Salt Lake City 2018 Planning Commission, 12 Sep 2018

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From YouTube: Planning Commission Meeting - 09/12/2018

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Planning Commission Meeting - 09/12/2018

A

Welcome everyone to tonight's Planning Commission meeting we'll go ahead and begin. First, we are going to start with the approval of the minutes for the August 22nd 2018 meeting do I have a motion I'll.

B

Move, we approve the minutes from the last meeting. Thank.

A

You Maureen do we have a second I'll? Second, second by Clark and the vote Amy. Yes,.

C

A

Maureen, yes,.

B

A

All right, those pass no report for me anything from you, Maureen from staff from the director. Nothing.

D

To report tonight, thank you all.

A

Right so we'll be moving on to our public hearings. Tonight, I do have a few cards from people. If you would like it kind of helps, streamline the process and helps with our record. If you are wanting to speak on one of our topics tonight, there's some cards right outside the door there that you can put your name on and hand it up here to us, and then we can make sure you speak, it's not necessary to speak. You still get a chance to speak, even if you didn't fill one of those out.

A

So let's go ahead and start with our first item, which is the 22 to 26, North, M, Street, eleemosynary, conditional use and lock consolidation.

E

So this is requested by Angela Dean she's, representing Ronald McDonald House Charities, to expand an existing eleemosynary operation located at 935 east south temple, to four adjacent properties to the north, to provide additional space and amenities to be utilized by the residents. An eleemosynary is generally a non-profit use that provides housing for people that are being treated at a nearby hospital. This type of use is a conditional use in the RMF 35 zoning district, and that's why the petition is before you this evening.

E

This process looks at potential impacts of the use on surrounding neighbors and compatibility of jacent uses, and the proposal includes consolidating five parcels and a public right-of-way into one parcel staff is recommending approval of the proposal with conditions. The property is also located within the avenues, local historic district and therefore any exterior changes to the existing single-family homes as well of it, as well as any of the new accessory structures located in the outdoor space.

E

Those are under the purview of the historic landmark Commission or staff on behalf of the historic landmark Commission conditional uses are not reviewed by the historic landmark Commission, so the proposed use of the buildings is not subject to that approval process.

E

The existing single family homes are identified as historically contributing structures, and there are proposed to be converted into meeting spaces and the existing commercial building that is not historically contributing to the Avenues district will be demolished to develop the outdoor space for Ronald McDonald House, although this is not under the purview of the Planning Commission I, do want to point out that non-contributing buildings and contributing buildings have different standards of approval for exterior alterations and demolition requests.

E

The proposed outdoor space will be accessed through a secured gate through a new fence that is proposed along M Street. There is an existing failing retaining wall and fence along the north property line, and the applicant intends to replace that as part of the development. Special requests for additional fence height in local districts are under the authority of the landmark Commission, similar to special exceptions that you all look at.

E

They can be approved by staff if they meet the standards of approval, so those fences with additional fence height will be processed through that through the landmark Commission Authority proposed amenities in the outdoor area include green space and walking paths. A group, picnic, seating, gardens play areas and a stage and staff from the Ronald McDonald House has indicated that this area may use may be used to host things like dinner parties and other similar events, and the proposed stage will be used for performances which may include music groups.

E

However, the applicant has indicated that there will not be any amplified sound associated with the stage and proposed lighting for the site is down lit. Gathering areas on the property are generally located central to the development which.

F

E

Buffer, the adjacent properties from the proposed use. There are also noise regulations which constitute what is a noise nuisance, and so, if the conditional uses approve, those standards would still be, in effect,.

E

Some concerns were raised by adjacent property owners regarding the possibility of a smoking area, and there is an existing smoking area off of N Street, and the applicant has indicated that smoking will not be allowed in the new proposed outdoor space and staff is recommending that signs be posted. Regarding that the no smoking rules for this development, we are also recommending that any new and existing smoking areas be located a minimum of 25 feet from adjacent properties.

E

In regards to the public process staff sent notices to East, Central, Community, Council and greater avenues, we did not receive any requests to have the project presented at community council meetings. We did hold a city open house, we had about 10 members from the public attend that meeting and we have received 12 public comments. Those are all included in attachment 8 of H, of your staff report. Nine of those were in support. One public comment outlines some concerns that they had and two phone calls were in opposite.

E

A state and city code require that conditional uses be approved if reasonable conditions can be imposed on the use to mitigate any of the anticipated effects of the use. Staff has reviewed the proposal and finds that it meets the required standards of approval and, again we're recommending approval of the proposal and the complete analysis and findings are included in F and G of your staff report and if you have questions I'm happy to answer those at this time. Otherwise, the applicant is also here great.

A

Thank you any questions right now: No, okay, we're going to have the applicant come on up.

F

Thank you. My name is Kerry Romano and I serve as the CEO for Ronald McDonald House Charities of the Intermountain area. Our architect, Angela Deane, was called to jury duty in West Jordan today and she's trying to get here thanks for the opportunity to present this project for your consideration. As you know, the ronald mcdonald house back yard green space expansion will be directly north of our property at 935 east south temple on the m street properties now owned by ronald mcdonald house charities as background.

F

We offer a temporary home away from home, which means free housing for up to 72, pediatric patient families. Each night with children being treated at Primary, Children's Hospital, the University of Utah and Shriners. This project will create much-needed backyard green space for our families, as well as qualitative programming space within the two beautiful historic homes for patients that reside with us temporarily. The green space will include a winding path, raised: planters, flowers, natural and engaging critter rocks.

F

Maybe a spitting frog, puppet stage, lots of room for children and families to run and play and relax and Hill together. The two historic homes will be preserved and much more visible from the street as they now cannot be seen. We have proudly been part of the Avenues community since 1988 when we opened the original Ronald McDonald House. We've worked to be good stewards of the gifts entrusted in us and worked to be good neighbors. During that time.

F

As a charity with limited resources, we work very hard to maintain our properties and to be an asset to this community. We believe this project will improve the neighborhood as we demolish the non-contributing medical office. Building at 24, M Street that was previously owned and operated as a sex offender treatment program. Add green space as we removed the heat producing asphalt in favor of a beautiful new private backyard for our guests families and preserve the two historic homes with adaptive reuse for support groups for our families.

F

The renovations of these homes will be folk focused on seismic upgrades fire, suppressant sprinklers and physical accessibility. This project is part of a 2.7 million dollar park that love built capital campaign. That's been supported entirely by private charitable contributions. The park will be named in honor of OC Tanner, which has a long demonstrated history of bringing beauty, including extraordinary flower, gardens and green spaces to the state and our community.

F

We do not anticipate negative impacts in terms of parking and traffic traffic, as this is a qualitative improvement to the Ronald McDonald House to serve our existing families better, rather than to bring additional families to our house. The project will increase available parking with two additional street parking stalls. As Amy mentioned, smoking will not be permitted on the green space. The exterior lighting in the green space will be low-level pathway, lighting the backyard green space will be secured with a fence and cardkey gate entrance.

F

Our Ronald McDonald House is staffed 24 hours a day every day of the year, with a nighttime security guard who regularly makes rounds around our property, there will be cameras installed and monitored on the property and all guests, and visitors to this green space must first check in at our front desk to obtain a being card access to the space. The green space will be closed at 9 o'clock every night. Our immediate neighbors will be notified of the demolition timeline during construction.

F

We will work hard to mitigate the disruption in the neighborhood to minimize the dust and the noise and the inconvenience we're really excited to create a beautiful inviting outdoor green space for the families. We serve we're delighted that this project will beautifully preserve and honor the two historic homes through adaptive, reuse and we believe it's going to improve our neighborhood in our community.

F

It will also offer needed qualitative programming for the patient families that we host we're grateful for the avenues and solid communities that have proudly supported our mission for 30 years, and we appreciate your consideration of this project. The lot consolidation and conditional use are the first key steps in moving forward with the project Thanks and I'm glad to answer any questions. Hey.

A

Thank you very much. Thank you for all you do and your organization does for the community. I I think you've addressed a lot of the concerns that I have both the staff report. As and your presentation with the smoking issues, the security issues, it's completely closed off, I think there was a letter that mentioned a restroom which I assume would be in the space inside.

F

The two historic homes so.

A

F

A

A new restroom.

F

A

All that is locked off by the guests.

F

A

F

Entry only okay.

A

And then the light you addressed did you address the sound stages.

F

Intended to be a puppet stage, not like a Red Butte stage, so we often have magic shows or princess parties or pirate parties, and these volunteer groups come to host our families. Their small gatherings, they're, not loud or disruptive, and so I, don't anticipate anything being an installed in terms of a sound system or any kind of projector I. Think if we would just bring mobile whatever over there and you're.

A

Not going to be the future venue of the Twilight.

F

A

F

A

That's good, maybe a puppet version huh give Snoop Dogg doing something up there. That would be great any questions for the applicant or first half before we open up the public hearing. Do.

B

You have any concerns about what the conditions are. The staff has suggested they got over those with you.

F

No, not at all, actually I I, think I think it's all very reasonable. I think the our intention is to create a fenced area and a gate that will exceed the four-foot limit, but that's essential to ensure the security for the neighborhood and not I, think invite folks who might want to camp out. So there.

G

Are some we'll have to.

F

Work through the HLC process.

B

F

Special exceptions, minor alterations, which we're happy to do.

B

A

Okay, thank you very much. We will go ahead and open up the public hearing on this item. I do not believe I received any cards for this item, but if anyone would like to speak on this item now is your chance just come on up, starting with the Avenues community council? Of course, if anyone is there here representing that organization, any general public all right, seeing none we'll go ahead and close the public hearing on that any questions for staff or do we have a motion I.

H

Will make a motion? Okay, 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 conditional use, petition, PLN PCM 2018, zero, zero, five, five three, with the conditions listed in the staff report and associated lot: consolidation PLN se, two thousand eighteen: zero: zero, four, four seven I'll second.

B

A

Right we have motion by Brenda and a second by Maureen, we'll go ahead and vote Clark hi Maureen, yes, Brenda, yes and Amy. Yes, all right! Congratulations! I! Don't know where you went there. You are congratulations! Good luck with the Historic Landmarks Commission, all right! Moving on to the next item that I'm sure everybody is excited about. This is the inland port zoning modifications.

A

Daniel and Tracy.

I

As you said, we are here to talk about the inland port zoning modifications. This is in response to the state bill that was passed in July of 2018, so I'm gonna provide just a little bit of background, just some information on inland ports, our public engagement process and then I'll turn it over to Daniel to talk about the details of the ordinance so just to start off. I know some of you have already seen this, but just wanted to provide this for the public. So what isn't in the port?

I

So an inland port is an intermodal facility. That's located inland have traditional coastal boundaries, it's usually intermodal because it involves either truck train or planes. I mean these inland ports. They move goods in and out for distribution, that's kind of the main function of it, one of the big things with inland ports. It helps relieve congestion at the coastal ports. So what they do is they move this international Freight efficiently by providing at customs clearance inland?

I

So they don't have to all wait at the coastal port for the product to come in and it kind of helps with the with all the ships that are waiting to get it to unload, and these are also commonly referred to as a dry port, a global trade port, a logistics park or an intermodal facility I'm. Typically, the functions of an inland port involve a rail line. So this the rail line you see in the picture on the left.

I

That's usually what people call the inland port, but this is the rail lines that bring in the freight. This is where they do that they would do the customs clearance, also as a part of that there's large Kremes on-site that helped move the freight from one mode of transportation to another and typically around these inland ports.

I

You have things such as warehousing distribution, centers and manufacturing facilities that are located around that kind of benefit being in close proximity to these, and they also allow for kind of temporary storage, as as they await distribution and I, move to the next spot in terms of just overall benefits and drawbacks in terms of and the benefits, we're looking at the efficiency and goods that can be moved quickly through trade and the amount of goods that can be moved in on the trains.

I

So it saves time there's a reduction in transportation costs and it's also just a growing sector just due to globalization and the growth of e-commerce in terms of drawbacks. There's we're looking at kind of environmental impacts to air quality, water quality, habitat degradation also, there's concerns about demands and public utilities in infrastructure in general, and also impact on road infrastructure and transportation.

I

So here's a couple examples of what inland ports look like. This is an example of the logistics Park in Kansas City. This is located about 30 miles away from Kansas City. As you can see, the rail is centered here. It's a BNSF rail line. So this is where the inland port actual inland port facility is and then, as you can see around the area, you have a lot of warehousing. You have companies like jet, Amazon, etc. So it's it's usually a lot of distribution centers that are kind of centered around these facilities.

I

The other example is the Center Point intermodal center in Joliet Illinois. This is about 50 miles away from Chicago. Again this one's a little different. It actually has two different rail, inland port kind of rail centers there. So there's AUP line here and a BNSF line here and again very similar. You start seeing a lot of kind of warehousing distribution, centers that are kind of built around that and that's typically, what we see it's a lot of kind of lighter industrial light manufacturing type uses.

I

So in terms of the state bill hp-200 one. This was passed in July 2018 by the state legislature. So what it says in the bill, it requires the municipality in which the jurisdictional land is located to make changes to the zoning by December 31st 2018 to allow inland port uses as conditional or permitted uses. If we do not make changes by the state, they will all anything that can be considered. An inland port use would be a permitted use and the city would basically lose the ability to regulate any type of inland port use.

I

The bill, which is now state law, gives a pretty broad definition of inland port use. It describes an inland port use as a use for an inland port, but also provides a broad set of kind of objectives or goals that go along with that, and it also states that bill that you cannot prohibit. So a municipality cannot prohibit the unloading, loading transfer or temporary storage of natural resources, natural resources. So that's another thing that we need to consider in writing. This ordinance one other aspect of the bill.

I

It does allow us to add in some additional environmental standards. So that's one thing we're trying to achieve through this ordinance. So this is a map, so the area, that's in the blue within the blue dotted line. That's the inland Port Authority jurisdictional area, as you can see in this map, so the black line is where the city boundary is. The majority of Len is within Salt Lake City, it's a total abouts, so the entire jurisdictional area is about sixteen thousand acres and most of it is in Salt, Lake City.

I

One thing to note: so the inland port bill kind of describes this whole thing as an inland port. Typically, when you look at kind of the it gets at examples that we just went through, the inland port is actually just the rail facility that that conducts the customs clearance and whatnot, but they have called this entire area anything associated with with the inland port as the inland port.

I

So, overall in terms of the inland port policies and objectives, it does lists fit a pretty long list of 15 items, but these ones are the ones related to zoning. So it does include things like respect to maintain the sensitivity, sensitivity to the unique natural environment and areas in proximity to the Authority jurisdictional land. Talks about improving air quality and minimizing resource use, talks about respecting existing land use and other agreements promotes and encourages the development of inland port lands and talks about generating economic development and also supporting inland port uses.

I

For such as warehousing light, manufacturing and distribution, so if you recall, if you recall just not too long ago at the beginning of the year, we went through a series or went through zoning amendment very very similar to this, where we did go into our m1 or actually our m1 and manufacturing zones to make sure that what we have in those zones would be able to support inland port if they wanted to come and as a part of those amendments, we addressed the railroad freight terminal refresh my memory.

I

What we added in there was for it to have a one-mile buffer from residential, and there was also a provision that currently that existed previously, that said, rail refractor model couldn't be within five miles of another. So we made those tweaks. The only difference with that is. We were looking at the manufacturing zones in the city, so it's everything in gray in this on this map. What the bill did was that it expanded that. So now it includes about eight or nine different zoning districts, instead of just the one we were looking at.

I

So this is kind of part of what we are trying to do. We need to make sure that we are able to allow inland port uses in this entire area.

I

So our task is just develop zoning regulations to respond to the state bill and we need to allow the inland port uses in the eight zoning districts and we also want to develop standards to mitigate any negative impacts of these inland port uses and I just wanted to mention some things that we can't control. There are some existing state and federal standards.

I

We can't regulate like vehicle emissions, we ran a unable to let C regulate like federal highways and railroads, and we also can't control the inland port authority, and a lot of the comments are geared towards kind of inland port authority. How they're operating things like that? That's a separate entity. That's not related to these zoning changes, so we can't do anything through zoning through that. So anything, that's not related to zoning. We're not addressing today and it's important to note the inland port or inland port authority.

I

There isn't a specific plan yet for any port authority or I'm. Sorry, port proposal that we're aware of there there's also not a business plan yet so it's kind of moving in a backwards fashion. So this is kind of this adds to kind of the challenge of writing an ordinance when we don't really know exactly what we excel in Port Authority wants to see out there. It's just some things to keep in mind in terms of Public Engagement. So over the course of about six weeks, we've notified all the community councils.

I

We had mailings to every property and within 300 feet of this inland port jurisdictional area. There have been multiple email lists have been sent, email about all these public engagement events, we've worked with the civic engagement team at the city and and worked with the social and pushed out some social media about it. We've presented at Glendale, Community Council.

I

If you go, we also held three open houses to get feedback and for people to respond to some of the ideas that we we came up with and there's also a website where we try to keep up to date. All the information related to the zoning amendments related to the inland port. We there was also an online online survey and when we had over 480 respondents and over about 3,000 comments that we received through that and then in within your Dropbox, we actually got the kind of this survey.

I

All the survey responses in in there today so I'm in terms of timeline, everything in the light-blue we've kind of just wrapped up last week, we are in kind of the brighter blue. Now it's a very quick process due to this December 31st timeline.

I

So we had about six weeks to conduct all the public engagement and write an ordinance and we will be having a planning or public hearing tonight and on the 26th and hoping to have a recommendation from Planning Commission at the next meeting, so that this can go to City Council for their review, and for so that it could be adopted on time.

I

So I'm gonna turn it over to Daniel now and he will kind of talk about the ordinance itself.

J

All right so I'm gonna go over what's kind of informing the proposal and the details of the ordinance kind of the key components of the ordinance. What's informing. The proposal is, first of all the public comments with those surveys. We got a lot of feedback, primarily, it was about environmental concerns, generally those had to do with air quality, water quality wildlife, ecosystems out there, the wetlands that are out there. Additionally, we also did get comments about traffic concerns, whether that be vehicles, private vehicles or increased train traffic.

J

Also, informing the proposal is our the goals and values of the city that are reflected in the adopted city master plans and those include the northwest quadrant that was recently adopted as well as plan salt lake, which is our citywide master plan. So those have plans about our policies about environmental protection, including air and water quality, and they also include policies about economic development and balancing that out. Also informing the proposal is the inland port authority legislation that actually has those specific environmental policies that Tracy listed.

J

Some of those were improve air quality and also respect and maintain sensitivity to the unique natural environment, and additionally, there are requirements in that legislation that require us to allow certain uses, but still allow us to regulate them.

J

So the approach we're taking is an overlay zoning approach, so this create this would create an overlay zone across all of the inland Port Authority jurisdictional land, and we were calling it the IP inland port overlay zone and that overlays all of the existing underlying zoning. Some of that CG os BP zoning Business Park rezoning and it allows it. It adds additional rules and regulations, but it does add additional allowances. As far as the land uses go, it allows for all the light industrial uses in any of the zones that are overlays.

J

It also overrides any less restrictive rules on imposes higher standards, but the existing northwest quadrant regulations out there that generally dealt with environmental stuff, including native plants, Natural Area buffers. Those would still remain in effect.

J

So as far as the key regulations, then, the primary one is that it allows it light industrial uses throughout this overlay and allows all the uses that are listed currently in our m1 light. Industrial zoning, district and examples of those are warehousing industrial assembly offices, light manufacturing uses.

J

Generally, we found these to be inland port type uses when we looked at other inland port examples. Those were sorts of light industrial uses that surround these facilities.

J

Additionally, this would prohibit the intense heavy manufacturing uses that we don't generally see around inland ports, and these would include refineries, hazardous waste, material associated uses and resource mining uses among some others and again those are generally not inland port type uses. We didn't see these heavy uses around these inland port facilities.

J

Additionally, we are requiring conditional use process for some of these more intense of the light industrial uses and that include the railroad freight terminal, which is the inland port itself, outdoor recycling, stockyards rock sand and gravel distribution, concrete manufacturing, auto salvage and recycling. These are fairly intense uses that could have impacts on air quality, on adjacent properties so requiring to go through this conditional use process and through the conditional use process these uses are allowed, but they're subject to a special review for detrimental impacts.

J

We identify the detrimental impacts and how they're going to mitigate it and see if they are sufficiently going to mitigate detrimental impacts, and this is reviewed by staff and then, ultimately, the decision is up to the Planning Commission.

J

So as an additional component of this, we are requiring an impact mitigation plan for any of these conditional uses, and in that impact mitigation plan, you need to identify a specific plan as far as how you're going to mitigate any potential detrimental impacts that might come with some of these uses, including your specific proposed measures to mitigate these impacts and as part of this, we're calling out specific categories of things that they need to identify, and this includes air and water, quality impacts, traffic traffic, transportation impacts, public utility impacts, energy and water consumption impacts, wetland and wildlife impacts, Public Safety and, in generally any impacts to surrounding properties.

J

So we're using this process, it does capture a broad variety of potential impacts and concerns, and that allows us flexibility, identifying issues that we may not currently anticipate, because we don't know exactly what this facility will look like what these uses will look like. So it kind of captures in a tease, broad potential impacts, and additionally, it does allow for some creativity as far as mitigation for any negative impacts that might be identified and- and this would be good questions- can.

K

You explain or clarify so reading. Through these documents you seem to say that you're you're not able to restrict things like air regulation or air quality or transportation, because those are state or federal laws attached to that, but then you're. So then your plan is that you're you can require them to do a study to meet what are the impacts of those things and then they have to show that they're going to mitigate them. Somehow, even though you can't really regulate it,.

J

So there's certain parts of air quality impacts that we can't regulate and that generally has to do with the vehicles themselves, because there's federal regulations so vehicles that are traveling in and out of this facility, we couldn't really regulate those. If there's specific on-site sources that aren't moving anywhere, we could potentially ask for mitigation for those. So we are somewhat limited on just because of those regulations, but like building impacts due to air quality or on-site generators. Those things things that we could look at and.

H

And are those part of the regulations? Are there standards for those impacts? That will you review as a conditional use? So we say yes, it passes that or doesn't pass that there's.

J

Not a tight standard, it's it's more of a general review for these. So.

K

It's very, for example, you're saying you can't regulate the vehicles going in and out of the port, but you either you could say there is going to be an impact on those from those vehicles coming in and out, then, are we just stuck with that or how is that? How is that mitigated? It's.

J

As far as their emission, those particular vehicle emissions go, we may be limited as far as what we can ask them to do or.

K

The associated increasing traffic from those vehicles so.

J

As far as traffic goes, they do have to identify their potential impacts and we can ask for specific improvements to the roadways to mitigate any traffic impacts. So that is what is one area we can specifically ask for, and that's something that transportation actually does ask for. With some intense uses we make them do a traffic impact study. They tell us how much they're impacting intersections or roadway level of service, and then they can ask for improvements. Well,.

K

The roads can be improved, but but everybody has to deal with the increase in truck traffic, especially if they live out there. That is that what you're saying.

J

K

Just try and get clarification, so the same goes with trains right I mean you're, saying that you guys can do an impact study. They can. They can improve things, but everybody has to kind of live with more trains.

J

D

J

D

Mean you know what the city can we'll get in those situations is yeah. We can't, you know, regulate the number of trains that would come in per that use, but what we can do is look at ways to potentially try to mitigate impact. So if there's particular railroad cross things that may need to be improved because of the amount of trains, that's the type of stuff that we can look at is.

K

There a way to require the port to maybe build dedicated roads that others don't use as much or build overpasses or require money to do those types of things. These.

D

Are great questions that we wish we had the answers for right now, but it's a lot of unknowns at the moment. Okay,.

K

J

Dumb so again, all these things would be reviewed by staff and then sent to the Commission for your review as well. I mean your final decision on Mondo's.

J

The other key component of these regulations is the natural resources component. The state bill did require the city to allow natural resource loading, unloading transfer and the temporary storage of natural resources, but they didn't prohibit us from regulating that so allow but regulate. So we are requiring these sort of uses to do the impact mitigation plan and the conditional use process, but because we know there are some specific potential impacts that would come with these natural resource storage.

J

We are proposing some specific standards and these include walls up to the height of the material, to prevent any dust. Fugitive dust and air quality impacts, solid surfaces for the storage, so that drainage issues are prevented for as far as water quality impacts. Go we're also requiring other dust control measures to mitigate fugitive dust when they're loading and unloading and we're also requiring a 1,000 foot buffer from any residential zone and examples of these materials include sand dirt, grains logs fertilizer woodchips.

J

We are imposing additional regulations on coal, coal, byproducts and crude oil, because we know those even have more specific in potential impacts, so those must be within a completely enclosed building or, alternatively, they may be stored within a railcar if that railcar is covered or it is sprayed with a surf account to reduce the potential for sort of dust from those from that storage and again, this would have to be located a minimum of 1,000 feet from any residential zone or environmentally sensitive area, and that would include identified wetlands and because the state bill didn't require permanent storage.

J

Of these, we are defining. The temporary storage is limited to 30 days. So those are the key highlights of the proposal, and I did want to stress that, since we are on a tight timeline or have to take requests for additional research, but because we only have two weeks before the next meeting, we may be limited as far as what we can get to we're going to try to get it get to everything. So, if we're not able to get everything, we ask that you add a condition, maybe to your recommendation at the next meeting.

J

So we can follow that up with City Council.

K

Thousand feet limit come from, she was like I had heard earlier, talks of a mile on.

J

The mile um came with the freight terminals themselves. There was I think a few studies that showed that the mile was the cutoff for the air quality impacts from that sort of use, exact, specifically.

I

California one of the California ports, so it just recommended that it be buffered at least a mile residential and.

J

These other uses are generally the dust itself rather than together sort of emissions, and so a thousand feet generally has been a standard. When we've dealt with those uses in the past, we actually have a thousand foot limit for some of these uses already in the em1 zone.

H

H

The the actual language here talks about conditional uses and first of all, I want to clarify where conditional use would be, but we review would be required and I. So what I'm thinking it you're saying? Is that anywhere, that's already an m1 zone?

H

It probably would not be required, except for a couple of things like the heavier: what you're calling a heavier use or or natural resource storage loading, etc. So those.

K

D

H

The in one zone and then anything that's not already an in one zone now would be a conditional use. So.

J

Anything is not listed right now. It could go through an administrative interpretation process and we could find that it's similar to a use that we allow. But if there's another use proposed, it isn't listed in our land use table and isn't close to one of those uses it. It's we're not allowing it so.

H

Within the commercial area, for example, if it's not listed in that, then it would be a conditional use. Yes, okay, so there's those circumstances where a conditional use would be required and the way that city planning commission works is that we have a conditional use process where we have particular.

H

Standards that a that a conditional use has to meet to be approved, and if it does meet those standards, then it must be approved so, but what you're giving us here is not a standard like that. Is that correct I mean because right here, that meant all they all are having to do is a standard is to actually produce a mitigation plan.

H

J

They would have to go through both things, the conditional use process and they would have to comply with all of the conditional use standards, but they would also have to comply with all these additional standards as well. We're more specific about the potential impacts that these uses could have, and they would have to show us exactly. How are they going to mitigate these and put that in their building plans? One.

H

Of the conditional use standards, for example, is that you know. Basically, the world is better off with this use rather than another use, and so that would be a reason to turn it down. That's.

D

Not a conditional use standards, that's that's a plan development standard so.

H

Give me an example of a conditional use.

D

Eliminator actually- and it's some of one of the main clumps of standards for a conditional use, discusses detrimental impacts and we've really actually tried to tie this mitigation plan into to our standards already for a minute for the detriment or detrimental impacts. So some of the standards that you address as part of a conditional uses utility capacity is sufficient to support the use of normal service levels.

D

The use meets the sustainability plans does not significantly impact the quality of the surrounding air and water, etc. So what we wanted to do with this is actually require part of the the process, a good study, so that it gives you the information that you could actually answer these questions and answer to these standards. That's.

H

Great and and I'm I really think that's a terrific way. Thank you for answering again glad. So that's a major clarification that we need in these documents too, because I think people don't understand that the conditional use process has its own set of standards that we use to determine whether or not something passes a conditional use so that the so the mitigation plan is actually the data that we would use in order to determine whether the conditional use is is has been fulfilled or not correct.

D

That's a big part of the conditional uses is yeah you have to you almost have to approve, then the only way you can deny a conditional use is if there's impacts that can't be mitigated. So a big part of this obviously called mitigation plan is that the the impacts the potential impacts are identified, and then it's on the developer to determine ways and best management practices and so on to actually mitigate those impacts.

H

What does the developer comes back and says? Look it's impractical for me to mitigate all of the air pollution or all of the water pollution, for this particular use. I'm trying to put in a conditional use does.

D

H

Does the Planning Commission then have the authority to say sorry yeah.

K

If it's not sufficiently mitigated, we can. We can use that as our reason to deny and.

A

Who, and who gives us that data? Is there a third-party organization that would measure that or do we one.

D

Thing that we wrote in the ordinance specifically is that the Planning Director has the authority to request a third-party review. So if something comes in I mean we don't have, the planning staff doesn't have the technical expertise to measure air quality and type of things. So we put in the ordinance that we have the ability to send it out for third-party review to have experts review that another thing that we need to just kind of key in on and it's this is going to come up throughout even future process.

D

Is that as part of the bill there's a special appeal process that has been built into this, something that we all need to be aware of, because typically, the appeal process for a Planning Commission decision, like a conditional use if some developer or a property owner, does not like a decision by the Planning Commission. That appeal would go through our internal appeal hearing officer and then, if the decision, your decision is upheld and they want to continue to actually go to third District Court at that point in time.

D

With this law they have set up a different appeal system, and, and basically what would happen is after it goes through our internal appeal. It doesn't go to court. It actually goes to this inland port appeal authority, who has the option of overturning our decisions related to land use based on a pretty broad spectrum or pretty broad standard. So it's just you know. It's part of its kind of the hand were dealt with right now and so I just I.

D

Do I wanted to bring that up because that's gonna, you know, weigh in a little bit. Do.

H

We know what the standards are Wayne have they been written. We.

D

Do it's it's in the law and and we could pull that up- and you know it's basically says: there's a whole list of kind of goals for the inland port area. It's a long list of goals for the inland port- and you know, one of the standards is is was a condition or a decision made by in our case the Planning Commission, not consistent with the goals of the inland port. It's that it's that broad. So.

H

One could say that all of these intense environmental requirements and regulations might not even might not ever in my be part of the intent of the inland port.

D

H

Decisions might be congruent with the inland ports and tents well,.

D

We'll have to wait and see: okay.

A

And that's why I think anything we can do to I I think our goal would be and I think I think you've done this and and I'm hoping to hear from the public as some some possibly some more ideas, but to use this process to bring up data and bring up information so that then there is the public pressure and the public knowledge that I mean I think that's our best weapon to use in the process when it gets to the Port Authority, because that's all we have once it's out of our hands and if they peel it all the way there, then that's, that's that's all we got so through this process.

A

Anyway, we can force digging up information and forcing that transparency before it gets there. That's that's kind of my goal here and I. Think you've done a lot with that and I think that you know that component of third-party data gathering I think is vital, yeah to just force the hand and provide that information. So once it gets to the Port Authority they can't they can't ignore it. I mean they can't ignore it, because the legislature, in their wisdom, said they can, but anyway, any.

K

Other comment, so that's that's why it's to be done because they can ignore it. But if there's an actual study out there, that's legitimate and people can fight against it. Then then it makes it harder exactly and it's it's a certainly a different situation than when you know we have a bar going into a neighborhood and everybody in the neighborhood complains about parking and yeah.

K

Maybe that's going to impact the neighborhood, but the bar says well we're gonna do this and we're gonna do that and it's gonna be okay and we take them at their word. We don't require them to go out and do a traffic study. You know, but in this case we can- and we should absolutely require those things to be done. Well.

H

We can only do it for those conditional uses. We must remember that we're not we're not they're going to be I would say many many uses going into the Penland port area. That will not require a conditional use process right. Do we have any estimates of that, or just mostly in all of the areas we don't. We don't know what they're going to do far.

J

As the mix goes yeah any.

A

Other questions before we.

L

Alright, really.

A

I think you may have turned it off.

L

Sorry I have some follow-up questions along those lines. So when you talk about well, first off I want to say that was a really great presentation. I appreciate the absolutely untenable position that the whole staff has been in and you did a really wonderful job of encapsulating it very well.

L

So in my notes, you talked about the impact mitigation plan with the conditional use and I guess: I wonder, is the same standard going to be used for this, as we use for our regular developments that they've done something reasonable, which is this really noble, as' term? Is that going to be the same litmus test.

J

As far as far as the conditional use goes, it does have standards that say that the mitigation has to be reasonable. It does, but that is up to the Commission, decide whether that is reasonable or not yeah yeah.

L

I always struggle with that one I mean everything so I wanted to know. If we were gonna get any more clarity, but I guess not, and then this is the the northwest. Quadrant master plan was prior to me, so you're gonna be educating me a little bit, but you had mentioned in your presentation that you looked at because this isn't overly with those goals and I was wondering: did the northwest quadrant process in what was eventually passed and they look and identify to all of these environmental concerns? Or was it just this broad?

L

We want to protect the environment or did it list them out because you you mentioned, you would be looking at that. You looked at that when you created this and I just wanted to understand better what was in the northwest quadrant master plan, the.

I

Northwest quadrant master plan is very high level, kinda 30,000, foot level, vision and kind of vision and goals for the area, so it talks about kind of balancing economic, basically, economic development and preserving kind of important sensitive lands. So there's the areas that are near the Great Salt Lake that are it's part of an international migratory bird Flyway and very important nesting areas, and things like that so yeah.

I

It talks about kind of general goals of making sure that we help preserve and preserve that environment, but also allow for economic development happen with the master plan. We also went through a series of zoning amendments so through that we created the northwest quadrant overlay, so we actually have designated oh.

L

It wasn't overly yeah.

I

Okay, so we've actually designated in the area north of I-80, we've kind of specified three different areas: a Natural Area like a buffer area and a development area. So anything in that Natural Area is not developed and is.

L

Any of those natural areas within that it's.

I

Not so that's one thing with the bill that they actually took that area out. Okay, so, let's see so the natural areas actually all of this area here and this was removed from and.

L

That was in this identified in the northwest quadrant overlay, correct, okay! Well, that's helpful! Thank you um and then one of my other follow-up questions. Daniel. You brought up the natural resources component.

B

L

The impact mitigation and so I guess I'm wondering where all of these were taken. So you talked about this thousand foot buffer that it exists in some other zones that Salt Lake City has. Did you look at other areas, other inland ports or other standards for type of mitigation that were meaning specific environmental standards? That would be mitigating these type of activities, or did we just look at what's already in our zoning? We.

J

Looked at a variety of different zones in place for other inland ports, a lot of them had general standards, some of them had general buffers, but they weren't exactly directed at natural resource stores itself.

J

Natural resource storage is kind of unique as far as it being called out in this bill. I'm Annessa need me respond, particularly to that I think we did try to look up what standard buffers might be. I, don't know that we found a great.

L

Do some more research, I'm.

J

Not sure that we ran into yeah.

L

I gotta sleek can't think of anything off the top of my head, but I just.

J

F

L

Know kind of the breadth of where you were able to get some of this data to come up with a proper buffer and if it was solely just looking at what we've allowed and and maybe there's other data out there, that other groups, other a third-party organization, perhaps has done some studies, yeah and.

M

L

This and maybe that's a complete empty black hole he would be following in, but we.

J

Can definitely look look into that and see if we can find some specific studies about where that dust may drop off. Voters may drop off of that. Okay.

L

Thank you that those are what I've written down so.

H

You said that you looked, you showed us two other inland ports, how many inland ports are there in the United States I.

I

Don't know the exact number, but there there are quite a few we'd have to kind of maybe look that up. Okay,.

H

Do we have any idea why this one would be so popular that we would want to support it? I think.

I

It's the location, it's so there's a lot of the rail coming from California and then the Midwest Salt Lake is kind of the crossroads of the west. So again it's a pretty ideal spot for to allow for I can't remember the time it takes to get from California to Utah and train. But it's an ideal time like midpoint to stop from between California in the Midwest have.

H

You found any other inland ports that are within four five miles of the center of the city.

I

Don't work, don't.

J

Have the exact.

I

J

For how far each of those was from from a city, no speaking,.

H

Of the one in Chicago being 50 miles and the one and wherever Kansas you know, yeah.

J

H

Or something so, some.

J

Of them had a sprinkling of suburbs next to them, so.

H

J

Was a mix really but.

H

You know this one is we're we're actually not that well served by rail. Currently I, don't think cuz it's hard to get over the mountains from California, but we are very well served by trucking and obviously planes so I'm just wondering about the particular location of this in terms of its impact on a built up city.

B

H

So I know that this isn't our question per se, but in terms of those impacts, are even more impactful. Let's say you know, because we are within four to five miles of well within a mile of you know, actual residential properties.

H

So the other question I have is about the prison. Could you point out the prison location on this map? Please right.

I

H

So it is within the in the port area and do we do we call the prison population residential? We.

J

Haven't yet in this ordinance we have been considering what buffer may be appropriate, it's kind of in possibly an awkward position, because the prison is a state facility and the state is asking us to allow these uses in this area, so we'd be imposing a buffer on a state facility itself that that being said, we have had discussions about whether we should impose a buffer on this and I think we're open to to considering putting a buffer from the prison like we have from residential uses.

J

H

Do we have any, and when we talk about a transportation impact, if employees for these great new jobs can't actually reach it by in any way, except through a private vehicle? Is that one of the impacts that we're looking at.

J

If we caught that out exactly.

I

J

Would be as so far in so far as the number of vehicles that it'd be vehicle traffic generated by these when there's not any bus service, so we would be looking at that there probably would be a greater impact on rode on the roads if there's no bus service out there, so we could ask for road improvements. We could potentially ask them as an alternative to work with UTA on some sort of transportation, because.

H

It seems like it. One of the major environmental impacts would be all these cars. You know, and also it's an impact in that many people who would be able to take the jobs, presumably good-paying jobs in warehouses and so forth, might not have access to vehicle.

H

Is that the kind of are we looking at any kind of social, app and packs at all? I.

D

Think all the impacts that we've identified to the mitigation plan or all social impacts- and there is a transportation impact study required it does get a little difficult. It's a you know, I, don't think we can like hold up a project until bus service is put out there, but one of the responsibilities of of the inland port authority is that they have to come up with a business plan for this area, and that's one of the things that I think that we've seen is a benefit of this process.

D

There's there's only so much we can do with zoning, but we've we've been using this process is to try to you know an educational process as well as a means to get public involvement and been in public comments that we could then pass along to our City Council and to the state. I think that's a place where we really as a city and as a community wanted to make sure that we continue to be involved in this inland Port.

D

Authority are these types of issues right here where, if we're gonna do something like this out here, then money needs to be put in place to to increase transportation options and things of that nature, and that's something that that needs to happen at the state level.

A

Anything else Brenda anything else right now. Okay, thank you and I. Guess we don't have anyone else to speak on other than the public right. Okay, all right! So we'll go ahead and open. The public hearing on this I know that this is what most of you want to speak to.

A

Obviously you all know the situation, we're in. Thank you to the staff who has worked incredibly hard to deal with what they were handed and we're going to continue. That and and I hope. The understanding here is that this is required by law to go through, and so it is our best. The best thing we can do now is figure out how to lessen the impact on our quality of life here in the city and in the community.

A

So hopefully you all have some great ideas that we can add to this I'm going to start with the cards and if you didn't have a chance to give a card that is fine, I will come to you as well.

A

You have two minutes to speak and that's just so that we can get through everybody as quickly as possible and it will not be an interactive thing, we'll be taking notes and listening and staff will be listening. So that's how we're going to be taking this in and you know it's if you can not be super repetitive with what other people are saying. That's also helpful, and and limiting your comments to what we have authority over is also incredibly helpful as well.

A

But the two minutes is yours, so we will start I, guess it's there, I guess: there's no Community Council out in the northwest quadrant. Not yet is there. Who is that? Are you it?

A

Would you like to speak as the you get more time as our community council, a representative.

A

Speaking on behalf of the community, you will have five minutes so come on up and.

N

A

Okay, you don't have to just make sure you sit first and give us your name into the microphone. So we have it on the record and speak into the microphone.

N

Now the Utah State Legislature gave me 60 seconds, so I am most impressed. We're.

A

Very nice area.

N

My name is passing and they couldn't find the paper I passed down.

N

My name is Dorothy Pappas Owen I am the chair of the West Point Community Council.

N

There are three community councils that cover the inland Port Authority jurisdiction area, West, Point and Jordan metals are on the north side and I can cover that area and poplar grove is on the south side of I-80, and it's a three of us that cover that area and we have been working together on these issues and we've also been working with the other three Westside community councils.

N

So there's actually, six community councils I've been working closely on this, and we've actually created a Westside coalition organization that meets every two weeks to deal with this and other issues.

N

West Point in Jordan meadows go all the way, roughly from redwood road, all the way to the border of Salt, Lake City, so West Point is the home of the Utah State Prison, as well as much of the inland port area. Jordan Meadows actually would be home of the actual freight terminal. If it's where we think it's going to be, and we have the airport in our area also, but we haven't so with that. I was here.

N

Six, seven months ago, with a number of other people here talking about zoning for the northwest quadrant and at that time the Planning Commission made was reviewing. The zoning changes did not want to take any specific recommendations at that time, but made a number of suggestions to the City Council. As a result of those suggestions, we took note of those and all three of the community councils and a number of other entities in the area met. There was 19 eighteen of us who met that included the land owners, Rio, Tinto and Kalina.

N

They were also part of this group of 19 and we went over the recommendations of the Planning Commission at that time and came up with unanimous agreement on two changes and that's reflected in her a lot letter. I believe that of those two changes and they were the ones that were unanimous. So that was a long to be included. We approached the City Council with it the City Council, how to speak. The City Council said we hear you, but this is just too politically sensitive, we're not going to make any changes.

N

We are now seven months later and we are hoping at this point that we have a much more positive experience going to the zoning process.

N

We believes that the two things that we had included there were clearly not controversial were unanimous in agreement, whether you were a huge international multi company like Rio Tinto or you, a person like me that lives five minutes walk from the from my house to the border of the inland port or if you basically were part of the environmental groups. We all agreed on this. So we hope that you will include both of those recommendations in your final.

N

Decisions here, the one that's the most important- is the one mile buffer around the Utah State Prison, the Utah State Prison is going to be the largest residential facility within West Point. It will be the largest employer in West Point. It will be the home of probably the largest single volunteer force within West Point many council area, so that is how we, as the citizens view it.

N

We have been working with the Department of Corrections to talk to them about how are the people who live in the area could be employed I had to at the facility at the Correctional Facility. We think that would be not only a good public policy, because we would have a much more diverse workforce, which we desperately need at the Utah State Prison, but we would also be limiting commuting times if we were able to use that. So we see this as a major employer, West Point community count on West Point committee campus just opened.

N

We are going to be working with them to develop training for jobs, and so we want to see that also in that. So with that, I hope that you will consider changing the buffer on that and, finally, I just want to say that you all know that trust is a huge issue and we basically have great regard for the Planning Commission and we trust that.

N

No matter how awkward you may feel at times on some of these decisions, that you will always ask. What is: is this good public policy and that that question be what guides your actions and as a public as the citizens, the residents we are going to have your back? Thank.

A

You can I ask you a quick question before you go I'm, just curious about your grain silo and repair suggestion.

L

Mr. chair yeah, for the benefit of the record and the people in the audience, can you read those two points in the letter.

A

L

A

First, one is the provision prohibiting, as was mentioned, the railroad freight terminal within one mile of residential areas needs to include a similar one mile buffer around the new Utah State Prison, and then the second suggestion is: if grain silos and railroad repair shops are to be included under m1 zoning, they should be included as conditional uses rather than permitted ones, and I was just I was just curious as to what specifically why you felt that those should be in conditional rather than permitted. I, don't know, I, don't even know.

A

If those are, they are an m1 yeah. So what was- or they are conditional? Oh they're, not conditional they're, currently permanently.

N

Permitted with the overlay yeah.

D

And we haven't proposed as of right now changes to that, but we're taking comments. I.

N

Was not, it was not clear to me, and so what I'm proposing is that what we had proposed at the time was that the railroad repair shop should be a permitted of conditional use and the reason why is you will never have a railroad repair shop without an inland port approval. An inland port Freight terminal, an inland port Freight terminal, is a conditional use.

N

This railroad repair shop is really just part of the inland port Freight terminal, and that we should be consistent that both of them are conditional uses and should be approached that way and looked at and the mitigating factors should be applied to both and.

A

Then grain silos, like I'm I'm, not up on my reading on grain silos, so I'm not exactly sure what they would be, what the what the detrimental impact might be I think.

N

I think I'd hold that question for somebody that a little bit more expertise: okay with the environment and the the bird habitat, the migration patterns and echo that, but, as you can see, from the 19 people that signed everybody agreed I was two things and I think under normal circumstances, they would have been approved in February and again, if the question had been asked, what is good public policy I think they would have been approved and that's what we're asking for now great.

A

Thank you very much all right to our cards. We will start with DITA seed and then after DITA we will have Jack ray. So just so, you can get yourself mentally ready for your two minutes.

B

Hello, DITA, hello,.

O

Thank you. Thank you for doing this. Thank you for caring about this issue. Obviously we're in a terrible position. This is a terrible idea. It's not thought out at all I I shouldn't, say: I'm Dida seed, I work with the Coalition for port reform and the Center for Biological, Diversity and I've been working on this issue for the last six months. Basically, as an organizer and I've been researching ports, but just a couple things, one stay tough on this and I think you are asking the right questions.

O

I mean you are kind of our frontline on this issue, sort of the last defense we have and I think if we hold true to our community values and really test the Port Authority, that's going to be a good thing, and we should do that and I think the ordinance that was drafted as a step in the right direction. I agree that there should be a one-mile buffer for the prison.

O

The other thing I want and I I think we have a whole bunch of folks from Audubon that are going to talk about bird conservation issues and I endorse every single thing that they say in advance of them saying and then the other thing is with regard to the natural resources storage issue, my research is showing that you can't cover coal, so I would just flag that, for you, coal is combustible, and so this talk about oh well, we can store : we're going to cover it. I think that's a little misleading I mean.

O

Hopefully there will be no coal there, and you know our organizing effort is designed in a lot of ways to do what you've been talking about in terms of creating more transparency and good information and data about what's being proposed because, as everyone's pointed out, we have no idea what this thing is going to be. They haven't told us and I, don't think they know the linchpin of that might not be the right word, but what makes it a port as a planners have stated is: is the rail yard and so I think?

O

That's the thing that we really need to watch and as it stands right now, the rumor mill suggests that BNSF wants to build the rail yard on the old landfill. That's out there with a piece of land owned by Rio Tinto. So that's just something to look out for, but thank you for what you're doing and we'll be back. Thank.

A

You all right jack Wray, and then we have Wayne Martinson.

P

Thank you for this opportunity and with the Utah waterfowl Association and I'd, like first of all, to thank the members of the planning staff for the hard work they've put into developing this ordinance on such short notice and with so little time within which to do it. There are a few things, I'm sure you've.

P

All heard of the importance of the Great Salt Lake wetlands and specifically we're dealing here with the south shore and the role it plays in you know: critical, really, hemispheric migratory bird habitat what's less well understood, is that those wetland complex is used to extend all the way east to back street, roughly and all the way south to about 2,500 south. So what we have left is really the core wetlands that have existed after you know a hundred years of draining and development. So it's really important that we preserve those areas.

P

The other thing is that those areas have been preserved to this point, largely because of the perseverance of the people who owned that land and who've managed it for over a hundred years. Now those owners I'm sure simply want to make sure that those habitats, those sensitive areas remain intact and undiminished, for you know another hundred years in perpetuity.

P

So as I've looked at the ordinance, I have just a few minor comments that I would suggest to assist in that process of making sure that the port development doesn't diminish the values of the surrounding areas in Section, D, 2 and D 2 B 2, there is the phrase of budding properties and the statute it refers. The phraseology used is areas in proximity. I would suggest that the phrase of budding properties be replaced with the statutory language areas in proximity, which is somewhat broader and fulfills.

P

The objective I believe both of Salt Lake City and of the legislature that those sensitive landscapes be taken into consideration and preserved. The second suggestion would be that, as regards natural resource storage, there's a thousand foot buffer around several types of sensitive areas and those areas are delineate delineated. I would suggest that, in addition to those areas, the Natural Area, that's already been designated in the northwest quadrant overlay be included as an area, that's appropriate to have that thousand foot that thousand put foot zone in which natural resource storage does not take blood take place.

P

Finally, the mitigation plan has nine requirements that the developer needs to set out and explain in terms of how those impacts are going to be mitigated. There's one other one that I would suggest be added, and that also is taken from the statutory language, and that would be a description of how the development and uses are compatible with or complement uses in areas in proximity to the authority.

P

Jurisdictional land I think it's important that in developing those areas the uses be compatible with and consistent with the legacy uses that are occurring on lands to the west and north of the inland port, and that have been occurring there for well over 100 years and again that language is taken directly from the statute, so I believe it's consistent, both with state policy and intent. This helped as well as hopefully with the intent of the city. Thank you very.

A

Much Wayne Martinson and then Terry, Marcus, Coe I, think.

Q

I I'm Wayne Martinson I'm, a member of the Conservation Committee for Great Salt Lake Audubon, and we submitted a letter I first of all, want to say wholly endorse what Dorothy Owens said, and we part of what we sent was a letter endorsing those two comments that Dorothy made and I also wholly support. What Jack Ray just offered as three amendments that he'd want to see and in the context here, I work for National Audubon for 25 years, and we worked diligently to get this buffer going and and to preserve.

Q

That's terrific and it looks like it's there on Jack's comments can do that. I want to speak just briefly to the prison. There is the one mile buffer. That would be me as needed for the railroad freight terminal. If you have a one-mile buffer for residents, prisoners live out there full time they have less capacity to move than people choosing to live in a home to not provide a buffer. The same as residences is inhumane as an as in is an environmental injustice that I think should not be considered any further, and you should.

Q

You should put that in there is the 1,000 foot buffer for the storage areas and the other aspect, and we and our letter said that anything where you have the residents with a particular buffer. You should also have the same buffer for for the prison, at least that so there's the one-mile buffer and then and the current things that you're reviewing that there would be the 1,000 foot buffer I.

Q

There is a letter that the Utah prisoner advocate network sent, which supports that giving a little bit more detail about how important it is to have the same kind of buffer for residents and just to comment. It is sobering to think about where we are now compared to three years ago or a couple of years ago, and what this inland port is going to do to the area and I rarely appreciate what the city's been doing and the coordinance is that you're trying to pass to make this somewhat bearable. Thank you. Thank.

A

You very much all right, Terry Marcus go and then Nigel sewells I'm. So sorry, you know who I'm talking about I hope all right. Terry come on up.

A

Okay, great, let's go with Nigel, then and then we'll go with dr. Heidi horn after Nigel I'm. Sorry about your last name: Nigel, okay,.

C

Hard there's two ways to that: it can go. I am Nigel, sway, B I'm, the chair of the river district chamber. We represent businesses in the area, including the inland port. We go from 23rd north to 21st south-west of Forth West. We have recently submitted a letter to the Planning Department concerning for zoning issues and I wanted to present those to you today. The first is a landscaping overlay. We would like to see any landscaping that occurs there be as natural as possible, so we're not trying to grow sod on sand.

C

Second would be pavement restrictions to address water displacement. These are going to be large buildings, lots of concrete lots of asphalt and we'd like to see anything that can be mitigated to allow free water flow. The third would be some sort of incentives of buildings to foster energy consumption and even energy production for surrounding neighborhoods. These are massive buildings.

C

The the plans that I've seen are minimum of five hundred thousand square feet, with many of the buildings being a million square feet, and the last thing we'd like to see addressed- and this is probably the most important in terms of business and the community- is railroad. Traffic. I've seen that I know that Cole Mina's plan is to have a rail hub built in there and they don't foresee any Eastern rail traffic from their portion of the port. But I don't know what the other plans are going to be, especially over time.

C

There are already issues in the area that we represent with existing rail traffic with stoppages that create delays, create a lot of problems in the community and for operating businesses. So we would like to see something that would address that in the future. Thank you for your time.

C

We're definitely encouraged by the current draft of the zoning ordinance, particularly the conditional use, great.

A

Thank you so much and good timing. All right, dr. Heidi, Horan Hoeven. He.

G

A

Gonna guess that the second time.

G

A

G

A wetland, ecologist and I have conducted research and conservation efforts out around Great Salt Lake wetlands for the last 20 years, I'm, currently with National Audubon Society I, along with Heather Doug, the president of Great Salt Lake Audubon, submitted comments, August 31st, in which we wrote.

G

We would like to see the Port Authority push for industry standards that raised the bar toward environmental and human protections, such that they incentivize implementation of new technologies that reduce carbon emissions as well as noise, water light and other air pollutants, and we're pleased to see that the proposed zoning modifications reflect this. Why is Great Salt, Lake, so important? There's millions upon millions of birds that migrate through twice a year. They rest they nest they breed.

G

It is incredible and just into the example, it has the world's largest assemblage assemblage of nesting, snowy plovers world's largest stage and concentrations of Wilson's phalaropes and others I'd like to see added to the section deed number to be the impact mitigation plan, etc. A wildlife corridor impact study and proposed mitigation reflect the relative to fencing. Pronghorn herds live out there and they are currently becoming separated by fencing that is displaced along one road. So far, artificial light impact study and proposed mitigation relative to migrating birds. Two-Thirds of the birds populations meant migrate at night.

G

They become disoriented, confused. They collide and fall to their death because of artificial night light pollution I'd like to see a recommended location of the heavy use, conditional use, m2, industrial or disruptive, and one uses further than 1,000 feet from the wetlands and wildlife, habitat of Great, Salt, Lake and closer to I-80 and, of course, away from human human populations. I'd also like to see restricted mosquito abatement applications.

G

Two more, though, no more than current applications within 1,000 feet of wetlands of the Natural Area and out toward Great Salt Lake mosquito larvae are important bird food as our non-target species of midges that are even bigger and higher in protein, and that's where the birds are coming for. Many studies have shown detrimental effects on these from pesticides.

G

In closing, I respectfully request that the Planning Committee favorably endorses a well-thought-out ordinance that allows conditional uses relevant for the operation of an inland port but carefully discerns environmental impacts to the surrounding wildlife, habitat and people, and mandates mitigative actions that lessen impacts to the extent possible by modern technology and leverages this in the port as exemplary nationwide and possibly globally. Thank you thank.

A

You so much dr. Hoeven, Heather, dove and I, didn't tell you before I'm sorry and then after that is David Scher after Heather, but I. Don't I, don't see how they're coming up. Oh! Okay, sorry.

C

Hi I'm Heather, dove I'm, president of Great, Salt Lake, Audubon, Heidi and Wayne have already brought up a number of the points that I was going to bring up, but I I will say that we're we're very appreciative that the natural spaces and the buffers were honored in the Northwest quad master plan and in the inland port, but we're still really concerned about the environmental impacts to the birds and and to the people of this valley.

C

We would like to encourage the planning office as they're continuing to draft the zoning changes that they include mitigation for noise pollution, light pollution and collision hazards. You asked about the silos. The the problem with the silos is they're very tall, and this whole port is sitting right in the flight path of these birds coming in to use the lake and, if they're not marked properly they're we're going to have a lot of bird mortalities with collisions.

C

Also, we, the only other point I wanted to make tonight, is that we think that, in the zoning plan, that's being prepared that there is a specific statement in there that if the land use applicants mitigation plan is inadequate, if it's not considered up to standard that it be disallowed, there's nothing in there right now that actually states what happens if the mitigation plan is not adequate.

C

That's it. Thank.

A

You thank you so much I'm finishing up my notes from your presentation.

A

Okay, all right, David you're up and then after is Tom McLaughlin.

R

Evening my name is David Shearer I've spoken to a few times on behalf of the Capitol Hill Neighborhood Council of which board member, but here I'm tonight, here just as a professional architect and planner I'm, very heartened by the discussion of standards that I heard earlier. These are critical. I agree with the comments to the fact that this ordinance is our last best hope for having some control over what happens in the inland port and allowing Salt Lake City to fulfill its duty to safeguard the health, safety and welfare of its residents.

R

I've reviewed the ordinance I want to begin also by thanking and express my appreciation for the planning staff who've done an incredible job of pulling together a comprehensive ordinance on an inhumanly short timeline. I'd like to suggest six modifications here. That I think would strengthen the ordinance by providing concrete standards which projects must meet, which would facilitate life for the applicants and also make life easier for those who need to evaluate whether a project meets certain conditional use requirements.

R

So I'm going to read these fast I have a copy for you section D, to be three consider specifically including noise and light pollution. There is a model lighting ordinance created by the ID, a slash ID at IES that could serve as a basis. I can give you a website where there are 22 examples of municipal noise, ordinances, Denver and Phoenix are among them in our region.

R

D 2 B 5 consider requirement that a development not reduce the service level of affected streets and intersections below their existing levels, and that would require the applicant to Pugh to create a or hire a third party to create a traffic analysis. D 2, B, 6 I have written a separate letter which I hope was in your packets. If not I have copies here regarding a standard called ASHRAE 90.1 2016, that is the gold standard for energy efficiency in buildings that could be used to provide the standard that was mentioned that they couldn't find.

R

On page 6 of the staff report, D B 7 consider numerical limits on runoff volume per unit site area. This would require another kind of computer model that civil engineers are accustomed to making D to be nine. Consider requiring a letter from the water district stating that sufficient water supplies are available to serve the project with current resources for a defined period of time.

R

Otherwise, the port may become a pretext for developing water resources that would harm the Great, Salt Lake and deplete groundwater, and, finally, d3 e considered requiring all projects to submit an impact mitigation plan, not just the ones that require conditional use. Approval I think this can be fairly straightforwardly introduced into the underlying zoning. Thank you very much. Thank.

A

You and Tom I said your name, but you just said you didn't want to speak and you have some notes. Is that still the case? Did you want? Well, we need you up to the microphone if you're going to speak.

A

It's better if it comes from you anyway, hi my.

P

Name is Tom mcLaughlin I live in downtown I've, been a resident of Salt Lake City for 14 years. My grandchildren live here. My daughter lives here. As you know, everyone is concerned about the quality of life and, while the port is a fait accompli, that is going to be here, I just want you to strengthen your efforts wherever possible, to preserve the air quality and the quality of life.

P

Here we know that there's going to be tremendous growth in the valley, there's going to be more cars, there's going to be more trains are run on diesel. That's more particulate! That's more pollution! In the report that we saw three times it was mentioned that air quality would be improved, that that was stated in that the staff report I'm. Looking for the improvement, how is the air quality going to be improved? So I'll just go on record to tell you fight the good fight.

P

Look for as many methods to preserve the quality of life in Salt, Lake and I'll. Make one other comment, and that is I was so impressed with your handling and the presentation for the Ronald McDonald House, where we covered security, the height of the fence. All these specific questions are asked, and that was you did diligence and they did a great report here. We are with the port district, that's coming in and saying we haven't worked it out yet, but we want you to rule on all this zoning, which is totally unfair and upside down.

P

So thank you very much. Thank you.

A

John coat coat, tab am I making it am. I butchering it that badly, you don't even know it's you.

A

Sarah John, are we left, I'm told he left I'm glad you know Terry it's you.

R

Thank you for the time I'm gonna sit my clock so I'm going to give you the pepperoni pizza talk, so my name is Terry morasco I'm, a board member of Utah mom's for clean air and I've, been studying the error issue for thirteen years.

R

Utah mom started about 2006 when we had 28 days of red air in a row. The bottom line that we have to look at is the areas are out of attainment. Now, if we put another truck on the road we're so close to being out of attainment. So when you consider all of this, you need to think about how we're going to quote improve air quality but sustain it. But really. My point is to look beyond the boundary of the port.

R

Let me give you an example: we took some folks out to the prison site and Rio Tinto's tailings that happen to be a windy day. I think it was in April. They were blowing across the tailings over to the prison site. You couldn't see past Route 80, as we looked West because of the tailings dust now, that's legal Rio Tinto was allowed to do that.

R

The point of this is I think the Planning Commission has to look over the hill and say we may have to change every ordinance in the city to sustain air quality as it is. So when you look at Amazon by the way- and there was a Mobil emissions discussion, they can put 1,000 diesel trucks on the road without any penalty or an impact statement, etc, etc. Unless something comes into these ordinances but anyway, so my pepperoni pizza talk is at some point down the road. Are we going to say to wood-burning quiet you.

A

R

The pepperoni type we got to hear what this: how do you stop there? We go I hate iPhone anyway.

R

Are we going to take away? We may have to wood, burning pizza ovens or we gonna have clean air. So, as you look at this picture, you have to go beyond this inland port because everything around us is causing air quality problems. The numbers I've looked at over the years state right now. There is no way no way with the growth only without Mountain the Draper facility being built in the inland port that will ever be in attainment. Keep that in mind. Thank you. Thank.

A

You Terry, alright, that is all the cards that I have. Is there anybody else who would like to speak to this issue? If you do just come on up yep come on up when you get to the microphone, give us your name and then you'll have your two minutes.

S

Okay, so my name is Carl Moore I'm, a chairperson of Pentos and chairperson of SLC hi protectors, ear, protectors, of course, he's concerned about the environment. Panels are concerned about humans, which is linked to the environment. Well, I just want to say thank you to everybody out here who has spoken to this issue, who's concerned about the environment, who's concerned about humanity, I appreciate that we're thinking about prisoners because they're human beings I'm appreciate that we're talking about the the vegetation, the life.

S

You know, the life of the birds, the life of the animals, the life that are affected by you know mosquitoes I mean this is so awesome. I really appreciate that and I hope that this this committee holds that the heart and I hold I, hope that that you know the inland Port Authority, you know recognize that as well.

S

You know, one is I, understand your you're in a kind of a weird situation. One is I, don't recognize any of those lines as a Native American. Those lines were never made by any Native American tribe. They were not made by the go, shoot people I'm looking right there. That's all you land right there, ute land go shoot land that was never made by the and I. Don't think that they were consulted.

S

I think that that's a disgrace, I think that that's immoral I think that that what needs to happen is that the tribes need to have a voice in this, because it's their land, it's not your land, it's not my land, I'm Hopi and it's not your land, so I just would suggest.

S

You know that we, we actually think about them and again I appreciate these people here who are acting like a community, because that's what community does community looks out for each other, and so I just appreciate that, and so just do the best you can and God bless and just think about. What's going on again those lines weren't made by us, those remains by somebody else, and somebody has usurped their stewardship and just do what you can with what you got so appreciate. It quite thank you. So much.

A

A

Let's give us your name and you'll have.

B

To Belson that was emotional things. I would just like to say that the community is totally behind making sure that this is done right and when it's going to infringe on the quality of life of people in this community, we're ready to.

H

Organize and stand up so I want the staff to know that they've got support and the Planning.

B

Commission to know they've got support. Thank.

A

You very much anyone else.

A

Okay, do we close the today and or we're just continuing for next time? Okay, so we're going to end our public comment for today, but we will continue our public hearing in two weeks. That is two weeks right, yeah in two weeks at our next Planning Commission meeting.

A

Thank you so much that was incredible and I think you all stayed incredibly on topic and on point and gave some really concrete suggestions. Maybe staff, do you want to come back up? I, don't know I'm guessing you guys took notes from that and I I think I just want to add some emphasis to some of those things. I mean. Can we just add it all? Can you just is that a lot I do want to add, or one thing I want to add emphasis to?

A

Is the kudos to you, both and all of the staff for taking so much time to the public. The staff here, the in the planning office is so inundated right. You know how hot the building economy is right now and they have a lot on their plate outside of this.

A

That they're having to do in such a rapid amount of time- and it's it's so great- that they've done this and done this research and so even more important that we're getting the feedback from the community because the more eyes we can get on this, the better so that we make sure that we're addressing all those issues, I I, love the attention to the light pollution and the sound pollution really paying attention to the bird migratory patterns and that the silos I'm gonna had no idea.

A

But the silos like making sure that they're patterned correctly I think Mr Shearer had some great comments with some specific standards and I didn't catch them all. So perhaps you can meet with him later to get what some of those oh we've got. The note that's right, some standards from other some other cities that really specify what's acceptable and what's not, concerning the noise and the light pollution I also love the idea of really and I. Don't know how can we do? Can we ask for some energy conservation components to be added into this?

A

That require a certain level of energy on-site, energy production? I mean I mean it this is being thrown on us. So why can't we make this just as difficult as possible to be made.

B

A

If they're gonna do it, it's gonna be made exactly how we you know it's gonna be made perfect, like they haven't, have air scrubbers that clean the rest of the air for us, I, don't know, but I I mean I, think those were some just really incredible. The landscaping, the pavement restrictions to add the permeability to the to the ground so that water continues to seep into the ground to the mosquito abatement suggestions. I mean this is incredible, am I know.

H

A

That more than everybody else.

H

Okay, you know we all enjoyed it and thank you all for doing that, and I also want to say. Thank you very much for the staff. I think this is an incredible job and very well framed and, and the issues very well taken.

H

Care of I would like to understand how specific standards might fit into this, rather than the as as standards in terms of what the what somebody might have to produce as part of their mitigation plan, in other words, use those standards as a comparative basis to say yes, this does, or it does not meet this standard. If it does not, why not you know so? It also protects the the applicant as well, because it gives them a standard that they know if they pass it, then they pass.

H

You know, and they don't have to worry about that anymore, so, instead of it just being sort of all up in the air, so I would I would really try to seek how that might fit in I agree with all the other concerns. I also want to ask the staff: what is the process for making these kinds of changes between now and next in the next time or or after next time? So what? What is the? What is the process by which these changes would be incorporated into the document that goes to City Council, so.

J

At this point, we have about just over a week to work on any changes, because we have to publish the next draft for your consideration. Next Thursday, okay,.

A

But if those don't get in there, there's still more time before it gets in there.

J

Exactly yes, and there will be a lag before council assumedly that they put it on their own agenda, so it'll be even more time. I, don't know if we have an exact timeframe yet for when the council will put it on, but I assume, there's at least a couple more weeks at least there and then again they can look at what what conditions you put in your recommendation ask us to go back beef it up. It's.

L

Also, given that very short time frame, would it be appropriate force a lot of these, these things that we heard that you may not have time enough for the next draft, but to compile a list of things you're still going to be reviewing.

L

So we know you're going to look at and we know you're going to not forget that it that it was brought up just so that we have a reckoning of all of our notes and the things that you haven't had time to address fully, which I completely understand, but then also the City Council. So we just have kind of a running tab of the issues that yeah.

M

L

Continuing to look at so we and the public don't think that you just didn't put them in yeah.

J

I think in our staff report that we go out with that goes back to you will identify the things that were brought up, how we've responded to them? What we haven't been able to respond to yeah that.

L

Would be great, I think that would really cover all the scenarios so that we're all informed in on the same page and not expecting you to jump tall buildings in this a fact I.

D

Think so we'll be presenting back to you. You know a draft ordinance, so we'll go back and do the best that we can to address what we can, but that what we would be looking for. You in two weeks is a recommendation to the City Council on whether to approve or deny or if there's other things the Planning Commission would like the city council to consider that's what we'd like to give yeah.

L

And so to follow up on that, Wayne I was also thinking if there were parts of these comments that were made, that we feel are really important and you weren't able to address them to even your satisfaction, because of the time limitation that that that becomes part of that report so that we aren't duplicating and adding on these same efforts again in in two weeks or we're saying that one is really important. We really want to highlight that that you continue to research that, after we make our recommendation, certainly.

D

And you know I'm just to be honest, we may go back in and look at it and on some of these and think you know what we're not comfortable going that far right now, and so we would give you our proposal and if the Planning Commission is comfortable, then to say no, we think you should City Council. We think you need to consider that would be part of your your recommendation with conditions well.

H

You know I have a question perhaps for the staffer, for you having to do with. Is there a point at which the Port Authority will turn, can turn back these regulations and say sorry too much you've gone, you know crazy, and you know we can't require. People will never be successful if we were requiring everybody to do all this work. That.

D

Could happen so they can well the Port.

K

Authority can't they can't do anything to the regulation. So what they can't do is on an appeal they can say. Well, Salt Lake, City's regulation frustrates the purposes goals, intent or whatever of the the Port Authority, but there's always the possibility of.

H

Individual have to produce right information if we require it.

K

And we know that the state legislature has expressed an intent to take a look at this thing year after year to see if there are any modification, so they could always come and kick us and the teeth again.

D

Correct me, if I'm wrong on this, though, but I believe part of the the law says that our proposed zoning amendments do you need to be at least brought to the inland port authority prior to adoption? So that's gonna be part.

K

I, don't believe it and I don't believe the bill says I, don't think that what do we have to her done by them, in fact, their specific language in the bill that says that the Port Authority board does not get involved in policy creation for Salt Lake, City land use regulation.

H

That's an important distinction to understand to know, because I think that if we, the you know there may be, it seems to me like yes, they can. They can take everybody on appeal and turn it over, but that doesn't mean that people don't have to go through a lengthy process with the Planning Commission and the planning staff right.

A

Do you would it be helpful to you for us to go through the list that I've created I mean it's essentially everything that people have said or do you think you have it do you do you need more emphasis from us or do you think you have I mean I honestly, don't know that there's one thing that I that that was said, that didn't does not merit some sort of looking into. If.

J

There's some in particular I.

A

Mean I would say particularly.

J

Focus on I think that would be helpful. A.

A

Couple things that I would provide some emphasis to I. Think one one is that and I don't know this was really brought up. Specifically, we talked about it before or the public comment period, but as that having that third party I don't know how that would fit, but I really like the idea of having some sort of third party being tasked with really evaluating. What's going on, so that when we do have to make a conditional decision, we have some data from an impartial source who's going to give us some information.

A

That would be helpful both for us to use in our decision, but then for down the line. If it is brought to the Port, Authority and I, don't know how that would work. I, don't know how that would look. I comment.

H

On that, if you use specific standards then then those standards are professionally applied by people who are professional planners designers, architects, engineers and so forth, and so you can I think rely on the professional standards rather than the opinion of, but.

A

If we're having to like mitigate light pollution, yeah.

H

Those are their standards for that and.

A

Is that something that we would put in the in? Can we put those standards in there or.

J

Put some sort of reference potentially into into those those standard into.

B

J

Standards that reference.

B

Those something that Wayne said they were gonna give the director the ability to have an outside expert, evaluate yeah, but I wouldn't want to suggest that every.

H

Single project no.

D

Had to have an outside expert.

H

Evaluated because that would be extremely expensive for the city.

B

To do, but if there's a circumstance where it was necessary, he.

A

Wants to pay, for it is the city you have to pay for it. It is the developer. Well,.

H

That's to be determined.

A

Well, there's that component and I whatever I mean I'm fine.

H

A

As long as we have some sort of measurable standards that we are putting that we have I love the idea of buffering for the prison, not only from the humanitarian standpoint, but also from like hey state, hasn't put the prison there. We're gonna also put a buffer around that. So you can't put your port next to it. I think that I like that idea, but I, think the humanitarian standpoint is a clear winner with all the people that will be working there and living there and I.

A

Think that's I think we absolutely have a task to consider that residential as we would for any other residential point, I I liked dita seed brought up the idea that and I don't know. Maybe this is already in there and I'm just it's hard to process at all at one time, but if it is over the landfill does that bring into any other like any other soil issues and I, don't know what that would do. Is it compact enough to hold trains, and what do we? That's.

I

Something that they would have to evaluate there I mean there has not been a proposal yet for the actual port. So.

G

I

A whole other extensive process that they'll have to go through I mean not only with the old landfill they're gonna have to make sure that it's not going to create any issues with the with water systems, and things like that, they they're gonna, have to make sure it's engineered to hold to hold all the trains and the weight and the freight things like that. So, okay.

A

And they would take into consideration any sort of other pollution that might come from yeah.

I

In need, yeah, and they they would be subject to a lot of federal standards because it would be a rail facility. So it's there's still a lot to be done before something like that could be built.

A

You know I mentioned at the beginning: I love looking at the landscaping in the pavement to create as natural of it as an environment as possible. I.

I

Know, Kenai, sorry yeah. So with the northwest quadrant overlay, we already have one scape native.

M

Lands to be in place.

Q

I

Not sure if you want to consider that for south of I-80 and along 2,200 West it's, it is a little more built out south of 880 see we might get. You know, sections that are landscaped and then sections that are not so that might be yeah.

A

That's that's a good point. I think I think I forgot that that was there already and I think I think that probably addresses it because I remember that distinctly. You did a great job in addressing that with with the m1 zone, when we were when we were doing that. Originally anything we can do I. Think mr. shears comments with the with those standards with the noise and light and I tried to jot some notes down. But we've got the notes here in our record and then anything we can push for energy content reduction and conservation.

A

I think would be you know, sort of to offset. If we know it's gonna, we know it's going to be creating this impact that there's not a lot. We can do so. Perhaps they can offset that by also generating power or the community anything else, any other things that stand out and those are not exclusive of everything else. That was said.

S

A

A lot I think those general general ideas were repeated generally through the whole thing. I just.

L

I just want to make a comment, even though most so the audience is left. You know, community input is always important and I'm only speaking for myself, but I'm sure you'll all agree with me in that we take them very seriously, but I'll be really honest. Tonight was probably the best public comment period I have ever listened to in my 9 years of community activism outside of the Planning Commission and I really want to.

L

Thank you all for the care you took in the points you made and that you each built on your own expertise and gave us things to really think about. In addition to what we've already been presented and I, encourage you to continue to do that, especially with the City Council, but I really want to just point out to you how well that was done and I appreciate all your efforts.

A

Anything else: okay, thank you both so much thanks.

S

A

Work and continued work and we'll see you in a couple weeks for some more fun and thanks everybody for your comments again, all right. Moving on to our I guess. Second, the last item- and this is the work session item- the exchange plan, development and CBS D at approximately 320 East 400 south.

E

Hi hi I wasn't sure if you were gonna, take a little break. Sorry.

B

E

B

E

A work session for mixed-use development located at approximately 320 East 400 South in the TSA UCC zone, that's transit station area, urban center, core zoning district, downtown Salt, Lake City Partners is the developer representing Salt Lake, City Corporation, and they have initiated petitions for plan development and conditional building and site design. Staff has recommended this work session to the applicant so that we can be aware of any concerns that the Planning Commission may potentially have so that those concerns can be addressed before coming before you for a decision in the future.

E

So the proposal consists of two buildings referred to as building a and B building a is a nine story structure with over 15,000 square feet of retail and 286 mixed income units and building B is a five-story structure with 2,700 square feet of retail 126, mixed income units and 30,000 square feet of incubator and co-working space. Both buildings incorporate green building techniques as part of the planning process, because this property is within the TSA zoning district.

E

The applicant was required to obtain TSA development review scores and, if they score over 125 points or more, those can be approved by staff and planning staff did approve those TSA scores, however, because they're requesting the modifications to the design standards and additional building height through plan development. That's why the petitions before you, in addition, so the applicant, is requesting modifications to some of the design standards for both buildings.

E

A chart outlining those requested design. Modifications is located in staffs memo on page four, so the request for building a include five feet of additional building height through pond development and then conditional building in site design for design standards related to active ground-floor use and visual interest.

E

The distance between ground floor build entrances, maximum length of a blank wall required entry feature and maximum length of a street facing facade, and the requests for building B are all the same request that I just stated for building a with the addition of ground floor glass and parking along a street frontage that Street frontage being Blair Street. After reviewing the submitted plans, the Planning Division identified issues generally generally related to the pedestrian oriented design of the building.

E

We didn't include analysis on the requested modifications that staff is of the opinion meet the standards of approval and I won't be going over those tonight. We were hoping to discuss to focus the discussion just on areas where staff has concerns and then, of course, if the Planning Commission has additional concerns those can be raised. But we didn't focus on the positive aspects of the proposal. That stuff feels meets the intent of the design standards.

E

So, as a starting point for further discussion, I'll go over some of the concerns that staff has related to the design standards in relation to building a the increased facade link on length on 400 south, so 200 feet is permitted and the applicant is requesting 277 feet, and this is along four South.

E

The upper storeys of this elevation utilized variations and materials and recessed windows to help visually break up the overall massing of the facade and a portion of that upper three storeys is also recessed as a rooftop, terrace and staff thinks that, in order to meet the intent of that design standard, which is how those modifications are approved through the conditional building and site design that some more articulation on the ground level could help meet that intent.

E

The standard calls for if a building is longer than 200 feet, that it have a 20 foot separation if the buildings can't be separated, maybe the applicant can look at some more options for the ground level of the building from the pedestrian perspective and then the increased life lengths of the blank wall on 300 East, so 15 feet is permitted. 30 feet is requested.

E

This area is concealing a stairwell and elevator for the building staffs of the opinion that the request for the increased blank wall area would more closely meet the intent of this design standard or may not even require a modification if architectural detailing such as a change in plain texture, material scale of materials or patterns or art were added to the wall in regards to building beam staff has concerns with the active, active use and visual interest at the ground floor along Blair Street.

E

Many of the modifications requested for building B are directly related to the proposed ground-floor parking staff does acknowledge that, because of the dimensions of the site, locations to incorporate parking for the development are limited. However, the applicant does need to demonstrate how they requested modifications meet. The intent which is to activate the streetscape blair is a small, mid block street.

E

However, it's still a stre and it is worthy of each of the Associated design standards, as currently proposed staffs of the opinion, they're requested reductions to the active use and visual interest requirements paired with the increased facade length along Blair Street, which is approximately, which is almost twice as long as what's permitted. 200 feet is permitted and about 370 a feet is proposed.

E

The additional ideas should be explored for increasing the street activation and the visual interest along the whole facade. There is a lot of visual interest towards the end of the facade where it curves along Blair Street, but some of those same concepts across the whole ground floor of of the development and then finally, there's some they're required to have nine building entrances along Blair Street. It's an entrance every 40 feet.

E

They have proposed four entrances along Blair, Street and staffs of the opinion that the entrances that are proposed, based on the information that we have they're rather discreet, and seem more like service entrances. So if there's some way that those can be further emphasized, we feel that that would be closer to the intent of the design standards.

E

And then there is a mid block walkway identified in the central community master plan and the TSA zoning standards also call for development of a mid block walkway if it is included in a master plan.

E

There's also some standards for those mid block walkways, which is a 10. It's a 10 foot wide path and then six feet of that unobstructed for pedestrians.

E

The applicant is exploring options to include a walkway on an adjacent parcel to the south of the development site, which is currently used for parking for the Public Safety Building and additional information is needed in relation to the developments. Inclusion of the walkway, its alignment and its design staff generally doesn't have concerns with the plan development requests for the additional height and again.

E

We think it would be most useful to focus the discussion on the requested modifications of the design standards and the conditional building and site design standards as they relate to the development and, at this point, I can answer any questions that you may have for staff and the applicants also here for the work session, and we do have representatives from housing and neighborhood development as well. They are the division from the city. That's working on this project, great.

A

Thank you very much any questions right now: okay, I guess we'll just go to I mean I will go to the applicant to give their presentation and then I guess we'll have a discussion from there.

T

Hi good evening my name is Chris Parker I'm, with give group. We've got another partner, developer domain out here from New Orleans, actually, today, who's also here they can further answer any questions. We're pretty excited about this project. Let me pull up a couple slides, maybe.

T

There's a way to fool you.

D

Pulled the mic just a little bit closer to you, we're not picking you we're.

A

Not getting your excitement through the microphones right can.

T

You hear me now there.

A

T

B

T

An easy way they go ahead and full screen page.

T

If not not a big deal.

T

You know what don't worry about.

T

That's his life, so a little bit of history on this project. This was the old barns Bank site about half a half a block away. The city put out an RFP for development proposals on the site. We were lucky enough to be selected had some interesting timelines with that we applied to the city under the old PSA standards and in the interim they were changed, and then we found out that we won. So it's great I think the design actually stood up to both standards very well, but a little bit of history on that.

T

We started thinking about this project, almost as an end cap to the Civic square that we're on right. Here. We wanted it to be kind of massively inclusive, both with the residents that are allowed in it, which it does almost half of this building is provided for people making between 40 and 80 percent AMI. It does that without any nine percent tax credits, which is the first time in this state that that subsidy has not been required to provide that level of affordability.

T

It's the tallest residential rental structure, at least so far in the city, proving that you could build a steel building in Salt Lake City and make it work. It was something that we wanted to do and honestly providing something on 400 South that was very much mixed-use and not just mixed use because it was made to be is another thing that we were looking to do all of those I'm an affordable housing, developer, I. Think all of those as were attacking affordable housing in the city needed to be proved.

T

We need to prove you can do more density in this city that you can provide affordable housing without nine percent subsidy and that you can do so in a way that fits in well with the neighborhood. So we're really excited about this project, probably for the sake of time. I know you guys have heard from a lot of people today, we'll just go directly to the questions staff has posed on this particular project. So this is building a to give you an idea of where we are on your left.

T

Is the public library on the south? Is the Public Safety Building? The project consists of two buildings, as she mentioned they're fairly, simple in design they Q's from there to large neighbors. So the materiality of the bottom floor is primarily derived from the library which it addresses on its west flank, and the kind of blue simplicity on the top of the building kind of pays homage to the Public Safety Building to the south.

T

That kind of simplicity, I, think, is part of the reason. The current design that has, let's see if I can pull it up that has a couple spots of discussion, was presented.

T

The way that it was, if you kind of look at the the left of the screen, the blue kind of goes down a little bit and goes to the actual floor visually speaking, that plane kind of exists behind the white, and so it was presented that that plane would remain kind of a pure blue instead of adding a fourth or a fifth texture into the design, ultimately will will provide whatever the Planning Commission deems worthy on that.

T

But we felt that having a very simple building similar to the very simple but interesting designs of it's too large neighbors would be appropriate in that case. As a point of reference, this corner, actually looking onto people's away, will be a large kind of food market. Imagine mall food court, except all of these stations are kind of authentic local food.

T

This incubator will go ahead and not only give diversity of food options in this area, but also give a lower cost entry into the food business for many of the low and moderate income people that not only will live here but frequent this area quite a bit, so that would be kind of the second of the two that was discussed on this particular building. As we're happy to add some in sets and out sets and fenestration there.

T

We we currently just liked the simplicity of the blue staying on one plane kind of the logic of the building. There we'd be interested in input from the Planning Commission on kind of how they saw that issue, we're happy to go either way.

T

The other issue was on this face. Basically, what we've done, because the building is somewhat longer than was anticipated in this zone as we've broken it up into two main pieces? You basically have two white buildings so to speak, and they're broken by a blue plane to break up the facade. I.

T

Think part of what planning was thinking might happen, is kind of in the very middle there, as the blue plane comes down, they're thinking, perhaps a bump out or a bump in, might help the pedestrian experience of that building as you're walking by it again we're happy to comply if that's kind of a hard mandate, the same logic applied for why it wasn't included in the initial submission just having that blue plane, which exists behind the white maintained in its plane and that kind of add busyness if you will to a relatively simple design.

T

So those were the two principle points brought up on building one building two or should I should ask for comments building by building or all at the end. You.

A

Can probably keep going okay.

T

T

So this is the 400 South face of building it's a very interesting site between the two of them. Basically, you've got building a which is surrounded by four streets and then building B, which is visible from three sides and is on an extremely skinny lot, which I think drives a lot of the questions that staff had on Blair Street. So this building, looking at 400 South the entire upper portion.

T

If you will is office, incubator space 30,000 feet of it the bottom floor, which I can show you a blow-up of here, is all retail phase, so our 400 South face is 100% active use both on the top and the bottom. It's a pretty pretty handsome building the kind of logistics of this building. Are you have the office in the retail in the front, and then you have a relatively small style, a micro unit of residential for 126 units in the back.

T

A third of this building is available at 40% ami, which again is has not been done in this state. To my knowledge, without the use of 9% tax credits, another third of the building roughly is at 80% AMI and then another third, as is a market rate product.

T

This is the view of that building from 300 East, basically, because this project unusually had seven sides between the four on the building a and the three visible on building B, which it had to look pretty for we chose to maximize the pedestrian experience on the main streets that humans would interact with so 400 South is 100%. Active use, 300 East on building a except for that stairwell that was mentioned is again 100% active use. The view of building B from 300 East is very pleasant.

T

You have at the bottom that kind of jet coming through is residential entry space, the whole building articulates back, and this is kind of a rear view of what that articulation does. So you have a sculptural aspect to the building on the 300 East facade, so from 400, East, you're, 100%, active and interesting 300, East, you're, 100%, active and then in there in the rearview, interesting and then on people's way as well and building a the vast majority of that is also retail.

T

So we wanted to maximize the pedestrian experience where there would actually be pedestrians. Blair Street in some ways was the one that got used, the least so there's certain utility concerns for both buildings were handled on that Street and I. Think that leads a lot to the staffs proposal. I proposed changes on Blair Street. Basically, let me pull this up.

T

You have a straight building that was designed to be 3 buildings conceptually because it is longer than anticipated in the zone. You have your front area that we looked at before, which is has a recessed main floor and it occupies the front chunk. You have a middle chunk, which is, you know, basically have a certain design vernacular and that's kind of the utility for the whole project space. And then you have this deep articulated almost structural space going into going going south and then going into a proposed mid block pedestrian walkway on city land.

T

The vast majority of the questions on this application happened between here and here. Basically, this piece of the parcel right here is barely big enough to get a building in. In fact we couldn't put residential here. So this is where our office space is and the pedestrian experience of that, because we didn't want to have a surface parking lot, is basically that parking is right up on the side.

T

So one of the questions I had for the Planning Commission today is there there's two basic ways that we can kind of deal with that and make it a pleasant place to walk by one would be a fairly opaque screen that could have public art on it. It could have an interesting design kind of punched in the metal. You could have walking down that street. You could have an experience like you might be viewing something in a gallery.

T

The other way to go is to have a very transparent space where you might know that there's a parking garage behind it less artistic, but there there has been some expressed desirability for that permeability into the inside of the building. Some direction on that from the planning mission would would would be helpful. We're happy to go either way the way that we've proposed so far.

T

B

I can pull this up.

T

Is to have a screening material kind of the third one from the left is probably the most appropriate. So you'd have this translucent punched panel. They would who let you have permeability. You could see if a human was behind it, but you couldn't really tell what was going on behind it with some interesting lighting features.

T

We think that could be a nice thing to walk by at night for far away to go ahead and see the actual main floor use here, but we're I guess we're open to going ahead and providing an interesting pedestrian experience at that were not able to deepen a lot because of where the street is and get any parking in there whatsoever, and we thought hiding. Our parking was better than having a surface parking lot. So the current proposal is to have this sort of punched mesh.

T

It doesn't have as many entries as you might, where you 1 400 South, or our 300 South elevation, where there's somewhere to go for a pedestrian I, didn't make a lot of sense to put a doorway right into a continuing to put doorways into parking stalls themselves, which is the reason why we proposed less entrances, but we're certainly opening to providing as good a pedestrian experience on that Street as possible. So long as we kind of know whether you guys would like to have artistic but somewhat opaque pedestrian experience or a translucent one.

T

That was a little less interesting for us.

H

For our edification, these drawings are, we do have examples here and are so we can see it better than on the screen there. Can you explain to us give us a little bit more I'm, not I'm, seeing this as a door to a parking garage. Is that that big dark thing there I can't really quite.

T

H

Right here, correct.

T

That's the parking entrance. That's.

H

A parking entrance: where do the people go in so.

T

There are young.

H

People applied.

T

Here are the proposed entrances in the front, so you have two in the front of the retail you have entrance into the office space. You have an entrance into the hallway that'll. Take you up to the residential space and then in this particular area you have the vehicular entrance. This is the one we about a little bit ago. You have the main lobby of the residential entrance entering here and here and then you have kind of again kind of utility entrance on the back of the building, so adding entrances.

T

You know, were you to add something right here: there's just there's not the space to fit parking and actually have anything in here you would go to, and so you could put some fake doors, but that's what they would be. They would just be kind of dummy doors that no one could enter into well.

B

I think we shouldn't have to ask where the public needs the people go to get in the apartment. Building from that you it was like it was all the same sure if.

Q

You go to the rendering from people's way. That's a good.

Q

T

Area, right here is where you go into the residential space.

Q

T

H

Talking about the problematic area is the purple area on your elevation, and that would be on the east side of the street as you go into along.

H

You know, Blair.

T

H

Blair Street, and so you would be walking for perhaps what two hundred feet yeah.

T

This section is probably a hundred and twenty one.

H

Hundred feet, or so in front of what's essentially parking garage on the ground level, correct.

T

On the other side of building, one know.

H

Our our rules require that that be something like a you know, something with that. We don't have parking garage on the ground level, but we do all over the place. So you.

D

Do have stuff on.

H

The west side of that street right, so you do have some activated space on the west side of that street. Is that Street wide enough for you to do substantial landscaping along there as well? No.

T

Sadly, not this site to give you an idea. I mean this. This.

N

T

The minimum with the double.

N

T

World or can be, and so where we had where we could bump in and weren't using parking. We have we've created a larger walkway here, but if you want any parking at all- and this is kind of the dimensions you're working with and the street itself is already a very narrow street, so it wasn't something we could even push into the existing sidewalk or Street to get into it's a weird lot.

H

And above that is office, you said correct the.

T

The bottom floor here is retail and then everything above this section is office.

H

H

I think the idea of having multiple entrances that you don't.

H

I'm, sorry, so you don't get bored as you walk through a walk along the street edge, but in front of you on this one is the public safety building. Next to you is your other building a and you know pretty soon, you're going to be coming along in front with the people's way.

H

There's a lot going on I'm, not so sure, you're gonna be that bored so.

H

So I I don't mind having some kind of a screen along there. Even a trans semi-transparent screen. So you would have a you. You would be able to see activity with a parking garage plus also you would be able to maybe even get a little ventilation into the parking garage as a part of that design. Cuz I know that's going to be an issue for you there so I mean cars are what we are I mean otherwise I, don't know how you can do this in a way.

H

That's not sort of fakie doors that don't go anywhere. That's worse and.

Q

Looking up, there's nothing boring about them right.

H

That's that's sort of what I'm saying there's a lot. There's a lot to see.

H

There's a lot in front of you.

H

This is just one of those situations that happens in an urban area where you can't do everything at once. I think many especially buildings I know trying to design a building that has multiple sides that need to be. The front is an extremely difficult thing to do anyway, so that I don't know what the rest of the Commission feels like, but that it doesn't bother me that much I would go.

H

I would probably be inclined to go ahead with some kind of a screening, even some, even even a really cool screen that you know had like when you walk one way it. It looked like one thing and like another thing, or something like that, already art full screen.

L

Yeah so I would say when I'm walking along buildings that are no entrances, yeah, it's about being bored of it, I always get this feeling like well. That is not inviting at all nothing about this building says you want me to come in, or you want I'm welcome. So obviously the interest that keeps drawing you down I want to bring up the mid-block walkway, because for me that's actually a really important part.

B

L

I only saw one brief, snippet of it, but the south wall of building B yeah I, not I'm, not feeling any good vibes from that and I'm wondering, because if that's where you're proposing, then to continue that mid block walkway, that that gets some better treatments to extend because I think part of part of what will draw people down, Blair Street to walk. Not only you have these artistic screenings, which I'm all for as well.

L

But is you want to get to that block, mid block, walkway and cut through, and so that's in some way a destination and where the city has been successful in putting mid block walkways? It's it's a huge game. Changer for how people move.

L

I live in a community where we we were able to break up a huge block, and it has made a huge difference, and so I'd like to see some better attention to that south wall as well, because it's not an afterthought I mean I, understand it's hard to design a building with four active sides. But it's something that's just a little bit more visually appealing. Knowing that this is also going to be a draw of that people see as well and I just want to make this comment.

L

So over the years as I've worked with developers as a community person, I always hear people say: oh, we took inspiration from this and we were designing this and every time I always think. Well, I, don't see it at all. I literally, are you making this up, because that can't be true? And when I looked at these buildings building a I said to myself that kind of looks like a library, so the first time ever when you said that was inspiring us I, actually see it great, um so I building a actually.

L

um It was something that I like I, really like that. One.

Q

L

You you're the first one and I'm gonna, say I've been doing this for 10 years, actually you're the first one where I felt that looks actually like it was inspired by something, and so I appreciate that I in in reference to the question before us, regarding that design, strip of solid blue I feel like when you're a pedestrian you're, not you're, not getting that whole experience, and so as you're walking to be not bored or to be inviting or to have something interesting that doesn't necessarily translate to the pedestrian level of trying to that's what I mean.

L

That's part of the reason why we want things happening at that level is because they're not seen what's above because they're just in a different perspective and so some treatment, whether it is texture or whether it is some other opportunity. You have to break that up. I think is important.

L

I get why you like the designers, it's broken up from the white sections, but I think the pedestrian isn't going to be experiencing that or appreciated.

L

So maybe so I see what this study is trying to do and and I think that's an important one, because that's you know it's an important corner and it's gonna you're going to be getting a lot of foot traffic there. So it's that building a to me is really inviting the retail and building B I. Don't feel that same in fighting this going on and I, don't know what you can kind of do to address that, but I'll get to separate fields about how the retail is being treated.

Q

L

A retail feels really inviting there's the way it's designed and and interacting in the rendering versus the retail on building B.

Q

L

Has a very distinctly different feel then.

Q

B

It so to speak. Another doesn't feel.

L

B

L

Those that's that's really, um for the most part, my notes and then at some point, I'd like to have a question for our neighborhood and Housing Development. Okay,.

A

So I also noticed the connection to the library almost immediately and I. Had a follow up. Thought was I, wonder if the library would be approved today, because I'm actually not a fan of the library, I I'm, a fan of the library shape I'm a fan of the library interior. They don't like the beige of the library so.

T

A

The continuation of the beige of the library I'm, not thrilled about I, have to be honest, so.

L

If they kept the the design elements of the voxi, but not in beige, would that be? Is it just the beige that bothers bothers.

A

L

Agree with I mean the pages are fairly by that color I mean.

A

I I have nightmares about 400. South I was menteng on our tour earlier.

A

That I would have wished that the sizzler would have remained in the spot where the building that is recently completed is now because the sizzler looked better and more inviting, and so for me, you know one of the major issues on this aside from the library look is the length of these of the buildings and I know that's one of the issues, and that's also I've since I've been on this Commission, the two biggest things forming our beige stucco and gigantic foot printed buildings, which I just think our beige is overdone and giant footprints ruined the pedestrian experience, because it's just too long I actually do think I agree.

A

It does seem inviting to me, but but for me I actually, oddly, even though I hate 400 South, so so much about it.

A

I think that the better opportunity here is to focus on the people's way and the plaza area in there, because that is way more pedestrian friendly than 400 South will ever be because foreigners South has I, think 85 lanes of traffic I'm, not sure and so and you've got that you've got the corner there. But then you know you you're walking through this great Plaza that the library has and you're looking down.

A

And then you see what kind of a cool building, but it's kind of a wall, and then it's a parking garage and so it's kind of its kind of like a yeah. It's just kind of I, don't know that it really it doesn't really make the plaza. It doesn't really add to the plaza I. Don't feel like from that angle. Brenda I feel like you're getting stressed for my comments, and that would be.

A

My only thought is that I think I would be willing to give up some stuff on 400 South to have more on Blair and focused on people's way, including you know, I'm, sad, that they're and I'm I'm guessing there's not a way, I'm sad that the the mid-block walkway can continue straight through there rather than be directed around, because I think that's lost through that length of that building. I mean that is an incredibly long building and I.

A

Don't know that it's going to be particularly pedestrian friendly to continue on the walk down unless there is wayfinding and stuff to make sure that that does happen along there to Amy's point making sure that the south end of the building draws people and invites people and encourages people to continue to walk that way.

A

But if you're walking down peoples way you get to Blair, then you walk by a parking garage to continue on the walk. It's just. It's not I, don't know that it's the best pedestrian experience so I don't know if there would be a way to remove the activity on 400 South and replacing that with a parking garage and move the retail in I think anything that would be interesting to me. I just.

Q

Don't think retail would be viable and I'm player not.

A

Even you've got the one. You've got the one already right on the corner: they're fun.

T

A

For building a you've kind of already done, it yeah.

Q

At the corner of 300, but yeah I think we'd be dealing with a lot of vacancy.

H

A

Intimidated thinking.

H

L

Know, I think that as I've seen pedestrian flow in my community and there some that are wine, D cuz, if we couldn't get straight shots and even thinking about who are the McClelland cano trailers can ago, is all over the place and that's the point it is. If you build it, they come right. So you want to have something interesting there.

L

It doesn't always have to be retail, but when you're doing walkways it's about you're off the street, you're you're having a different experience, that's safer, you can be more leisurely or you have a different pathway to get where you want to go, and so that invites people just in that regard. Don't.

A

You think there's gonna I mean: do you think, there's more potential for more pedestrians to be walking there than on for hundreds.

L

No because people are so lazy, they'll be like. Oh that's so much farther, but I I know because I think for south is what you have to activate in relationship to tracks and those stops and you'll get movement there and I. Think what you get on. The walkway is.

A

Never gonna be a pleasant pedestrian experience, no matter how much we activate it. Well,.

L

But I think to this. This walkway is also an.

A

Amenity for the people.

B

That live there so.

L

They will be using this walkway a lot as well, and then people that live around there and commute will I mean that'll, be a well used walkway. That I feel like any opportunity we have to break. Those up is really important, because people will be using that.

A

L

A

L

Just don't I just don't know that I see activating that in favor of for style, I, don't know just.

B

L

Two cents, yeah sure can.

M

I add one quick comment: I'm Michael, I work with domain companies also an architect ever seen both of these on the design side, something we haven't really touched on yet, and it's a nuance funny thing that we had to deal with in the design is, with these giant sites, there's a lot of Loup happening to from 400 South heading south and something that you don't see on any of these images, and it goes into the commerce anteaters having about sidewalk experience is 400 south along a we technically we have sort of two sidewalks because to make the building in the retail and everything work we had to make specific decisions on slab elevations for the building itself and so on.

M

400, south and 300 east you're not seeing it in this package. But if you look at our overall landscape plans or even that that corner I'm, where we just were at there's elevated walkway with terrorists, seating coming down towards a lower sidewalk, there's a lot more activation going on in the landscaping you're.

L

Talking on force out there on the walkway part, but.

M

Well, 300 East 400 South around a there's, technically two separate sidewalks. What you don't pick up on these plans or in the renderings, because the rendering is very difficult to model site mm-hmm same with with B. We have a slope that we had to deal with it's where it's, why we have the entrance to the parking garage where it is, but I think it's something else. If we can provide you more information on you'll see a lot of more activation, both via the landscaping I.

L

Want to see something a little bit different and better for building be on for so and.

M

There's even on the front on on 400 South, there's a lot of landscape- and that's not shown on this this even this rendering, yes I.

L

Want to see something better and more inviting on the for South and the walkway side, so the north and the south end.

H

L

Just said, I just wanted to see something a little bit better treatment on the north and the south of building be.

Q

In the retail and be south wall and.

M

We even kicked around uses for that that walkway at the through walkway, even public amenity, stuff I, don't know if we want to dive into that. But we understand.

L

I just think it's important that it's it happens. I personally would like to see the buildings break up for that, but I understand this is a weird lot, and so you know I try to take those into consideration and balance, but that it needs to happen is a priority for me as we develop these spaces, because these are our opportunities to do this. So the mid-block walkway I'm. Ok, then it curves I'm, okay, that it does that, but I'm really committed to seeing that it happens.

L

So I'm glad that you're, you know you're paying attention to that where it's gonna go, but then also that South End yeah.

A

Go ahead, Brenda well,.

I

H

Want to I want to talk about. We ously just talked about the screening and so forth, but I do want to talk a little bit about some of the things that I like about this plan and because there are, there are actually very many.

H

First of all, I do like the way that the building a is articulated, as, as all of you have said, and the color separation seems to make a lot of sense to me and I, wouldn't I would I, probably wouldn't require much change on it, I'm going to expect that that it's going to be activated by people and- and that makes it you know something more interesting. I do have a question about the the 4th Street elevation, because you were talking about there being sort of two levels of sidewalk.

H

Is that what you're saying on the 4th Street elevation correct, because I'm seeing some little line there? What and and is that a planter? Is that a though.

M

Is that one we have minimal landscaping requirements? We also had a I forget what the required setback was for the whole building right, but we also dealt with it again. The elevation of the site, so the retail slabs, are up, let's say generically three feet from the curb okay.

B

M

So Oliver and his architecture team did a bunch of studies of and we're also trying to hit the space between entry door requirements which we have to address in sidewalks. So the easiest way for us to do that was to have a low sidewalk and a.

H

High on the street.

M

And a higher sidewalk to help us and then.

H

Between those a planter between.

M

Those there's steps that every how long the planters are but yeah there's planters and steps so.

H

You can see that best on page 62 of our work here, where you can see on the right side, there's a on building a there's, a plant or shown here, and then there would be some interim steps, ramps, etc to get up to the upper sidewalk. Okay, everybody see that that's actually going to have sort of an effect on the street, but a lot of effect on the street front there and a lot of variation along the street front too, is.

M

We like to create retail that's set back to if we had sidewalk cafes and things like that. So.

H

So, in the way this this building is articulated the way it is if, if it comes down that way, I think you're gonna be seeing a lot better than beige stuck up. So I wouldn't worry about that too much.

Q

H

The other, the other thing is that I want to point out is in building B, which I find very, very, very interesting. There's a setback on the ground level, or at least there's a there's, a yeah there's, a setback on the ground level that brings the upper floor sort of over the top of it. That's a that's kind of very different from the building, a which I like as well I.

H

Don't think all the buildings seem to look alike and I think it's a pretty sophisticated elevation as well, but I, particularly like the long I like the long building. I, think that not all the buildings in the world have to be look like you know small 19th century buildings, and this one has the potential of being quite a singular building with it setbacks its materials and the way it sort of curves back around. With that the way it is so I like the building I.

H

Think if you I would like to see the I think it's a good point to look at the southern elevation of it. Although I'm in going to expect that, if that ever gets built out and we're going to it's going to get built out with a lot of landscaping, you probably won't even notice that wall, but it doesn't nevertheless, there's no reason to make it as kind of must say understated, as it is Chris.

M

Can you put up the overall elevation just one other thing that you may not have picked up on I think just a line drawing works best of be.

M

That one works any of those work good. You can see how we sort of from 400 South going towards the people's way. The commercial part is very sort of rigid all the windows alone, as it bleeds back. Not only is the building starting to bend away. The windows and the facade materials are starting to shift with screening I.

H

Think I'm and you it's a very interesting building and has a lot of things going on with its facade and so therefore I'm not too worried about breaking up the building in sort of artificial ways. It's not you know it is a long building and relatively short, compared to most building footprints, so it in and of itself it has a kind of interest. It has an interest in that as well so Brenda.

L

Wouldn't you say, though, the way it's designed it actually does kind of break itself up yeah.

H

L

Breaks itself, it already does that it.

H

Does kind of break itself up it has a natural or not a natural, but it has a design way absolute. Changing along that facade. You.

Q

Know I think that's how our intent was to kind of show the change from commercial to the to the residential portion as you walk down Blair. That's why it has that articulation. Difference.

H

That's what I like it's all when.

A

We had when we created the new zone for this. We had a discussion about length of buildings and it was pretty important. In fact, the 200 felt long to me. The 200 feet felt long to me when we had the discussion, and that was just kind of what was set, and these are. These are a lot longer 177 feet on 400 South, 300 East, not not too much longer 378 feet for the Blair Street I.

B

L

I think the length of the building is somewhat artificial in that it's it's how it visually ends up feeling. Does it feel like different buildings that are attached? Does it it's it's more to me the how it's broken up, whether it's architectural II or landscaping or something's visual, so.

B

E

L

As a pedestrian, don't necessarily always feel like you are walking along the most inhospitable blank wall, urban and you're, not invited and boy that was boring, can I get to the corner fast enough.

L

But if there's interesting stuff and inviting stuff along the way, it doesn't doesn't feel as long and so there are times when we have really long buildings. So they I try to look at what would be my experiences of pedestrian versus like this uniform.

L

That's too long, because it's really long because of the number of feet but I get your point. I mean I! Think that's why I would want to pay attention to lengths of buildings and what I think part of the ordinance and the things that were brought up by staff are really about. How do we break that up and how do we we meet that in a way that goes along the intent of those design standards?

L

And maybe we don't maybe the intent of the design standard as we interpret it, for this isn't a door every 40 feet, but it's some visual articulation that allows us to not feel like we're walking. Next, to this really horrible.

A

Marine Ark anything any feedback. This is our work session, so we're just providing some feedback.

L

It's overdone I had a question for how that's.

A

L

I also wanted to say, because we we've been trying to give you a feedback of how we fill the buildings. I want to say thank you for the amount of affordable housing you are putting into this and we kind of lost that, because that's a big deal for us as a city, but it's a Planning Commission we tend to sometimes ever looked like. They were doing this great thing. Let's focus on this I just wanted to take the opportunity to say that that's much appreciated and a big reason to really like this project as well.

L

Q

We also try- and you know, pay close attention that, even though it is.

Q

L

Probably be wanted if I didn't have a house that would be me renting housing. So I appreciate that so I just had a question for you, because you're kind of overseeing this and I wanted to understand what, because usually the RDA when they work through they'll they'll. Tell us like these are the things we were trying to accomplish and I just wanted us to have the benefit of hearing from you. What were the things when you wrote the RFP and when you were making selections?

L

What were the things you were trying to accomplish as well, so that we kind of see the whole picture so.

C

I might have to say that I'm gonna have to come back to you, because I was not here when the RFP was put forward. I am familiar with the affordability and the components that you've already heard about this evening. The city is obviously interested in using our resources to support these types of developments. The only things I'm aware of related to the funding components, if that's what you're getting at a little bit with the development. Well,.

L

I think it's more of an overall education for me of know so I think I guess this is hearken back. So when we're more familiar with already when they do these type of projects and the components that they're looking at are generally derived from the goals and visions of master plans and so they're a little bit more easy to translate for me in terms of a Planning Commission role, but since you're driving this one are those components, things that you look at it all.

L

Are they just you're focused on something completely different and then how it's designed around the goals and visions of know so we're.

C

Definitely looking at the master plan, the area for the downtown, but we're also looking at the affordability components, and how do we work?

C

We didn't have the growing SLC plan at the time, but that's been an ongoing effort and they've been with us through that we want to make sure that we're using city properties and adjacent to city properties in a way that benefits the most possible folks we give the RFP processes is more of a here are the things that we as a city can offer and then open it up to developers and these they gave us. What we thought was the best mix of uses and possibilities on very challenging site, so I think it's important for.

L

Me to hear that, because I feel, like you'll, probably be involved in more project since the future.

C

Knows- and that is our hope and yeah- these folks have been very brave in being some of the first and we have every intention of bringing maybe not quite so challenging, but definitely interesting projects to bear as we move forward so Todd reader has been the amazing, proponent and and partner with these guys from my team and he's moving on to another position, so we're gonna be working on kind of transitioning through that. So does that answer you yeah.

L

I know it's very helpful. I really just wanted to get.

Q

A better understanding about good.

L

I, really, it really was trying to elevate our role in this in a way that I could see our or so.

N

L

Partnership and so I think that was great and I appreciate that time and.

C

I'd be happy to if their follow up questions that we can provide more information happy to do so. We have a very thick RFP that I brought. If you look at it.

A

Real quick question on the height of the building: it was one of one of your things. You're asking for and I was just curious as to why not even taller since you're, already doing steel and I assume that going taller would add to your ability to provide more affordability, I mean I, don't really know, but our affordable units is that something that that's.

T

Exactly right, we are at the absolute top of what you can say yes to in the zone, really yeah yeah.

Q

It's also a mix of balancing how high we can go. You know with the parking and that's parking.

A

Q

Construction cost and so forth. So we are doing a unique steel system, which is an infiniti system, so the walls are actually prefabbed and then they're laid there's a tower crane and each wall is set with that tower crane then there's a floor structure that comes in it's monolithic, but we're at a certain height with that that if we went higher than than what we're currently doing, then it would impact seismic.

Q

You know seismic use and so forth structurally. So we've maximized this as much as we can, and that was one of the goals of the RFP was to maximize density. How.

A

Much this is totally the crazy question, but how much does that cost compared to like the just wood construction frame, because we see all these podium buildings that are quite.

Q

Q

K

Really need people to speak into the microphones. Oh sorry,.

Q

About mid 20s per square foot overall gross building cost versus a wood frame, interesting Chris's.

T

Point if adding one storey would would have been tough, adding five storeys and you get into different systems and.

Q

You're in a different system, altogether yeah but TSA.

T

Kind of caps you at a certain place and then, if you meet a certain score, you can get one more story and then that's kind of by by virtue of meeting the statute, and then you can ask for an additional five feet on that.

T

Our interest with building one specifically was to try to create as nice a product as possible because we need those market rents to be high in order to get the affordability so had we gone with just 10-foot ceilings on retail and like nine-foot ceilings on residential, we actually would be under the code, but we wanted a 16-foot retail area, and then we wanted each of our residential stories to be ten and a half, so they could come down to ten once you put all the piping and then again just to make them really really nice product.

T

That's the only reason why it even needs to come before yeah.

M

T

Would love to see.

A

D

No they're exactly right there and you might be mixing this up a little bit like our d1 district I'm. Sure I am has that our d1 district has a height limitation. That says you, you know by right. You can build this tall if you go any taller than you could go through the conditional building inside design review and then there's really no cap, but that's just in the downtown district. Any of our other zoning districts have actual ceilings on how tall you can go interesting.

A

Okay, great well, do you need anything else from us before we see you again in the future, I guess I.

Q

Think we have a good understanding of what you're looking for and make some final tweaks before the next meeting. Resubmit.

T

Q

Really appreciate your comments right now. Thank.

A

You very much appreciate it.

A

All right, our last item of business under our other business, is our chair and vice chair elections, they're a small group here tonight. Oh those.

K

Is gonna say you do have a small group here tonight if you feel like you need the other three four members here to participate in the vote, you can push it or we.

A

Did that last time or.

K

You can just you know, vote for the people who are I.

L

Was gonna say, can we nominate over people learn here their rule against that there.

K

Is not, but there's also the practicality of somebody who may not be willing to serve so.

A

Except it's not what do you guys think I.

H

I propose we table this until we have till our next video you.

A

Just want me to be a chair again. Don't you I, want you to run back here.

H

For the next inning, that's a good nice job, so ok.

A

All right, I guess, if we're all on board with that, we will table that again. I, don't think we need a motion for that or do we need a motion to table the table? Yeah.

K

It's on the agenda. All right I mean whoever.

A

Most of the table.

B

A

Have a Brenda Clark voting Amy? Yes,.

L

A

Yes, Maureen, yes, Clark! Yes, all right, excellent! We're adjourned.