SALT LAKE CITY PLANNING COMMISSION Minutes
451 South State Street, Room 126
Present from the Planning Commission were Chairperson Max Smith, Vice-Chairperson Judi Short, Andrea Barrows, Fred Fife, Aria Funk, Craig Mariger, Stephen Snelgrove and Mike Steed. Gregory DeMille, Gilbert lker and Diana Kirk were excused.
Present 'from the Planning Staff were Planning Director William T. Wright, Deputy Planning Director Brent Wilde, Ray McCandless, Margaret Pahl, Jackie Gasparik, Doug Wheelwright, Bill Allayaud, Joel Paterson, Doug Dansie and Emil Pierson.
A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:00 p.m. by Mr. Smith. Minutes are presented in agenda order, not necessarily as cases were heard by the Planning Commission. Tapes of the meeting will be retained in the Planning Office for a period of one year, after which, they will be erased.
APPROVAL OF MINUTES
Ms. Funk moved to approve the minutes of Thursday, November 5, 1998. Mr. Steed seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARINGS
PUBLIC HEARING -410-323 by U.S. West Wireless requesting a conditional use to install wireless telecommunications antennae on the roof of the 721 Plaza office building located at 645 East 2100 South in a Community Business "CB" zoning district.
Mr. Ray McCandless presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes.
The petitioner was not present to address this item.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no response, he closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Petition No. 41 0-323:
Mr. Fife moved, based on the 'findings of fact, to approve Petition No. 410-323 to install wireless telecon~1rr1unications antennae on the roof of the 721 Plaza office building subject to the following conditions as listed in the staff report:
1. Painting the antennae a flat medium gray color as discussed above.
2. Meeting all requirements of the various City departments.
Mr. Snelgrove seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARING-410-328 by Prologis requesting a conditional use for an industrial planned development located at 1130 South 3800 West in the Sorenson Technology Park located in an Industrial "M-1" zoning district. Preliminary subdivision approval is also requested for a four lot plat amendment (lot #20).
Ms. Margaret Pahl presented the staff report outlining the major issues of the case, the 'findings of fact and the staff recommendation, a copy of which is filed with the minutes.
Ms. Funk asked if the total amount of the proposed landscaping adequately meets the Zoning Ordinance requirements. Ms. Pahl stated that staff has some concerns about the landscaping and has asked the applicant to find alternative locations for additional landscaping to make it equivalent to the amount of landscaping required. Ms. Funk then stated that she feels that the building's footprint should be decreased, if necessary, in order to get the required amount of landscaping because of the heavily paved and bricked area.
Mr. John Hansen, Vice President for Prologis, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
Mr. Hansen responded to Ms. Funk's concerns about the landscaping by stating that he is willing to work with staff to achieve an adequate amount of landscaping.
Ms. Pahl stated that the required square footage of landscaping is roughly 16,000 square feet. The Planning Commission could include a condition to the motion that would ensure that the applicant provides an additional 16,000 square feet of landscaping in other locations of the subdivision.
Mr. Wright stated that there is another way to try to accommodate the shifting of landscaping. Instead of just adding flat square footage on the surface, a formula approach could be considered which would factor in the quality and the vertical nature of the landscaping. Therefore, the quality of landscaping would give credits toward the quantity of landscaping.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Comrr1ission. Upon receiving no response, he closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Petition No. 410-328:
Ms. Funk moved, based on the findings of fact, to approve Petition No. 410-328, for an industrial planned development subject to the following modifications to the minimum standards of the zoning district:
1 Two of the lots do not have frontage on a dedicated public street.
2 The landscaping buffer required along property boundaries interferes with the internal circulation plan, and therefore, staff recommends modifying this requirement.
3 Front yard setback landscaping (16,000 square feet) for the two rear parcels will be relocated to other portions of the site. The increased landscaping be formulated. quality vs. quantitv. to make the equivalent of 16.000 square feet and. if necessary. the building footprints be decreased to accommodate for the landscaping. (underlined portion added by the Planning Commission)
Ms. Funk further moved to grant preliminary subdivision approval to the four lot subdivision and forward a favorable recommendation to the City Council on the proposed plat amendment of the Sorenson Technology Park Subdivision. Ms. Short seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARING -400-98-69 by the Salt Lake City Airport Authority requesting to close a portion of 4000 West Street between 300 North and 1200 North from public use and unrestricted access.
Ms. Jackie Gasparik presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Ms. Gasparik stated that the closure of 4000 West Street between 300 North and 1200 North affects both vehicular and bicycle traffic. The Transportation Division recommends that the Airport identify and construct an alternative bicycle route.
Mr. Doug Wheelwright stated that staff feels confident that an alternative bicycle route can be found that will be acceptable to all of the parties. The Airport is concerned that staff not recorr1mend that the new facility had to be in a specific place, at a specific time before the closure could occur because it would affect their development plans. The Airport is willing to solve the problem and mitigate the impact of the closure.
Mr. Steed asked if there had been any community input regarding the closure of 4000 West. Ms. Gasparik responded in the negative.
Mr. Steve Domino, Planning Director for the Airport Authority and Mr. Russ Widmar, Executive Director of the Department of Airports were present for this portion of the meeting and stated that they were in agreement with the staff recommendations. Mr. Domino then stated that the Airport is willing to work with the Transportation Division and the Bicycle Advisory Committee to come up with an alternative bicycle route that everyone can agree with and that complies with the laws. Issues such as wetlands and funding need to be considered. The Airport has no jurisdiction to determine whether or not the wetlands can be impacted and the FAA may review this expenditure as an issue of diversion of revenue.
Mr. Domino continued by stating that the road closure will directly influence the capital improvement plan for 2200 North. Twenty-two hundred North Street will be the main alternative route to the north from 1-215 and will provide access to air cargo facilities and reduce truck traffic through the terminal area. The plan proposes expanding 2200 North to four lanes which includes lighting and drainage improvements.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Corr1rr1ission.
Mr. Rob Macleod, Co-chair of the Mayor's Bicycle Committee, spoke in favor of a commitment and a condition of the approval for this proposal for a replacement for 4000 West. Ridership is going up, however, it has been a bad year for recreational cycling in Utah due to numerous accidents; some of which resulted in deaths. Mr. Macleod then stated that the Airport is one of the few reasonable areas left in the valley for cycling. Closing 4000 West, a designated bicycle route, will have an negative impact on recreational cycling.
Mr. Art O'Connor, a concerned citizen, stated that he has been an avid cyclist and racer for over ten years and has seen the cycling environment in Utah become outright hostile. He then stated that he has been involved in a serious accident and has been hit twice by people's rearview mirrors because bike routes either do not exist or have been taken away. Mr. O'Connor continued by stating that he now drives to work, which takes him longer than when he rode his bike. It is time to start rewarding those who are trying to do something to reduce the number of cars on the road rather than punish them by taking away bicycle paths.
Mr. Malcolm Campbell, a concerned citizen, stated that he appreciates the Airport Authority's desire to work with the community to mitigate the closure of 4000 West. Salt Lake City has had a lot of growth because of the outdoor recreation amenities available. With the growth, sometimes amenities are taken away. Mr. Campbell then stated that the City should not manage growth by making the community less attractive.
Mr. Chris Quann, a concerned citizen, stated that the nice thing about the Airport loop is that there is five miles of uncontrolled road which is an incredibly rare and valuable amenity to bicyclists. When 4000 West is closed it will be a loss of a wonderful amenity and perhaps the way to remedy the loss is to add a bike route to 2200 North.
Mr. Erik Lehnardt, a concerned citizen, stated that he is an avid cyclist and that he has commuted from Sandy to near the Airport for several years. He feels that the Planning Commission and the Airport needs to make a strong commitment to replacing 4000 West with a good bike route.
Mr. Dennis Guy Sell, a concerned citizen involved with the Mayor's Bicycle Committee, stated that he supports the ideas and feelings that have been expressed by others. He then stated that a replacement route is a very important thing to the cycling community.
Mr. Mariger asked if the route needed to be hard surfaced. It was stated that a hardsurfaced route would be preferable.
Mr. Jeff Levenson, a member of the Mayor's Bicycle Committee and of the Bonneville Bicycling Touring Club, stated that the Planning Commission should give some strong thought to making sure that a hard surfaced bike route is made available when 4000 West is closed.
Mr. Widmar stated that he is extremely sympathetic to the bicycling community and is also concerned about their safety. He then promised that the bicycle route from the International Center to North Temple will be maintained. Mr. Widmar then offered to the bicycle community a paved bicycle lane on 2200 North to 4000 West. A parking facility will be provided for those who drive to that location. Mr. Widmar continued by stating that he needs to plan 4000 West now without having to make any other commitments
(i.e. building a hardsurfaced bicycle route or any other roadway around the northwest end of the runway). It is not only financially unfeasible, the Airport does not have access to private lands nor do they have the ability to pave over wetland area.
Ms. Melissa Boulanser, a concerned citizen, stated that she works at the Airport and drives on 4000 West everyday. She is concerned that the 2200 North improvements will not be completed before 4000 West is closed. Mr. Widmar stated that 4000 West will not be closed until the improvements on 2200 North are completed.
Upon receiving no further requests to address the Planning Commission, Mr. Smith closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Steed stated that he is concerned that the corr1munity council was not contacted. There are people that will be irr1pacted by the closure of 4000 West that need to be consulted.
Ms. Short commented about the effort Salt Lake City has put into adding bicycle routes. She feels that the Planning Commission should make sure that an alternative bicycle route is put in place when 4000 West is closed.
Mr. Mariger stated that he feels that there has been inadequate attention paid to the impact of the closure of 4000 West to the bicyclists and that the mitigation of the closure be further studied. He does not feel that the Planning Comrr1ission should immediately approve the vacation of a route that takes away a major amenity to the community without more attention given to replacing the route.
Discussion followed concerning the possible options of replacing the bicycle route once 4000 West is closed. The Planning Commission expressed concern regarding the lack of notification to the community, the late notification to the bicycle corr1munity and the fact that an alternate route should be made available prior to the closure of 4000 West.
Mr. Smith stated that the road closure is not an issue that needs to be discussed at great length. Clearly, the idea of a bicycle path amenity does need to be discussed. Mr. Smith urged the Planning Commission to consider their decision based on those facts and allow the Airport to move forward with the planning that they need to do.
Motion for Petition No. 400-98-69:
Mr. Mariger moved, based on the findings of fact, to forward Petition No. 400-98-69, to close a portion of 4000 West Street (between 300 North and 1200 North), with a favorable recommendation to the City Council subject to the following conditions as listed in the staff report:
1 Appropriate signage is needed informing motorists that 2200 North is no longer open to the Airport terminals, thus preventing unnecessary build up of traffic on 2200 North. Also. that there be community council input before the 2200 North improvements are planned and constructed. (underlined portion added by the Planning Con1mission)
2 The Airport constructs an alternative hard surfaced bicycle route around the perimeter of the Airport acceptable to the Transportation Division. (underlined portion added by the Planning Commission)
3 The closure meets all Division and Department requirements and regulations, as per City Ordinances.
Ms. Short seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARING -410-327 by Prescott Muir Architects requesting a conditional use for a commercial parking lot at 171 West Pierpont Avenue in a Downtown "D-3" zoning district.
Mr. Mariger declared a conflict of interest for this proposal, recused himself from the Planning Commission and left the room.
Mr. Doug Dansie presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes.
Mr. Prescott Muir, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no response, he closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Petition No. 410-327:
Ms. Funk moved, based on the findings of fact, to approve Petition No. 410-327 for a commercial parking lot at 171 West North Pierpont. Mr. Steed seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. Mariger was recused. Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PLANNING ISSUES
PUBLIC HEARING -Finalize Planning Commission recommendations to the City Council regarding Petition No. 400-97-70 by Salt Lake City Corporation requesting amendments to the text of the existing Salt Lake City Zoning Ordinance (Fine Tuning).
Mr. Mariger returned to the Planning Commission meeting at this time.
Mr. Brent Wilde stated that the document that is being presented tonight includes the Staff's responses to the Fine Tuning issues that were raised at the October 15, 1998 public hearing. (A copy of the document is filed with the minutes.) Mr. Wilde responded to questions and concerns regarding the following issues: retaining walls, obstructions in yards, economic hardships, conditional uses and the issue of who has the authority to initiate petitions for zoning amendments.
Ms. Cindy Cromer, a concerned citizen, was present and expressed concerns regarding some of these issues.
Motion for Petition No. 400-97-70:
Ms. Barrows moved to forward Petition No. 400-97-70, the Fine Tuning report, to the City Council with a favorable recomn1endation subject to the discussed changes being made and then added to the existing document. Mr. Steed seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARINGS
PUBLIC HEARING -410-325 by the County of Salt Lake requesting a conditional use for a planned development for a swimming pool complex with associated parking located at the northeast corner of Fairmont Park (City of Salt Lake property).
Mr. Bill Allayaud presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Mr. Allayaud then stated that the Planning Commission will need to take action on the following three items in order to allow the proposed Fairn1ont Park Swimming Pool complex to proceed:
1. A Planned Development application to allow construction of the pool building, with modifications to the following Zoning Ordinance requirements.
a. Height: The height of the proposed building is up to 50 feet (maximum height in the Open Space zone is 35 feet).
b. Yard Setbacks: The proposed 30 foot setback along Sugarmont Drive (the zone district requires a larger building setback, which takes into account the height of the building).
c. Landscape Yard: The proposed 30 foot setback along Sugarmont Drive (the zone district requires a larger setback which takes into account the height of the building).
1 Declaring a portion of Fairmont Park as surplus property in order to transfer that property to Salt Lake County.
2 A minor subdivision application to fix the boundaries of the parcel to be transferred to the County.
Mr. Joshua Crawford, representing Seneca Enterprises (the construction manager for the project and the County's authorized agent), was present for this portion of the meeting and stated that he was in agreement with the staff recommendations. Mr. Crawford then addressed the future construction of the parking area and concerns that parking n1ay not be adequate to meet future needs. He stated that there is no one at the County who has the legal authority to bind the County Commission, or any future County Commission, to an expenditure of the type that would be discussed. This is a matter of legality, therefore, the County would appreciate the opportunity to negotiate with the City a resolution to the parking issue. The County is aware of the significant parking concern that has been discussed throughout the length of the project.
Mr. Louis Ulrich, the design architect, gave a brief description of the proposed swimming pool complex at Fairmont Park. He stated that this project was a great opportunity for an architect to place a community building in mature trees and make it a very public space. Part of the architect's role was to make the complex inviting, fun and a place of play for families. Mr. Ulrich then referred to a model of the con1plex as he identified the architectural features.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Jim Jensen, Executive Director of the Boys and Girls Club, stated that he has met with the architect and Salt Lake County on the usage of the proposed facility. Mr. Jensen supports the facility because of its recreational safe haven concept. He has addressed sharing parking that the Boys and Girls Club uses right now. The Boys and Girls Club uses the parking tremendously during certain times of the year. Therefore, there would have to be strong coordination for use of the parking. Mr. Jensen then stated that he is concerned about the increased traffic on Sugarmont Drive and the need to make sure children are safe in that area.
Ms. Sue Armitage, Vice Chair of the Sugar House Community Council, stated that she likes the facility and that it is an important amenity to have in Sugar House. However, she is concerned about the style of the architecture and feels that it should have a more traditional look. Ms. Armitage also stated that she is concerned about traffic and the safety of the children.
Mr. Rick Graham, Director of Public Services for Salt Lake City, stated that he is very excited about this project because Sugar House needs a swimming pool. He is also very pleased to have the County as a partner in this project. Mr. Graham then stated that he is in agreement with the staff recommendations. Mr. Graham then addressed the parking issue and the County's problem and challenge of committing future funds. He stated that if there is a parking problem in the future, it will need to be solved and he would expect the County, since it is their facility and their obligation to build it, to come back and help fix the problem. Therefore, the City needs to have some sort of commitment that if there is a parking problem in the future, it will be solved.
Mr. Fife asked about graffiti and if it will be a problem with the proposed facility. Mr. Jensen responded by stating that graffiti is definitely an issue, if the building is white, it will get tagged.
Upon receiving no further requests to address the Planning Commission, Mr. Smith closed the hearing to the public and opened it for Planning Commission discussion.
Ms. Barrows asked what kinds of accommodations will be made for bicycles. Mr. Ulrich stated that there will be sidewalks within the park that children will be able to ride their bikes on. Ms. Barrows responded by stating that she feels that additional accommodations need to be made for bicycles.
Mr. Snelgrove stated that he feels that a four way stop, although it was indicated by Staff that it was not really needed, should be put in at the intersection of Sugarmont Drive and McClelland Avenue. Sugarmont Drive is a busy street and the children need a way to cross the street safely.
Motion for Petition No. 410-325:
Ms. Short moved, based on the findings of fact, to approve Petition No. 410-325 for a swimming pool complex at Fairmont Park, allowing modifications of Zoning Ordinance requirements related to setbacks and height, and subject to the following conditions as listed in the staff report:
Prior to issuance of a building permit, the applicant shall submit a plan for review and approval of the Planning Director for a parking study prepared by a professional consultant. This study shall commence within one month after full operation of the pool begins and continue long enough to determine if adequate parking existing for the use (minimum of six months). If the Planning Director determines that the study indicates that additional off-street parking is needed, the applicant shall bear responsibility for ensuring that the parking is constructed no later than one year after the Planning Director's determination. Such assurance shall be in the form of a bond in favor of the City, the amount of which shall be determined by the City and based on a formula for constructing standard parking spaces in a City owned parking lot. The terms of this condition shall be included in a deed restriction to be placed on the property that the City is transferring to the County for the project. (underlined portion added by the Planning Commission)
Prior to issuance of a building permit, the applicant shall submit an addendum to the traffic study prepared by a professional traffic engineer that conclusively addresses the need for a traffic signal at the intersection of 900 East and Sugarmont Drive and the need for stop signs at the intersection of Sugarmont Drive and McClelland Avenue, or within close proximity of this intersection. This addendum shall utilize demand figures from the actual operations of Steiner Pool on Guardsman Way, or any other comparable pool facilities in order to make more accurate projection of demand at the proposed Fairmont Pool. The report shall evaluate demand by pedestrians and bicyclists as well as users using automobiles. If any traffic related improvements are needed, the applicant shall be responsible for a pro-rated share of the costs of these improvements as calculated by the City Transportation Division. (underlined portion added by the Planning Commission)
Prior to issuance of a building permit, the applicant shall submit a detailed plan for review and approval of the Planning Director that indicates adequate curb and sidewalk for the frontage along Sugarmont Drive, including an unloading area for buses.
Prior to issuance of a building permit, the applicant shall submit a lighting plan for review and approval by the Planning Director.
Prior to issuance of a building permit, the applicant shall submit final building plans for review and approval by the Planning Director that indicate revised and/or 'final colors for the concrete portions of the building, the metal roof, and the brick. The concrete shall be white and the brisk a dark color, with the exact shades for each subject to approval. (underlined and strikethrough portions added by the Planning Commission)
Prior to issuance of a building permit, the applicant shall submit a revised landscaping plan for review and approval by the Planning Director that is consistent with the City's ordinance for interior parking lot landscaping.
The applicant shall follow all the recommendations of the geotechnical report prepared for the project, including the monitoring of the site excavation by a qualified geologist.
The applicant shall be responsible for a pro-rated share of the cost of improving the intersection of McClelland Avenue and the main driveway near the pool building. including installation of stop signs and pedestrian crossings. An evaluation will be made by the City as to the feasibility of making the pedestrian crossings raised and/or textured. (underlined portion added by the Planning Commission)
PUBLIC HEARING -410-329 by H. Roger Boyer, representing Gateway Associates. requesting approval for a planned developn1ent for the construction of a mixed-use development on approximately 26 acres located between North Temple & 200 South and 400 West & 500 West in a Gateway Mixed-use "G-MU" zoning district. The applicant is also requesting to reduce the right-of-way width of 100 South between 400 West and 500 West from 132 feet to 106 feet and declare the property as surplus.
Mr. Joel Paterson stated that the petitioner will first give a brief overview of the project, then the public will have an opportunity to speak. After which, the staff report will be presented.
Mr. David Moreno, representing the Jerdi Partnership, the design and planning consultants for the proposed development, was present for this portion of the meeting. Mr. Moreno briefed the public and the Planning Commission members regarding the proposed mixed use development. He stated that the project will be an appropriate extension of Downtown Salt Lake City. It will be a series of buildings that will be broken down to be compatible with the scale of the City. The mixed use project will include cultural, residential, office building, hotel, cinema theater, retail and restaurant occupancies as well as structured parking to support these uses. This project has been designed with the intent to establish compatibility with the adjacent property and neighborhood. This concept extends beyond the in1mediate area of adjacent sites to Downtown Salt Lake City. A strong effort has been made to ensure that this development is consistent with the Gateway Master Plan.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Richard Wirick, a downtown business owner, stated that he currently donates his efforts to the following downtown organizations: Downtown Retail Merchants Association, Downtown Alliance and the Convention and Visitor's Bureau. Mr. Wirick feels that the amount of retail space allowed to the Boyer Gateway Project should be limited. If the Boyer Gateway Project features basically community, cultural, civic, restaurants and housing it can be a great compliment to the heart of Downtown. If the project is allowed to put in a large amount of retail space, it will be counter-productive and could be devastating to the heart of the Downtown community. (Mr. Wirick distributed a handout to the Planning Commission members, a copy of which is filed with the minutes.)
Mr. Kirk Huffaker, representing the Utah Heritage Foundation, expressed that the Utah Heritage Foundation is pleased that the Boyer Company is planning to use the Union Pacific Depot as the Gateway to their Project. Mr. Huffaker then stated that the Utah Heritage Foundation is concerned that the 6 to 7 -story height along the east side of 500 West does not allow compatible mingling with the west side of 500 West, which includes historic buildings of 3 to 4-stories. To accommodate a better scale, we promote the consideration of a 4-story street facade with all additional stories stepped back slightly along the east of 500 West. Mr. Huffaker presented a letter with additional comments, a copy of which is filed with the minutes.
Mr. Roger Boyer, the petitioner, addressed the comments made by Mr. Wirick. Mr. Boyer referred to a study done by the Bureau of Econorr1ic and Business Research. The study states that the City's share of retail sales in the County has fallen from 43°/o in 1980 to 28% in 1997 and that since 1970 there has been 15 million square feet of retail space developed in Salt Lake County. The Gateway Project is approximately 40% entertainment and restaurants; the Crossroads Mall has about 1 0°/o entertainment and restaurants. Mr. Boyer then stated that he feels that the project does have the opportunity to become a great draw to bring people from a much broader area than a typical regional mall might draw. Mr. Boyer concluded by stating that, as a developer, this project is an enormous risk and at the same time it is the most exciting project that he has ever done.
Mr. Robert Fabre, a concerned citizen, asked what kind of effect will the proposed project have on the surrounding homeless shelters. Mr. Wright stated that in the Gateway master planning process, the issue of the homeless facilities and support services was debated. The outcome was that specific action would not be taken to remove the homeless facilities. However, the City anticipates that the homeless shelters will need to change some of the management practices at their facilities.
Upon receiving no further requests to address the Planning Commission, Mr. Smith closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Paterson then presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Mr. Paterson stated that staff has had a recommendation from the Utah Energy Office that "cool roof' materials be used on all flat roofs within the Gateway Project. Using "cool roofing" materials will help cut down on cooling costs during the summer months. Mr. Paterson then stated that staff will be recommending to add "cool roof' materials to the Gateway zoning at a later date.
Ms. Barrows asked about the requirement in the zone for public works of art and how it has been incorporated into the project. Mr. Paterson stated that the definition of public art is quite broad. There is some entertainment space planned in the plaza area such as a fountain and bringing City Creek to the surface. The final site and building plans will be reviewed by the Planning Commission at a later date.
Mr. Barrows asked concerning the requirement for a residential component on 500 West. With the Planning Commission being asked for a conditional use for a hotel, does the hotel negate any of the need for the 20°/o affordable housing requirement for that use? Mr. Paterson stated that the Zoning Ordinance requires that any residential building that is above 75 feet in height include a 20% affordable housing component. The project is proposing a total of 650 to 700 housing units. If the project ends up with 700 housing units, there will need to be at least 140 affordable housing units spread throughout the residential portion of the project. Mr. Wright responded that the hotel use helps to accomplish the goal in the Gateway Development Master Plan of creating a residential character on 500 West. The hotel use will generate a substantial amount of pedestrian activity on 500 West.
Mr. Wright responded to some of the comments made earlier about 500 West by Mr. Huffaker. He stated that from the City's perspective, the buildings that front on 500 West are strongly anchored in the concept of providing expression of a base of a building at the lower levels and having a good interaction with the pedestrian level. Another thing to remember is that 500 West is going to be widened to 192 feet. The City's intention is to make 500 West feel like a smaller street at the pedestrian level, however, it will be quite a boulevard. Part of the concept of great streets is that framing a street is very important. A problem that often occurs with Salt Lake City's wide streets is that they are not framed with tall enough buildings so that they feel even wider than they really are. Staff feels that the size of the buildings on 500 West is actually very appropriate.
Mr. Fife asked who is monitoring the affordable housing requirements. Ms. Alice Steiner, Redevelopment Agency Director, stated that the petitioner is being required to make 130 units affordable to people earning 60o/o or less than the area median income if they are rental units and 80o/o or less than the area median income if they are "for sale" units. They are not permitted to have more than 50o/o of the 130 units be "for sale" units. Ms. Steiner continued by stating that the Redevelopn1ent Agency has agreed to reimburse some costs associated with building the units and also some costs associated with putting in the sidewalk, curb and gutter along 500 West. If the petitioner does not maintain the affordability standard, the Redevelopment Agency will stop making the reimbursement payments.
Mr. Mariger asked why the architect feels that 1 00 South needs to be narrowed for the Project to be successful. Mr. Doug Thimm, a design architect for the project, responded by stating that the narrower right-of-way, in relationship with the building heights, and the uses proposed on 100 South, will create the impression of a more intimate street and will help draw pedestrians on Rio Grande Street across 100 South.
Ms. Funk also noted that narrowing 100 South will act as a traffic calming measure.
Motions for Petition Nos. 41 0-329 &400-98-73:
Ms. Funk moved, based on the findings of fact, to approve Petition No. 410-329 for a planned development subject to the following conditions as listed in the staff report:
1. Final site plan and architectural details to be reviewed by the Planning Commission.
2. Compliance with all Departmental requirements.
3. All exterior modifications or renovation to the Union Pacific Depot must be reviewed by the Historic Landmark Commission.
4. Approval of any subdivisions of property required to implement the site plan.
5. Granting an easement for public use over Rio Grande Street and its connection to 400 West and 500 West Streets.
6. Granting an easement for public access from 500 West to the events plaza.
7. Developing a minimum of 20°/o of the housing units as affordable housing units.
8. Constructing Rio Grande Street at a minimum curb-face to curb-face width of 26 feet.
9. Compliance with all Zoning Ordinance requirements.
10. Deed to the City the full right-of-way width of 132 feet on 400 West.
11. A signage package be approved by the City.
12. City Creek designs be reviewed by the Planning Staff.
13. Deed to the City 60 feet for 500 West.
14. Granting an easement for public use over 50 North Street and its connection to 400 West and 500 West Streets.
15. Require "cool roofing" materials to be used on all flat roofs within the Gateway Project. (underlined portion added by the Planning Commission)
Ms. Funk ·further moved to approve the following conditional use requests as noted in the staff report:
1 Building height exemptions.
2 Setback exceptions.
3 Building material alternatives.
4 Exerr1ption from the requirement for 50o/o residential occupancy of buildings on 500 West to allow the development of a hotel.
1 Height exen1ptions for the clock tower and other decorative non-habitable elements.
2 Exemption from the minimum setback requirements for parking structures for the structure on the corner of 400 West and 100 South.
3 To allow the development of the surface parking lot at the north end of the project.
Ms. Short seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
Ms. Funk moved, based on the findings of fact, to forward a favorable recommendation that the City Council hold a hearing and adopt an ordinance to approve Petition No. 400-98-73 to partially close the right-of-way on 1 00 South between 400 and 500 West Street and narrow the right-of-way from 132 feet to 106 feet. Ms. Short seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. Mariger was opposed. Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
Ms. Funk moved, based on the findings of fact, to forward a favorable recommendation that the City Council declare the excess right-of-way surplus property so the ownership may be transferred to the petitioner in exchange for fair market value. Ms. Short seconded the motion. Ms. Short, Ms. Barrows, Mr. Fife, Ms. Funk, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. Mariger was opposed. Mr. DeMille, Mr. lker and Ms. Kirk were not present. Mr. Sn1ith, as Chair, did not vote. The motion passed.
OTHER BUSINESS
There being no further business, the meeting adjourned at 10:30 p.m.