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From YouTube: Planning Commission Meeting - August 14, 2019
Description
Planning Commission Meeting - August 14, 2019
A
A
E
A
A
F
F
Zoning
and
all
new
construction
is
a
planned
development
here,
so
they're
not
asking
for
additional
height
waiver
of
setbacks.
Anything
else.
The
only
thing
that
they're
asking
for
is
a
waiver
of
some
of
the
materials
and
fenestration
tration
requirements,
so
that
is
part
of
the
plan.
Development
problem
a
process,
but
it
specifically
downloads
it
to
the
waiver
from
those
things
goes
through
design
review.
F
The
site
as
it
exists,
is
the
Thomas
electric
on
second
south.
It
should
be
noted
that
this
actually
wasn't
in
the
original
GMU
zone.
It
used
to
be
zoned
III,
and
it
was
recently
rezone
GMU
just
a
few
years
ago
by
the
RDA.
This
building
is
it's
old.
It's
neither
on
the
National
Register
or
in
a
district.
It's
in
a
national
or
local
district.
It
isn't
a
national
district,
it
would
qualify
for
tax
credits,
but
it
has
no
protection
whatsoever
in
terms
of
being
able
to
stop
a
demolition.
F
So
its
advantages
are
it's
in
a
national
district,
so
they
could
apply
for
tax
credits
and
stuff,
but
there's
it's
not
like
the
local
districts,
where
we
would
take
these
three
landmarks
or
any
protection
against
demolition.
The
I'm
going
to
try
and
switch
out
here.
This
is
the
design
requirements
for
the
GMU
zoning
district
did
I.
Do
this
right,
Marlene
have
I
ended
this
slide.
F
F
They
were
just
walls,
and
so
the
design
requirements
for
fenestration
of
four
materials
was
to
encourage
much
more
detailed
development
than
just
a
great,
then
just
a
flat
wall.
The
almost
every
project
that
has
come
through
in
the
planned
development
process
has
asked
for
some
waiver
of
materials.
The
first
big
project
that
happened
in
GMU
was
actually
the
Gateway
Shopping
Center
stucco
is
supposed
to
be
a
minor
element.
If
any
of
you
have
looked
at
gateway,
it's
not
really
a
minor
element.
F
It's
kind
of
the
major
element
of
Gateway
and
most
a
lot
of
the
apartment
buildings,
there's
Alta,
Gateway,
Liberty
gateway
and
I
know.
The
planning
commissioners
recently
approved
some
like
a
senior
housing
on
the
centro
civico
site
on
six
wes
and
some
other
things.
So
it's
been
a
pretty
normal
thing
to
waive
some
of
the
requirements.
So
what
they're
proposing
here
just
briefly,
is
the
ground
level
is
largely
glass
and
concrete
and
metal.
F
This
design
is
not
meant
to
replicate
color.
It's
just
kind
of
illustrative
of
materials,
so
the
grades
there
stucco
and
the
Reds
are
a
brick.
This
is
the
West
facade
you'll
note
in
the
staff
report.
There
is
a
right
away
on
the
web,
not
the
west,
the
east
side
of
the
building,
that's
wood
by
an
avenue
that
will
it's
a
it's
a
driveway,
but
it
also
will
function
in
the
long
run
as
a
mid
block
walkway,
so
they're
proposing
an
art
installation
part
of
that.
This
is
a
view
from
second
south
and
Woodbine.
F
F
You
specifically
asked
for
the
windows
to
have
a
three
foot
with
not
three
foot
three
inch
inlay
on
the
windows,
so
that
the
brick
has
some
three-dimensional
x'
around
windows,
the
brick
they're
using
it
would
only
give
it
two
and
a
half
so
they're
asking
for
a
half
inch
modification
on
the
brick,
the
gray
areas
which
are
proposed
to
be
stucco.
The
windows
there
will
be
more
flush,
they
won't
have
the
same
sort
of
three-dimensional
but
I.
F
Think
one
of
the
arguments
is
you
couldn't
argue
that
this
is
just
a
blank
curtain
wall
building,
even
though
that
there
are
facades
that
are
flat,
there's
a
lot
of
indentation
for
balconies
there's,
a
differential,
they've
responded
well
to
the
ground
level
and
their
rear
facade
in
the
long
run.
Eccles
Avenue
may
or
may
not
go
through
this
block.
That's
a
private
street
as
part
of
the
art
space
development
to
the
east.
F
The
RTA
has
plans
of
continuing
it
through
on
the
south
side
of
this
building,
but
the
RTA
doesn't
own
the
land
and
doesn't
control
it
at
the
moment.
This
is
the
second
South
facade.
There
is
a
driveway
on
second
south.
Now
so
there
their
drive
for
their
parking,
which
is
all
100%
internal
to
the
building,
will
be
off
second
South.
F
The
only
thing
they're
really
asking
for
is
variation
on
the
materials
and
the
fenestration
and
part
of
the
argument
for
approval
is
even
though
there's
variations
on
that.
It
still
is
it's
not
a
flat?
It's
not
a
flash
cube
and
it's
as
varied
as
others
that
have
been
approved
in
this
zone.
So
we
recommended
approval
with
a
couple
of
conditions
merely
that
mostly
the
staff
be
able
to
go
back
and
help
finalize
with
the
public
way
of
improvements
and
the
art
project.
B
Good
evening,
thank
you
Commission.
My
name
is
Marc
Isaac
I'm,
the
owner's
representative
on
this
project.
I
have
worked
with
the
planning
staff
in
the
city
here
and
many
of
you
on
numerous
projects
throughout
the
city
and
we're
really
appreciative
of
the
efforts.
The
the
unique
aspect
to
this
one
is:
this:
is
a
lytec,
low-income,
housing
tax
credit
deal.
It
is
sixty
five
units,
all
units
are
rent,
controlled
and
desperately
needed.
B
The
relief
on
the
fenestration
in
the
exteriors
is
simply
cost
management
measures,
because
we
still
want
to
provide
a
fitness
center
and
a
nice
common
area
and
under
the
building
parking
and
all
the
nice
amenities
that
we
see
in
all
the
market
rate
deals
around
town,
but
to
keep
within
the
confines
of
the
approvals
of
your
finance
through
the
tax
credit
programs,
you
have
to
cut
somewhere.
So
we're
really
proud
of
the
look
in
the
feel
of
this
building
and
the
unique
uniqueness
of
it.
B
I
think
that
Eric
and
his
team
at
architectural
belgique
have
done
a
beautiful
job,
delivering
a
light
tech
project
that
to
the
layman
or
to
people
on
the
streets
in
our
town,
nobody's
not
gonna,
feel
that
that
is
a
market
rate
deal
and
that
is
top
rate
top
quality
project
and
we're
proud
of
that.
We've
worked
really
hard
at
the
design,
the
architectural
elements,
the
art
installation
to
fit
into
the
art
space
and
the
GM
use
zoning.
B
Originally
this
project
had
gone
through
city
processes
under
conditional
building
and
site
design
review
with
the
previous
owner
for
88
units
and
was
well
on
its
way
to
approvals.
We've
been
to
the
neighborhood
council:
twice
we
have
letters
of
recommendation
and
support
the
the
neighborhood
councils
very
appreciative
of
our
efforts
and
dialogue
with
them.
So
we're
pleased.
We
think
this
is
a
perfect
location
in
our
community.
We
have
the
light
rail
transit
station
right
outside
the
front
doors.
B
It's
adjacent
to
some
of
the
services
I
realize
some
of
those
services
will
be
moving,
but
there
are
services
downtown
for
this
area
and
every
single
unit
is
low
income
housing,
not
20%.
Like
you
see
so
many
applicants
in
front
of
you
have,
with
the
market
rate,
deal
subsequently
in
cost
measures.
We've
we've
tried
to
maintain
a
little
more
strict
budget
on
some
of
the
exteriors
and
I'll.
G
Name
is
Eric
with
architecture.
Belgique
is
more
kind
of
pointed
out,
I'm
really
here
to
be
able
to
discuss
and
kind
of
walk
you
through
the
design
and
some
of
the
things
that
we've
really
tried
to
do
with
materials
to
gain
that
same
look
of
the
fenestration
and
windows
with
changes
in
materials,
changes
in
the
actual
building
pop
outs
and
decks,
and
things
like
that.
So,
as
you
can
see,
what
we've
really
tried
to
do
is
emphasize
the
patios
of
these
units.
So
those
are
the
things
that
stick
out.
G
We
also
have
the
brick
that's
at
the
base
of
that
the
brick
does
allow
us
on
the
lower
two
levels
to
get
that
pointed
out
that
two
and
a
half
inch
relief
to
the
window.
However,
when
you
get
above
30
feet
in
code,
compliance
you're
no
longer
able
to
use
full
brick,
you
have
to
go
to
a
thin
brick
which
doesn't
allow
us
to
get
that
amount
of
relief
without
reframing
the
entire
wall
and
coming
up
with
a
much
more
complicated
solution
to
allow
that
type
of
relief.
D
No
video
so
I'm
wondering
I,
actually
walk
along
this
I
work
right
around
the
corner,
so
I
pay
attention
to
how
I
feel
when
I
walk.
What's
there
now
so
I'm
wondering
if
a
long
ii
south
there's
not
some
sort
of
thing
you
can
do
to,
because
it's
all
glass
and
it
right
now
the
building
goes
right
up
to
it.
There's
no
goes
right
up
to
the
sidewalk,
and
it's.
If
there's
not
some
sort
of
architectural
elements
you
can
do
to
provide
almost
like
a
canopy
feeling
or
like
in
the
front
door.
D
G
Something
that
we
could
look
into,
we
do
have
the
one,
like
you
pointed
out
over
the
main
entry.
One
of
the
challenges
that
we
have
is
that
the
main
level
is
apt
deck
or
a
post-tensioned
deck,
which
is
has
a
12-inch
concrete
floor
in
between
there.
So
attaching
and
getting
things
like
that
becomes
slightly
more
difficult
because
you
can
affect
the
structure.
D
G
B
We'd
be
happy
to
look
into
making
those
kinds
of
edits
and
changes.
The
one
thing
that
we
caution
on
those
things
is
when
we're
over
the
top
of
these
public
ways
in
these
sidewalks
any
type
of
canopy
door.
Cantilevered
type
element
is
a
snow
load
and
an
I-strip
and
that's
the
north
wall.
That's
the
frozen
wall
and
boy
have
I,
had
challenges
on
so
many
buildings,
I've
built
in
our
city
by
providing
really
cool
architectural
features.
B
But
if
your
drainage
isn't
spot-on
and
you
get
that
drainage
away
from
those
sidewalks,
you
have
a
drip
and
slip
element,
and
so
the
angle
with
the
parking
structure
and
tying
in
to
storm
drain,
it
becomes
a
little
bit
more
convoluted
issue
than
just
adding
an
eyebrow
but
would
be
happy
to
work
with
staff.
We
can
work
with
something
through
I've
done.
An
awful
lot
of
it.
I
can
find
something
Amy
that
I
think
you'd
be
really
really
pleased
with
give
us
an
opportunity
and.
H
Hi
I'm
the
architect
here
so
sorry,
that's
why
they're
all
looking
at
me,
so
so
one
of
the
things
I'd
like
to
query
you
a
little
bit
about
is
what
how
you
decided,
what
materials
go
where
on
this
facade,
because
you
have
like
seven
different
facade,
materials
and
I
know
that
the
glass
thing
on
the
ground-floor
is
more
or
less
part
of
the
deal
with
this
with
this
GMU
district,
but
why
the
it's
not
stucco
it
Cephas
right!
This
is
actually
going
to
be
stucco.
Okay,.
G
B
H
It
doesn't
seem
to
have
a
lot
of
order
to
it
in
in
sort
of
where
the,
where
things
stick
out,
where
they
go
back
in.
You
know,
they're
not
continuous
from
top
to
bottom,
and
so
there's
a
lot
of
things
about
this,
which
I
think
would
not
eat
more
costly.
The
kind
of
correct,
but
it
actually
might
be
easy,
may
even
be
less
costly
in
some
instances
where,
for
example,
you
could
bring
some
of
you,
you
talked
about
emphasizing
the
balconies,
but
in
the
middle
you
sort
of
break
it.
H
H
H
H
You
know
if
I
use
metal
panels,
then
I
use
them
consistently,
not
just
here
and
there
and-
and
so
these
are
just
basic
design,
two
rules
that
would
make
this
building
a
little
more
coherent
and
I.
Think
we
find
a
lot
of
this
problem
in
some
of
the
architecture
in
Salt
Lake
that
we're
building
now,
where
it
it
seems
to
particularly
in
our
guidelines.
Sometimes
it
encourages
a
huge
amount
of
different
materials
when
in
fact
something
like
art
space
you
wouldn't
want
on
the
building.
H
G
H
A
B
A
A
D
A
D
F
D
I'm
gonna
I'll
take
a
stab
at
it,
based
on
the
information
in
the
staff
report,
the
information
presented
and
the
input
received
during
the
public
hearing
I
move
that
the
Planning
Commission
approved,
PLN
PCM
20
1900
477
a
request
for
a
plan
development
generally
located
at
549
West
200
South
in
a
GM.
U
zoning
district
with
the
following
conditions:
that
design
elements
and
material
choices,
as
discussed
in
the
meeting,
are
delegated
to
staff.
To
consider
for
the
final
approval.
F
D
U
zoning
district
with
the
following
conditions:
one
final
approval
of
the
details
for
public
art,
signage
lighting,
streetscape,
details,
hardscaping
and
landscaping
to
be
delegated
to
planning
staff,
to
ensure
compliance
with
the
general
city
standards
and
for
specific
design
review
and
planned
development
approval
standards
to
approval
is
for
the
specific
items
discussed
and
identified
in
the
staff
report.
All
other
applicable
zoning
regulations
and
requirements
from
other
city
departments
still
apply.
A
C
F
F
F
I
I
I
Additionally,
the
applicant
is
seeking
conditional
use
approval
for
an
attached
accessory
dwelling
unit
in
the
basement
of
the
new
home.
That's
proposed
planning
staff
is
recommending
approval
for
the
plan,
development
and
conditional
use
and,
as
you
can
see
on
the
map
here,
it's
just
the
site
is
on
the
corner
of
Navajo
Street
and
meat
Avenue,
and
then
this
is
the
rendering
of
the
of
the
proposed
new
home.
I
I
I
Well,
hopefully,
you
can
follow
what
I'm
saying
I
can't
get
the
pointer
to
work,
but
it's
a
lot.
One
has
a
new
curb
cut
that
will
come
in
to
meet
Avenue
I
mean
Navajo
street.
This
is
during
our
public
involvement.
We
held
an
open
house
and
a
gentleman
raised
issues
about
parking
in
front
of
the
property,
and
so
that
was
addressed
by
moving
the
parking.
As
you
can
see,
it's
just
on
the
the
south
behind
the
facade
of
the
property.
I
Now
and
then
lot
2
will
have
a
curb
cut
on
meet
Avenue
that
comes
in
with
three
parking
spaces
on
the
side.
Those
two
parking
spots
will
serve
them
main
residence
and
then
one
serves
the
accessory
dwelling
unit,
and
then
you
can
see
that
the
a
pathway
that
leads
in
the
basement
that
leads
to
the
West
in
the
basement.
There
is
a
hobby
shop
as
well,
that's
proposed
so
in
the
basement,
there's
an
accessory
dwelling
unit
and
a
hobby
shop
that
will
be
an
art
studio
which
I
have
a
picture
of
in
just
a
moment.
I
So,
as
far
as
requested
modifications,
they
are
requesting
relief
from
the
24
requesting
front
yard
setback,
requirements
relief.
So
in
the
r15
thousand
zone,
the
minimum
doubt
to
the
front
yard
is
determined
by
taking
the
average
of
all
the
buildings
on
the
block
face,
and
in
this
case
it
would
be
28
feet.
But
if
there
are
no
buildings
in
the
block
face,
it
goes
to
20.
This
is
actually
a
pretty
small
compared
to
other
neighborhoods,
a
pretty
small
block
face
there.
I
Additionally,
staff
feels
that
by
allowing
and
granting
this
relief
we're
more
likely
to
preserve
the
existing
home
on
the
lot,
because,
under
current
zoning,
the
applicant
could
tear
that
down
and
build
a
bigger
house
or
add
in
addition
to
that
house
and
the
west
side,
master
plan
specifically
calls
for
infill
of
this
type,
so
smaller
scale,
homes
and
smaller
scale
Lots
to
preserve
the
character
of
the
neighborhood.
So
that
was
another
reason
that
staff
felt,
though
this
is
an
appropriate
request.
I
The
applicant
is
also
requesting
relief
from
sight
in
your
art,
your
regard
encroachments.
So
if
you
look
on
the
site
plan
here,
I've
tried
to
highlight
it
in
red,
but
the
staircase
leading
to
the
basement
hobby
shop
encroaches
into
the
site,
er
setback
by
about
5
or
4
feet,
and
then
the
rear
yard
also
has
a
staircase
encroachment
that
would
encroach
into
the
20-foot
yard
setback
so
they're
requesting
really
from
those
as
well.
After
weaving
this
site.
I
So
currently,
if
a
great
change
above
four
feet
requires
a
special
exception
approval
and
they
are
proposing
to
go
about
five
five
feet:
five
inches
for
the
staircase,
which
we
also
felt
like
granting.
That
relief
was
reasonable,
given
that
it
would
preserve
the
existing
home
on
the
site
and
allow
them
to
to
create
a
smaller
footprint
home.
I
I
The
accessory
dwelling
unit
fits
all
of
the
zoning
standards,
unlike
the
ones
that
I've
brought
to
you
before,
where
the
accessory
dwelling
and
it
can
be
a
maximum
of
six
hundred
and
fifty
square
feet.
Those
are
four
detached
units,
since
this
is
an
attached
unit,
it
can
be
a
50%
of
the
home
square
footage.
So
this
one
is
actually
proposed
to
767
square
feet
which
is
allowed
and
then
like
I
mentioned
before
they
have
an
on-site
parking
spot
provided,
but
they're.
I
Also,
two
UTA
bus
stops
directly
in
front
of
the
property
and
then,
as
far
as
the
plan,
the
unit
development
objectives.
As
you
know,
they're
required
to
meet
one
of
the
objectives
to
move
forward
with
a
plan
to
unit
development
and
after
review
staff
felt
that
they've
met
three.
So
the
first
one
is
housing
that
they're
providing
a
different
housing
type.
That's
typically
found
in
that
neighborhood
I'm
accessory
dwelling
units
being
one
of
them
sustainability.
I
The
applicant
has
proposed
a
house,
that's
considered
a
passive
house
and
after
doing
research
and
looking
at
the
building
plans
agrees
that
it
meets
those
requirements
and
then
master
master
plan
implementation
on
the
west
side.
Master
plan
specifically
calls
for
this
scale
of
development
as
infill
as
well
as
specifically
calls
out
accessory
dwelling
units
as
a
way
to
increase
density
in
the
area,
while
preserving
the
scale
of
the
of
the
neighborhood
and
then
just
some
site
photos.
So
this
is
the
view
of
the
site.
I
I
H
E
A
I
J
So
I
should
introduce
myself
because
I'm
not
Tom
candy.
My
name
is
Dave
brach
I'm.
Actually,
the
principal
architect
at
the
firm
Tom
has
been
the
project
architect,
but
he
he
couldn't
come
tonight,
so
he
asked
me
to
come,
but
actually
I'm.
Also
a
neighbor
I
live
in
this
neighborhood
I've
lived
in
Glendale
for
the
last
15
years.
J
In
fact,
about
a
year
ago,
I
was
walking
my
dog
at
about
10:30
at
night
and
and
I
walked
past.
This
property
and
I
saw
the
sign
that
was
up
for
the
for
the
subdivision
and
and
I
said:
hey,
that's
interesting
and
so
I
looked
it
up
at
Salt,
Lake,
City
and
and
actually
sent
the
email
sent
an
email
to
the
owner,
saying
hey
kind
of
cool.
What
you're
doing?
J
If
you
need
an
architect-
and
he
called
me
like
three
months
later
and
we
signed
a
contract
and
he
hired
us
to
design
the
building
so
so
I'm,
the
architect
and
I'm,
also
a
neighbor
part
of
that
community.
So
really
what
we
try
to
do
was
well.
My
first
reaction
to
the
to
the
program
was
that
he
was
the
he
he
and
she
it's
a
couple.
That's
gonna
live
there.
They
were
actually
asking
for
a
lot.
C
J
J
So
so,
essentially
it's
a
split-level,
but
because
there's
an
Adu
below
you
know
we
just
instead
of
going
in
and
then
and
then
having
a
stair
going
up.
We
have
a
start
going
up
and
then
and
then
we
go
in
so
that
so
the
front
porch
is
sort
of
outside
as
opposed
to
inside,
and
that's
actually
one
of
the
reasons
that
were
asking
for
the
20
foot
front,
yard
setback,
because
because
we
just
we
just
really
couldn't
fit,
you
know
it
was.
J
But
so
what
we
decided
to
do
is
really
just
kind
of
focus
on
on
a
couple
things
not
to
make
it
too
complicated
or
expensive.
So
really
we're
gonna
focus
on
air,
tightness
and
and
fresh
air
energy
recovery
ventilation.
So
we're
going
to
make
the
house
really
airtight
we're
shooting
for
basically
like
a
pacifist
level
of
air
tightness
and
then
we'll
have
a
fresh
air
energy
recovery
ventilation
system
in
the
house.
J
So
it
brings
in
fresh
air
filters,
fresh
air
and
then
just
just
slightly
better
than
code
envelope,
our
values
so
a
little
bit
more
in
the
wall,
a
little
bit
more
under
the
slab
in
the
basement
and
a
little
bit
more
in
the
attic
and
and
trust
me
like.
If
we
can
do
that,
that's
gonna
it's
going
to
make
it
a
really
really
above-average
house,
so
so
I
think
I
think
that's
just
about
it!
If
anybody
has
any
other
questions,
any.
J
I'm
building
one
yeah,
so
so
the
ad
I
mean
the
a
an
attached
a
to.
You
is
basically
just
like
a
single-family
house
got
one
sewer
connection
and
all
the
bathrooms
hook
up
to
the
same
sewer,
one
sewer
lateral,
so
those
those
will
all
be
I'll
be
connected,
just
like
it
would
for
a
single-family
house.
J
It's
basically
like
a
mother-in-law
apartment
in
the
basement
and
and
by
the
way,
I
apologize
for
sort
of
speaking
out
of
turn
from
the
crowd
back
there,
but
so
yet
that
the
what
makes
it
an
ad
you
there
are
many
things,
but
it
has
to
be
owner-occupied,
of
course,
and
also
there
are
entry
requirements
for
a
to
use.
So
you
can't
you
can't
do
like
two
entries
in
the
front
of
the
house,
like
you
would
with
the
duplex.
J
The
entry
has
to
be
has
to
be
like
around
the
back
like
we
have,
or
something
like
that,
like
a
basically
it's
sort
of
like
a
subservient
type
of
use,
and
then,
of
course,
as
was
mentioned,
this
the
size
size
restriction.
So
so
you
have
a
suit.
The
sewer
is
it's
pretty
much.
Just
like
a
single-family
house,
yeah.
H
J
A
Okay,
my
name
is
Jim
Esplin
I
live
directly
across
the
street
on
how
the
whole
street
I
guess.
I
have
a
question
for
the
architect
since
they're,
making
the
the
lot
the
house
taller
than
than
the
other
house
I'm
a
little
concerned
about
losing
my
mountain
view
and
wondering
if
that
new
house
is
going
to
protect
project
to
the
north,
any
farther
than
the
old
house.
A
J
I
J
Yeah,
so
so
the
the
the
the
the
front
the
north
face
of
the
new
home
is
gonna,
be
it's
gonna,
have
a
20
foot
setback,
basically
from
from
the
property
line
with
approximately
the
sidewalk,
the
old,
the
the
existing
home
should
I
can't
even
read
it,
but
there
is
a
dimension
on
here.
Oh
here,
well
yeah!
You
can
see
it
there.
So
the
the
front
face
of
the
new
does
project
looks
like
probably
six
to
eight
B
beyond
the
old
one.
J
I
J
E
I'll
make
a
motion
based
on
the
analysis
and
findings
listed
in
the
staff
report.
I
move
that
the
Planning
Commission
approved
the
plan
development
request,
PLN
SUV,
2019,
zero,
zero,
four
61
additionally,
I
move
that
the
Planning
Commission
approved
the
conditional
use
permit
PLN
PCM
2019,
zero,
zero,
five,
five,
seven,
four,
an
attached
accessory
dwelling
unit.
This
recommendation
is
based
on
the
conditions
of
approval
listed
below
final
details
regarding
these
conditions
of
approval
are
delegated
to
planning
staff
condition.
One
approval
is
for
the
specific
items
discussed
and
identified
in
the
staff
report.
F
C
E
D
C
L
All
right
hi,
so
this
is
a
request
by
Eric
Falls,
the
architect,
representing
the
property
owners
for
a
design
review
approval
on
a
new
hotel
at
1865,
West
North
temple.
This
project
is
being
presented
to
you
today
because
the
applicant
is
requesting
modifications
to
the
TSA
development
and
design
standards
that
will
affect
the
building's
placement
on
the
lot
Street
facing
facades
and
landscaping
yards
landscaping
of
yards.
Sorry
to
give
a
quick
preview
of
the
project.
L
The
new
hotel
will
be
an
l-shaped
building
four-story
with
84
gas
rooms,
which
will
replace
a
hotel
and
market
existing
on-site.
The
ground-floor
will
have
a
hotel's
reception,
Lobby
guests,
amenities
and
other
guest
rooms,
and
then
the
upper
floors
will
be
exclusive
exclusively
used
for
guest
rooms.
L
All
the
building
facades
will
be
clad
with
stone
and
metal
panels
interrupted
by
glass
and
windows,
glass
of
windows
and
doors.
The
street
facing
facades
will
include
architectural
features
such
as
curved
roof,
top
particles,
glass
curtain
walls
and
lighting
elements
around
elevator,
shafts
and
main
entrances.
The
proposed
hotel
will
also
include
a
surface
parking
lot
for
40
vehicles
located
behind
the
building,
a
private
pocket
park
along
Orange
Street
and
an
outdoor
seating
Plaza
for
hotel
guests
on
the
northeast
corner
of
the
lot.
So
diving
into
the
modifications
requested.
L
The
first
one
would
be
the
maximum
corner
side
yard
setback
of
15
feet.
The
building
is
being
proposed
at
twenty
twenty
nine
and
a
half
feet
from
the
property
line
because
of
the
existing
electrical
transmission
lines
that
run
along
the
west
property
line,
and
that
would
be
very
costly
to
move
to
counter
the
increased
distance.
The
applicant
is
proposing
roof,
overhangs,
an
outdoor
seating
and
pocket
park
within
that
setback
area.
L
L
That
is
due
to
the
limit
on
the
size
of
the
guest
room
windows
imposed
by
the
hotel
brand
standards
and
to
counter
that
glass
reduction.
The
applicant
is
proposing
an
additional
four
percent
of
glazing
that
it
will
be
treated
on
windows
located
in
the
mechanical
room
and
bathroom.
So
those
are
the
ones
highlighted
in
red.
L
Staff
considered
four
elements:
the
first
one
being
the
engagement
with
Orange
Street.
Our
industry
is
being
largely
reflected
by
these
modifications.
Orange
Street
is
also
a
dead-end
street
with
inconsistent,
kerbin
sidewalks,
so
there
it
could
use
some
improvements.
So
a
lot
of
the
considerations
was
giving
to
that
facade.
L
The
development
is
proposing
curb
gutter,
Park
strip,
landscaping
that
will
improve
the
street
and
make
it
more
pedestrian
friendly,
but
the
modifications
will
impact
the
engagement.
The
building
will
have
with
the
street
planning
staff.
However,
recognize
that
the
request
to
increase
the
setback
and
modify
the
requirements
for
the
number
of
entrances
in
glass
are
warranted
due
to
the
cost
of
moving
and
bearing
state-to-state
transmission
lines
which
those
are
and
to
the
nature
of
the
hotel
use
to
balance
the
needs.
L
The
applicant
is
including
improved
landscape
areas,
roof
overhangs,
public
and
semi-private
uses
within
the
increased
setbacks
and
changes
in
building
materials.
Glazing
will
be
maximized,
side
doors
will
connect
the
building
to
the
street
via
well-defined
walkways
and
the
use
of
stone
and
metal
panels
will
create
some
interest
in
the
building
facade.
L
L
Second,
we
consider
the
primary
entrance.
The
building
was
initially
proposed
with
the
primary
entrance
efface,
seeing
the
parking
area,
but
as
the
project
evolved,
the
hotel
gained
two
primary
entrances,
one
facing
north
temple
and
another
facing
the
parking
lot.
Both
are
highlighted
and
illuminated
both
are
highlighted
with
illuminated
awnings
and
signs
and
are
equally
thought
out
to
enhance
the
building.
They
each,
however,
cater
to
the
type
of
travel
mode
it
serves
and
takes
into
consideration
the
appropriate
scale.
L
So
the
first
one
is
a
rendering
of
the
entrance
see
the
entrance
facing
north
temple
and
the
other
one
facing
the
parking
lot
and
then
the
second
image
shows
how
the
project
evolved.
The
first
submission
didn't
have
a
lot
of
engagement
with
north
temple
and
the
the
second
image
is
what
we're
proposing
now
or
the
applicant
is
proposing.
Now.
L
This
proposal
include
a
small
percentage
of
efis
on
all
facades,
including
the
ground
floor,
to
achieve
the
look
required
by
the
hotel
brand
standards,
but
the
element
it
creates
is
actually
enhancing
the
building
by
creating
an
architectural
feature
that
delineates
the
building.
As
you
can
see
on
the
second
image,
the
building
could
easily
be
redesigned
to
have
the
material
only
on
the
upper
floors,
but
this
change
would
break
the
vertical
continuity
continuity
of
this
element
and
would
compromise
the
overall
quality
of
the
design.
L
And
then
we
consider
the
the
conflict
between
this
new
use
and
the
existing
uses,
based
on
public
comments
and
while
staff
recognized
that
the
existing
non-conforming
having
commercial
uses
and
the
new
density
high-density
proposed
by
the
TSA
standards
could
create
some
visual
and
use
conflicts.
But
the
overall
redevelopment
of
the
site
is
desirable
for
the
city's
adopted
plans
and
they
used
the
mass
and
scale
of
the
building
and
the
reduced
parking
are
in
line
with
the
TSA
standards.
L
To
sum
it
up,
the
modifications
requested
are
necessary
to
accommodate
requirements
imposed
by
factors
outside
of
the
zoning
regulations,
such
as
existing
transmission
lines
and
the
imposed
hotel
brand
standards,
but
the
proposed
development
has
evolved
through
the
process
to
a
final
product
that
staff
finds
it
complies
with
the
purpose
of
the
zoning
district,
the
standards
of
the
design
review
and
the
adopted
city
plans
and
policies.
Therefore,
we're
recommending
that
Planning
Commission
approved
the
design
review
with
the
conditions
listed
in
a
staff
report.
L
L
K
Yeah
we're
excited
to
continue
work
with
the
city
and
implementing
the
north
temple
master
plan.
This
is
our
second
project
in
the
area
we
were
involved
in
the
North
temple
flats,
affordable,
housing,
apartment
community,
that's
just
about
a
quarter
mile
to
the
west
in
1999
West,
so
we've
owned
and
operated
the
current
property
for
a
number
of
years
and
we're
excited
to
improve
it
and
improve
the
overall
neighborhood
and
help
the
city
meet
its
master
plan
goals.
L
L
K
Can
I
make
a
quick
comment
while
she's
pulling
that
up
part
of
the
challenges
we
had
was
just
from
the
power
lines
in
the
easement
that
Rocky
Mountain
Power
has
for
those?
These
are
very
high
powered
interstate
transmission
lines
to
move
them
would
have
been
extremely
expensive
and
cost
prohibitive
and
I'm
really
thrilled
with
work
that
Eric
and
staff
have
done
to
work
around
those
easement
and
still
come
up
with
a
plan
that
works
well
for
the
city
hopefully,
and
creates
a
nice
product.
G
G
We've
made
quite
a
few
concessions,
worked
with
quite
a
bit
to
be
able
to
find
a
design
that
met
both
Best
Westerns
brand
style,
as
well
as
the
zoning
requirements
and
trying
to
find
that
middle
ground
where
we
could
meet
both
without
offending
either
one.
So
what
we've?
What
I've
got
here
is
just
a
little
bit
further
explanation
on
what
we've
got.
So
it's
why
I
pointed
out
with,
with
the
zoning
requirements
of
really
being
a
pedestrian
oriented
zone.
G
You
can
actually
see
through
the
hotel
allowing
you
to
get
the
reception
area,
the
lounge
and
then
all
the
way
through
what
is
called
a
lite-brite
wall,
which
is
the
little
dots
that
wall
extends
both
behind
the
reception
desk
and
then
out
through
the
building
into
the
parking
lot,
so
that
you
can
see
both
of
those.
So
we
really
felt
like
we
would
need
it
to
carry
Best
Westerns
brand
style
of
their
porte-cochere
on
the
front
and
then
scale
that
so
that
we
could
meet
the
zoning
requirements
to
their
allow
that
pedestrian
friendly
feel.
G
We
also
because
we
have
an
l-shaped
hotel
is
we
wanted
to
create
a
really
dramatic
corner
yard
element,
so
our
curtain
wall
lobby
we've
moved
that
out
to
the
front
so
that
it
can
be
extremely
visible,
particularly
at
night,
since
that
entire
element
would
be
lit,
along
with
the
glow.
Hotel,
obviously
has
quite
a
bit
of
emphasis
on
lighting
at
night
to
be
able
to
create
their
uniqueness,
so
we've
added
in
the
curtain,
wall
system
and
elevator
lobby
to
coincide
with
the
lighting
element
at
the
elevator
shafts
and
stairwells,
which
is
the
LED
lighting
directly.
G
Next
to
that,
these
night
renderings
just
show
how
this
is
going
to
be
visible
for
those
travelers
coming
in
from
the
airport
on
either
later
flights
or
later
travel.
This
is
the
big
one
that
caused
us
to
be
here
is
the
power
lines
and
the
amount
of
changes
that
we
had
to
do
so.
This
is
from
Orange
Street.
You
can
see
that
there
are
a
lot
of
power
lines
and
these
are
modeled
specifically
to
exactly.
What's
there,
there's
no
dramatization
here.
G
These
are
the
poles
that
are
there
the
number
of
lines
that
are
there
in
the
locations
that
are
there.
So
we
really
had
to
shift
the
hotel
in
order
to
be
able
to
again
meet
the
brand
standards
with
the
overhanging
roofs,
as
well
as
being
able
to
provide
Rocky
Mountain
Power
with
their
required
setbacks
and
then
using
that
ground
space
level
to
create
some
pedestrian
level
interest
so
that
we
could
continue
to
meet
the
intent
of
the
zone.
So
this
gives
two
perspectives,
one
from
the
tracks
station,
looking
east.
G
Just
for
your
kind
of
comparison,
this
is
the
brand
standard
bar
style
hotel
that
Best
Western
wants
to
approve.
This
is
what
all
of
the
other
developers
are
building
standard,
100%,
efis
construction,
an
entire
rectangle.
The
only
element
is
the
poor
crochet
and
the
blades.
So
there's
not
a
lot
of
interest.
However,
they
have
some
very
specific
requirements
for
what
they
want
their
hotel
to
look
like,
and
so
we
balance
those
back
and
forth.
G
This
is
the
night
rendering
of
the
same
building,
not
nearly
the
interest
that
we're
being
able
to
provide
with
our
hotel-
and
this
is
just
a
kind
of
a
compromise,
to
show
what
we've
done
with
the
bar
shape
and
turning
that
into
an
l-shape
which
allows
us
to
protect
the
parking
lot.
So
that's
not
visible
from
the
street.
E
G
What
we've
got
is
the
power
lines
from
the
pole.
Rocky
Mountain
requires
a
25-foot
offset
for
any
structure,
with
the
trees
that
we're
able
to
place
those
are
outside
of
the
actual
power
line,
but
within
the
building
itself.
So
we
can
add
those
four
to
try
and
meet
the
zoning
requirement
of
that
pocket
park,
but
fitting
nine
trees
within
that
area
that
doesn't
conflict
with
the
power
lines
and
the
building.
Okay.
G
K
E
C
Yes,
my
name
is
Cheri
Gardner
and
my
husband
and
I
have
owned
a
piece
of
business
property
on
Orange
Street
for
over
30
years
we
had
a
trucking
company
there
and
I
would
just
like
to
ask
the
developers
what
they're,
how
they're
going
to
manage
the
construction
part
of
this
process.
So
there
won't
be
just
just
disruption
on
Orange
Street
when
the
Meridian
apartments
were
being
built.
It
caused
great
distress
to
our
company
when
we
were
trying
to
get
30
box
trucks
going
up
and
down
Orange
Street.
And
it's
it's.
C
Where
are
all
these
people
going
to
park?
The
construction
workers
Orange
Street,
is
maxed
out
right
now,
with
people
trying
to
park
there,
just
with
the
extra
people
parking
on
the
street
from
the
apartments,
so
I
don't
know
where
the
overflow
is
gonna,
be.
If
the
hotel
doesn't
have
enough
parking
spaces,
hopefully
they
will
I'm
just
saying
these
things
ought
to
be
considered.
K
Right,
yeah,
well
I
appreciate
the
comments
and,
and
my
personal
residents
have
major
construction
going
on
on
both
homes.
Next
to
me,
so
I'm
sympathetic
to
how
that
goes,
when
you're
trying
to
live
or
run
a
business
from
a
place,
this
is
Karl.
Karl
will
be
on
site
most
days,
we're
happy
to
give
you
our
phone
numbers.
If
there's
any
problems,
please
just
come
and
talk
to
us
we'll
talk.
K
So
please
just
be
in
communication
with
us
and
we'll
make
sure
that
the
contractors
know
that
they
can't
be
blocking
and
you
need
full
access
and
you
know
how
to
do
your
things
and
then,
with
respect
to
the
parking,
we
are
definitely
hoping
to
take
advantage
of
tracks
and
pedestrian
friendly
aspect
of
the
community,
and
you
know
we're
actually
kind
of
excited
to
only
have
40
spots.
You
know
you
see
what
sugarhouse
is
dealing
with
traffic
wise
and
so
we're
hoping
that
this
will
limit
the
amount
of
cars
and
traffic.
K
Should
it
get
to
be
a
problem.
You
know:
we've
discussed
operating
a
shuttle
service
from
the
airport,
something
like
that
or
making
use
of
the
double
diamond
parking
or
the
new
parking
spot
and
making
some
arrangements
so
that
you
know
if,
for
some
reason,
there's
a
night
when
there's
50
guests
with
cars,
then
we
can
accommodate
and
make
sure
they're
not
all
over
the
place.
L
E
I'll
make
a
motion
based
on
the
findings
and
analysis
and
the
staff
report.
The
information
presented
and
the
input
received
during
the
public
hearing
I
move
that
the
Planning
Commission
approved
the
request
for
design
review
for
a
new
hotel
at
1865
West
North
temple,
as
proposed
in
PLN
PCM
2019,
zero,
zero,
four
zero,
eight,
with
a
condition
listed
in
the
staff
report.