1105 E 900 S - Complete Project Docs

451 SOUTH STATE STREET, ROOM 406 WWW.SLCGOV.COM/PLANNING PO BOX 145480, SALT LAKE CITY, UTAH 84114-5480 TEL 801-535-7757

Recognized Organization Input Notification

Proposed Planned Development – New Commercial Office Building

TO: Esther Hunter, Chair, East Central Community Council

Darryl High, Co-Chair, East Liberty Park Community Council

Jason Stevenson, Co-Chair, East Liberty Park Community Council

FROM: David J. Gellner, AICP, Principal Planner, Salt Lake City Planning Division

([email protected] or 801-535-6107)

DATE: February 2, 2017

RE: PLNSUB2017-00068 – Commercial Office Building 1105 East 900 South

The Planning Division has received the below request and is notifying your organization to solicit

comments on the proposal:

Request Type: Planned Development for a new commercial office building

Location: 1105 East 900 South

Zone: RB – Residential/Business

Request Description:

Rob White of Sugarhouse Architects is requesting approval from the City for a new commercial office

building to be located at 1105 East 900 South. The proposed building will have 2 levels above grade with

a basement below. Proposed occupancy is for retail/restaurant space on the main level and offices in the

basement and upper level. Planned Development approval is required to decrease the required front-yard

and corner side yard setbacks.

I have attached information submitted by the applicant relating to the project to facilitate your review as

well as an information sheet that outlines the project area clearly.

Request for Input from Your Recognized Organization As part of this process, the applicant is required to solicit comments from Recognized Organizations. The

purpose of the Recognized Organization review is to inform the community of the project and solicit

comments/concerns they have with the project. The Recognized Organization may also take a vote to

determine whether there is support for the project, but this is not required.

Per City Code 2.60.050 - The recognized community organization chair(s) have forty five (45) days to

provide comments, from the date the notice was sent. A public hearing will not be held, nor will a final

decision be made about the project within the forty five (45) day notice period. This notice period ends

on the following day:

March 20, 2017

Please contact me to let me know if you would like the applicant to attend and present their proposal at

one of your meetings within this 45 day period. Please indicate the day and time of your meeting and staff

will coordinate with the applicant to attend your meeting. Planning staff will be available at the meeting

to answer any questions related to decision standards or the decision making process.

Open House The Planning Division will be holding an Open House to solicit comments on this project. The Open House will be held on Thursday, February 16, 2017 from 5:00-7:00PM at the Tenth East

Senior Center located at 237 South 1000 East, Salt Lake City, 84102

mailto:[email protected]


Comment Guidance Public comments will be received up to the date of the Planning Commission public hearing. However,

you should submit your organization’s comments within 45 days of receiving this notice in order for those

comments to be included in the staff report.

As a Recognized Organization, we ask that you address the following questions in your comments:

What issues were raised at the meeting and whether any suggestions were made to address the

issues.

The number of persons that attended the meeting (not including those with the applicant or City

Staff).

Whether a vote was taken on the matter and if so, what the vote tally was.

Approval Criteria for a Planned Development For your reference, the following are criteria that the Planning Commission will use to make its decision.

The City’s technical staff will review the project to ensure it complies with adopted policies and

regulations. Input from your organization may be more general in nature but we recommend that you also

consider the below approval criteria:

21A.55: STANDARDS FOR PLANNED DEVELOPMENTS:

A. Planned Development Objectives: The planned development shall meet the purpose statement for a planned

development (section 21A.55.010 of this chapter) and will achieve at least one of the objectives stated in said

section (see below purpose statement and objectives);

21A.55.010. Purpose Statement: A planned development is intended to encourage the efficient use of land

and resources, promoting greater efficiency in public and utility services and encouraging innovation in the

planning and building of all types of development. Further, a planned development implements the purpose

statement of the zoning district in which the project is located, utilizing an alternative approach to the design

of the property and related physical facilities. A planned development will result in a more enhanced product

than would be achievable through strict application of land use regulations, while enabling the development to

be compatible and congruous with adjacent and nearby land developments. Through the flexibility of the

planned development regulations, the city seeks to achieve any of the following specific objectives:

A. Combination and coordination of architectural styles, building forms, building materials, and building

relationships;

B. Preservation and enhancement of desirable site characteristics such as natural topography, vegetation and

geologic features, and the prevention of soil erosion;

C. Preservation of buildings which are architecturally or historically significant or contribute to the character

of the city;

D. Use of design, landscape, or architectural features to create a pleasing environment;

E. Inclusion of special development amenities that are in the interest of the general public;

F. Elimination of blighted structures or incompatible uses through redevelopment or rehabilitation;

G. Inclusion of affordable housing with market rate housing; or

H. Utilization of "green" building techniques in development. (Ord. 23-10 § 21, 2010)

B. Master Plan and Zoning Ordinance Compliance: The proposed planned development shall be:

1. Consistent with any adopted policy set forth in the citywide, community, and/or small area master plan and

future land use map applicable to the site where the planned development will be located, and

2. Allowed by the zone where the planned development will be located or by another applicable provision of

this title.

http://sterlingcodifiers.com/codebook/getBookData.php?ft=3&find=21A.55.010


C. Compatibility: The proposed planned development shall be compatible with the character of the site, adjacent

properties, and existing development within the vicinity of the site where the use will be located. In

determining compatibility, the planning commission shall consider:

1. Whether the street or other means of access to the site provide the necessary ingress/egress without

materially degrading the service level on such street/access or any adjacent street/access;

2. Whether the planned development and its location will create unusual pedestrian or vehicle traffic patterns or

volumes that would not be expected, based on:

a. Orientation of driveways and whether they direct traffic to major or local streets, and, if directed to local

streets, the impact on the safety, purpose, and character of these streets;

b. Parking area locations and size, and whether parking plans are likely to encourage street side parking for

the planned development which will adversely impact the reasonable use of adjacent property;

c. Hours of peak traffic to the proposed planned development and whether such traffic will unreasonably

impair the use and enjoyment of adjacent property;

3. Whether the internal circulation system of the proposed planned development will be designed to mitigate

adverse impacts on adjacent property from motorized, non-motorized, and pedestrian traffic;

4. Whether existing or proposed utility and public services will be adequate to support the proposed planned

development at normal service levels and will be designed in a manner to avoid adverse impacts on adjacent

land uses, public services, and utility resources;

5. Whether appropriate buffering or other mitigation measures, such as, but not limited to, landscaping,

setbacks, building location, sound attenuation, odor control, will be provided to protect adjacent land uses

from excessive light, noise, odor and visual impacts and other unusual disturbances from trash collection,

deliveries, and mechanical equipment resulting from the proposed planned development; and

6. Whether the intensity, size, and scale of the proposed planned development is compatible with adjacent

properties.

If a proposed conditional use will result in new construction or substantial remodeling of a commercial or

mixed used development, the design of the premises where the use will be located shall conform to the

conditional building and site design review standards set forth in chapter 21A.59 of this title.

D. Landscaping: Existing mature vegetation on a given parcel for development shall be maintained. Additional

or new landscaping shall be appropriate for the scale of the development, and shall primarily consist of

drought tolerant species;

E. Preservation: The proposed planned development shall preserve any historical, architectural, and

environmental features of the property;

F. Compliance with Other Applicable Regulations: The proposed planned development shall comply with any

other applicable code or ordinance requirement.

Comment Submission Address You may submit your written comments via e-mail to [email protected] or mail them to:

ATTN David Gellner

Salt Lake City Planning Division

451 S State St Rm 406

PO Box 145480

Salt Lake City UT 84114-5480

If you have any questions, please call me at (801) 535-6107 or contact me via e-mail.


Project Description & Planned Development Information

To: Salt Lake City Corporation

Project: Commercial Building

Project Address: 1105 East 900 South

Zoning District: RB Date: January 26, 2017 This project consists of building a new commercial office building to replace the existing Clay Blackwell insurance building on the property located at 1105 East 900 South. The proposed building will be two levels above grade with a basement below. The proposed occupancy on the main level includes a restaurant and/or retail space while the basement and upper levels will contain office space. The design also includes an elevator and stair core that will connect all three levels. The existing corner lot has an asphalt parking lot on the north side of the property that is accessed from 1105 East. There is a fair amount of grade change from East to West along 900 South and there is an existing retaining wall on the East and North edges of the property. The existing sidewalks, curb and gutter, and parkway are not intended to be impacted by the project. Aesthetically, the proposed building design is intended to be a bridge between the existing houses to the East and the commercial buildings to the West. The building footprint is intentionally irregular which breaks down the massing and connects it to the residential pattern of the block face to the East. Brick is used as the primary exterior cladding material which further relates to the neighboring buildings. The hip roof is also intended to visually connect the building to its residential neighbors. It is important to note that the building is intended to look like a commercial building and not be confused as a home. The proposed design includes an outdoor seating area along the south side of the building which serves to connect it to the public way and engage pedestrian and vehicular traffic. As a part of the building development process, the owner is seeking relief from the following zoning regulations of the Salt Lake City Zoning Ordinance:

1. Ordinance 21A.24.160.F.1, decrease the Front Yard Setback from 20’ to 10’. 2. Ordinance 21A.24.160.F.2, decrease the Corner Side Yard Setback from 10’ to 4’6”.

Why relief is being requested.

1. The existing development pattern on the north side of 900 South is highly irregular especially on the West end of the block where this project is located (see aerial image below). The proposed footprint emulates this pattern and will only extend 5’ past the adjacent house to the East.


2. The existing development pattern on the West side of 1100 East is much more uniform than the North block face. However, the parking lot and rear yard of the proposed building provide more than 60’ of open space between the proposed building and the adjacent home to the North.

This project will meet the following objectives of a Planned Development:

1. Combination and coordination of architectural styles, building forms, building materials, and building relationships. The existing building is one of the few buildings that does not coordinate with the architectural styles, building materials, or building relationships within the 9th and 9th corridor. The shake shingle mansard roof and bright blue trim do little to contribute to the architectural landscape of the street. The proposed building on the other hand will coordinate with the architectural styles, building forms, and building materials of the existing residential and commercial buildings prevalent in the area and the intent is for the building to serve as a “bridge” between these two building types. The irregular footprint, brick cladding, and overhanging hip roof all relate to the neighboring homes, while the building height, expanses of glass, and building scale are characteristics of the commercial buildings in the area.

2. Use of design, landscape, or architectural features to create a pleasing environment. The proposed design includes a large outdoor patio area for restaurant seating along the south edge of the building. This patio will contribute to the visual and acoustic vibrancy of the streetscape and create another destination node along the 9th South corridor. Parkway trees will also be added along the frontage of 900 South and along 1100 East.

The dashed line demonstrates the irregular block face pattern along 900 South Street. The proposed building footprint shown at the corner of 900 South and 1100 East is intended to continue this pattern.


Parking

This development is going to add to the parking demand in the area and parking will likely be one of the concerns that people in the neighboring homes and businesses have. The parking calculation for the project is included in the table below. It is worth noting that one additional off-street stall could be added in the South West corner of the proposed parking lot. However, this stall would be in the building setback and therefore would require Planning Commission approval. The developer is willing to include this stall in the project if it is important to the neighborhood. Additionally, the developer is willing to add angled on-street parking along 900 South like the existing stalls one block west and in many of the blocks surrounding the 9th and 9th neighborhood. This could easily add 5 parking stalls while still maintaining area for landscaping and parkway trees.

Summary : 13 Stalls Required. Applying Pedestrian Friendly Amenities Exemption per 21A.44.040.B.8 reduces required parking to 9 stalls. 7 stalls

provided on site including 1 Handicap stall. Propose an additional 3 on-street parking stalls to be striped on 1100 East.

Total Parking Provided: 10 stalls

Bicycle Parking Required: 5% of 10 = 1 Bicycle Parking Provided = 6.

Note: This proposal makes some assumptions with regards to the tenant finishes. Each tenant build-out will require an updated parking calculation to verify

adequate off street parking is being provided.

Maximum stalls allowed = 14.4 * 1.25 = 18

Minimum Parking Required per Table 21A.44.060F Area Stalls

Required

6.1

Area Description

Second Level Office

Retail & Restaurant: 2 per 1,000 sf useable floor area

PROPOSED PARKING CALCULATION

*Applied Parking Exemptions for Pedestrian Friendly Development per 21A.44.040.B.8:

b. Pedestrian Friendly Amenities: 2,500 sf

c. Time Limited: 1,000 sf

First Level Restaurant

General Office Second Floor: 3 per 1,000 sf useable floor area

12.8Total

General Office Basement 1 1/4 per 1,000 sf useable floor areaBasement Level Office 2,040 sf 2.6

2,040 sf 4.1

Area* *Stalls

Required

2,040 sf

2,040 sf 2.6

0 sf 0

8.7

6.1

2 per 1,000 sf useable floor area, 0 required if less than 500sfOutdoor Dining Patio 490 sf

2,040 sf

0 0490 sf


1100 E

AS

T S

TR

EE

T

900 SOUTH STREET

N89°56'40"E 72.12'

N00°0

0'5

4"E

1

00.0

9'

S00°0

3'2

0"E

1

00.0

0'

S89°59'06" E 72.00'

EXISTING SIDEWALK

EX

IST

ING

SID

EW

ALK

GR

AS

S

100

101

102

103

106

105

104

99

100

101

102

105

104

103

102

101

102

103

104

106

110

112

106

110

108

106104

108

110

107

111

111

109

110103

NEW 2-STORY BUILDING W/ BASEMENT2,040 sf EACH LEVEL

6,120 sf TOTALMAIN LEVEL FINISH FLOOR = 103

25'-0"

10'-0"

6'-0"

10'-0"

ADJACENT HOUSE

ADJACENT HOUSE

PROPOSED

PARKING LOT7 STALLS

4'-0" RAMP DN

1:12EL.103EL.101.5

EL.102.5

17'-6"

8'-6"

PROPOSED STEPPED

RETAINING WALL

SETBACK LINE

SE

TB

AC

K L

INE

SE

TB

AC

K L

INE

SETBACK LINE

PROPOSED PATIO 490sf

PROPOSED

LANDSCAPE AREA

PROPOSED PERMANENT

RECYCLING & TRASH

CONTAINERS

PROPOSED

LANDSCAPE

AREA

PROPOSED SIDEWALK

PROPOSED

RETAINING WALL

PROPOSED

LANDSCAPE AREA

PROPOSED

LANDSCAPE

AREA

RETAINING WALL

TO BE REPLACED

5'-0"

8'-3"

24'-9"

20'-0"

10'-0"

5'-6"

10'-0"

2'-6"

6'-5"

4'-6"

22'-0" 22'-0"

11'-0"

22'-0"

22'-0"

22'-0"

PR

OP

OS

ED

ON

ST

RE

ET

PA

RK

ING

(3 S

TA

LLS

)

PROPOSED

PAR KWAY TREE

PROPOSED

PAR KWAY TREE

PROPOSED

PAR KWAY TREE

PROPOSED

PAR KWAY TREE

PROPOSED

PAR KWAY TREE

Proposed Site Plan


The existing building as seen from 9th South. The building style and materials are not exemplified by other buildings in the area.

The houses just East of the proposed project represent the prevalent residential materials and building forms.


Examples of the commercial building styles and materials prevalent in the area.


Proposed building concept as viewed from the corner of 900 South and 1100 East. The building is intended to incorporate building forms and materials that are prevalent in both the residential and commercial buildings in the area while the irregular footprint continues the pattern established on the existing block face. The roof may appear flat from certain perspectives, however, it is a pitched hip roof.

Gazing Percentage

South Façade Area: 1,507 sf South Façade Glazing Area: 582 sf = 39% West Façade Area: 893 sf West Façade Glazing Area: 164 sf = 18%

Salt Lake City Planning - Public Information Sheet Commercial Office Building – 1105 East 900 South PLNSUB2017-00068 Rob White of Sugarhouse Architects is requesting approval from the City for a new commercial/office building to be located at 1105 East 900 South. The proposed building will have 2 levels above grade with a basement below. Anticipated use is for retail/restaurant space on the main level and offices in the basement and upper level. Planned Development approval is required to modify the required front and corner side-yard setbacks. The property is zoned RB – Residential/Business.

For additional information and questions, the Salt Lake City Planning Division staff contact is: David J. Gellner, AICP, Principal Planner at 801-535-6107 or [email protected]


1100 E

AS

T S

TR

EE

T

900 SOUTH STREET

N89°56'40"E 72.12'

N00°00'54"E

100.09'

S00°03'20"E

100.00'

S89°59'06" E 72.00'

EXISTING SIDEWALK

EX

IS

TIN

G S

ID

EW

ALK

GR

AS

S

100 101

102 103

106

105

104

99

100

101

102

105

104

103

102

101

102

103

104

106

110

112

106

110

108

106104

108

110107

111

111

109 110103

NEW 2-STORY BUILDING W/ BASEMENT

2,040 sf EACH LEVEL

6,120 sf TOTAL

MAIN LEVEL FINISH FLOOR = 103

25

'-0

"

10

'-0

"

6'-0"

10'-0"

ADJACENT HOUSE

ADJACENT HOUSE

PROPOSED

PARKING LOT

7 STALLS

4'-0

"

RAMP DN

1:12

EL.103

EL.101.5

EL.102.5

17

'-6

"

8'-6"

PROPOSED STEPPED

RETAINING WALL

SETBACK LINE

SE

TB

AC

K LIN

E

SE

TB

AC

K LIN

E

SETBACK LINE

PROPOSED PATIO 490sf

PROPOSED

LANDSCAPE AREA

PROPOSED PERMANENT

RECYCLING & TRASH

CONTAINERS

PROPOSED

LANDSCAPE

AREA

PROPOSED SIDEWALK

PROPOSED

RETAINING WALL

PROPOSED

LANDSCAPE AREA

PROPOSED

LANDSCAPE

AREA

RETAINING WALL

TO BE REPLACED

5'-0

"

8'-3

"

24

'-9

"

20

'-0

"

10'-0"

5'-6"

10

'-0

"

2'-6"

6'-5

"

4'-6"

22'-0" 22'-0"

11

'-0

"2

2'-0

"2

2'-0

"2

2'-0

"

PR

OP

OS

ED

O

N

ST

RE

ET

P

AR

KIN

G

(3 S

TA

LLS

)

PROPOSED

PARKWAY TREE

PROPOSED

PARKWAY TREE

PROPOSED

PARKWAY TREE

PROPOSED

PARKWAY TREE

PROPOSED

PARKWAY TREE

Summary: 13 Stalls Required. Applying Pedestrian Friendly Amenities Exemption per 21A.44.040.B.8 reduces required parking to 9 stalls. 7 stalls

provided on site including 1 Handicap stall. Propose an additional 3 on-street parking stalls to be striped on 1100 East.

Total Parking Provided: 10 stalls

Bicycle Parking Required: 5% of 10 = 1 Bicycle Parking Provided = 6.

Minimum Parking Required per Table 21A.44.060FArea

Stalls

Required

6.1

Area Description

Second Level Office

Retail & Restaurant: 2 per 1,000 sf useable floor area

PROPOSED PARKING CALCULATION

*Applied Parking Exemptions for Pedestrian Friendly Development per 21A.44.040.B.8:

b. Pedestrian Friendly Amenities: 2,500 sf

c. Time Limited: 1,000 sf

First Level Restaurant

General Office Second Floor: 3 per 1,000 sf useable floor area

12.8

Total

General Office Basement 1 1/4 per 1,000 sf useable floor areaBasement Level Office 2,040 sf

2.6

2,040 sf 4.1

Area*

*Stalls

Required

2,040 sf

2,040 sf

2.6

0 sf 0

8.7

6.1

2 per 1,000 sf useable floor area, 0 required if less than 500sfOutdoor Dining Patio

490 sf

2,040 sf

0 0490 sf

Design Development

Project NoDate: January 25, 2017Sheet

Revision Date

Commercial Office

Building

1105 E 900 S

Salt Lake City, UT

SugarHouse Architects, LLC9087 Jeremy RdPark City, UT 84098

p 801.808.6131www.sugarhousearchitects.com

[email protected]

AS100

1/8"=1'-0"

Site PlanA3

Project Address: 1105 E 900 S Salt Lake City, Utah

Proposed Commercial Office

Building Development

Zone: RB

Relief Requested:

· 21A.24.160.F.1 Building Front Yard Setback From 20' to 10'

· 21A.24.160.F.2 Building Corner Side Yard Setback From 10' to 4'6"

Lower Level Shell

Main Level Shell

Design Development


Revision Date

Commercial Office

Building

1105 E 900 S

Salt Lake City, UT



[email protected]

A101

1/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

Basement Level Floor PlanA5

1/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

Main Level Floor PlanC5

Upper Level Shell

Design Development


Revision Date

Commercial Office

Building

1105 E 900 S

Salt Lake City, UT



[email protected]

A102

1/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

Upper Level Floor PlanA5

Lin

e o

f 30' M

axim

um

Allo

wable

Heig

ht

Standing Seam

Metal Roof

Painted Metal

Channel

Metal Fascia

Painted Metal

Channel

Brick Veneer

Alum Clad

Window

Composite Wood

Panel

Composite Wood

Panel

Area of South Facade: 1,507 sf

Area of Glass: 582 sf = 39%

Standing Seam

Metal Roof

Painted Metal

Channel

Brick Veneer

Alum Clad

Window

Composite Panel

Area of West Facade: 893 sf

Area of Glass: 164 sf = 18%

Design Development


Revision Date

Commercial Office

Building

1105 E 900 S

Salt Lake City, UT



[email protected]

A201

1/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

South ElevationA51/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

East ElevationA2

1/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

North ElevationC51/4"=1'-0" (24x36) 1/8"=1'-0" (12x18)

West ElevationC2

1105 E 900 S - Complete Project Docs

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