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From YouTube: Planning Commission Meeting - 10/10/2018
Description
Planning Commission Meeting - 10/10/2018
A
C
A
C
B
G
Hello,
oh:
this
is
a
project
by
downtown
Salt,
Lake
City
partners,
they're
the
developer
representing
the
applicant,
which
is
Salt
Lake,
City
Corporation.
They
are
requesting
a
plan,
development
and
conditional
building
in
site
design
at
approximately
320
East
400
South,
it's
in
the
TSA
urban
center
core
zoning
district
and
the
exchange
development
consists
of
two
buildings
they're
commonly
referred
to
as
buildings.
A
and
buildings
B
and
they'll
be
developed
in
phases.
G
The
one
before
you
this
evening
is
building
a
phase
one
and
it's
four
nine
story:
structure
with
over
15,000
square
feet
of
retail
and
approximately
286
units
staff
is
recommending
approval
of
the
project
with
conditions
just
to
orient
you
to
the
site.
Here
is
ace
the
proposed
site
plan
and
then
there's
some
photos
of
the
existing
site.
G
The
parking
ramp
structures
that
cement
wall
looking
building
on
the
bottom
photo
and
then
the
top
photo
is
from
Blair
Street
looking
north
and
through
the
plan,
development
process,
applicants
requesting
five
feet
of
additional
building
height
and
they
are
requesting
modifications
to
design
standards
through
the
conditional
building
and
site
design
process.
The
design
standards
are
the
active,
ground-floor
use
and
visual
interest.
G
The
first
time
this
project
came
before
the
Planning
Commission
was
for
a
work
session
on
September
12th
to
get
some
initial
feedback
on
the
proposal
from
the
Planning
Commission
following
the
work
session
staff
provided
a
summary
of
some
of
the
comments
as
well
as
next
steps
to
the
applicant
and
the
following.
Revisions
were
made
to
the
proposal.
G
Initially
they
were
requesting
to
exceed
the
maximum
length
allowed
for
a
blank
wall
and
following
their
revised
proposal,
you
can
see
there
before
elevation
on
the
left
and
their
revised
elevation
on
the
right.
Those
are
the
300
East
elevations,
a
modification
to
that
standards
no
longer
needed,
and
then
they
also
provided
some
additional
information
on
some
of
the
outdoor
treatments
and
landscaping
areas
on
4th
South
in
people's
way.
G
That's
not
a
revision
to
the
proposal,
but
they
did
provide
more
information
to
help
convey
the
design
of
those
areas
and,
during
the
work
session,
staff
did
identify
some
concerns.
With
the
request
for
the
increased
facade
length
on
400
South.
This
design
standard
allows
for
a
maximum
Street
facing
facade
length
of
200
feet
and
calls
for
a
20-foot
separation
with
a
5
foot,
pedestrian
pathway
in
between
buildings
that
have
a
200
foot
facade
lengths.
The
request
is
to
exceed
the
maximum
facade
length
by
77
feet
along
for
South.
G
The
intent
of
this
design
standard
is
to
break
up
the
overall
mass
of
the
building,
the
upper
levels
of
4
South,
utilized
variations
in
colors
materials,
recessed
windows
and
projecting
balconies,
and
there's
approximately
52
feet
of
the
upper
three
storeys
that
will
serve
as
rooftop
terrace
terrace
space
and
this
area
setback
approximately
28
feet
from
the
facade.
The
ground
floor
also
has
80%
glass
on
this
elevation,
but
there
is
minimal
articulation
on
those
lower
levels
and
so
as
a
condition
of
approval
for
the
request
to
exceed
the
facade
length.
G
In
addition
to
that,
as
a
condition
of
approval,
staff
is
also
asking
to
delay
the
Commission
to
delegate
final
approval
details
regarding
landscape
landscaping,
lighting
and
loading
areas
to
planning
staff
landscaping
plans
were
submitted.
The
information
shown
doesn't
include
all
of
the
required
plantings
along
Blair's
tree,
and
some
calculations
are
needed
in
those
areas.
G
The
applicant
has
indicated
that
the
existing
trees
along
Blair
will
be
removed,
and
so
we
just
need
some
additional
information
to
ensure
compliance
with
the
landscaping
standards
of
the
conditional
building
and
site
design
review.
And
then
the
existing
lighting
along
Blair
is
also
proposed
to
be
removed,
and
so
the
applicant
will
need
to
coordinate
with
the
city's
public
utility
department
to
remove
those
and
then
following
the
publication
of
the
staff
report,
we
have.
G
We
got
some
additional
information
from
the
applicant
related
to
the
planned
development
standard
II,
which
stilts
with
mobility
and
access
of
the
site
and
specifically
related
to
the
loading
and
service
areas.
So
the
applicant
initially
was
planning
to
have
bins,
collected
off
of
Blair
Street,
but
some
other
options
will
need
to
be
explored
because
of
the
impact
to
Blair
Street
that
the
amount
of
trash
from
that
building
would
require
so
again
staffs
asking
to
delegate
those
things
to
planning
staff.
G
The
loading
areas
wasn't
initially
included
in
our
initial
motion,
so
that's
something
that
would
need
to
be
added.
If
you
went
with
the
recommended
motion
and
staff
has
reviewed
the
proposal
against
the
plan,
development
standards,
the
standards
for
conditional
building
and
site
design,
as
well
as
the
modifications
to
the
design
standards
and
the
intent
of
those
standards
and
is
recommending
approval
of
those
with
conditions.
As
listed
in
the
recommended
motion
with
the
addition
of
the
loading
area,
details
and
I
can
answer
any
questions.
If
you
have
any
applicants
also
here.
B
The
300
East's
blank
wall
situation
that
seems
to
be
remedied
from
the
work
session
now
I'm.
Can
you
just
explain
because
I'm
just
looking
at
the
two
illustrations,
yeah
they're
up
there
and
can
you
explain
the
I,
don't
even
really
see
the
problem
on
the
first
picture
and
then
how
maybe
it
was
rectified
in
the
second
one,
the.
G
G
C
A
A
B
Can
we
talk
a
little
bit
about
the
length
of
the
facade
on
400,
South
and
I
know
that
the
I
know
that
this
recommendation
is
that
that
it's
okay,
because
of
the
variation
in
the
in
the
facade
and
the
materials
used
and
that
sort
of
thing
they
seem
to
remember
in
your
presentation
here
that
and
perhaps
in
the
in
here
as
well,
that
the
the
purpose
for
that
standard
was
to
or
was
to
require?
Actually
you
would,
you
would
have
to
have
some
sort
of
walkway
in
between
buildings.
Is
that
correct?
B
G
The
actual
design
standard
is
yeah,
it
has
to
be,
is
based.
If
a
building
is
200
feet,
it
has
to
have
a
space
of
20
feet
and
five
of
that
20
feet
has
to
be
a
pedestrian
walkway.
They
are
requesting
a
modification
to
that
through
this
conditional
building
and
site
design
process.
So
if
they
can
show
that
the
intent
of
that
standards
being
met,
which
is
you
know,
to
break
up
the
the
wall
plane
of
that
building,
then
if
the
Commission
thought
that
their
proposal
met
that
requirement,
it
could
grant
a
modification
to
that.
G
B
B
So
my
question
is:
is
that
so
you're
saying
that
that
is
arguably
equivalent
to
an
actual
Street
and
walkway
that
would
go
between
because
it
seems
like
that's.
The
intention
is
that
we're
really
breaking
it
up
with
something
major
and
what
we're
allowing
to
have
happen
is
something
that's
I
guess
I
would
argue,
is
not
really
that
close.
So.
F
So
the
intent
of
that
regulation
was
actually
to
break
up
our
blocks
so
that
we
can
get
walkways
through.
In
this
case,
we
have
a.
We
have
Blair
Street.
That
already
does
that
further
on
other
developments
on
foreigner
itself,
we
weren't
getting
that
and
that's
why
that
was
put
in,
but
where
we
have,
where
we
already
have
that.
H
G
The
applicants
argument
is
that
the
that
they've
proposed
the
same
distance
that
would
be
required
or
the
same
amount
of
doors
that
would
be
required
for
the
whole
project.
They've
just
been
spread
out
in
a
different
way
and
part
of
that
I
believe
is
because,
if
they
were
to
say
put,
you
know
a
door
every
40
feet.
G
If
it
was
that
exactly
40
feet
or
say
46
feet,
whatever
the
ordinance
allowed,
the
door
might
be
like
in
one
of
the
architectural
features
like
the
pillar
that
comes
down
so
the
largest
gap,
I
believe,
is
on
force
south
and
it's
approximately
86
feet
and
then
the
others
vary.
Some
are
40
feet.
Some
are
60
feet,
but
the
actual
distance
divided
by
a
door
every
40
feet.
They
meet
that
requirement,
but
they've
added
more
doors
along
people's
way,
so
they've
just
spaced
them
out
differently.
I
For
hearing
us
I
think
we
don't
really
disagree
with
anything
in
Amy's
report.
We're
really
excited
for
this
building,
it's
kind
of
when
I
think
of
what
I
would
like
in
a
tsa
district,
massively
mixed
use,
mixed
income
structure
that
has
retail
on
three
sides,
is
kind
of
what
I
would
hope
had
been
built
will
be
built
and
I.
Think
perhaps
this
body
might
agree.
The
only
one
thing
that
we
would
ask
that
is
different
from
the
staff
report
is
on
the
the
break
up
of
the
facade
of
400
South.
I
I
I
think
we
completely
understand
the
intent
of
that,
but
I
was
wondering
if
we
might
be
able
to
move
that
condition,
which
is
currently
the
only
hard
condition
to
a
staff
review
condition
like
the
other
ones,
so
that
we
can
go
ahead
and
kind
of
work
through
those.
In
a
way
that
still
allows
the
project
to
get
built
but
provides
that
sort
of
you
know
kind
of
visual
break
up
on
the
pedestrian
level
that
I
think
and.
J
Just
to
clarify
on
that
elevation
a
little
bit
more
in
the
way
we
attempted
we've
worked
with
staff
on
this
for
since
the
previous
meeting
and
I
think
before
that
and
just
initial
design.
It's
a
tough
project,
because
the
block
is
very
large
and
long
and
trying
to
activate
it
all
as
best
as
we
can
and
the
way
the
building
currently
lays
out
it's
hard
to
see
on
that
small
plan.
But
if
you
look
at
the
renderings
coming
from
300
towards
Blair,
so
look
at
it
and
at
the
corner
right
there.
J
We
basically
have
one
building
mass
that
sort
of
puts
down
at
the
corner
that
comes
in
about
20
feet
into
the
400
south
side
of
the
building,
but
from
if
you
take
it
from
the
corner
of
the
building.
All
the
way
to
our
are
this
recess
for
being
asked
to
provide
that
first
low
area
of
G
FRC
is
roughly
155
feet.
Then
we
hit
where
our
lobby
entrances,
which
was
33
feet
wide
and
set
back
about
3
feet
from
that
front.
Face
of
the
building,
which
is
the
G
FRC.
So
essentially
right
now
is
design.
I
J
J
We
have
wood,
paneling
and
her
garage
is
screen
the
garage
right
above
that
we
have
the
canopies
again
at
the
entrances
we
have
five-foot
canopies
to
accentuate
them
and
also
at
the
entries
when
the
building
returns
is
a
corrugated
metal
panel.
So
it's
a
another
material
that
sort
of
signifies
that
recess
and
entry
point
so.
H
H
300
ease
you're
asking
for
additional
10
feet,
14
feet:
it's
not
a
huge
request,
but
we
have
a.
We
have
had
a
history
of
a
number
of
buildings
built
on
for
South
that
are
really
turned
that
into
nothing
but
a
thoroughfare,
and
it's
maybe
that's
where
it
is.
But
it
feels
like
that.
Street
is
just
becoming
not
a
pedestrian-friendly.
H
The
area
and
so
and
she's
getting
these
massive
buildings,
they're
kind
of
scraped
up
along
the
sides
and
I'm
just
kind
of
curious
I
mean
so
help
me
at
how
have
you
kind
of
addressed
where
we're
for
in
South
remains
kind
of
a
atmosphere?
That's
part
of
the
community,
and
it's
not
just
this,
like
walled
off
sure.
J
She
mentioned
in
the
presentation
we
provided
some
more
information
on
the
landscaping,
that's
happening
there.
Another
critical
and
difficult
issue
with
the
site
is
elevation
changes
across
the
length
both
going
east-west
and
north-south,
so
we
essentially
have
two
levels
of
sidewalks
to
wound
up
against
the
building
sort
of
runs.
You
know
and
makes
up
for
the
elevation
change
across
the
block,
but
to
answer
your
question,
and
also
probably
the
question
about
the
door
spacing
we're
currently
working
on
that
main
corner
retail,
being
a
food
hall
and
hence.
H
J
A
food
hall
with
a
local
vendor,
potentially
being
the
lead
on
that,
but
that's
to
be
TBD.
We've
also
asked
about,
or
had
some
other
consultants
from
New
Orleans
that
have
done
food
halls
there.
But
that's
why
that
retail
block
is
so
big.
It
basically
spans
from
the
corner
all
the
way
to
the
main
building
entrance
and
that'll
be
a
highly
active
space
with
people
going
in
and
out
for
meals.
All
hours
of
the
day.
H
J
There
is
basically
on
3rd,
we
have
a
severe
kind
of
elevation
change,
we're
making
up
for,
and
so
it's
pretty
difficult
to
get
without
stepping
the
slab
on
the
interior
of
the
building
to
have
an
entrance
on
that
side
with
the
way
the
civil
design
works
for
the
sidewalks.
So
currently,
there
is
no
door
up
against
the
building.
On
that
side,
we
actually
have
a
great
sloped
walk
to
get
from
the
low
side,
walk
up
to
the
elevation
of
that
slab
for
that
corner,
retail.
H
H
J
A
J
A
J
I
I
J
J
So
if,
if
we
pushed,
if
we
pushed
the
the
line
that
33
foot
area
of
our
building
interest,
so
right
now,
you
have
this
gray
metal
panel
that
comes
across
and
comes
all
the
way
to
the
ground.
That
signifies
sort
of
the
building
entrance.
What's
being
recommended,
is
trying
to
push
that
area
back
to
5
feet
to.
J
I
I
So
if
we
were
to
take
that,
you
basically
have
to
take
all
the
blue
and
push
it
back
to
follow
the
vernacular
of
the
architecture,
and
that
means
that
all
of
all
of
those
units,
that
might
have
say
an
11
foot
bedroom
on
them,
which
a
lot
of
them
do
get
a
9
foot
bedroom
which
trying
to
rent
that
as
a
kind
of
a
high-end
market
unit,
is
not
gonna,
be
easy.
So
you
end
up
getting
rid
of
units,
so
you
can
flatten
them
and
spread
them
out.
I
J
Could
I
talked
to
the
architects
about?
We
got
the
staff
report
a
couple
days
ago,
and
this
five
foot
request
came
up
and
we
kind
of
tried
to
analyze
it.
We
could
approach
five
feet
like
just
at
the
first
floor
with
the
entrance
glass.
You
can
continue
to
push
that
back
the
issues
that
we
have
the
face
of
columns.
There
are
about
four
feet
in
so
those
would
then
start
to
protrude
on
the
exterior
of
the
building
at
grade.
J
If
we
could
move
our
front
lobby
glass,
storefront
back
five
feet
of
it,
be
sort
of
like
this
little
cut
portico
going
into
the
building,
but
extending
it
all
the
way
up.
The
hundred
feet
of
the
facade,
like
he
said,
would
would
cut
into
redesign
of
all
the
units
along
probably
from
that
entrance
towards
Blair,
because
we
wouldn't
want
to
push
that
five
feet
back
and
then
that
rush
that
I
saw
it
doesn't
then
align
with
the
design.
So.
I
So
I
think
we're
sympathetic,
we're
not
we're
not
asking
to
try
to
the
extent
that
staff
doesn't
think
we're
doing
enough.
I
mean
I,
think
we're
sympathetic
to
trying
to
continue
to
work
to
mitigate
that.
That
particular
way
of
doing
it
is
really
hard.
So
I
guess
what
we're
asking
for
is.
They
have
several
items
that
are
recommended
for
further
staff
approval
it's
somewhat
of
a
later
date.
If
this
could
be
added
to
those
items,
I
think
we
could
find
a
way
where
we
got
to
something
that
they
would
approve
of,
but
that
particular
way.
D
A
I
The
part
part
of
why
at
least
the
given
and
I'm
sure
the
domain
end
to
got
excited
about
this
is
this
is
the
first.
The
the
two
exchanges
in
aggregate
are
the
first
buildings
to
actually
achieve
kind
of
deep
level:
affordability
in
this
building,
50
percent
ami
for
20
percent
of
the
units
in
exchange
B
we're
looking
at
40
units
at
40
percent
ami.
How.
G
I
Duration
will
be
at
least
55
years.
Really
we
see
it
is
permanent.
The
the
difference
with
this
building
versus
most
affordable
housing
is
that
this
is
done
without
9%
tax
credits,
which
are
incredibly
scarce
and
there's
a
limit
to
the
amount
you
can
afford.
So
this
proves
a
model
where
you
can
take
a
tool
that
isn't
traditionally
used
for
affordable
housing
and
make
it
work
for
a
deeply
skewed.
I
Ami
to
my
knowledge,
these
are
the
only
projects
in
the
last
decade
that
have
successfully
been
able
to
do
that
and
part
of
the
reason
we're
able
to
do.
That
is
that
these
are
very
high-end
market
units,
so
we're
kind
of
leveraging
the
money
that
they
throw
off
to
provide
the
affordability
on
the
lower
end
yeah.
So.
H
I
H
H
C
G
Yeah
I
think
staff
has
been
working
with
them
and
has
has
been
willing
to
work
with
them,
and
we
will
continue
to
do
that.
If
that
condition
is
delegated
to
staff,
we
had
to
put
a
very
specific
condition
on
it
because
in
our
opinion,
it
as
it
is
didn't
meet
the
intent
of
that,
and
so
in
order
to
do
that,
we
went
with
the
20
feet
because
that's
what's
required
for
the
building
separation
but
yeah
I.
G
C
G
Even
just
the
recession
at
the
bottom
level,
I
mean
it's
really
the
applicants.
If
the
burden
is
on
the
applicant
to
show
that
they're
meeting
that
intent,
not
staff,
it's
up
to
us
to
look
at
it
to
ensure
that
they're
meeting
the
intent
but
I
think
just
ensuring
that
there's
some
kind
of
break
in
the
wall
plane
would
be
closer
to
meeting
the
intent
of
that
design.
Standard.
G
E
G
Wasn't
there
wasn't
necessarily
a
depth
that
we
thought
was
I
mean
there
isn't
a
depth
as
far
as
that
would
just
go
through
the
whole
building
part
of
the
5
feet.
I
think
we
picked
because
that's
the
required
like
awning
depth
and
some
of
the
other
features
that
are
required,
half
a
5-foot
depth,
and
so
we
felt
that
that
would
be
significant
enough
to
to
break
up
the
massing
of
the
wall.
But
there
isn't
any
specific
thing
that
says
five
feet.
Thank.
E
D
B
H
H
I
mean
I'm
I'm
kind
of
unsure
on
the
West
somewhere
I
feel
like
it's.
You
know
what
we're
gonna
form
south
is
really
awful,
although
I
feel
if
this
was
if
this
was
not
an
affordable
housing
development
like
what
a
true
hortal,
affordable
housing
development,
which
seems
to
be
trying
to
kind
of
meet
some
of
those
standards,
I
would
definitely
be
opposed.
H
H
It's
a
studio,
you
know
so
I
I,
don't
really
know
how
to
wait.
I,
don't
really
not
away
that,
but
I
do
think.
Yeah
I
mean
it's
it's
just
the
more
these
buildings
we
put
up
there
300
feet
long
that
have
no
separation
and
don't
feel
like
it's
the
exact
same
building
and
we
just
end
up
with
this
monstrosity
of
a
you
know
the
of
a
street
without
any
sort
of
feel
for
a.
Why
would
you
ever
kind
of
walk
along
it
and
a
sidewalk?
That's
you
know.
That's
I
struggle
to
I.
A
C
A
H
D
D
B
B
E
I'm
also
kind
of
on
the
same
boat.
You
know
it's
a
long
wall
and
we
have
a
lot
of
big
structures
just
like
it
was
mentioned
before,
but
I
think
I
agree
with
the
recommendations
by
staff
I
think
they
bought
it.
You
know
they
wanted
to
find
the
best
venue
to
accommodate
both
points.
So
if
you
and
I
think
I
did
a
nice
job
I,
what
they
proposed
I
think
is
something
that
would
go
for
me.
A
B
D
Know
I
also
kind
of
feel
like
it's
a
it's
a
day
late,
because
we
already
have
ten
buildings
that
look
like
this
on
400
South
and
cut
out.
Affordable
housing
over
the
whole
thing
isn't
worth
it
to
me,
but
I'm
in
favor
of
maybe
making
it
look
like
two
different
buildings,
but
I.
Don't
I'm
not
in
favor
of
cutting
out
real
estate
really
for
people
to
live
in.
B
F
Well,
it's
the
first
one:
that's
come
to
the
Planning
Commission
most
these
buildings
don't
actually
cry
the
Planning
Commission
I.
Think
there
are
some.
You
know.
I
I
will
reiterate
that
the
idea
behind
this
development
site
was
that
we
have
already
essentially
have
broken
up
this
quadrant
of
that
block
into
four
already.
F
You
know
it's
a
very
difficult
thing
to
do
to
build
a
four
sided
building
that
addresses
all
four
streets
to
some
degree.
The
city
kind
of
set
this
in
motion
by
identifying
it
has
a
development
site,
and
you
know
just
just
so
you're
I
mean
you're,
aware
the
city
is
a
partner
in
the
development,
so
I
think
it's
it's
a
important
to
note
that
you
know
I,
don't
know
how
you
should
take
this
or
not,
but
you
know,
has
the
City
Council
has
the
RDA
board.
F
You
know
yesterday
approved
the
funding
for
the
project
and
I
think
their
direct
quote
was:
how
do
we
make
it
taller
and
we
kind
of
had
to
tell
them
well
they're
maxing
out
the
height
and
I
think
the
applicant
did
say
they
maxed
out
the
height,
so
I
think
that
there
is
some
level
of
I
mean
you.
The
Planning
Commission
has
a
direct
job
to
do
in
this
regard.
F
But
you
know
there
is
the
political
support
for
the
project
and
and
I
I
do
think
that
it's
the
staffs
position
is
is
correct,
that
if
we,
the
intent
of
the
200
feet,
is
to
make
sure
that
we're
breaking
up
our
blocks
and
keep
the
300
and
400
foot
buildings
that
we
were
getting
on.
400
South
broken
up,
so
that
we
could
still
do
that
in.
In
this
case,
we've
achieved
that
goal,
because
we
have
a
street
two
streets
that
go
through
the
block
already.
It.
D
Seems
to
me
also
that
a
lot
of
these
other
really
long
buildings
on
400
South,
well,
they
might
be
designed
to
the
standard,
and
so
they
never
came
to
us.
None
of
them
have
much
engaging
with
the
street.
It's
more.
If
you
live
there,
you
go
to
the
one
door
on
the
street,
that's
to
get
in
and
out
of
the
building,
whereas
as
what's
different
about
this
plan
is
at
least
according
to
their
drawings.
Here
is
it's
all:
it's
all
commercial
on
the
bottom
floor,
so
you
do
have
a
reason
to
walk
there
and
interact.
B
I
I
absolutely
I
mean
this.
This
is
far
and
away
better
than
what
has
been
put
on
foreigners
South.
Absolutely
I.
Don't
disagree
with
that
at
all
and
I
appreciate
all
of
the
intent
here
I.
What?
What
really
what
is
giving
me
heartburn
is
just
that
is
that
is
200
feet
when
we
had
this
conversation
and
I
said
200
feet
was
too
long
and
that's
and
but
that's
what
we
stuck
with
and
so
I
feel
like
200
feet
is
what
we
got
to
stick
with
and
I
understand,
breaking
up
the
block.
B
I
and
I
I
completely
see
that
and
understand
that,
but
I,
don't
know
why
that
stops
us
from
creating
a
different
look
and
feel
in
the
building.
You
know:
I,
don't
I,
don't
need
the
recession.
I
don't
need
I,
don't
need
that.
I
I
just
would
like
to
break
up
the
look
of
the
building
into
so
it's
not
so
gigantic.
H
Maybe
kinda
question
for
the
architect:
how
challenging
is
it
to
take
that
white
I
mean
I
actually
hate
when
the
question
gets
into
this
point,
so
I
feel
bad
I
should
know
another
me
would
hit
myself,
but
that
white
that's
in
the
northeast
corner.
How
far?
How
hard
is
it
to
take
that,
like
all
the
way
up,
I.
J
Mean
so
it's
just
material
I
mean
if,
if
you
want
to
try
to
throw
a
caveat
that
we
look
at
changing
that,
let's
call
it
the
billion
we're
seeing
on
this
side
of
that
image
and
then
I
left
two
different
materials.
We
can.
We
can
definitely
look
at
that
or
you
know
change
the
metal
panel
color
have
two
different
tones.
We
just
prefer
more
sort
of
simple
clean
aesthetic,
but
it's
definitely
possible.
The
GFR
seat
could
go
all
the
way
up.
J
It's
just
something
that
you're
not
noticing
is
that
those
units
on
the
top
actually
sort
of
arc
backwards
away
from
400
South,
so
it
sort
of
turns
the
building
towards
University
in
the
mountains,
while
that
GRC
stays
straight.
So
if
we
take
that
all
the
way
up
in
that
flat
plane,
we
have
some
windows
that
are
probably
going
to
be
like
four
or
five
grabbing
the
street
facade.
What.
H
I'm
saying
I
think
Western,
you
speak
for
yourself,
but
that
part
that's
in
white
mm-hmm,
if
that
were
whole
thing,
looks
like
it
were
separate
rather
than
being
part
of
the
rest
of
the
building.
It
would
be
baby
sure
sorry,
my
colors
are
off.
It
would
I
think
I
think
that
would
help
feel
like
you
would
have
two
separate,
maybe
not
exactly
I,
don't
know.
There's.
J
J
D
K
H
J
B
J
H
H
H
So,
based
on
the
findings
listed
in
the
staff,
Accord
and
formation
presented
and
the
input
received
during
the
public
hearing,
I
move
that
the
Planning
Commission
to
approve
the
conditional
building
and
site
design
review
requests,
PLN
PCM,
2018,
zero,
zero,
zero,
four,
seven
zero
for
modifications
of
the
specified
diet,
design
standards
and
a
planned
development
request
for
five
additional
building
height
PLN
STB
2018:
zero,
zero.
Four:
three:
four,
with
the
conditions
listed
in
the
staff
report,
with
the
exception
of
I.
H
L
H
Have
a
three-foot
recess
now
they're
saying
then
going
to
five
feet,
causes
other
issues
with
the
design
and
the
layout
of
site.
I!
Don't
think
that
the
that
having
a
five
foot
recess
in
the
building
meets
the
four
those
are
here,
one
that
we
went
past
this
ordinance
I,
don't
think
the
five
foot
recess
really
meets
what
we're
trying
to
do
with
breaking
up
the
building
facades.
I.
Think
the
whole
point
is
ending
this,
like
massive
series
of
one
building,
that's
on
each
block
face
for
the
entire
blocks,
the
length
of
fourths.
H
You
know
for
South
and
so
I,
don't
think
a
five
foot
depth,
because
it's
more
about
visual
for
me
to
go
so
street
or
driving
down
the
street
or
writing
tracks
down
the
street
is
going
to
be
noticed,
but
I
do
think
if
you
visually
change
the
material
on
the
northeastern
corner
and
the
in
the
color
and
the
texture
and
the
you
know
that
you
can
do
a
lot
to
make
that
northeastern
kind
of
86
feet
look
different
than
the
remaining
200
feet.
Yes,.
C
D
C
May
be
other
ways
and
I'm
you
know
I'm,
not
they
are
an
architect,
so
I
just
I,
don't
feel
comfortable
being
that
literal
with
how
to
break
it
up,
but
that
I
do
feel
comfortable
delegating
to
staff
to
work
with
the
applicant
to
meet
the
intent
of
the
standard,
and
it
may
not
be
that
corner
because
we
may
want
to
break
it
up
in
the
middle
it
may
just
I.
Just
don't
want
to
be
that
specific
I
mean.
H
We
need
to
give
some
directions
because,
at
least
for
me
I
think
I
have
a
slightly
different
read
on
intent.
Then
the
staff
does
because
the
staff
thinks
that
the
five
foot
recess
meets
that
standard
in
it
and
I,
disagree
and
so
I
think
I
think
we
need
to.
If
we
want
to,
we
can
drop
it
some
of
the
direction
which
is
fine,
but
we
still
I
think
need
to
give
some
direction
to
the
staff
and
the
applicant
about
what
what
that
may
mean.
If
we
don't.
C
A
We
can
be
I
still
think
if
we
let
staff
know,
our
intention
is
to
break
up
the
building
using
materials,
we're
giving
we're
not
saying
it
has
to
be
a
certain
amount
or
certain.
You
know
that
it
has
to
go
to
this.
They
the
full
length
of
the
building.
If
they
can
come
up
with,
they
know,
our
intention
is
to
break
up
the
building.
I
think
we're
on
the
same
page,
I.
B
C
B
B
Leave
it
up
to
staff
to
come
up
with
that
articulation,
but
it
wouldn't
need
to
be
to
the
extent
similar
to
what
Matt
laid
out
is
that
too
vague
I
mean.
So
it's
not.
So
it's
not
just
a
recess.
So
we're
just
saying
yeah,
a
large
section
of
this
building
is
going
to
have
to
change
its
material
substantially.
C
I
think
they
already
have
multiple
materials,
and
so
adding
in
is
this
gonna,
be
like
a
menagerie
of
materials
and
I.
Don't
know
if
that's
the
way
to
go
but
they're
not
presenting
a
blank
wall
right
now,
so
I
just
think
there
may
be
other
options
and
I
don't
know
them
I,
just
don't
want
to
lock
them
in
and
I
get
it
I've.
Probably
one
of
the
reason
I
don't
always
make
motions
is
because
I
can't
get
specific
enough
for
staff,
so
it
just
I,
don't
know
I,
don't
you.
C
Expressing
the
intent
that
Matt
did,
but
not
so
the
intent
is
to
break
this
up.
We
wanted
to
feel
like
it's
different
buildings
and
to
direct
staff
to
work
with
the
applicant
to
achieve
that.
To
make
sure
that
this
277
foot
building
is,
is
interesting
and
visually
broken
up
in
a
way
to
enhance,
like
the
pedestrian
experience.
D
So
I
have
a
question
just
as
a
what,
if
we're
delegating
this
to
staff
and
we're
caught
we're
talking
about
being
less
specific
than
than
Matt's
original
motion,
but
so
what,
if
the
they
just
decide?
Well
we're
gonna
make
that
back-end
read
and
call
it
good.
Is
that
sufficient
for
you,
because
right
now,
even
when
I
look
at
the
plans,
I
can
count
kind
of
four
different
shapes
in
there.
D
So
in
its
it
comes
down
to
kind
of
a
perspective
thing
where
I
see
four
buildings
there
you
know
Matt
sees
one
building
and
if
they
colored
something
differently
that
would
fulfill
the
terms
of
what
you're
proposing.
Possibly
if
staff
is
cool
with
that
so
I
guess.
The
question
is:
how
important
is
it
to
be
super
specific,
like
Matt?
That's.
C
A
great
question
I
think
there
are
projects
where
I
feel
like
there
are
very
specific
things
that
need
to
happen.
So
I
can
I've
been
in
the
position
where
I've
thought
ABC
needs
to
happen
to
this.
This
one
just
yeah,
you're
right.
It
already
feels
like
it's
meeting
some
of
those
objectives,
but
it
is
subjective
to
how
we're
viewing
it
and
I
I,
just
I
get
a
feeling
that
the
applicant
is
very
willing
to
I.
C
Think
sometimes
if
the
applicant
seems
like
this
is
exactly
how
it
needs
to
be,
then
I
feel
sometimes
we
need
to
give
more
specific
direction
or,
like
you
know,
it
needs
to
be
this
way.
Where
is
this?
A
plan
seems
to
be
very
open
to
like
how
do
we
work
this
out
so
that
it
still
meets
the
objectives
of
the
number
of
apartments
and
number
of
parking
stalls
etc,
but
then
also
gets
the
intent
of
breaking
this
up
so
Matt.
H
H
A
D
D
C
B
A
E
J
A
G
H
G
H
H
F
G
F
D
I'm
I
wasn't
clear
on
that
either
because
I
thought
we
had
discussed
this
and
that
he
had
revised
ten
of
what
he
was
saying
about.
He
didn't
well
it
didn't
matter
if
it
went
all
the
way
up
or
not,
but
I
don't
think
we
went
through
a
formal
substitute
motion
either
we
did
not
that's
why
the
original.
F
A
A
F
D
H
No
more
than
two
hundred
linear
feet
along
the
street,
not
along
the
building,
but
two
hundred
Street
feet.
Not
building
feet
can
be,
can
be
the
same
materials
and
that
there
must
that
the
anything
over
two
hundred
feet
must
look
substantively
different
with
different
materials,
designs
and
colors
than
the
or
colors
than
the
other
two
hundred
feet.
H
D
H
E
G
B
You
know
madam
chair
just
I
want
to
say
real
fast
on
that
I
think
I'm
really
excited
about
this,
because
I
think
it's
an
opportunity
to
really
drive
the
point
home
about
the
expectation
of
the
200
feet
on
400,
South
I
think
you
have
a
such
an
opportunity
to
really
make
a
really
centerpiece
of
a
building
that
utilizes
that
that
code
to
the
advantage.
So
thank
you
for
being
willing
to
go
through
that
with
us
on
things
for
your
work.
N
N
If
you
look
at
the
map
on
the
screen,
the
d2
areas
are
in
pink,
so
you'll
see
they
surround
the
west
and
southern
ends
of
downtown
through
them.
You'll
find
a
lot
of
highly
traffic
streets.
There
are
a
lot
of
visible
sites
and
most
of
the
gateways
to
downtown-
or
at
least
certainly
the
busiest
ones
will
be
for
South
it.
South
six,
South,
West,
temple,
main
and
state
are
all
zoned
as
d2.
N
There
is
some
growth
pressure
in
this
neighborhood
and
we're
seeing
that
as
we're
seeing
that
all
over
the
city,
especially
with
growth
moving
north
from
the
central,
9th
neighborhood
and
then
things
moving
south
from
the
central
business
district.
Currently
there
are
no
base.
There
are
no
develop
standards
other
than
a
height
standard
in
this
district.
So,
as
I
mentioned
earlier,
you
could
build
a
60-foot,
windowless
metal
building,
surrounded
by
parking
anywhere
in
the
zone,
and
that
would
be
permitted.
You
would
never
come
to
see
you
guys
it
would
just
pull
a
permit.
N
I
think
it's
important
to
remember
that
this
project
is
implementing
the
downtown
master
plan,
which
calls
for
improved
design
standards
in
all
of
our
downtown
districts.
This
one
became
a
priority
once
the
sears
side
became
available,
and
we
realized
supreme
law
free
development
and
could
really
have
a
huge
impact
in
the
south
downtown
area
and
its
future
growth.
N
That
was
also
looked
at
in
other
plans
such
as
life
on
state
that
the
city's
been
participating
in
I
should
mention
that
also
it's
being
eyed
very
heavily
by
developers,
and
so
you
probably
see
something
in
the
near
future.
The
purpose
of
the
text
amendment
is
to
create
improved
gateways
into
downtown,
activate
Street,
frontages
and
pedestrian
spaces.
Minimize
impacts,
low-density
residential
neighborhoods,
require
the
use
of
durable
materials
and
then
preserve
existing
well-established
land
uses.
These
standards
that
we
came
up
here
are
based
on
best
planning
practices
in
general,
as
well
as
design
standards.
N
It
is
my
fault:
I
didn't
clarify
the
design
standards
included
table
which
tells
you
which
design
standards
apply
in
which
zoning
district,
however
I
fail
to
mention
that
the
design
standards
chapter
that
accompanies
it
at
the
very
beginning
is
definitions
for
each
of
these
standards
and
defines
the
standards
are
so.
For
example,
Commissioner
Berry
asked
when
we
talked
about
40-percent
glass
well,
because
could
that
be
9
feet
up
and
stretch
over,
and
so
no
we
couldn't.
If
we
look
at
the
definition,
those
and
and
I
did
provide
them.
N
There
should
be
in
your
packet
this
time.
You
know
that
it's
40%
glass
and
it
has
to
be
between
3
and
8
feet
from
the
ground,
so
to
ensure
that
you
are
getting
that
active
ground
front.
So
that
was
something
that
was
missing
from
our
original
briefing,
so
I
apologize
for
that,
so
just
to
go
through
these
standards,
these
ones
I
just
want
to
start
off
again
looking
at
ground
floor
design
standards.
N
As
you
all
well
know
the
ground
floor,
as
your
last
discussion
has
a
huge
impact
on
how
the
public
interacts
with
the
structure
and
the
ability
to
create
an
interesting
urban,
Street
and
environment
where
people
actually
want
to
be
so.
The
minimum
amount
of
ground
floor
glass
was
40
percent
or
these
are
all
proposed,
obviously
entrances
at
every
50
feet
along
all
street
frontages
requiring
active
ground
floor.
N
You
saw
that
uses
on
all
Street
frontages
with
some
busier
streets
such
as
State,
Street,
Main,
Street,
8th
and
9th
south
would
require
specific
ground
floor
uses
such
as
retail
restaurants,
Barr's,
which
would
further
activate
these
busier
corridors.
We
realized
that
not
all
retails
not
gonna
work
on
every
street
in
every
neighborhood
and
so
quieter
streets.
Those
are
less
busy.
We
still
require
ground-floor
use,
but
it's
something
like
office
or
a
residential
would
work
in
no
time
could
it
ever
be
parking
mid
block
walkways
will
be
required
anywhere.
N
It
is
identified
in
adopted
master
plan
requesting
the
allowance
of
projector
blade
signs,
which
actually
came
from
our
public
engagement
in
the
community.
It
was
something
that
we're
asked
from
business
owners
who
had
would
like
to
to
work
to
do
that.
You
know
these
are
signs
that
hum
perpendicular
from
the
streets
so
currently
not
permitted,
but
they're,
definitely
very
pedestrian
oriented
as
they're
kind
of
focused
right
above
and
beyond
the
sidewalk.
N
And
lastly,
of
course
the
buildings
would
be
said
of
the
street
with
no
parking
available
between
the
building
and
the
sidewalk
I'm.
Someone
we
did
mention
is
it's:
it's
not
a
requirement
to
be
right
of
the
street.
You
could
do
have
the
ability
to
move
it
back
10
feet,
but
you
would
have
to
activate
that
space
with
like
outdoor
dining
or
something
like
that.
It
could
never
be
like
side
parking
or
something
empty.
N
The
first
Street
would
the
first
will
be
limiting
the
length
of
the
building
to
200
feet,
which
you
guys
are
all
obviously
very
aware
of
that
requiring
articulation
the
facade
of
the
structure
so
meaning
there's
no
blank
walls
over
15
feet
requiring
a
minimum
amount
of
durable,
exterior
building
materials
such
as
brick,
stone,
rock
or
other
materials.
I
should
mention
the
design
standards
do
allow
the
planned
the
planning
director
to
approve
other
materials
that
aren't
listed
if
it
can
be
shown
that
they
are
that
they
are
durable
and
well
built.
N
Knowing
that
we
certainly
cannot
predict
all
building
materials
that
do
or
will
exist
for
the
very
first
time
it's
likely
they'll
be
a
minimum
amount
of
upper
floor
glass
of
25%
and
all
mechanical
equipment
service
areas.
Loading
docks
would
need
to
be
screened
and
then
there's
a
whole
section
of
parking
garage
have
very
specific
standards
to
any
stand.
A
low
parking,
a
garage,
something
located
behind
the
not
necessarily
something
it's
integrated
into
the
structure
itself.
N
Just
so,
this
was
just
a
response
to
our
briefing
and
our
last
conversation
and
I
just
wanted
to
go
through
what
the
changes
that
were
made
and
how
it
kind
of
reacted
to
those
statements
that
you
made.
First,
the
affordable
housing
requirement
was
increased
at
forty
percent.
If
you
remember
originally,
the
original
proposal
was
at
any
building
that
included
30
percent
or
more
for
ttle
housing
could
request
additional
height
without
going
through
the
condition
of
building
a
site
design
process,
so
it
would
become
just
an
administrative
approval.
N
N
What
can
we
do
to
help
increase
the
number
of
fordable
housing
units
in
the
city,
which
we
know
that
we
desperately
need
right
now,
so
I
discussed
about
perhaps
raising
up
from
thirty
to
forty
percent
to
qualify
and
that's
where
we
got
the
number
forty
percent
other
than
that
we
really
looked
and
searched
our
time
and
what?
What
other
tools
do
we
have?
N
N
N
Secondly,
the
the
Commission
discussed
entries
on
the
street.
There
was
the
original
prose.
It
was
just
to
have
an
entrance
on
each
tree
frontage
that
there
was
a
little
concern
if
you
had
it
to
in
a
foot
long
building
facade
length
that
you,
you
know
one
door
may
not
be
sufficient
and
so
looked
at
other
zones
and
like
there
was
some
that
we've
done
in
the
past,
and
so
we
increase
that
to
one
for
each
fifty
feet
along
this
tree
frontage
and
the
last
one
and
I
think
this
is
probably
where
he
had.
N
The
biggest
discussion
was
about
Auto
Sales
facilities
and
I
did
research
that
and
I
can
go
through
that
a
little
bit
with
you,
I
just
wanted
to
remind
you
that
one
unity
portion
of
the
proposal
is
that
we
have
included
standards
that
specifically
address
Auto,
Sales
Lots
and,
as
you've
been
in
this
neighborhood
and
driven
through
you'll,
see
some
of
the
city's
largest
auto
sales.
Lots
are
in
the
d2
zone
along
State,
Street
and
West
temple.
N
Let's
see
pretty
unique
land
use
with
unique
design
requirements
they're
large
and
are
unlikely
to
go
away
in
the
foreseeable
future.
It
is
a
permitted
use
in
the
zone
and
and
it
through
this
process,
we
aren't
looking
at
to
identify
what
uses
are
appropriate,
just
design
standards
for
the
structures
themselves.
So
in
a
compromise
for
that,
the
following
standards
had
been
included
and
and
I'll
tell
you
right
now.
This
is
something
that
this
is.
N
Every
city
had
small
you
kind
of
car
type
facilities,
but
not
the
national
name,
brands
we're
all
familiar
with
saying
the
one
exception
was
that
I
looked
at
Los
Angeles
had
a
few.
They
were
mostly
contained
in
parking
structures,
so
I
did
go
through
that
zoning
ordinance
to
try
to
find
and
I
went
through
these
others
own
efforts
to
find
out.
Are
you
know?
Are
they
not
there
because
they've
been
zoned
out
of
that?
N
Or
is
it
something
else
and
the
more
research
I
did
I
really
think
it's
it's
a
fiscally,
based
the
reason
that
it's
in
a
parking
structure
there
or
doesn't
exist.
There
is
because
it
takes
up
such
a
large
piece
of
property.
The
price
of
land
in
these
cities
had
just
been
high
enough
that
it
didn't
make
either
fiscal
sense
to
remain
there.
I
remove
outwards
or
to
build
in
a
parking
structure.
N
I
think
Salt.
Lake
City
will
probably
reach
that
at
some
point
in
the
future,
but
I
think
we
can
see
as
right
now
at
I.
Don't
know
that
we
have
reached
that
point
to
make
it
economically
feasible,
feasible.
So
staff
can
use
a
believe
that
proposed
standards
for
out
of
sells
facilities
does
offer
these
uses.
These
permitted
uses
that
already
are
here
some
flexibility
and
it
really
but
doesn't
really
deviate
significantly
from
the
goals.
The
proposals,
as
the
most
of
the
major
structures
would
still
be
built
along
the
street.
N
Just
to
reiterate,
we
conducted
a
lot
of
public
engagement
more
than
we
having
a
lot
of
these
types
of
projects
and
with
stakeholders,
business
owners,
business,
advisory
board,
the
Main
Street
America
grew
the
ballpark
Community
Council,
the
Planning
Division
open
house.
There
has
generally
been
a
lot
of
support
for
the
project
as
a
whole.
However,
as
I
mentioned
earlier,
the
briefing
at
the
open
house
there
were
comments
directed
the
auto
sell
slots
and
whether
or
not
they
should
have
any
sort
of
waivers
or
modifications
specifically
for
them,
and
the
comments
in
your
packet
as
well.
N
Some
really
were
based
on
the
fact
they
just
didn't
want
a
car
dealerships
in
that
neighborhood
as
well.
Since
the
briefing
I've
spoke
again
with
a
few
more
residents
and
business
owners,
we
did
send
notices
to
all
d2
zoned
properties
in
the
city,
all
express
we
support
or
just
requesting
additional
information.
So
at
this
point,
besides
these
auto
sales
facilities,
there
haven't
been
any
negative
comments
received.
So
at
this
time,
staff
is
recommending
that
the
Planning
Commission
forward
a
positive
recommendation
to
the
City
Council
for
this
zoning
text.
A
C
Yeah
I
actually
think
Johnny
did
a
really
great
job
and
incorporating
a
lot
of
the
feedback
you
had
in
the
working
session
and
I
like
the
clarification
that
we're
not
talking
about
zoning.
So
the
fact
that
it's
a
permitted
use
to
have
a
car
dealership
is
not
on
the
table
and
I
also
agree
with
the
analysis
you
gave
in
your
report
that
I
think
at
some
point.
Just
the
value
of
the
land
will
we'll
see
those
things
change
so
I'm
comfortable
with
it,
and
if
there's
no
other
comments,
I'd
be
willing
to
make
a
motion.
C
A
C
F
Thank
you.
This
is
a
request
for
a
modification
to
locate
an
accessory
structure,
mechanical
equipment
in
what
what
is
the
front
yard
of
the
property
at
eight-thirty,
Jefferson
Street,
the
proposed
accessory
building
would
encroach
up
to
five
feet
into
the
into
the
existing
front
yard.
How
the
mechanical
equipment
would
be
located
to
the
side
of
that
structure.
F
I
recommend
recommendation
is
that
the
request
be
denied,
because
we
don't
believe
that
it's
in
substantial
conformity
with
the
approved
development
plan,
which
is
the
standard
listed
in
the
plan,
development
ordinance
just
to
orient
you
to
the
location.
This
is
in
the
central
ninth
neighborhood,
we'll
move
on
it's
in
an
FPU
n
one
zone,
the
front
yard
setback
in
the
zone.
The
wording
in
the
ordinance
is
a
little
bit
strange
because
it
says
that
it's
the
average
of
the
block
face,
where
applicable,
otherwise,
a
minimum
of
I
believe
ten
feet
in
a
maximum
of
20.
F
However,
the
ordinance
doesn't
clarify
what
we're
applicable
means.
Our
Zoning
Administrator
has
determined
that
that's,
basically
it's
a
where
applicable
means
when
there's
other
buildings
on
the
block
face,
but
the
ordinance
doesn't
clarify
that
the
830
Jefferson
property
there's
it's
unclear
exactly
where
the
property
line
is
the
distance
provided
by
the
applicant
is
16
to
17
feet.
That's
measured,
I
believe
they
can
clarify
this,
but
I
think
it's
from
the
edge
of
what
is
their
fence
to
their
building.
The
fence
is
basically
located
at
the
edge
of
the
sidewalk,
the
block
face
average.
F
According
to
the
original
plan,
development
is
19
feet,
there's
and
that's
I
think
labeled
on
the
original
site
plan,
but
apparently
there's
some
confusion
as
to
how
that
was
calculated
at
this
point
and
so
we're
just
going
off
of
what
the
other
buildings
are
on
there
and
we'll
get
to
that
in
a
little
bit
in
fact,
right
now,
so
this
is
an
aerial
that
that
shows
the
blue
line
represents
the
the
location
of
the
front
facade
in
relationship
to
other
structures
on
the
property.
This
is
the
north
half
of
the
block.
F
The
subject
property
is
in
this
in
the
reddish
circle,
and
so
you
can
see
there
are
some
structures
that
do
encroach
further
and
closer
to
the
street
than
the
subject
property
does
on
the
north
and
a
similar
situation
on
the
south.
The
property
on
the
corner
of
the
South,
nine
under
South
and
Jefferson
is
a
vacant
piece
of
property,
but
you
can
see
and
in
a
different
zoning
district,
but
you
can
kind
of
see
how
that
lines.
F
Now,
just
one
note
when
we're
dealing
with
aerials
and
line
and
when
we
put
lines
that
are
big
enough
for
the
eye
to
see
it
does
create
some
that
that
blue
line
would
have
some
thickness.
It's
an
unknown
thickness,
because
this
is
a
drawing
program
that
that
does
this,
but
it
is
aligned,
at
least
with
what
the
aerial
shows
has
the
edge
of
the
structure
of
the
subject
property.
F
So
this
it's
intended
only
to
let
you
to
show
that
there
are
other
structures
on
the
block
face
that
are
closer
to
the
property
or
to
the
property
line
than
the
subject.
Property
I
think
it's
also
important
to
note
that
this
property
was
developed
with
a
zero
where
yard
setback,
so
this
property
has
no
options
for
accessory
structures
located
in
the
rear
yard.
One
of
the
unique
things
about
the
plan
development
ordinance
that
was
in
existence
at
the
time.
F
This
was
approved
in
the
ordinance
that
it
that
we
would
apply
when
we're
looking
at
this
is
that
it
did.
It
did
three
or
four
things
that
may
take
a
little
bit
of
explaining
one
and
all
planned
developments,
allow
minor
modifications
and
they
allow
the
planning
director
to
approve
minor
modifications
for
the
location
of
accessory
structures
and
to
adjust
the
distance
between
any
building
and
the
boundary
of
a
development
site.
F
It
doesn't
say
property
line,
but
it
says
the
boundary
of
a
development
site
which
one
we
think
is
somewhat
problematic,
because
that
essentially
gives
the
planning
director
the
ability
to
modify,
set,
building
setbacks,
which
we
think
is
erroneous.
But
but
the
ordinance
is
what
it
is.
There
is
a
section
in
that
same
minor
modification
or
statement
in
that
same
minor
modification
section
that
says
that
any
minor
modification
can't
violate
some
other
section
of
this
code.
F
You
use
the
approved
development
plan
to
determine
future
changes
to
the
site
versus
any
other
regulation
of
the
zoning
ordinance,
and
so
you,
unless
the
Planning
Commission
they
when
they
approved
a
planned
development,
specifically
put
a
condition
on
it,
dealing
with
either
the
limitations
of
the
development
plan
or
a
location.
In
this
case
of
an
accessory
structure,
then
we
have
to
use
the
development
plan
and
we
believe
that's
why
the
planned
development
orders
at
the
time
gave
the
planning
director
the
ability
to
make
some
modifications.
F
Just
so
you
know.
Since
then,
we
have
taken
out
that
language
about
the
planned
development
trumping
everything
in
the
zoning
ordinance
after
approval
now
it
says
only
those
things
that
are
specifically
modified
by
the
through
the
planned
development
are
subject,
but
that's
that's
not
applicable
in
this
in
this
case.
So
this
is
the
proposal
bigger
site
plan
on
the
left,
and
then
it's
been
zoomed
in
so
hopefully
you
can
kind
of
see.
F
The
dimensions
are
a
little
hard
to
read,
but
you
have
this
in
your
in
your
packet
and
it's
an
8
by
8
structure,
well,
eight
by
eight
and
then
a
two-foot
alcove,
something
so
the
front.
The
eastern
wall,
the
the
eastern
and
western
walls
of
the
structure
are
believed
ten
feet,
four
inches
or
something
like
that.
And
then
the
northern
and
southern
elevations
are
eight
feet
and
it's
seven,
seven
feet
six
inches
I,
think
in
height,
and
you
can
kind
of
see
that
that
location.
F
This,
the
the
applicant,
the
prot,
the
current
property
owner,
drew
on
the
the
proposed
structure,
but
it's
actually
the
site
plan
that
was
approved
as
part
of
the
plan
development.
So
that's
where
the
the
hand-drawn
items
are
are
from
the
applicant,
but
the
the
kind
of
computer
drawn
yeah
items
are
from
the
actual
poor
snippets
from
the
plan
development
site
plan.
Okay,.
D
F
D
F
These
are
some
the
elevations
with
the
dimensions
provided
by
the
applicant,
so
10
foot,
8,
inches
and
then
7
6
down
to
7,
4
I.
Think
that's
what
that
says,
and
then
some
pictures
of
the
construction,
that's
in
progress
and
also
a
picture
of
the
location
of
the
mechanical
equipment
that
was
relocated,
see
actually
moves
forward
here.
What's.
F
Her
okay,
thank
you.
There
we
go,
so
this
is
actually
the
document
that
was
part
of
that
approved
letter.
We
highlighted
two
areas
of
this
because
you
know
we.
We
believe
that
there
are
some
incorrect
information
provided
on
this
site
plan
and
we
wanted
to
kind
of
highlight
these.
The
the
first
thing
is
the
seven-foot
dimension,
that's
located
towards
the
bottom
of
the
image
and
one
it's
not
drawn
to
scale,
and
so,
when
things
aren't
drawn
to
scale,
we
have
to
take
the
literal.
F
Label,
that's
on
the
document,
and
so
when,
when
we
read
this,
we
did
read
it.
You
can
kind
of
see
in
that
that
there's
there's
a
vertically
aligned,
a
statement
that
says
I
think
five
feet
door.
We
took
that
seven
foot
from
that
addition
from
that
similarly
dashed
line
and
applied
it
out
to
where
the
vertical
dashed
line
runs,
which
is
in
line
with
the
front
wall
of
the
house
and
because
the
depth
of
that,
at
least
on
this
drawing,
isn't
clear.
F
We
looked
at
the
one
foot
separation
between
the
structure
and
that
wall
and
that's
partly
why
how
we
made
the
determination
that
that
alcove
was
a
depth
of
six
feet.
We
now
know
that
that's
a
depth
of
four
feet
and
some
inches,
and
so
the
other
part
of
that
is
at
the
top
there's
the
label,
eight
that
was
added
after
the
applicant,
proposed
to
change
the
dimensions
from
six
feet.
Eight
from
six
by
eight
to
eight
by
eight-
and
you
know
the
applicant
can
explain
their
their
rationale
as
well
on
this.
F
Based
on
that
information.
We
now
know
that
that
information,
whether
it's,
how
we
interpret
it
or
how
it
was
provided,
was
incorrect.
We
think
it's
how
it
was
provided
and
that's
kind
of
where
we
landed
with
that
so
I'll.
If
you
have
questions
I'm
glad
to
answer
them,
otherwise,
I
think
it's
it's
better
for
you
to
hear
more
from
the
applicant
before
I
go
any
further
I.
C
F
Typically,
what
is
written
on
a
plan
when
somebody
is
going
to
be
relocating
utilities
is
will
say,
utilities
to
be
relocated
or
to
be
moved,
in
which
case
that's
a
signal
to
us
to
try
to
figure
out
one.
Are
you
moving
them
into
a
legal
location
and
it's
unfortunate
sometimes
that
people
who
aren't,
who
don't
go
through
planning
processes
for
a
living
or
have
done
it
before
they're?
F
C
F
No,
we
were
simply
looking
at
the
location
of
an
accessory
building.
There
was
no
other
indication
for
us
to
look
at
anything
else.
So
if,
if
there
had
been
indication
that
there
were
utilities
that
they're
gonna
be
relocating
that
McConnell
mechanical
equipment,
it
would
have
been
a
red
flag
for
us
and
we
could
have
identified
that
as
hey.
H
H
F
F
C
F
D
M
Great
hello,
commissioners,
hello,
Nick,
I,
understand
this
is
a
volunteer
commission
I
want
to
thank
you
guys
for
your
service.
First
of
all,
to
our
city
and
I
also
understand
it's
a
Wednesday
evening.
So
in
light
of
that
I'll
be
brief.
I
just
thought
I
would
address
those
questions
that
were
just
asked
right
off
the
bat.
If
that
would
be
helpful,
the
utilities
were
originally
turned
at
a
90-degree
angle
and
placed
behind
where
the
shed
is
right
now,
there's
a
cedar
wall
and
the
utilities
were
broadside
facing
the
street.
M
A
four
foot
box,
the
cage
that
you're
referring
to
that's
not
protecting
them
Commissioner
but
anger,
is,
is
still
there.
It's
been
modified
to
fit
over
the
utilities,
as
is
right
now,
so
that
still
exists,
except
instead
of
being
a
four
foot
kind
of
eyesore.
It's
now
like
an
eight,
though
in
eight
inch
wide
eyesore,
that's
kind
of
how
I
see
it.
M
My
name
is
Brody
11
I'm,
the
owner
now
I
bought
this
property
in
November
in
2006,
I
picked
up
my
life
and
moved
to
Salt
Lake
City
on
my
own
to
go
to
school,
I
didn't
know
anyone
here
and
little
did
I
know
that
12
and
a
half
years
later
I'd
be
in
here
and
on
Wednesday
evening.
I
am
now
a
local
business
owner
I'm,
a
community
activist
and
I.
Think,
like
most
people
in
this
room,
I
have
invested
interest
in
maintaining
the
vitality
of
the
city
Jefferson
walkway.
M
What
I
was
told
is
that
it
was
designed
to
discourage
people
from
the
need
to
drive
and
encourage
a
vibrant
sense
of
community
not
only
on
jefferson
walkway,
but
in
like
the
healthy
neighborhood
that
we
already
have,
which
is
central.
Ninth
I
bought
a
house
I
sold
my
car
I
tried
to
fit
into
this
mold
of
who
they
said
should
be
living
here.
M
I
added
more
solar
panels
to
the
house
as
soon
as
I
moved
in
my
house
is
now
net
positive,
as
opposed
to
net
zero,
so
I'm,
adding
renewable
energy
to
the
grid
for
more
than
just
myself,
because
I'm
powering
more
than
my
house
to
be
efficient,
I'd
like
to
systematically
address
what
I've
been
told,
informs
your
decision-making
process
on
this
major
modification.
I
also
want
to
respond
to
any
questions
that
you
have
I've
got
nothing
to
hide,
I'm
totally
transparent
about
this,
as
I
have
been
the
whole
time.
M
So
please
feel
free
to
interrupt
as
part
of
this
PUD.
The
I
know
plenty
of
people,
maybe
including
yourselves,
worked
long
and
hard
to
realize.
I
have
a
vested
interest
in
maintaining
the
intent
of
not
only
Jefferson
walkway
but
of
the
central,
ninth
neighborhood
and
my
proposal
today-
and
this
is
my
first
time
doing
anything
like
this,
as
you
can
tell
by
my
artistic
drawings,
is
beyond
a
measure
a
reasonable
doubt
in
conformity
with
the
intent
of
the
approved
development
plan.
M
That
I
have
moved
to
central
ninth
to
be
a
part
of
I,
didn't
move
here
to
change
the
intent
and
I
have
no
desire
to
do
that.
I
move
there
to
join
it
along
with
the
letter
that
you've
each
received
from
me.
Please
allow
me
to
categorically
address
each
part
of
the
PUD
is
intent
and
explain
how
my
shed
is
congruent.
To
those
intents,
this
is
a
verbatim
intent
from
the
plan
for
the
PUD
to
create
a
pedestrian
corridor
from
Jefferson
to
second
West,
which
will
provide
access
to
the
track
station
located
on
the
block.
M
Okay
check
shed
doesn't
impede
with
that
at
all.
In
keeping
with
the
idea
of
a
more
public
space,
the
zoning
will
be
utilized
in
a
way
that
maximizes
the
goal
of
the
zoning
code
check.
Zoning
code
is
not
interrupted
and
helps
elevate.
The
overall
character
of
the
neighborhood
through
the
use
of
contemporary
design
and
housing
that
addresses
both
Jefferson
and
second
West
Check
Into
proposed
public
sidewalk
or
excuse
me
proposed
public
walkway
check.
This
is
zoning
district
FB
un1.
It's
intended
for
verbatim
small
structures
focused
on
form
of
development
and
building
orientations
and
orientations.
M
It
emphasizes
built
environments
over
land
use
which
works
well,
because
I
don't
have
much
land
to
use.
My
shed
is
completely
in
harmony
with
both
this
zoning
district
intent
as
well
as
the
Jefferson
Parkway
PUD
part
of
the
PUD
was
the
zero
setback
layout,
and
that
was
designed
for
three
things
that
was
designed
to
improve
quantity,
quality
and
privacy
of
outdoor
space.
Those
three
elements
my
shed
impedes
on
a
first
one.
It
decreases
the
amount
of
quality
of
my
out
or
excuse
me
quantity
of
my
outdoor
space
on
Jefferson.
M
It
vastly
increases
the
other
two
being
quality
and
privacy,
because,
as
the
homeowner
I
know
that
the
privacy
has
really
been
hindered
by
the
lack
or
a
season,
the
quality
has
really
been
hindered
by
the
lack
of
privacy,
and
this
shed
is
also
going
to
attest.
To
that.
That's
just
kind
of
a
side
benefit
of
this.
M
We've
had
theft
on
our
property,
even
fully
fenced
in
we've
had
unwelcome
folks,
multiple
times,
including
people
who
will
just
open
the
gate
on
our
fence,
walk
down
our
walkway
open
the
door
to
our
house
and
walk
into
our
house
while
we're
in
it,
and
that's
happened
multiple
times
and
I-
think
adding
the
shed
will
help.
Add
that
sense
of
security,
because
I'll
no
longer
have
things
in
my
yard,
I'll
be
able
to
store
them
in
the
shed
and
I'll
be
able
to
hopefully
feel
safer
in
my
own
property.
M
M
I
do
pay
into
an
HOA
that
helps
to
maintain
the
walkway
plus
on
top
of
that
I
shovel,
snow,
I
garden,
I
pick
up
litter,
I
pick
up
leaves
I
do
the
things
that
any
member
of
our
community
does
to
beautify
where
we
live,
and
on
top
of
that,
like
I,
said
I
pay
to
maintain
it,
and
yet
I
don't
have
a
place
to
even
store
these
tools
that
I
use
to
maintain
it
because
again,
I
don't
have
a
backyard.
I
only
have
this
front
yard.
M
The
HOA
already
approved
the
plans
of
my
shed,
which
were
totally
accurate.
Contrary
to
what
one
of
the
complaints
you
read
may
have
said,
the
the
plans
were
100%
accurate,
as
were
they
were
also
the
plans
that
the
Builder
got,
as
were
the
plans
that
Nick
got
none
there's
only
five
other
members
of
the
HOA.
None
of
them
can
even
see
this
from
their
property.
M
M
The
HOA
approved
it,
and
no
one
has
approached
me
about
it.
No
one's
asked
me
anything
about
it,
and
I
was
in
contact
with
all
of
them
throughout
the
whole
process.
Everyone
else
on
the
walkway
has
some
sort
of
protected
storage
and
outdoor
space
primarily
for
central
houses.
They
have
outdoor
privacy,
they
have
large
gated
areas,
they
can
do
whatever
they
want
on
back
of
them.
I'm.
M
Just
looking
for
that
equality
really,
and
in
order
to
get
that
every
design
element
of
this
shed
has
been
designed
to
be
beautiful
to
fit
in
with
the
contemporary
modern
look
and
while
maintaining
the
look
of
Jefferson
Street,
it
is
designed
to
appear
more,
isn't
it
into
the
house
than
it
is
an
accessory
structure.
It
has
identical
siding
so
again
behind
the
shed
there.
You
can
see
in
the
bottom
left
picture
there.
M
The
length
of
that
wall
is
the
same
as
the
length
of
the
cedar
behind
the
shed,
if
you're
looking
at
in
2d
from
the
street
or
3d
from
the
street
you're,
seeing
exactly
what
was
there
before,
there's
an
overhang
being
built
on
the
south
side,
which
is
the
left
side,
you
can
see
in
the
right
picture
that
is
designed
to
mimic
the
overhang
of
the
house
that
it's
right
next
to
the
soffit
on
the
overhang
of
the
house,
is
black
I?
Have
that
same
black
metal
being
used
as
the
roof
on
my
shed
the
window?
M
It's
it's!
It's
blocking
a
window,
that's
behind
it.
I
have
a
window
framed
for
the
exact
same
position
on
the
shed
using
a
custom
made
window.
That's
already
been
purchased
and
made
it's
1
foot
tall,
so
no
one
can
fit
through
it
and
it's
high
enough
off
the
ground
that
thieves
won't
be
inclined
to.
Like
peek
into
it,
so
it's
designed
to
increase
privacy
while
again
looking
like
a
design
element
of
the
house
which
Nick
said
would
be
valuable.
M
The
orientation
is
south
east,
facing
the
same
way
that
the
same
way
that
the
house
is
the
heat
pump.
Zoning
downstairs
in
this
building
has
already
they
said.
I,
don't
need
approval
for
it
because
it
hasn't
actually
been
relocated.
It's
simply
been
rotated,
no
new
lines
were
run
or
anything
like
that.
It
sits
in
the
same
position.
In
theory,
it's
just
been
rotated
90
degrees.
Again
it
was
broadsiding
the
street.
M
M
And
the
metal
housing
still
exists
to
cover
it
I
think
it's
an
eyesore
in
the
front
yard.
I
thought
it
from
the
very
first
time
I
went
to
see
the
house
and
I've
been
thinking
how
to
make
it
prettier,
and
my
idea
was
to
make
it
minimally
invasive
by
being
minimally
visible,
visible
from
the
street.
So
why
does
this
already
exist?
If
I
don't
have
a
major
modification
approval
from
it?
M
M
Iii
made
it
very
clear:
I've
never
done
anything
like
this
before
I
showed
him
pictures
of
the
house
and
I
showed
him
a
drawing
with
a
six
by
eight
foot
shed
or
excuse
me,
I
didn't
have
that
yet
he
said.
Submit
the
drawing
of
the
six
by
eight
foot
shed
I
went
home,
I
submitted
the
drawing
before
I
heard
back
from
him.
I
talked
to
some
designers.
They
said
you
want
an
eight
by
eight
foot
shed
because
that's
not
gonna
fit.
So
what
was
kind
of
left
out?
May
I
use
this
computer
now,
okay,
cool.
M
What
was
left
out
is
the
reason
that
there
was
any
confusion
on
the
one
drawing
had
the
sixes
crossed
out
is
because
we
had
a
very
casual
conversation.
It
didn't
seem
like
it
was
a
big
deal
and
I'm
like
a
six
by
eight
foot,
shirt
he's
like
sure,
I
emailed
him
back
I'm
like
actually
I
want
to
do
in
a
fight
put
shed.
M
All
I
did-
and
this
is
in
the
text
of
the
email
which
I
hope
you
guys
saw
I
said
I'm
changing
the
six
byte
foot
shed
to
an
eight
by
eight
foot,
shed
everything
else
on
that
document
was
the
same
I
crossed
out.
The
sixes
and
I
wrote
eight
directly
next
to
them
in
the
same
orientation.
It
nothing
else
changed
on
the
whole
document
and
it
was
written
in
text
that
I'm
changing
a
six
byte,
but
she
had
to
an
85
foot
shed
I'm
happy
to
just
address
this
dispute
more
in
in
length.
M
It
was
it's
been
my
center
of
my
world
now
for
a
few
months.
It's
all
I'm
trying
to
resolve,
because
I
want
to
finish.
Moving
into
my
house.
You
know:
I
do
believe
some
of
the
wording
and
the
staff
report
you
received
is
written
too,
though,
to
read
as
though
I
was
maybe
being
dodgy
or
deceptive
I
want
you
to
know.
That
was
not
the
case.
M
I,
wouldn't
have
gone
to
such
great
lengths
to
make
this
a
reality
and
then
be
dodgy
at
the
last
second
I
tried
to
I
tried
to
do
everything
right
as
indicated
by
Nick
and
has
instructed
by
Nick.
Excuse
me
I'm,
also
happy
to
explain
the
dispute
over
sizing
reference
and
the
plans
I
did
not
make
a
shed
larger
than
the
one
that
was
approved.
I
made
the
exact
shed
that
was
approved,
it's
actually
a
little
bit
shorter
and
the
numbers
on
the
plan
all
reflect
reality
accurately.
M
M
One
of
them
addresses
on
record
the
contents
of
a
room
in
my
house
and
also
what
I'm,
planning
and
conjecturing
what
I'm
planning
to
put
in
my
shed,
and
that
made
me
super
uncomfortable.
It
referred
to
fancy
gear
and
I,
don't
know
how
someone
thinks
they
know.
What's
in
my
house,
or
what
I
plan
to
put
in
my
shed
but
I'm
happy
to
address
each
of
these
concerns.
As
I
said.
At
this
rate,
the
sheds
in
complete
nature
is
what's
keeping
me
up
at
night.
M
It's
what's
preventing
me
from
like
finally
moving
into
my
first
house,
it's
making
us
feel
unsafe
at
home,
because
we
have
this
the
structure.
That's
welcome!
That's
welcoming
to
people
experiencing
homelessness
or
other
people.
It
doesn't
have
a
sealant
or
doesn't
have
a
roof
on
it,
but
it's
got
a
ceiling
and
it's
got
three
walls
and
it's
it's
what's
making
me
feel
removed
from
the
community
that
I
moved
to
central
9th
to
join.
M
Yeah
sure
I
want
to
answer
any
questions
you
have
about
my
how
my
shed
is
in
line
with
the
PUD
is
intent
because
I
live
in
that
PUD
and
I.
Wake
up
to
that
intent
and
I,
feel
it
every
single
day
and
I
feel
as
though
I'm
really
in
touch
with
it
and
I'm
happy
to
take
your
questions.
Thanks
for
having
me.
A
H
Mean
there
are
other
one,
I
mean
I,
I,
think
you've
probably
lost
the
process
and
I
know
this
is
probably
confusing
and
to
like
bless.
You
you've
gone
through
a
lot
for
this
shed.
I
talked
me
through
why
it
has
to
be
in
this
way,
though,
and
why
it
can't
be
why
you
can't
have
something.
That's
you
know
I've
seen.
Even
you
know
the
sheds
or
they're
flatter
you
know
they
open
up
the
doors
you
still
put
stuff.
H
There
still
eight
feet
long,
maybe
three
feet
wide
the
stuff
that
would
fit
in
that
alcove
and
kind
of
fent
fit.
None
of
the
I
mean
I'm,
not
concerning
ten
to
the
PUD
I'm
concerned
about
just
the
way
that
that
Baxton
structure
kind
of
part
of
our
established,
so
it
would
fit
more
in
line
with
the
setbacks
in
place.
Yeah.
M
M
Would
you
like
specifics
of
how
I
plan
to
use
it
and
that's
why
I
want
I
mean,
like
the
reason
I
didn't
propose
an
8
by
3
foot
shed
is
because,
like
I
have
no
desire
for
that,
like
I
know
what
I
need
in
order
to
to
kind
of
live
my
life
in
my
professional
life,
and
that's
that's
what
I
need.
So
that's
the
reason
it
was
proposed
as
such.
Does
that
answer
your
question:
Matt
I.
H
Was
actually
I
mean
one
few
planning
commissioners,
it
was
on
the
Commission
when
the
plan
development
went
through.
I,
do
remember
this
okay
and
so
I'm,
just
trying
to
figure
out
why
I
get
the
need
for
shed
I
get
the
need
for
storage
I,
get
that
it's
a
small
space
I
get
that
you
don't
have
a
backyard
but
like
why
I
mean
even
on
among
costco
their
storage
udents
that
are
eight
feet
by
30
inches.
You
know
33
feet,
I'm,
just
I.
Just
don't
understand!
H
M
Yeah
and
I
mean
the
truth,
is
so
I
don't
have
a
backyard
I,
don't
have
what's
technically
considered
a
side
yard
I,
don't
have
a
basement.
I,
don't
have
a
mudroom.
The
things
that
have
gotten
stolen
is
because
we've
had
muddy
boots
that
we
had
to
leave
outside
of
our
front
door.
Cuz.
We
don't
have
a
place
to
bring
them.
That's
just
the
way
the
house
was
designed
and
I
bought
into
that.
A
hundred
percent
because
I
was
I,
was
told
during
the
disclosures
that
I
would
be
able
to
build
a
shed
with
HOA
approval.
M
This
shed
right
the
reason
I
building.
It
is
because,
like
I
said,
I
sold
my
around
town
car
as
soon
as
I
bought
the
house,
because
I
wanted
to
you
know,
live
the
intent
that
was
talked
about
and,
and
so
I
have
a
couple
bikes
now.
I
need
a
place
to
work
on
those
bikes.
I
need
a
place
to
store
my
my
snow
tires
from
my
road
trip
vehicle.
You
know
like
I.
Just
have
I
have
these
things
that
I
think
any
normal
person
has
I
have
to
be
able
to
shovel
the
sidewalk
I.
M
Don't
have
a
place
for
a
snow
shovel
right
now
and
so
and
those
are
the
things
so
those
are
just
leaning
against
the
back
of
our
side
of
my
house
right
now
and
I.
Think
that's
what's
invited
the
unwelcome
visitors
in
my
yard.
So
far,
so
the
idea
is
to
just
you
know:
you
receive
a
box
just
somewhere
to
throw
it
and-
and
the
idea
is
to
have
a
place
to
work,
to
stand
up
inside
of
to
store
for
bicycles
and
do
you
know
to
have
a
little
workbench,
and
this
is
the
smallest
useable
space.
M
M
That's
simply
because
I
wanted,
because
I'm
invested
in
this
community
I
don't
want
an
eyesore
on
the
side
of
my
house
more
than
my
neighbors
do
trust
me
and
thus
I
wanted
this
thing
to
look
like
in
addition
to
the
house,
it
turns
out
the
house
was
made
with
really
expensive
cedar
siding,
and
so
that's
that's.
The
only
reason
I've
gone
to
such
lengths
to
design
this
perfect
thing.
You
know
this
is
this:
is
my
dream
house?
M
C
M
Not
so
in
in
the
original
design,
in
the
intent
of
the
the
Jefferson
sidewalk
is
that
it
maintains
visibility
down
the
sidewalk.
That's
what
I
originally
proposed
and
the
HOA
has
all
decided
that
they
want
to
maintain
visibility
down
that
which
all
of
our
houses
have
these
overhangs
on
them
that
you
can
see
just
starting
on
the
top
on
the
rights
on
the
right
picture.
You
can
see
that
black
soffit
that's
an
overhang,
and
that
goes
all
the
way
down.
M
D
M
Exactly
right,
everyone
else's
front
yard
on
the
property
is
considered
south-facing,
even
though
my
house
is
exactly
identical
according
to
Nick,
it's
considered
east
facing,
which
is
where
the
shed
is
and
that's
why?
No
one
else
has
this
problem,
because
they're
effective
front
yard
is
different
than
mine,
even
though
our
houses
are
all
identical.
You
see
a
lot
of
projects
like
this.
B
M
M
O
A
A
A
A
A
The
second
one
from
Amy
Caron
says
we
are
also
owners
of
two
homes
on
Jefferson
that
we
rent
we
still
reside
in
the
neighborhood.
The
allowance
of
these
type
of
structures
in
front
yards
decreases
the
aesthetic
value
of
the
historic
Jefferson
Street.
We
do
not
want
our
neighborhood
to
decrease
in
aesthetic
value.
People
who
need
more
storage
should
purchase
properties
with
sufficient
storage
for
their
needs
and
or
obtain
an
off-site
storage
facility.
So
those
are
the
two
cards
I
have.
Is
there
anybody
else
who
wants
to
speak
on
this
item?
A
N
B
A
A
My
name
is
Donald
Emerson
I'm,
a
trustee
of
the
Jax
Jefferson
walkway
homeowners
association,
so
I'd
like
to
clarify
where
the
HOA
is
on
this
matter,
we
adjusted
as
we
adopted
the
declarations
to
require
at
least
51%
of
the
homeowners,
to
approve
structures
of
this
kind.
Mr.
Levin
requested
that
we
adopt
give
him
approval
to
proceed.
He
had
four
votes,
which
is
more
than
51%.
K
A
D
A
D
F
D
So,
but
reading
the
what
the
plant
the
applicants
submitted,
obviously
there
was
some
there
was
somebody
who
misinterpreted
something:
I,
don't
know
that
the
applicant
put
any
incorrect
information
because
they
didn't
label
the
building.
They
just
labeled
the
shed
and
they
labeled
that
there
would
be
that
the
shed
would
go
out
seven
feet
from
the
wall
with
a
one
foot
gap.
D
F
Because
we
weren't
provided
with
that
measurement
right,
and
so
we
we
had
to
which
frankly
isn't
unusual
for
things
like
this
generally,
we
don't
require
a
great
deal
of
information.
We
see
the
hand
drawn
things
all
the
time.
It's
just
usually
when
we're
talking
a
foot
from
a
rear
property
line.
It's
you
know
not
not
as
bit,
not
as
doesn't
rise
to
this
level
of
an
issue,
but,
like
I,
explained
how
we
came
to
that
and
that
that's
just
that's,
it
is
what
it
is
so,
but.
D
D
H
F
So
we're
saying
it's
major
because
of
two
things
and
one
is
that
we
do
think
it's
encroaching
further
into
the
required
front
yard
more
than
what
is
the
minimum
necessary
to
provide
the
some
storage
and
into
I
know
that
the
applicant
said
that
zoning
had
approved
that
mechanical
equipment.
Zoning
has
not
approved
it
because
it
doesn't
violate
the
the
code
reviewers
and
the
the
permit
people
may
have
said.
Yeah
we're
not
gonna
require
you
to
get
an
additional
permit
there,
but
modifications.
H
That
have
occurred
are
changes
in
the
front
yard,
setback
and
changes
in
the
utility
placement
right
that
we're
thinking
cuz.
We
approve
those
the
fact
there
was
a
shed
on
there
was
not
a
because
there
was
not
a
shed
in
the
original
development.
The
original
doctor
was
here
and
clearly
didn't
envision
any
sheds
as
far
as
I
could
tell
from
his
statement,
but
he
some
would
still
build
the
shed
because
it's
he's
the
developer.
He
no
longer
owns
it.
It's
not
somebody
else's
to
own.
H
H
F
So
so,
basically,
the
Planning
Commission
has
there's
three
options.
Right
I
mean
one:
it's
clear
you
can.
If
you
find
that
it's
not
in
substantial
compliance
with
the
intent
of
the
original
plan
development,
you
can
deny
it.
You
can
also
approve
it
if
you
think
it
is
but,
and
so
that
would
be
option
two
option
three
is
you
can
approve
some
modification
or
very
a
variation
on
what's
been
proposed,
in
which
case
that's
what
the
African
would
do?
F
If
you,
if
you
deny
it
basically,
it
means
that
an
order
for
the
applicant
to
get
approval
he'd
have
to
submit
a
new
plan
development
application
and
meet
all
of
those
standards
for
the
plan.
Development,
which
is
probably
I,
mean
I,
mean
frankly,
if
you're
gonna
say
no
I,
couldn't
imagine
how
you'd
ever
find
that
it
would
meet
the
standards
of
a
planned
development
and.
H
F
The
the
plan
development
ordinance
establishes
this
process
for
modifications.
So
you
know
it's
conceivable
that
if,
if
it
is
a
No,
then
I
mean
he
could
that
the
property
owner
could
submit
a
variance
application.
Variance,
has
a
very
high
bar
one
of
those
is
that
it
can't
be
a
situation
that's
created
by
a
property
owner.
In
this
case,
the
development
went
through
a
process
to
create
this
situation.
It's
not
the
zoning
ordinance
is
creating
a
hardship.
F
It's
the
actual
development
that
has
created
that
hardship
personally,
I
think
that
would
be
a
hard
variance
to
approve
that's
up
to
a
hearing
officer
to
to
figure
that
out,
but
but
in
my
experience,
I
think
that
that
would
be
a
brass
bar.
That
would
be
really
there's
no
special
exception
authorized
for
this
yeah.
When.
H
F
The
rear
yard
coverage
is
basically
50%.
So
there's
there's
those
types
of
things
that
we
would
look
at.
If
a
building
is
less
than
200
square
feet,
it
does
not
require
a
building
permit,
and
so
we
do
have
situations
where
people
will
call
us
they'll
ask
what
the
setbacks
are
and
they'll
just
go
build
and
they
won't
have
any
sort
of
approval,
because
there's
none
to
give
and.
H
I
mean
if
I'm
you
know
from
the
planet
violent
process
and
I,
there's
a
lot
of
homes
that
are
on
corners
and
typically
on
those
corners.
The
homeowner
themselves
gets
to
choose,
which
is
the
front
yard
and
which
is
the,
which
is
the
side
yard
for
their
own
setback
or
their
rear
yard
for
their
own
setback
and
trauma
setbacks.
Right
I
mean
they
could
choose
like
whether
it's
on
you.
F
H
F
H
D
F
Yes,
so
here's
this
is
where
the
planet,
the
old
plan
of
or
planned
development
ordinance
is
odd.
Is
that
one
it
had
that
statement?
I
was
talking
about
that
that
the
approved
development
plan,
rather
than
any
other
standard
in
the
zoning
ordinance,
dictates
the
future
use
and
development
of
the
property,
which
means
once
you're,
approved
everything
else,
except
the
you
like
I,
think
everything
else
not
retained
in
here.
In
the
plan,
development
approval
goes
away.
F
Exactly
the
problem,
that's
why
we
change
that
standard.
We
got
rid
of
it
to
basically
say
only
those
things
specifically
modified
by
the
Planning
Commission
apply
all
other
regulations
not
modified.
They
still
have
to
adhere
to.
If
we
had
that
at
the
time
that
this
was
approved,
then
I
would
likely
have
interpreted
that
as
meaning
I
don't
have
the
ability
to
approve
something
that
goes
into
our
required
yard
like
that,
but.
F
K
C
F
I
think
that's
likely
what
I
would
have
done.
I
think
that's
consistent
with
what
we've
said
in
other.
This
is
an
unusual
situation,
because
I
can't
think
of
a
time
where
we
have
had
this
type
of
proposal,
but
in
other
situations
where
we
have
had
requests
for
minor
modifications,
we
do
the
minimum
necessary
to
address
the
situation.
Otherwise,.
F
By
8,
based
on
and
the
the
wording
and
the
ordinance
says
something
to
the
effect
that
it's
mostly
behind
the
front
wall
of
that
structure.
So
that
part
that
you
see
in
the
pitcher
to
the
right
on
the
screen.
That's
wrapped
in
wood,
even
though
we
approved
up
to
8
by
8.
Most
of
it
would
have
to
be
in
that
alcove
so
that
that's
how
we
interpret
that
that
approval.
If
it's
not,
then
it's
outside
the
scope
of
the
approval.
F
H
C
D
C
D
My
understanding
correct
me
if
I'm
wrong
is
that,
is
that
the
reason
it's
a
major
major
modification
is
that
it
extends
into
that
setback
too
far.
It's
then
extends
further
than
the
average
of
that
block
face,
and
so
we're
needing
to
decide
whether,
if
that's
okay
or
not,
because
it
doesn't,
it
sticks
out
further.
If
you
look
down
really.
D
H
D
M
Cool
yeah:
well,
thanks
for
the
lively
conversation
for
something
that's
just
a
shed
and
not
a
it's,
not
two
hundred
feet
but
I
as
I
said:
I
never
meant
to
deceive
anyone.
The
the
little
awning
on
the
south
side
that
you
see
on
the
right
photo
was
added
actually
as
a
design
element
that
was
added
because
the
Builder
and
I
decided
that
it
would
best
mimic.
The
house
I've
said
that
I'm
happy
to
compromise
by
paying
to
have
that
removed
because
I
want
to
I
want
to
compromise
here.
M
I
want
to
be
as
easy
as
talks
as
easy
as
possible.
I
do
think
it
from
a
structure
or
excuse
me
from
a
design
standpoint.
I
think
it
makes
more
sense
to
have
it.
I
had
to
pay
extra
to
have
that
thing
put
on
there
because
it
mimics
the
house
more
and
I
do
think
it
looks
better.
But
if
that's
a
compromise,
I'm
willing
to
work
with
you
guys
but
I
and
the
other
thing
I
wanted
to
dress
during
the
public
comment-
is
that
the
numbers
the
HOA
did,
get
this
exact
plan.
M
They
said
the
one
you
see
on
the
left.
There
and
that's
what
they
approved,
and
it's
not
your
job
to
determine
whether
or
not
the
HOA
voted
for
it.
But
the
HOA
is
my
HOA
is
comprised
of
my
neighbors
and
those
are
the
people
I
care
about
and
whose
opinion
I
care
about,
and
so
they
did
not
come
to
me
with
any
with
any
problems
with
that
at
all
there.
Any
other
questions
from
you
guys,
while
I'm
thinking
here
I
just.
M
Yeah
we
had
talked
about
doing
like
a
storage,
locker
sort
of
thing
over
by
our
car
ports,
which
are
quarter
block
further
west
on
an
alley.
That
would
be
great
if
we
did
those
there,
that's
not
what
I'm
proposing
at
all,
but
we
did
talk
about
because
everyone
wants
a
little
bit
of
storage.
The
benefit
is
everyone
else,
can
put
their
big-ticket
items
behind
they're
tall
gates
in
their
own
yards
I'm.
M
Unable
to
do
that
and
that's
why
I'm
just
looking
for
a
kind
of
a
fair
opportunity
here
and
one
of
the
public
comments
also
mentioned
that
it-
it
changes,
Jefferson
walkway.
It
is
not
visible
from
Jefferson
walkway
and
it
does
not
stick
out
in
Jefferson,
walk
away
at
all
I
just
move
to
Jefferson
walkway,
because
I
like
it
as
is,
and
I
don't
want
to
modify
it.
M
It
still
is
not
sticking
out.
As
far
as
many
of
the
houses
do
that
blue
line
you
can
see
it
went
through
some
of
the
houses,
some
of
them.
It
didn't
even
like
look
at
that.
The
bottom
two
houses
right
there,
like
that
they're
setback,
is
actually
much
lower
than
that
blue
line
indicates
it's
going
through
them
right,
so
it
doesn't
stick
out
that
far
so.
D
We
went
on
a
field
trip
today
and
saw
this,
but
one
thing
that
I
wish
we
would
have
looked
at
now
is:
what
is
the
back
yard
of
the
rest
of
your
neighbors
look
like
because
you
don't
have
a
back
yard.
Your
house
was
set
back
on
that
back
corner
of
your
law
sure,
but
everybody
else
has
some
sort
of
back
yard.
What
does
that
look
right?.
M
M
They
have
a
tall
fence
right
here
that
prohibits
anyone
from
seeing
into
their
yard
back
here,
and
so
that's
what
their
yard
is
smaller
than
mine,
but
it's
completely
it's
completely
private
and,
while
I'm
thinking
of
it
sorry,
the
other
thing
is
that
all
the
complaints
made
were
again
none.
They
were
made
based
on
what
it
is
right
now,
which
is
what
you
guys
saw
today
as
well.
It's
further
this.
The
setback
is
less
right
now
than
I'm
proposing
because
it's
it's
moved
out.
M
So
the
construction
can
happen,
it's
it's
not
where
it
would
be,
and
it's
also
obviously
not
finished.
So
people
are
making
complaints
about
it's
about
its
aesthetic
without
actually
knowing
what
its
aesthetic
is,
which
is
identical
to.
My
house
and
I,
went
to
great
lengths
to
ensure
that
really
because
I
want
to
respect
the
community
and
my
neighbors,
while
making
a
functional
house
for
myself,
making
a
house
a
home.
If
you
will
so.
M
M
Shed
on
there
precisely
our
HOA
voted
to
that
to
allow
sheds,
in
their
yard,
up
until
the
height
of
the
fence,
I
think
and
I
can't
see
into
their
yard.
So
I
don't
know
if
anyone's
constructed
things,
but
they
certainly
leave
their
spare
tires
or
grill
or
whatever
in
there.
That
I
would
like
to
have
in
my
shed
because
I
just
I
just
have
no
I
didn't.
M
D
M
M
And,
and
had
this
all
come
up
before
I
built
it
I
would
be
amiable
to
compromise
the
same
way.
I
am
now
it's
just
that
I
built
it
following
the
exact
rule,
you
know,
and
oh
and
as
far
as
I
didn't
know,
the
footprint
included
that
overhang
as
I
said
it
came
in
at
the
last
minute.
There's
no
there's
no
foundation
under
that
footprint,
as
you
can
maybe
see
in
the
photo
it's
just
open
and
as
I
understood,
the
overhang
on
the
house
also
didn't
count
into
the
footprint,
because
it's
not
touching
the
ground.
M
That
was
that
that
was
my
oversight.
I
did
not
know
that
again
this.
This
is
all
new
to
me.
The
same
reason
that
the
way
I
wrote
my
numbers
on
my
plan
were
never
questioned
and
thus
I
thought
they
were
okay,
because
I've
never
made
a
plan
before
you
know,
but
they
are
all
accurate
if
they
are
misinterpreted.
That's
one
thing,
but
they're,
they're,
accurate.
The
information
is
all
in
the
plan
and
that's
all
as
I
was
designed
as
as
approved
and
as
built.
M
I
I've
vetted
seven
companies
and
throughout
the
state
of
Utah,
actually,
which
are
all
like
the
shed
and
small
building
experts
and
I,
ended
up
going
with
the
one
that
instilled
the
most
confidence
that
they
would
make.
It
match
my
house
and
then
I
paid
more
on
top
of
that
to
hire
the
owner
of
the
company,
who
has
15
employees
I
hired
him
to
be
the
construction
foreman
to
build
it
himself
because
he
understood
how
unique
it
was
and
what
a
design
element
is
to
to
our
street.
M
I
A
D
I
would
like
to
ask
staff
about
there
Nick
so,
with
the
HOA
has
approved
his
neighbors
to
each
build
a
shed
in
the
exact
same
position
from
what
I'm
hearing
as
long
as
it's
not
higher
than
the
fence.
Is
there
a
regulation
on
the
fence?
Is
it
supposed
to
be
six
feet?
Yeah
fences
are
six
feet,
so
all
of
his
neighbor's
can
build
a
6-foot
high
shed
exactly
in
the
same
spot
and
the
reason
he
came.
Every.
F
M
F
M
Speaking
of
lean-to,
this
is
designed
the
store
earth.
Excuse
me,
the
drainage,
from
their
roof
comes
out.
These
pipes
right
here
and
the
slope
of
the
roof
on
the
shed
is
designed
to
allow
the
drainage
to
runoff
into
the
drainage,
for
my
house
out
and
underneath
the
patio
out
into
the
yard
so
down
to
the
detail.
M
D
D
H
H
You
it's
been
it's
a
Turnus,
a
major
modification
of
plan
development.
Clearly
the
plan
development
plot
does
not
have
a
shed
the
guy
who
came
here
and
asked
the
plan.
Development
said
I
envisioned
this
thing
with.
No,
she
adds
right,
I
mean
he.
He
made
his
testimony.
He
was
here.
He
sat
right
in
that
chair
was.
H
And
so
you
know
you
got
to
take
that
was
his
intent.
He
was
the
designer
I'm
impressed
that
he's
here,
I'm
not
sure,
but
so
I
mean
I'm
just
struggling
with
like
there's
that
piece
of
it,
but
then
then,
looking
at
though
to
from
like
what
you
know,
we're
trying
to
figure
out
how
to
make
this
work
from
a
shot.
With
this
word,
a
normal
side,
yard
corny,
corner
property
is
used
if
he's
using
those.
H
What
wouldn't
normally
be
allowed
for
a
shed
is
using
that
criteria
reasonable
or
not,
because
I've
talked
to
you
those
questions
about
what
a
normal
corner
lock
could
do,
and
you
still
need
a
twenty
foot
setback.
Is
that
reasonable
standard
to
be
looking
at
or
not
really?
Is
it
not
related
to
this?
It's.
D
F
You
know,
I
actually
went
back
and
I
reviewed
the
minutes
and
staff
reports.
I
never
found
any
discussion
of
sheds,
which
wouldn't
be
surprising
right.
I
mean
I,
don't
know
that
we
really
ever
discussed
the
sheds
and
we're
looking
at
residue
chill
planned
developments,
but
so
I
don't
know
how
much
stock
you
can
put
into
that
honestly.
Yeah
I
think
it
I
think
what
it
comes
down
to
is,
and
it's
kind
of
it
is
a
little
bit
of
a
subjective
type
of
thing.
H
F
A
M
D
D
Footage
was
something
that
could
have
been
maybe
looked
at
a
little
better
or
you
know,
for
whatever
reason,
maybe
maybe
the
staff
doesn't
have
the
time
or
staff
to
go
out
and
measure
things
like
that?
Maybe
they
could
have
looked
at
the
initiative.
The
original
plans
to
see
the
measurements
a
little
better.
C
C
D
Yeah
I
mean
this
isn't
now
I
think
this
is
certainly
the
cost
of
changing.
This
is
hugely
on
on
the
applicant
over
and
and
really
the
the
I
think
you
know
saying
you
need
to
cut
off
four
feet
of
your
building
or
something
I.
Don't
think
that
makes
a
material
difference
to
how
it
looks.
In
fact,
it
may
look
worse
like
that.
I
just
don't
think
we
get
a
lot
of
improvement
for
making
him
change.
D
C
So
if
I,
if
I've
I,
mean
if
I
think
if
this
came
before
the
Planning,
Commission
I
wasn't
here
in
2016
but
became
before
Planning
Commission
at
that
point
and
actually
did
include
a
shed
I
feel
like
probably
most
likely
would
have
been
approved
to
have.
You
know
a
reduced
setback
in
the
front
yard
for
this
particular
unit
and
and
we've
sort
of.
C
Obviously,
if
the
Planning
Commission
approved
a
zero
setback,
which
I
probably
would
never
be
inclined
to
do,
especially
now
I'll
never
be
inclined
to
do
this,
so
we
don't
have
to
hit
this
before
and
in
the
future.
But
I
don't
know
that
this
is
out
of
line
with
what
seems
to
have
been
approved
two
years
ago.
C
A
D
C
Guess
I
I
guess
I
want
to
I
mean
I'm,
also
curious
of
approving
it
based
on
the
8
by
8,
not
the
8,
by
10
and
8.
Inches
I
just
want
to
hear
where
people
are
at
on
that,
because
that's
what
he
got:
approval
for
I'm
really
comfortable
with
agreeing
that
an
8
by
8
and
that's
what
the
HOA
approved
that
that
this
is
good
and
making
him
modify
the
extra
2.8.
C
N
C
M
F
C
J
D
H
D
A
H
We
would
have
said
no,
because,
because
we've
we
are
doing
a
lot
of
work
to
try
to
end
this
thing
where
you're
turning
these
these
these
homes
and
decide.
Besides
our
properties
and
so
I
think
we
would
have
said
no,
then,
and
so
I'm
gonna
I,
would
I'm
gonna,
say
probably
no
tonight.
For
that
reason,.
E
F
F
D
M
A
L
The
property
is
zoned,
GMU
gateway,
mixed-use,
and
this
district
is
intended
to
create
an
urban
neighborhood
that
provides
an
employment
and
economic
development
opportunities
that
are
oriented
toward
the
Podesta.
Sorry,
economic
development
opportunities
that
are
for
people
and
development.
That's
oriented
towards
the
pedestrian,
with
a
strong
emphasis
on
safe
and
attractive
Street
scapes.
L
So,
just
to
show
you
quickly,
this
would
be
the
existing
West
facade
and
then
the
proposal
with
the
hotel,
building
and
I'll.
Let
the
architect
go
into
detail
and
then
here's
the
existing
East
facade
with
Union
Pacific
train
station,
that's
existing
and
then
you
can
see
the
proposal
with
the
hotel,
new
hotel
building
kind
of
peeking
up
from
the
background,
and
so.
L
There
are
the
planning
processes
that
they
are
going
through
is
first
a
planned
development,
so
all
new
construction
in
the
gateway,
mixed
use
district
must
be
processed
as
a
plan
development.
Second,
the
applicants
have
elected
to
go
through
the
conditional
building
and
site
design
review
process
to
gain
some
additional
hype.
L
This
district
allows
buildings
up
to
75
feet
out
right
and
you
can
go
up
to
120
feet
tall
through
this
conditional
building
and
site
design
process
in
exchange
for
a
more
pedestrian
oriented
design,
and
so
here
the
developer
or
the
hotel
is
being
proposed
at
99
feet
tall
at
at
its
tallest
point
and
then.
Finally,
this
project
will
also
be
reviewed
by
the
historic
landmark
Commission,
as
this
is
a
local
landmark
building
and
a
local
landmark
site
and
the
hotel
building
is
on
the
same
property
as
the
historic
train
station
Lauren.
C
L
C
L
Vacation
they'll
be
signage
for
if,
for
some
reason
they
they
will
be
I
know
this
specifically
they'll
be
attaching
those
walkways.
So
if,
for
some
reason
the
walkways
need
to
be
modified
or
they're,
not
proposing
I,
don't
believe
to
modify
any
openings,
but
if
some
reason
there's
some
small
modification
they're
doing
new
signage
new
lands,
they.
C
L
So
as
again,
this
is
kind
of
a
discussion
between
you
and
the
applicants.
As
noted
in
the
staff
report,
you
may
wish
to
discuss
the
additional
height
request:
the
preservation
of
the
public
space,
pedestrian
oriented
design,
the
objectives
of
the
different
math,
the
different
master
plans
and
the
planning
process
objectives.
So
with
that
I'll
let
the
applicant
take
over.
K
Good
evening,
commissioners,
thank
you
for
the
opportunity
to
meet
with
you
and
work
session.
My
name
is
Jeff
manga
and
I'm
with
the
Athens
group
or
the
hotel
development
company.
Working
with
vest
are
the
owners
of
the
Gateway
here
tonight.
Are
we
have
our
team
here
tonight:
Amir
terrific,
with
HKS
architects.
My
colleague,
Mark
Sanford,
is
behind
me
here
and
then
Scott
Howell
who's
assisting
us
with
a
community
outreach.
K
We've
been
working
on
this
project
for
a
little
over
a
year
now,
so
what
you'll
see
tonight
is
really
kind
of
the
culmination
of
a
year
of
planning
effort.
Over
the
course
of
the
last
three
months,
there's
been
a
considerable
amount
of
outreach
to
the
neighborhood
councils.
We
had
a
great
community
open
house
at
the
gateway
a
few
weeks
ago.
It
was
great
opportunity
to
interact
with
the
neighbors
and
the
tenants
at
the
center
who
are
eager
to
see
continued
revitalization
there.
K
O
You
good
evening,
we've
been
working
for
this
for
a
year
and
struggling
how
condense,
how
to
condense
this
to
a
20
minute
presentation,
because
it
is
a
very
complex
project.
However,
after
listening
to
the
chef's
conversation,
I
promise,
it
will
be
way
simpler
than
that
yeah,
the
intent
of
the
presentation
and
giving
what
time
it
is
tonight.
I'm
sure
you
all
have
to
go
home
and
be
with
your
families.
O
We'll
cut
this
to
any
mini
presentation
to
attend
mini
presentation,
because
we
really
want
to
introduce
the
project,
try
to
demonstrate
the
compliance
with
all
the
applicable
guidelines
and
master
plan,
and
then
we'd
also
like
to
address
any
of
your
questions
and
concerns,
which
is
the
main
reason
why
we're
here
in
terms
of
the
plan
development
objective.
As
you
probably
know,
the
Gateway
master
plan
requires
us
to
comply
with
at
least
one
out
of
the
six
objectives.
We
feel
that
our
project
meets
at
least
three
of
them.
O
Obviously,
the
historic
preservation
of
a
building
I
will
show
you
how
we
intend
to
enhance
pedestrian
accessibility
and
mobility
and,
lastly,
obvious
implement
not
only
the
city
master
plan,
but
all
the
design
guidelines
of
the
plan
development.
We
started
actually
this
project
by
researching
the
Union
Station
and
found
an
extensive
collection
of
historic
images
which
will
say
for
the
Historic,
Landmarks
Commission
and
we'll
just
skip
right
over
him,
but
obviously
the
the
building
has
a
very
long
history.
O
It
wasn't
only
a
station,
it
was
actually
a
gathering
space
for
Salt
Lake
City
for
many
years,
and
we
found
a
lot
of
images
that
we
use
this
inspiration.
They
kind
of
evoked
this
old-fashioned
notion
of
travel
that
we
would
love
actually
to
kind
of
reinvigorate
with
our
project,
and-
and
this
is
actually
the
oldest
image
of
the
Grand
Hall
itself
in
its
glory
days
and
again,
architectural
II.
O
As
you
know,
the
building
today
it
has
a
long
history.
So
you
went
through
a
lot
of
different
alterations
today,
the
building
acts
as
a
nightclub
in
the
north
wing
and
office
space
in
the
south
wing.
The
Grand
Hall
itself
actually
was
protected
with
a
public
easement
to
provide
access
from
South
temple
to
the
Gateway
itself.
O
Unfortunately,
with
a
decline
of
the
Gateway
retail,
the
space
today
is
extremely
underutilized
and
abandoned
for
the
most
part,
with
the
exception
of
a
few
private
events
that
happen.
We
also
researched
a
variety
of
similar
projects.
There's
about
10
other
union
stations
in
the
States
that
have
been
converted
into
hotels,
the
most
relevant
encloses
from
being
the
Crawford
Hotel
in
Denver
that
some
of
you
may
be
familiar
with
the
Denver
station
did
a
really
great
job
of
reactivating
the
Grand
Hall,
with
a
series
of
food
and
beverage
and
commercial
retail.
O
O
This
is
a
picture
of
the
hotel
bar
that
kind
of
overlooks
the
Grand
Train
Hall.
Here's
another
example.
This
is
the
Hilton
Hotel
in
st.
Louis
in
in
scale
probably
much
closer
to
our
project.
You
can
see
how
they
converted
into
a
lobby
lounge
with
a
variety
of
seating,
but
it
can
also
transform
to
hosts
private
events
as
well.
So,
having
said
all
of
that,
we
started
looking
how
our
project
compliance,
we
told
the
applicable
master
plans
you're
all
probably
very
familiar
with
the
original
gateway
master
plan.
So
we're
not
going
to
dwell
on
it.
O
As
most
of
you
probably
know
and
I,
don't
know
if
you
can
see
the
cursor
in
this,
the
the
Union
Station
is
basically
placed
along
the
South
temple
central
axis
and
it
provides
access
to
the
gateway.
So
on
one
side
we
actually
have
a
track
stop
right
here
that
provides
access
to
the
downtown
and
rest
of
the
value
on
one
side
and
Airport
to
the
other
one
which
is
ideal
for
this
type
of
a
development.
O
Our
building
the
addition
which
you
now
see
the
curvilinear
form
is
placed
along
the
same
axis.
It
will
continue
to
provide
access
to
the
plaza
through
the
station
itself,
but
it
will
be
oriented.
Its
face
will
be
really
oriented
towards
the
public
plaza
itself.
The
curvilinear
form
actually
accomplishes.
A
lot
of
things
was
first,
it
separates
itself
from
the
historic
station
which
is
really
important,
that
it
allows
it
really
to
preserve
its
historic
quality
and
its
integrity.
O
But
second,
it
also
corresponds
to
the
existing
context
at
the
Gateway,
because
we
it's
a
very
challenging
design
problem.
If
you
want
to
call
it
that,
because
on
one
hand,
we
have
a
historic
station,
we're
trying
to
respect.
On
the
other
hand,
we
have
a
very
eclectic
and
diverse
gateway
context
that
we
also
have
a
responsibility
to
addressing.
O
So
we
have
kind
of
a
dual
issue
in
the
facade
and
we'll
show
how
we
intend
to
adjust
that
this
is
the
side
plan
that
maybe
describes
a
little
bit
better,
the
orientation
of
the
new
building
towards
the
plaza
itself.
You
start
to
understand
that
axial
access
through
the
courtyard
we're
actually
about
seventeen
and
a
half
feet
and
it's
closest
point
to
the
historic
building,
and
then
we
basically
jump
away
to
about
42
feet.
O
O
We
have
programmed
majority
of
front-of-house
spaces
on
the
western
side
of
the
building
itself,
so
we'll
show
you
some
three-dimensional,
renderings
and
diagrams
that
kind
of
demonstrate
this
a
little
bit
better
than
the
plans
we
showed
you
this
is.
We
intend
to
basically
reinvigorate
the
historic
main
entrance
to
the
building,
with
a
primary
orientation
to
the
street
pedestrian
access
and
in
transit.
We
intend
to
provide
new
hardscape
that
kind
of
creates
a
more
of
a
sense
of
arrival
and
an
entry.
O
This
building
perspective
probably
tells
the
story
of
the
mid-block
connection
it's
after
best,
so
we're
basically
slicing
right
through
the
existing
and
a
new
building
only
only
in
the
plans,
but
the
idea
really
is
to
start
out
with
a
retail
space
on
4th
west.
That
has
the
opportunity
to
activate
not
only
fourth
best
but
the
Grand
Hall
itself.
You
can
see
we're
planning
on
having
a
mezzanine
bar
similar
to
the
one
we
showed
you
in
the
Denver
station
that
looks
down
south
temple,
but
also
overlooks
into
the
Grand
Train
Hall.
The
Grand
Hall
itself.
O
I
think
we
kind
of
showed
you.
The
diagram
becomes
this
connective
tissue
and
heart
of
the
project
and
acts
primarily
as
a
lobby
lounge,
but
also
a
public
space.
That
then
continues
into
a
kind
of
intimate
semi-enclosed
courtyard
and
then
finally,
through
the
arcades
2d
to
the
plaza
itself.
So
our
intent
is
really
to
create
a
series
of
indoor
and
outdoor
spaces
that
are
activated
through
different
programming,
different
scale,
different
design,
so
that
it's
not
all
simply
a
pass-through
that
it
is
today.
O
This
is
a
rendering
of
the
courtyard,
as
you
coming
out
of
the
historic
station.
This
kind
of
gives
you
a
sense
of
the
ground-level
transparency,
permeability
and
access.
We
envision
that
these
one-story
structures
will
be
completely
permeable
and
kind
of
blur
the
boundary
between
the
inside
and
outside.
If
this
were
a
coffee
shop,
we
would
provide
outdoor
seating.
On
the
other
side,
we
intend
to
have
a
pre-function
area
so
that
the
courtyard
could
be
using.
You
could
be
used
as
a
breakout
space.
O
You
start
to
get
a
sense
how
the
signage
and
branding
would
start
referencing
the
historic
use
of
the
building
itself,
we're
also
trying
to
create
a
place,
not
just
a
pass-through
area,
but
a
place,
that's
comfortable
with
amenities
that
people
will
feel
comfortable
spending
time
in
and
finally,
this
also
gives
you
your
sense
how
we're
trying
to
frame
the
entrance
to
the
plaza
itself,
with
the
arcade
that
we
mentioned
before
from
the
opposite
side.
Equally
important,
you
can
see
how
the
arcade
frames
the
entry
to
the
courtyard
and
the
historic
building
itself.
O
You
can
see
the
existing
Union
Pacific
doors
at
the
very
end,
you're,
also
starting
to
understand
the
dynamic
nature
of
the
base
of
the
building.
We
intend
to
articulate
it
as
a
series
of
faceted
storefronts
with
a
high
level
of
transparency
with
large
windows.
You
can
also
start
to
see
how
intent
to
blur
the
edge
between
the
indoor
and
outdoor
by
providing
large
operable,
not
only
windows
but
walls
as
well.
C
O
You
a
sense
of
what
that
East
facade
would
look
like.
It
is
much
more
traditional
and
calming
sub
ordinance
in
nature
to
pay
respect
to
the
historic
building
where
the
building
is
visible
from
South
temple.
It
is
creating
a
backdrop
for
the
historic
building.
The
color
that
we
selected
complements
the
sandstone
of
the
historic
building
without
competing
with
its
overall
historic
facade,
we're
breaking
down
these
backdrop,
volumes
through
a
different
texture,
brick
in
articulation
of
the
brick
which
again
notes
to
the
elaborate
brickwork
on
the
historic
building,
without
necessarily
trying
to
copy
it.
O
The
guest
rooms
on
the
East
facade.
You
can
see
really
from
South
temple
or
the
street
elevations
articulated
with
deeply
recessed
windows
in
accordance
with
the
Gateway
standards.
They
also
framed
the
view
of
the
historic
building,
so
we
love
the
idea
that
a
lot
of
people
that
come
visit,
Salt,
Lake,
City
and
happen
to
stay
on
this
side
will
be
looking
at
the
station.
O
In
that
sense,
we're
kind
of
celebrating
the
station
and
elevating
its
importance
again
on
the
West
facade
will
obviously
have
a
responsibility
to
address
the
Gateway
context
and
create
a
new
plaza
for
the
new
face
for
the
olympic
plaza.
So
the
articulation
of
the
facade
is
much
more
playful
and
contemporary
in
nature.
It
is
actually
composed
of
a
series
of
faceted,
deeply
recessed
window
bays
that
revolve
around
along
the
western
boundary.
O
We
are
basically
capping
the
top
floor,
the
building
with
enlarged
windows
at
the
top
level
and
then
the
cornice
itself.
It's
kind
of
a
abstract
of
a
historic
cornice,
where
it's
not
excessively
detailed,
but
it's
integrated
with
the
rest
of
the
facade
and
more
appropriate
for
this
expression,
while
still
creating
a
very
distinct
roofline.
Unlike
any
other
in
this
area,
some
of
these
sections
just
give
you
a
sense
of
how
deep
these
windows
are
going
to
be.
They
going
to
vary
anywhere
between
14
to
almost
30
inches
the
building
materials.
O
We
propose
brick,
as
we
already
mentioned,
as
the
primary
building
material.
We
also
propose
stone
at
the
base
level
to
differentiate
it
from
the
rest
of
the
building
and
then
some
warm
accents
of
bronze
panel
and
and
wood
on
the
west.
We
consciously
selected
a
great
brick
color
and
not
the
red
brick
color
too,
to
complement
the
historic
building,
but
also
to
remain
neutral
and
create
a
backdrop
because
we
felt
if
we
would
have
selected
a
red
brick.
O
There
are
two
reasons
for
that:
one
is
that
there
are
two
existing
easements
on
the
subject
property
and
they
both
provide
public
access
to
the
Gateway.
One
goes
around
the
property
and
the
other
one
actually
goes
right
through
the
property,
reducing
the
buildable
footprint.
The
other
reason
is,
as
we
mentioned,
we
really
like
to
stay
away
and
give
the
historic
building
as
much
space
as
we
can
to
breathe
and
maintain
its
integrity,
which
further
limits
our
buildable
area.
O
It's
important
to
know
that
we
worked
really
hard
to
keep
the
height
the
building
below
the
historic
mansard
roof
so
from
South
temple.
As
you
see
in
this
perspective,
you
would
not
see
the
new
building
there's
other
buildings
in
this
area,
that
about
the
same
height,
so
from
that
perspective
our
building
would
be
very
compatible.
For
instance,
the
fidelity
office
building
immediately
to
the
north
is
over
130
feet
immediately
to
the
south.
O
There
are
two
other
office
buildings
that
are
seven
and
eight
storeys
in
height,
and
obviously
there
are
a
couple
of
residential
towers
that
are
over
ten
storeys
tall.
In
accordance
with
the
design
standards
for
building
height
variants,
we
are
articulating
the
top
of
the
building
with
a
cornice
detail
which,
on
the
east
facade,
is
much
more
traditional
as
appropriate
to
this
style.
But
on
the
West
facade,
as
we
already
talked
about,
we
are
already
creating
a
very
distinct
roofline.
That
is,
unlike
other
and
kind
of
an
abstracted
version
of
a
cornice.
O
C
C
A
H
L
F
In
2000,
when
the
GMU
zone
was
created,
that
was
the
only
process
that
the
city
had
the
design
review
process
didn't
exist,
and
so,
when
the
zoning
was
adopted,
they
wanted
to
have
some
design
review,
and
so
they
used
the
plan
development
process.
It's
actually
on
our
radar
to
change
that
so
that
similar
to
what
we
do
in
sugarhouse,
where
buildings
over
a
certain
size
would
have
to
go
through
the
design
review.
But
if
you're
not
over
a
certain
size,
you
wouldn't
have
to
so.
D
You
guys
have
got
a
fabulous
design
here,
I'm
really
impressed
by
it.
I've
been
to
some
of
these
other
hotels
that
are
converted,
train
stations
and
I
think
it'll
really
make
a
jewel
in
the
city
and
a
building
that
I
mean
that
building
is
really
beautiful
inside
and
I.
Think
you
guys
are
interested
in
just
making
it
more
beautiful
and
and
usable,
because
I
don't
think
a
lot
of
us
go
there
very
often
so
yeah.
C
I
actually
am
really
impressed
by
a
lot
of
the
things
that
come
before
us.
I'm
usually
depressed,
but
this
is
I'm
really
really
excited
about
it
and
as
far
as
additional
height
I
think
it's
in
line
with.
What's
there
and
I'm
really
glad
that
you
can't
really
see
it
from
say
the
track
station
or
you
know
whatever
we're
calling
the
Delta
Center
now
live
event,
whatever
yeah.
C
E
Yeah
and
I
also
want
to
congratulate
you,
and
that
was
a
very
nice
presentation
overall
and
you
know,
and
I
can
take.
It
was
said
before
you
highlight
the
beauty
of
that
historic
building.
It's
it's
sad
that
we
don't
use
it
very
often,
so
this
will
hopefully
revitalize
the
area
as
well.
Thank
you.
You.
D
K
O
Actually
utilizing
more
than
just
parking,
we
do
a
lot
of
work
nationwide,
I,
don't
think.
We've
ever
worked
on
a
project
where
there
is
existing
parking,
a
existing
loading,
existing
heating
and
cooling,
and
so
we're
actually
tying
in
to
all
of
those
systems
which
will
remove
otherwise
really
ugly
mechanical
components
out
of
public
size.
So.
A
K
A
K
K
So,
interestingly,
there's
different
approaches,
but
we're
kind
of
intrigued
by
really
playing
up
the
Union
Pacific
history
and
the
branding
of
the
hotel
and
perhaps
a
soft
brand,
where
you
tie
into
one
of
these
major
hotel
companies,
reservation
networks.
But
the
branding
would
all
arrive
around
the
Union
Pacific
Station
hotel.
As
you
see
on
the
signage
and
the
renderings.
C
B
O
K
So
one
of
the
challenges
is
it's
a
very
tight
site
as
a
mirror
showed
in
the
site
plan,
and
there
was
some
very
early
studies
that
had
wings
coming
out
of
the
north
and
south
and
of
the
of
the
historic
building
quite
a
bit
of
different
execution,
and
there
were
some
studies
that
had
two
towers
coming
up
going
up
quite
a
bit
higher
than
we're
showing
in
order
to
try
to
get
the
right,
guestroom
count
and
those
would
have
preserved.
You
know
a
pass
through
so
we're
where
we
have
the
the
arcade.
K
That
would
have
been
taller
all
the
way
up,
but
it
had
much
taller
towers
at
both
ends
and
there
was
also
challenges
because
of
the
Depot
operation
really
consumes.
The
northern
third
of
that
buildings
was
very
hard
to
get
that
there's
all
kinds
of
challenges
with
duplicate
vertical
circulation,
things
that
just
made
it
economically
infeasible.
B
Iii
mean
I
love.
The
activation
as
Amy
was
saying,
I
think
activating
the
space
is
incredible
and
I
think
the
historic
structure
is
going
to
be
I
mean
incredibly
pleased
it's
going
to
be
preserved
and
and
have
so
much
more
viability
to
it.
I
you
know,
I
have
to
say
and
I
don't
know.
I
haven't
really
thought
this
through.
B
From
our
perspective,
the
height
is
one
thing
and
I
and
I
haven't
looked
at
what
what
it
would
look
like:
20
feet,
shorter
or
whatever
it
is,
but
I
the
the
view
for
looking
at
it
from
looking
at
it
west
from
the
front
of
it
is
okay
it
when
I
look
at
it
from
a
side
profile.
It
actually
is
more
jarring
to
me
because
it
feels
like
it's.
It
is
so
dominating
the
poor,
Union
Pacific,
building
and
being
able
to
see
the
building
from
the
front
of
it
over
the
wings
over
the
sides.
B
It
looks
like
it's
about
to
eat
the
little
Union
Pacific
building
and
then
I
think
I
think
it
is
incredibly
unfortunate.
I
mean
I,
am
NOT
a
fan
of
the
look
of
Gateway
and
the
remodel
of
it.
I
think
it's
looks
like
it's
a
teenager
going
through
some
hormonal
problems,
but
you
know
I,
don't
know
what
it's
trying
to
do
is
what
I'm
trying
to
say
it's,
it's
white
here,
it's
the
old
stucco
here.
It's
got
a
lit
up
a
clock
tower
over
here.
I
have
no
idea
what
it's
doing.
B
I
think
it's
a
gain
in
the
sense
that
you're
creating
an
incredible
product
and
will
obviously
be
a
huge
boon
to
the
to
the
mall
and
to
the
city,
but
I
think
it's
a
sort
of
a
loss
from
from
that
sort
of
historic
perspective
and
and
I,
don't
know,
I'm
I
think
I'll
be
a
little
surprised
if
Historic
Landmarks
will
be
excited
about
it.
Those
are
my
initial
thoughts.
H
I'm
in
a
place
for
Weston
is
I'm.
In
that
battle,
I
mean
I,
lost
I
forgot
the
challenges
of
how
you
obvious
what
you
and
you
want
to
accomplish
from
a
property
owner
and
that's
still
also
I,
think
I.
Think
they're,
just
high
I
mean,
if,
like
it's
just
hidden
the
whole
historical
side
of
the
West,
it's
just
kind
of
hidden
back
there
and
that's
that's
a
challenge.
A
O
A
A
A
At
this
project
out
here
to
understand
the
nuances
and
and
really
take
gateway
and
Amy
I
think
you
nailed
that
it's,
the
revitalization
of
that
area
down
there
and
I
think
just
to
the
north
of
you,
eventually,
you're,
probably
going
to
have
a
new
building
that
will
probably
tie
into
that
and
compliment
that
on
that
whole
thing.
That's
one
thing
that
we've
talked
about
too
so.