
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 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
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
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
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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:
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
(Points may be obtained
from multiple items.)
The project incorporates art into the
design of the bicycle amenity. 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
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 25 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
28. Alternative Vehicle
Parking
Projects that include
dedicated parking stalls for
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
alternative fuel vehicles,
scooters, mopeds or
motorcycles:
(Points may be obtained
from multiple items.)
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 6 6
29. Parking Ratios
Projects that provide parking
in the ratios indicated:
Residential developments with a parking
ratio less than 1 stall per unit: 25 25 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
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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 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
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Planning Commission Review Required
124 points or less
162 137
Administrative (Staff) Approval 125 points or more
162 137
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV/PLANNING
PO BOX 145480 SALT LAKE CITY, UT 84114-5480 Document Version 10/14/2020 TEL 801-535-7757 FAX 801-535-6174
Preliminary Zoning Review
The below is a preliminary review of the development for zoning compliance as part of your TSA
Development Score review. Further review will be performed as part of your building permit review and
additional compliance issues may be identified.
Proposed Land Use
܈Permitted ܆Conditional ܆Not Allowed ܆Not Listed/Defined
Comments: Multi-family allowed by zone. 400 E and Denver St, Ground floor use is commercial.
Many different commercial uses are allowed in the zone.
21A.26.010 General Provisions:
܈܈Applicable ܆Not Applicable
Are applicable standards complied with? ܈Complies ܆Does Not Comply
o Trash Containers (21A.26.010.C.1)
o Required to be stored inside or screened (with solid material see 21A.48).
Trash shown inside building
o Lighting not directed outside lot (21A.26.010.C.2)
o Lighting not shown. To be verified during permits.
o Outdoor Sales/Display/Storage
o None.
o Parking/Loading/Landscaping/Signs:
o See other code review sections for compliance.
Base Zoning District Standards 21A.26.078 – TSA Zone
܈Applicable ܆Not Applicable
Are applicable standards complied with? ܆Complies ܈Does Not Comply
x Height (21A.26.078.E):
o TSA-UN-C:
Max: 75' -
Min: 25' -
Proposed: ~80 at top of parapet feature.
Complies: No, applicant will need to provide
measurements that meet the below standard for the
building permit.
x Projects that achieve a development score that qualifies for
administrative review are eligible for an increase in height.
The increase shall be limited to one story of habitable space.
The height of the additional story shall be equal to or less than
the average height of the other stories in the building. This is
in addition to the height authorized elsewhere in this title.
x Front yard use/design (21a.26.078.F):
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o Parking prohibited in front yard
Complies. No parking shown.
o All areas not occupied by building, driveways, walkways, or other similar
features must be landscape or include an active outdoor use (ie. Outdoor
dining, plazas, courtyards, or similar).
Not enough information. Front yard design not shown on plans.
x Front Yard Setbacks
o 400 S:
Minimum: 10’ and at least 50% of façade must be built to minimum
x Entire length is proposed at 10’
x COMPLIES
Maximum: 20'
x Building is setback a maximum of 10'.
x No portions greater than 10' from front property line.
Sidewalk width minimum: 10'
x No information shown.
x If sidewalk is under 10’ additional sidewalk is required.
Encroachments?
x Balconies (may encroach up to 2’): None shown
x Canopies (may encroach, not limited): Plans don’t show
measurements, will need to provide at building permit
o 400 E
Minimum: none
50% of street facing building façade shall be within 5’ of the front or
corner side property line.
x Can’t verify on plans, measurements will need to be provided
on site plan at building permit.
o Denver Street
Minimum: none
50% of street facing building façade shall be within 5’ of the front or
corner side property line.
x Can’t verify on plans, measurements will need to be provided
on site plan at building permit.
o Side/Rear: No minimum
x Lot Area/Lot Width (21a.26.078.E4)
o Minimum: 40 feet, Complies
x Open Space Area (21a.26.078.E5):
o Open space required at a rate of 1 sq ft per every 10 sq ft of land. Maximum of
5,000 sq ft.
5442 SF provided, COMPLIES
x Circulation and Connectivity (21A.26.078.E)
o Parking Lot:
Parking lot must be to side or behind building.
x Interior parking structure proposed.
Must comply with 21A.44.020.
Driveway locations/parking dimensions: To be verified during plan
review.
o Parking prohibited between building façade and front/corner side property
line.
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Complies. None shown.
o Midblock Walkways Required If Shown in Master Plan:
Complies, no midblock walkways shown here in Central
Community Master Plan
x Accessory Structures in Front Yards: No accessory structures allowed
in front yard or in front of front façade.
o Complies. None shown.
x Design Standards (21A.26.078.F)(also see 21A.37)
o See Design Standards section below for compliance.
o EIFS/Stucco Limitations – Applies to Street Facing Facades.
Not allowed on ground floor. – COMPLIES, none shown
Up to 10% on upper levels.
Stucco is not proposed for upper levels - COMPLIES
o Special Front Yard Requirements
If >10’ in depth, shade trees required. See code for rate.
x Complies. Not greater than 10’ in depth.
Vegetation:
x 50% must be live plant material.
x Vegetation be reduced to 30% if yard includes outdoor dining,
patios, outdoor public space, or private residential yards that
cover 50% of the yard.
x No information on yard layout provided.
Front Yard Uses:
x At least 30% of front yard needs to be outdoor dining, patios,
outdoor public space, or private residential yards.
x No information on yard layout provided.
Entry Feature Requirement: Shall include 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;
a. Canopy appears to be provided but depth is not indicated on
plans. Measurement needs to be provided at building
permit.
(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.
- Applicant will need to provide details on plans for building permit that
one of these standards is being met.
x Special ground floor use on 400 S/North Temple (21A.26.078.F.2.d):
o Applies to building façade facing 400 S
o Minimum of 80% of ground floor use (first 25' of floor) must be an active use
(see Design Standards) and must be a commercial or institutional use. See
Staff Comment below in table.
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o Exception (21A.26.078.F.2.d.1):: Residential uses may be permitted within
the required area in lieu of the required use, if the ground floor is designed so
that it can be converted to an allowed commercial use in the future. To
accommodate this conversion, the shell space of the ground floor shall be
built to an occupancy standard required by the adopted Building Code that
can accommodate conversion of the interior of the space to a future permitted
commercial use.
o The following additional requirements shall apply to spaces for residential
uses:
The shell space shall be at least 12 feet in height
The street facing façade of each residential unit shall be at least 60%
glass
Each ground floor unit shall have a direct entrance from the sidewalk
to the unit
Each ground floor unit shall be ADA accessible
Each ground floor units shall include a porch, patio, stoop or other
entrance feature that is a minimum depth of at least 5 feet.
Not enough detail is given for 400 S to determine compliance, details
will need to be provided at building permit.
x Multiple Buildings (Standard G):
o Only one building shown on site. Complies.
x Parking (Standard H):
o Surface parking: No surface parking proposed. Not applicable.
21A.36 General Provisions:
܈܈Applicable ܆Not Applicable
Are applicable standards complied with? ܆Complies ܈Does Not Comply
o One Principal Building Per Lot: Complies
o Street frontage of buildings (21A.36.010.B):
o Building has street frontage on 400 E, 400 S and Denver Street.
o Any encroachments into yards (Lot/bulk controls 21a.36.020): None proposed.
o Recycling Station (Recycling and Construction Waste Management (21a.36.250):
o Recycling collection station required. Dumpster area shown, details to be
verified at permits.
o Recycling will be required and verified at permits.
21A.37 Design Standards
܈Applicable ܆Not Applicable
Are applicable standards complied with? ܆Complies ܈Does Not Comply
Comment: See table below for compliance issues on facades that are public street facing.
Standards not complied with:
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21a.37.050 Design
Standard Regulations #'/% Complies? Comment
Ground floor use (%) (21A.37.050A1)
Shall occupy a minimum
portion of the length of any
street facing façade and must
extend a minimum 25 feet into
the building
80%
N 400 S would fall under the exception
mentioned above.
400 E meets appears to meet this
requirement but calculations and
measurements need to be provided
by the applicant at building permit.
Denver street appears be only 30% of
the façade length. It does not meet
this requirement. And also doesn’t
extend 25 feet into building.
Applicant will need to provide more
detail at building permit for staff to
confirm compliance.
Ground floor use + visual interest (%)
(21A.37.050A2)
60/25 NA Not applicable
Building materials: ground
floor (%) (21A.37.050B1)
90%
? No calculation given, appears to be
meet the requirement. Applicant will
need to provide calculation for
building permit.
Building materials: upper floors
(%) (21A.37.050B2)
60%
Y Appears to be meet the requirement.
Applicant will need to provide
calculation for building permit.
Glass: ground floor (%)
(21A.37.050C1)
60%
Y No calculation given, appears to be
meet the requirement. Applicant will
need to provide calculation for
building permit.
Glass: upper floors (%)
(21A.37.050C2)
NA NA
Building entrances (feet)
(21A.37.050D)
40'
Y 400 S meets this requirement, 3
required
400 E, 2 required and only 1
provided, does not comply.
Garage entrances do not count.
Denver street, 2 required, 2
provided.
Blank wall: maximum length
(feet) (21A.37.050E)
15'
? Appears compliant. Applicant will
need to provide documentation of
compliance for building permit.
Street facing facade: maximum
length (feet) (21A.37.050F)
200'
Y 400 S: ~104’
400 E: ~86’
Denver Street: ~84’
Upper floor step back (feet)
(21A.37.050G)
NA NA
Lighting:
exterior (21A.37.050H)
X ? Information on lighting will need to
be provided at permits.
Lighting: parking lot
(21A.37.050I)
X NA Not applicable.
Screening of mechanical
equipment (21A.37.050J)
X
? To be verified at permits. Ex: Where
are transformers and other electrical
equipment?
z Page 6
Screening of service areas
(21A.37.050K)
X Y Refuse containers required to be
screened by solid walls by other code.
Ground Floor Residential
Entrances for SFD X NA NA
21A.38 Nonconforming Uses and Noncomplying Structures
܆܆Applicable ܈Not Applicable
Comment: Noncomplying structures and nonconforming parking use being removed.
Are applicable standards complied with? ܈Complies ܆Does Not Comply
21A.40 Accessory Uses, Buildings, and Structures
܆Applicable ܈Not Applicable
Comment: No accessory buildings shown.
Are applicable standards complied with? ܈Complies ܆Does Not Comply
Comment: If proposing utility structures include them on the plans for the building permit.
z Page 7
21A.42 Temporary Uses
܆܆Applicable ܈Not Applicable
Comment: No temporary use indicated or expected.
Are applicable standards complied with? ܈Complies ܆Does Not Comply
21A.44 Off Street Parking
܈Applicable ܆Not Applicable
Are applicable standards complied with? ܆Complies ܈Does Not Comply
Comments:
x Minimum/Maximum Parking:
x 223 stalls provided.
x 237 units + 2056 sq ft of commercial space. Verify that this is correct
x Min. required: 0 required in TSA Core zone for any use.
x Max. allowed: 223 for units (1 per unit) and 0 for commercial space (3 per 1000) . Total
223 stalls.
x EV Stalls: 1 per every 25 stalls.
o 9 provided, 9 required. Complies.
x Off Street Parking Dimensions: Transportation to verify dimensions of parking at
permitting.
Loading Berth/Dock Requirement (21A.44.070)
- Not enough information is shown to verify the proposed loading berth
meets these requirements. Please review the requirements and provide
details on the plans to be provided at building permit.
z Page 8
x Bicycle parking:
x Bicycle parking required at 5% of provided parking. See requirements in 21A
.44.050.B.3. and 4.
x Not enough information is provided to verify. 11 required.
21A.46 Signs
܈܈Applicable ܆Not Applicable
Comment: If proposing Signage it requires a separate permit.
21A.48 Landscaping and Buffers
܈Applicable ܆Not Applicable
Are applicable standards complied with? ܆Complies ܈Does Not Comply
Standards not complied with:
x 21A.48.060: Park Strip Landscaping: Landscaping, including trees will be required on
North Temple. Trees must be provided at a rate of 1 per every 30' of frontage. No landscape
plan provided to verify.
x At least thirty three percent (33%) of park strip must be covered with turf, perennial or low
growing shrub vegetation within three (3) years of planting or when planting has reached
maturity, whichever comes first. No landscape plan provided to verify. See 21A.48.060.E for
additional park strip requirements.
x Water Efficient Landscaping: Information regarding hydrozones of plants and specific
plants will need to be provided for permitting to verify compliance with 21A.48.055.
Hydrozone list and allowed plants: Salt Lake City Plant List and Hydrozone Schedule 2013.
x Private Tree Removal: Information regarding existing trees will need to be provided at
permits to verify compliance with 21A.48.135 regarding private property tree preservation.
The ordinance requires payment to the city for loss of existing trees if not replaced at the
required ratios. Existing healthy trees are encouraged to be preserved.
21A.58 Site Plan Requirements
܈Applicable ܆Not Applicable
Is all required information shown on site plan? ܆Complies ܈Does Not Comply
Review this list and add missing items to site plan that will be submitted with the
building permit.
Site Plan Review Requirements in 21 A.58: The following information
z Page 9
must be shown on the submitted plans for the application to be complete. The assigned planner
may waive a requirement at their discretion based on the scope of the application.
The applicant's name, address, telephone number and interest in the property;
܈Yes ܆No ܆NA
The owner's name, address and telephone number, if different than the applicant, and the
owner's signed consent to the filing of the application;
܆Yes ܆No ܈NA
The street address, tax parcel number and legal description of the subject property;
܆Yes ܈No ܆NA
The zoning classification, zoning district boundaries and present use of the subject property;
܈Yes ܆No ܆NA
A vicinity map with north arrow, scale and date, indicating the zoning classifications and
current uses of properties within eighty five feet (85') of the subject property (exclusive of
intervening streets and alleys);
܆Yes ܈No ܆NA
The proposed title of the project and the names, addresses and telephone numbers of the
architect, landscape architect, planner or engineer on the project, and a signature panel for
zoning administrator approval;
܆Yes ܈No ܆NA
The boundaries of the subject property, all existing property lines, setback lines, existing
streets, buildings, watercourses, waterways or lakes, wetlands, and other existing physical
features in or adjoining the project;
܆Yes ܈No ܆NA
Topographic survey, showing the elevation of streets, alleys, buildings, structures,
watercourses and their names. The topography shall be shown by adequate spot elevations.
The finished grade for the entire site shall be shown as well as the first floor elevation of all
buildings.
܆Yes ܈No ܆NA
Significant topographical or physical features of the site, including existing trees;
܆Yes ܈No ܆NA
z Page 10
The elevation of the curb (if existing or proposed) in front of each lot shall be indicated; and
܆Yes ܈No ܆NA
Elevations of the top of bank and toe of slope, slope ratio of fill, and limits of fill, including
access, shall be indicated;
܆Yes ܆No ܈NA
The location and size of sanitary and storm sewers, water, gas, telephone, electric and other
utility lines, culverts and other above ground and underground structures in or affecting the
project, including existing and proposed facilities and easements for these facilities. In the
case of city owned utilities, such information shall be provided to the applicant by the
department of community and neighborhoods and/or department of public utilities;
܆Yes ܈No ܆NA
The location, dimensions and character of construction of proposed streets, alleys, loading
areas (including numbers of parking and loading spaces), outdoor lighting systems, storm
drainage and sanitary facilities, sidewalks, curbs and gutters and all curb cuts. Where
necessary to meet the purposes and intent of this chapter, such information shall be provided
for the site. Additional area may also be required to be shown to indicate connections or
proposed connections to major utilities;
܆Yes ܈No ܆NA
The location of all proposed buildings and structures, accessory and principal, showing the
number of stories and height, dwelling type, if applicable, major elevations and the total
square footage of the floor area by proposed use;
܈Yes ܆No ܆NA
The location, height, type and material of all fences and walls;
܆Yes ܈No ܆NA
The location, character, size, height and orientation of proposed signs, as proposed to be
erected in accordance with chapter 21A.46 of this title, and elevations of buildings showing
signs to be placed on exterior walls. Signs which are approved in accordance with this chapter
shall be considered a part of the approved site plan;
܆Yes ܈No ܆NA
The proposed nature and manner of grading of the site, including proposed treatment of
slopes in excess of ten percent (10%) to prevent soil erosion and excessive runoff;
܆Yes ܈No ܆NA
z Page 11
The location of dumpsters or other outdoor trash receptacles;
܈Yes ܆No ܆NA
The location and dimensions of proposed recreation areas, open spaces and other required
amenities and improvements;
܆Yes ܈No ܆NA
A tabulation of the total number of acres in the project and the percentage and acreage
thereof proposed to be allocated to off street parking, open space, parks and other
reservations;
܈Yes ܆No ܆NA
A tabulation of the total number of dwelling units in the project and the overall project density
in dwelling units per gross acre (for residential projects);
܈Yes ܆No ܆NA
The proposed and required off street parking and loading areas, including parking and access
for persons with disabilities, as specified in the Utah Adopted Building Code; and
܈Yes ܆No ܆NA
Landscape plans subject to the standards contained in chapter 21A.48 of this title.
܆Yes ܈No ܆NA
Any additional information that may be required based on the scope and complexity of the
proposal as determined by the Zoning Administrator.
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1
Basic Site Plan
9
421 South 400 East
Multi-Family
421 South 400 East,
Salt Lake City Utah
400 East
40
0
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Denver Street
1
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