►
From YouTube: Planning Commission Meeting - 06/22/2022
Description
Salt Lake City Planning Commission Meeting - 06/22/2022
YouTube:
https://www.slc.gov
A
We
have
everyone
in
attendance,
except
levi,
so
I'll
note
when
he
walks
in
welcome
to
the
salt
lake
city
planning,
commission
hybrid
meeting
for
june
22nd.
A
B
A
E
A
A
E
I
will
excuse
myself
due
to
illness
last.
A
F
A
E
A
A
Okay,
okay
it'll
be
changed
and
I
vote
yes
and
I
have
no
levi,
so
okay
that
motion
passes.
Thank
you
all,
and
I
wanted
to
make
one
announcement
for
everyone
tonight,
because
this
is
a
hybrid
meeting.
There's
a
whole
bunch
of
people
participating
via
webex
and
the
only
way
they
can
hear
is
if
people
who
are
speaking
have
to
be
speaking
into
the
microphone.
A
F
Yeah,
the
only
thing
they
wanted
us
to
bring
up
is
the
just
that
the
council
adopted
as
a
part
of
a
budget,
a
new
planner,
but
it
would
be
focused
on
land
use,
applications
that
are
related
to
inland
port
jurisdictional
lands.
Only
so
I
think
it's
funded
in
september,
so
we
won't
hear
anything
for
a
little
while,
but
okay-
and
I
was
going
to
say
just
a
reminder
too,
to
make
sure
we
speak
to
the
microphone
because
also
the
overflow
room.
F
A
Thank
you,
okay.
This
is
the
part
our
new
part
of
the
agenda
for
our
planning
commission
discussion.
If
you
have
questions
for
staff
or
if
you
want
to
bring
up
any
discussion
items.
A
A
A
The
second
item-
I
want
to
just
clarify
for
everybody
tonight,
including
commissioners,
that
we
have
two
items
before
us,
but
they
are
legislative
items,
so
we
do
not
make
the
decision
on
this
particular
item
tonight
we
are
making
a
recommendation
to
the
city
council.
It
will
be
a
positive
or
a
negative
recommendation
and
then
it
will
move
on
to
them,
as
they
are
the
ultimate
deciding
governing
body
for
this.
A
So
the
process
tonight
is
going
to
be,
we
start
with
the
staff
report
and
then
we
will
have
the
applicant
to
come
up
and
give
a
presentation.
The
apple
applicant
can
take
up
to
10
minutes.
At
that
time
the
planning
commission
may
have
questions
for
them,
but
then
I'll
open
it
up
for
the
public
comment
portion.
A
We
have
two
recognized
community
organizations.
They
will
speak
first,
they
get
up
to
five
minutes
and
then
everyone
else
we
will
call
and
we'll
give
more
instructions
for
that,
the
general
public.
It's
two
minutes
each
and
I
will
be
enforcing
that
tonight
because
we
have
so
many
people
who
want
to
speak
and
we
want
to
keep
the
meeting
moving
forward.
So
don't
take
it
personally,
but
I
will
let
you
know
when
your
two
minutes
are
up
all
right.
That's
all
I'm
going
to
go
in
now
so
daniel.
A
G
G
The
second
part
of
the
request
is
to
amend
the
master
plan,
which
is
the
avenues
master
plan
from
the
very
low
density
designation
to
a
low
density,
designation
and
the
intent
of
these
rezone
and
master
plan.
Amendment
requests
is
to
accommodate
a
19
law
single
family
development,
which
they
have
submitted
as
formal
plan
development
and
preliminary
subdivision
plans.
Those
are
not
before
the
commission
tonight,
but
they
may
come
to
the
commission
at
a
later
point
and
just
up
front
staff
is
recommending
a
favorable
condition.
Favorable
recommendation
to
the
city
council
with
some
conditions.
G
G
G
So
for
zoning
context,
this
is
a
zoning
map
of
the
surrounding
area,
so
the
property
is
surrounded
by
fr3
to
the
north
and
west,
and
then
sr-1a,
the
sr-1
sister
zone,
to
the
east
and
on
the
south.
The
property
is
owned.
Rmf-35,
but
there's
a
note
there.
It
is
restricted
to
a
low
density
development
potential
rather
than
the
full
rmf
35
development
potential
because
of
a
development
agreement
when
it
was
rezoned
that
the
city
entered
into
to
restrict
the
number
of
units
on
the
property.
G
Another
note
here
is
that
this
zoning
map
also
asks
acts
as
the
avenues
master
plan.
Future
land
use
map,
so
it's
best,
so
the
zoning
actually
is
specifying
the
future
land
uses
of
the
property.
G
So
the
quirk
there
is
because
the
city
zoned
the
city
with
new
zoning
designations
in
1995
at
the
same
time,
replaced
all
prior
master
plan.
Future
land
use
maps
with
the
zoning
map.
So
in
the
avenues
where
the
master
plan
is
from
1987,
the
zoning
acts
as
the
future
land
use
map
and
because
of
that,
the
fr3
is
a
very
low
density.
Designation
and
the
sr1a
is
a
low
density
designation
and
similarly,
the
arm
f-35
that
was
restricted
to
the
number
of
units
is
also
a
low
density,
designation.
G
So
it's
important
to
understand
what
the
requested
zone
would
mean
for
the
property.
Each
zone
has
a
lot
size
regulation
that
controls
the
amount
of
dwellings
that
can
be
built
on
the
property.
So
the
fr3
has
a
12
000
square
foot,
minimum
lot
size
requirement
and
the
sr1
has
a
5
000
square
foot
lot
requirement.
G
G
So,
theoretically,
with
the
fr3
zone,
you
could
have
on
the
subject
site:
11
lots
based
purely
on
the
size
requirements
of
the
zone
and
similarly
for
sr1.
You
could
theoretically
have
27
lots
on
the
subject
property,
but
that
doesn't
account
for
lot
width,
public
street
requirements
and,
in
this
case,
a
limitation
on
the
number
of
access
points
onto
the
private
drive
capital
park
avenue.
G
If
they
wanted
to,
if
they
wanted
to
go
beyond
that,
they
could
ask
for
discretionary
modifications
to
lot
design
requirements.
So
you
could
modify
the
lot
with
requirements
or
have
a
private
street
rather
than
a
public
street
to
and
essentially
could
have
more
lots
through
that
process,
but
that
would
be
coming
to
the
planning
commission
for
discretionary
approval.
G
G
G
G
The
fr3
has
a
maximum
building
coverage
of
35
percent
and
the
sr1
has
a
coverage
limit
of
40
percent
front.
Setbacks
are
the
same.
Both
at
20
side
setbacks.
There's
about
a
six.
There
is
a
six
foot
difference.
Adus
attached
to
us
are
allowed
by
wright
in
both
zones.
If
they
are
internal
to
the
structure,
if
they
are
an
external
structure,
it
is
conditional
on
the
fr3
but
permitted
in
the
sr1
and
as
far
as
parking
normal
parking
requirements
apply
to
both
of
these
zones.
Two
stalls
per
home
plus
one
per
accessory
dwelling
unit.
H
G
G
So,
as
far
as
considerations
for
standards
of
review
for
rezones
and
master
plan
amendments,
the
key
considerations
are
consistency
with
adopted
city
plans
and
policies,
consistency
with
zoning
ordinance
purposes,
potential
effects
of
the
zone
on
adjacent
properties,
consistency
with
any
applicable
overlays
such
as
a
historic
overlay
and
the
adequacy
of
public
facilities
and
services
that
could
be
libraries,
schools
or
utility
lines,
but
just
to
note.
Ultimately,
this
is
a
discretionary
decision
by
the
city
council
and
they
don't
necessarily
have
to
take
into
consideration
these
standards.
G
So,
based
on
these
considerations,
staff
has
identified
some
key
considerations
for
the
proposal.
The
first
of
these
has
to
do
with
the
potential
impacts
on
adjacent
properties.
G
So
again,
there's
that
fr3
rear
yard
difference
with
35
feet
required
for
fr3
and
the
more
variable
requirement
for
sr1.
So,
essentially,
you
could
have
buildings
up
to
the
rear
property
line
on
the
west
that
are
within
15
feet
of
the
property
line,
so
that
could
potentially
impact
the
privacy
of
rear
yards.
The
sense
of
openness
because
of
that
potential
impact
staff
is
recommending
a
condition
on
the
rezone.
The
second
stories
have
a
minimum
setback
of
30
feet
so
that
additional
height
is
stepped
away
from
the
property
line.
G
G
It
would
account
for
about
five
percent
of
traffic
at
two
nearby
f
street
intersections
that
follow
from
the
property
traveling
downtown,
but
those
do
add
less
than
a
second
to
wait
times
at
the
intersections.
According
to
the
traffic
study
accidents,
there
were
concerns
before
any
additional
accidents
with
additional
traffic,
their
staff
polled
available
traffic
or
accident
information.
G
G
This
sr1a
zone
is
the
proposed
zone
sister
zone,
it's
identical,
except
for
a
maximum
height
limit,
so
the
sr1a
has
a
23
foot
height
limit
versus
a
28
foot
limit
for
the
sr1,
and
just
to
note
that
was
incorrectly
stated
in
the
staff
report,
the
density
a
lot
requirements
are
the
same,
but
for
context
here
you
do
have
sr1a
across
from
the
street,
from
fr3s
properties
along
11th,
12th
and
13th
avenue.
G
G
G
G
So,
as
you
get
a
few
streets
lower,
there
are
a
lot
of
blocks
that
currently
have
the
same
density
as
the
proposal.
There
are
blocks
with
a
mix
of
single
and
two
family
homes.
I've
included
some
examples
here.
The
first
example
is
the
f
street
and
tenth
tenth
avenue,
so
you
have
in
this
case
town
homes
on
the
left
side
of
the
image.
Then
you
have
single
family
detached
homes
on
the
right.
G
The
second
example
is
on
f
street
and
ninth
avenue,
where
you
have
on
this
block:
a
mix
of
single
family
and
two
family
buildings,
and
then
on
the
third
example.
You
have
d
street
and
ninth
avenue.
You
have
duplexes
designed
to
look
like
single
family
homes,
so
there
are
a
number
of
examples
of
low
scale,
single
and
two
family
dwellings
on
nearby
blocks
with
a
similar
existing
density
and
those
compatibly
exist
with
the
surrounding
properties.
G
G
It
also
has
policies
that
support
larger
lots
in
the
foothills
area
and
those
policies
are
related
to
environmental,
aesthetic
and
traffic
concerns,
but
it
does
identify
the
subject
property
as
the
text
as
a
low-density
property.
This
was
the
former
byu
campus
site
in
the
avenues
and
it
has
a
number
of
policies
that
speak
to
low
density
uses
on
the
site.
G
However,
we
also
need
to
look
at
other
more
recent
city
plans
that
apply
city-wide,
so
these
include
the
housing
plan
growing
salt
lake
city.
These
this
plan
includes
policies
intended
to
ensure
low
and
moderate
income.
Housing
is
in
the
city.
It
also
supports
aging
in
place
with
diverse
housing
choices,
so
adus
smaller
dwelling
units
to
support
someone
moving
out
of
their
larger
home
to
a
smaller
home
and
remaining
in
their
neighborhood.
G
G
Since
the
original
avenues
master
plan
was
adopted,
city-wide
plans
about
housing
and
our
general
plan
have
made
note
of
this
and
included
these
new
policies
to
help
address
those
housing
needs.
Given
this
staff
believes
amendments
are
warranted,
given
the
low
level
of
zoning
change,
the
change
conditions
for
housing
and
change,
citywide
policies.
G
Another
common
concern
we
get
with
vacant
were
with
rezones
in
general,
our
concerns
with
displacement,
gentrification,
loss
of
neighborhood
character,
defining
buildings,
we're
generally
getting
re-zone
requests
for
properties
with
or
redevelopment
requests
with
properties
with
existing
housing
units
on
them.
This
is
unique
that
it's
a
vacant
lot.
It
doesn't
have
those
same
potentials.
G
There
are
some
building
height
compliance
issues
due
to
the
slope
of
the
property
with
their
proposed
elevations,
so
that
may
require
changes
to
their
proposed
plans
and,
just
to
note,
height
can't
be
modified
with
the
plan
development.
So
they
need.
They
would
need
to
make
changes
before
bringing
those
plans
to
the
commission
for
consideration
and
I'm
not
going
to
go
into
every
single
request
in
these
plans.
But
they
are
requesting
modifications
to
setbacks.
G
G
Originally
the
developer
was
proposing
fbun1,
but
that-
and
so
there
was
initial
round
of
noticing
with
that,
then
they
made
some
changes
to
the
concept
plans
and
also
made
change
to
the
zoning
request
to
sr1.
So
there
were
additional
rounds
of
public
comments
then,
and
then,
when
formal
plan
development
plans
were
submitted,
there
was
also
another
noticing
round
where
additional
public
comments
were
provided.
G
There
was
also
a
petition
circulated
with
an
estimated
2000
signatures
that
signed
opposed
to
the
proposal
as
well
as
far
as
input
from
recognized
community
organizations.
The
greater
avenues
community
council
did
provide
multiple
letters
opposed
to
the
reason
request:
the
preserve
our
avenue
zoning
coalition
also
provided
opposition
letters
and
petitions
generally.
There
are
a
variety
of
concerns
related
to
the
increased
density
of
the
zone,
but
they
do
support
development
with
the
existing
fr3
zoning.
G
G
Also
one
additional
owner
provided
concerns
with
the
original
fb1
zoning
proposal,
but
did
not
subsequently
provide
any
comments
on
the
additional
iterations
of
the
proposal
on
the
south.
The
meridian
condos
hqa
provided
multiple
letters,
including
from
their
residents,
with
concerns
with
density
vehicles,
character
of
the
neighborhood
use
of
their
private
road.
G
G
Also
concerns
with
traffic
fire
access
and
safety,
particularly
related
to
any
potential
evacuation
of
north
point
condos
in
the
event
of
a
wildfire
next
to
their
property
and
then
planned
development
comments.
There
were
a
number
of
different
comments,
concerns
with
reduced
setbacks,
great
changes,
open
space
vehicles,
parking
service,
logistics
and
loss
of
trees.
G
So
with
that
staff
is
recommending
a
positive
recommendation
to
the
city
council
on
the
zoning
map
and
master
plan,
amendment
requests
with
the
conditions
related
to
the
rear
yard
setback
and
also
accessory
buildings
in
the
rear
yards
staff
believes
the
quest
is
relatively
a
low
density.
Low
scale
zone
that
can
be
compatible
with
the
adjacent
low-density
development
and
staff
believes
it's
warranted,
given
changes
to
general
city
policies
and
long-term
changes
to
the
housing
market,
despite
not
generally
aligning
with
the
original
avenues
master
plan,
and
with
that
I
can
take
any
questions.
A
All
right,
thanks
daniel,
I
have
one
clarification
on
your
condition
so,
on
the
west
side,
setback
issue
that
proposed
house,
which
would
be
in
the
northwest
corner,
that
would
be
like
their
side
yard.
It.
G
It
would
as
worded
it
would
only
apply
if
there
was
an
actual
rear
yard
next
to
a
property
line,
lectures.
A
C
Yeah,
I
have
a
question:
there's
considerable
angst
about
the
actual
plan
development
proposal,
but
that's
not
what
we're
reviewing
tonight
correct.
That's.
G
C
And
in
the
so,
if
the
zoning,
for
example
tonight
is
approved
at
sr3,
that
does
not
mean
that
the
plan
development
itself
would
also
be
approved,
as
it
is
not
currently
being
proposed.
Is
that
correct?
That's.
C
A
Any
other
questions:
okay,
thanks
daniel
whoop
levi
did
you
did
you
have
a
question?
Oh,
I
thought
he
shook
and
said.
No!
No!
Oh!
Yes!
Thank
you
for
the
record.
I
want
to
mark
that
levi
did
come
in
be
prior
to
the
staff
report.
A
Thank
you.
I
knew
I
told
you
to
remind
me
for
a
reason
that
was
it:
okay
we'll
go
ahead
and
bring
up
the
applicant,
I'm
just
going
to
say
peter
and
chris,
and
then
you
can
say
your
last
names
for
me
into
the
microphone.
I
also
have
a
third
applicant
nick
mingo.
Is
he
also
here?
A
And
once
you
state
your
name
for
the
record,
then
you'll
have
up
to
10
minutes.
I
A
I
So
I
do
want
to
thank
the
planning
staff.
We've
had
the
opportunity
to
work
with
several
of
them,
especially
daniel
he's
been
instrumental
in
this
and
has
spent
countless
hours
working
and
guiding
us
through
this
process.
So
I
just
want
to
thank
you
daniel.
I
appreciate
it
a
lot
before
I
start
the
presentation.
I
The
item
that
I
had
passed
out
to
you.
I
just
want
to
not
miss
the
opportunity
to
share
that
we
were
the
2021
homebuilder
of
the
year
by
pro
builder
magazine,
so
this
magazine
talks
about
a
lot
of
the
initiatives
we've
done
throughout
salt
lake
city
and
the
state
in
general
regarding
the
housing
affordability
crisis.
So
if
you
have
an
opportunity
leaf
through
it
later
tonight,
if
not
I'm
happy
to
take
them
and
reuse
them.
I
So
daniel
went
over
a
lot
of
this,
but
I
just
wanted
to
touch
on
this
slide,
because
our
property
in
the
black
which
has
been
considered
today
for
rezone,
is
next
to
three
different
zones
and
five
different
housing
types
I'll
go
through
quickly,
but
to
our
south
we
have
condominiums
zoned
rmf
35
to
our
west.
We
have
the
fr-3
zone,
which
is
one
of
the
largest
least
intense
zones
in
the
avenues
and
supports
third
acre
and
quarter
acre
lots
and
largest
state
homes
to
the
north.
I
We
also
have
the
fr-3
zone,
however,
it's
non-conforming
and
that,
instead
of
having
quarter
and
third
acre
lots,
it
has
town
homes
to
our
wet.
Excuse
me
to
our
east
and
throughout
predominantly
the
avenues
in
general,
you
have
the
sr1a
zone.
The
sra
1a
zone
is
unique
in
that
it
supports
several
types
of
housing
units.
Those
are
single
family,
two
family
and
in
the
case
of
even
a
couple
of
blocks
down
the
street
small,
less
intense
multi-family
like
north
crest
and
enzyme
place
with
all
of
this
diversity.
I
I
And
if
you
look
at
the
property
at
the
time
of
the
zone
and
the
time
of
the
master
plan,
this
made
sense
the
only
real
construction
that
was
nearby.
It
was
the
hospital
and
then
the
avenues
block
pattern.
It
was
at
the
fringes
of
development,
but
if
you
fast
forward
to
today,
this
is
no
like
longer
the
site's
case.
I
We
are
surrounded
on
all
sides
by
residential
development.
This
is
no
longer
the
mountainsides.
This
is
an
invi
infill
property,
but
there
were
other
considerations
that
went
into
zoning
the
fr3,
and
if
you
look
a
little
deeper
into
the
avenues
master
plan,
you
can
see
the
types
of
values
and
objectives
that
they
held
at
the
time.
I
I
Furthermore,
there
was
celebration
in
regards
to
the
accomplishments
were
down
zoning
in
general,
actually
re,
removing
four
and
five
lot
apartments.
What
we
might
call
missing
middle
today,
they
were
celebrating
that
those
were
becoming
single
family
homes
and
they
were
celebrating
the
fact
that
it
was
no
longer
known
as
a
renter
community.
I
So
what
does
this
zone
get
you
and
it's
the
inevitable
case
that
would
come
from
this
type
of
land
use
and
what
the
what
the
master
plan
wanted
at
the
time.
It
would
give
you
about
a
nine
lot
subdivision,
while
legally,
you
could
get
11
the
site
conditions,
pretty
much
limit
it
to
nine,
and
these
are
large
lots
comparatively
in
what
we're
used
to
in
the
avenues
they're.
So
large,
in
fact,
that
you
can
take
almost
a
whole
set
of
the
townhome
blocks
and
fit
them
into
one
lot.
I
I
Luckily,
the
city
has
changed
since
1987.
While
the
avenues
master
plan
hasn't
the
city
planning
documents
have,
and
they
recognize
that
density
is
not
something
to
fear
and
when
it
can
be
minimally
increased
and
when
it
can
be
rationally
increased,
it's
a
good
thing.
They
also
think
that
zone
zoning
can
be
a
barrier
to
entry
for
people.
It
can
cause
housing
shortages
and
it
can
exacerbate
economic
segregation.
I
Growing
slc
talks
about
several
methods
to
reduce
these.
These
negative
impacts
on
the
housing
on
the
housing
market.
In
fact,
they
referenced
developing
infills
infill
properties
as
a
priority.
In
that
you
can
increase
the
housing
stock,
you
can
increase
housing
options
and
you
can
all
do
this
with
very
minimal
impacts
to
the
neighborhoods.
I
Furthermore,
growing
slc
did
a
big
part
in
actually
introducing
the
idea
of
adus
as
something
to
tackle
the
housing
crisis
with
since
then.
We're
now
we're
now
all
aware
that
the
state
recognizes
adus
is
something
to
promote,
but
salt
lake
was
actually
one
of
the
leaders
in
this.
At
the
time
of
the
writing.
Adus
were
a
very
new
concept
to
not
be
discouraged
and
to
be
promoted.
I
Rather
so,
taking
these
two
tools,
we
want
to
get
a
zone
that
we
can
do
something
special
with
this
property,
I'm
not
showing
the
current
site
plan,
because
the
current
site
plan
isn't
done.
I'm
only
showing
this
to
show
that
we
have
been
serious
about
including
adus
and
a
slightly
more
dense
project
on
here
from
the
beginning,
we've
always
been
open
about
it.
We've
changed
a
little
bit.
We've
changed
since
talking
to
staff
and
trying
to
fit
into
city
ordinances.
I
I
Daniel
can
I
well,
I
have
more
slides,
but
I
can't
move
through
them.
So,
oh
there,
they
are
we're
so
committed
to
this
that
we've
already
built
prototypes
for
what
we
want
to
do
at
the
avenues.
This
is
a
little
three
law,
infill
subdivision
in
midvale
called
the
pines.
We
designed
these
homes
for
the
avenues
and
said:
let's
go
ahead
and
build
them.
Obviously
these
aren't
going
to
look
like
what
we're
planning
for
the
avenues,
but
this
is
generally
the
same
product
type.
I
I
In
any
case,
I'll
continue,
while
this
slide
buffers,
we
don't
believe
that
this
is
a
radical
reason.
We
don't
believe
that
preserving
the
current
zone
is
in
the
best
interest
of
the
city.
We
think
something
radical
is
to
accept
a
reason,
a
zone
that
has
existed
since
1987
and
that
is
really
expected
to
create
exclusivity
and
to
preclude
inclusivity.
I
I
I
So
I
asked
the
planning
commission
to
recognize
two
things.
The
current
zone
is
outdated.
It
no
longer
reflects
the
site
conditions
or
the
values
of
salt
lake
city.
Furthermore,
the
requested
zone
is
modest,
but
in
its
modesty,
it
creates
an
opportunity
to
remove
some
density
barriers
and
promote
a
more
diverse
housing
stock.
A
Okay,
thank
you,
commissioners.
Any
questions
for
the
applicant
at
this
time.
C
Yeah,
I
have
a
question:
the
property
slopes
from
north
to
south.
Is
that
correct?
What
is
the
approximate
elevation
change
from
north
to
south.
J
C
J
A
Yeah,
it's
easier!
If
you
do
unless
you
really
like
your
chair
out
there,
and
then
I
won't
deny
you
but
okay,
we're
going
to
open
the
public
comment
period,
I'm
going
to
give
some
general
instructions
here,
because
we
have
such
a
large
crowd.
We
will
start
with
the
two
community
recognized
community
organizations,
which
will
be
the
greater
avenues
and
the
preserve
our
avenues.
A
Zoning
coalition,
but
for
all
of
those
in
person,
whether
you're,
in
this
room
or
in
the
overflow
room,
we
will
be
using
baseball
terminology
and
vice
chair
maureen,
will
be
calling
names
of
who's
up
who's
on
deck
and
who's
in
the
hole.
So
if
you
hear
your
name
and
you're
across
the
hall
or
here
get
ready
to
come
over
so
that
we
can
keep
the
meeting
moving
in
a
orderly
and
expedient
way,
you
will
be.
Everyone
needs
to
speak
at
that
lectern
and
you
need
to
speak
into
the
microphone
one
for
the
record.
A
They
won't
be
able
to
hear
you
either
unless
you
speak
into
the
microphone,
I'm
going
to
give
you
a
little
tip
trying
to
pay
attention
to
the
comments
that
you're
hearing
before
you
speak
and
and
really
try
not
to
be
repetitive,
because
what
happens
is
two
minutes
goes
by
pretty
quickly
for
some
people,
and
you
end
up
repeating,
what's
already
been
said,
and
then
you
get
to
the
point
where
you
want
to
spring
talk
about
something
else,
and
your
two
minutes
are
up.
A
So
if
you
keep
in
mind
and
and
don't
repeat,
you'll
be
able
to
make
more
more
poignant
comments
for
us
to
consider.
Also,
this
is
a
public
comment
period,
so
it's
not
a
back
and
forth
q.
A
if
you
have
a
question
during
your
two
minutes
feel
free
to
ask
them
I'll,
be
writing
them
down,
and
after
I
close
the
public
comment
period,
I
will
bring
them
up
to
staff
or
applicant,
but
we
will
not
stop
during
that
time
to
go
back
and
forth,
but
don't
don't
hesitate
to
ask
questions
if
you
do?
A
Okay
with
that,
did
I
get
everything
I
think.
Okay,
with
that,
we
will
welcome
up
dave
alderman,
who
is
the
greater
avenues?
Community,
council,
representative
and
dave
you'll
have
up
to
five
minutes
as
a
community
organization.
K
K
K
We
covered
the
area
from
city
creek,
all
the
way
across
east
of
there
and
from
south
temple
north.
So
this
is
a
large
area,
slightly
less
than
9
000
addresses,
and
we
know
this
because
we
send
out
a
monthly
newsletter
every
month
to
everybody
in
the
avenues
trying
to
keep
them
informed
of
things
like
this.
K
K
We
allowed
voting
by
email,
in
addition
to
those
that
were
actually
at
the
zoom
meeting
and
everyone
that
voted
by
email
had
to
provide
their
name
and
street
address
to
ensure
that
they
were
eligible
to
vote
and
that
vote,
as
I
mentioned,
was
688
to
4.
To
maintain
our
current
zoning,
ivory
took
the
comments,
went
back
to
the
drawing
board
and
came
back
with
a
redesign
with
slightly
less
density.
K
We
reviewed
this
at
our
march
2021
meeting
and
a
vote
was
called
for
the
april
meeting.
The
vote.
This
time
was
1244
to
25
to
maintain
the
fr-3
zoning.
In
both
instances,
articles
were
published
in
our
newsletter
with
links
to
the
city
planning
website
and
the
preserve
our
avenue
zoning
coalition
website.
K
K
The
master
plans
adopted
by
the
city
go
through
an
extensive
process
with
input
from
the
communities
and
wide
public
participation
opportunities
to
arbitrarily
throw
out
those
plans
in
piecemeal
fashion
without
similar
community
input,
seems
to
make
a
mockery
of
the
entire
master
plan
process,
especially
in
an
instance
where
the
community
has
registered
such
overwhelming
support
for
maintaining
the
existing
master
plan
again
based
on
two
overwhelming
votes.
The
residents
of
the
gacc
support
retaining
the
foothills
residential
zoning.
Thank
you.
A
L
L
We
understand
the
city's
housing
shortage
and
are
prepared
to
accept
a
reasonable
increase
in
density
on
this
slot.
However,
ivory's
proposal
is
not
reasonable.
It
is
not
even
close
to
reasonable
in
seeking
to
grow
the
housing
stock
in
long-established
neighborhoods.
The
city
has
to
strike
a
very
careful
balance
between
adding
density
and
preserving
neighborhood
character.
L
L
L
L
L
L
In
fact,
ivory's
houses
are
far
more
typical
of
those
found
in
the
adjacent
capital
park.
Neighborhood
zoned
fr3
in
short,
ivory
once
a
rezone
put
there
far
three
size
homes
onto
sr1
size
lots
one
at
a
time.
This
might
be
okay,
but
massing
of
19.
Of
these
large
tall
two-story
houses
onto
shrunken
lots
with
reduced
setbacks
and
minimal
green
space
creates
an
extremely
congested
high
bulk
appearance,
not
typical
of
the
avenues
and
not
in
compliance
with
the
requirement
to
preserve
neighborhood
character.
L
L
However,
this
does
not
require
a
rezone
ivory
can
build
their
demonstration
project.
Under
current
zoning,
with
up
to
11
primary
dwellings
and
11
adus
ivory
can
satisfy
their
stated
goal.
The
city
would
gain
an
increased
number,
a
variety
of
dwellings
and
this
foothills
property
would
not
be
overbuilt
and
spoiled.
L
M
This
fundamentally
is
at
odds
with
adding
density
to
this
requested
sr1
zone.
It
has
been
mentioned
on
page
74
of
the
sash
staff
report
that
even
city
personnel
involved
in
the
development
approval
process
agree
that
the
president-present
ordinances
often
permit
developments
with
insufficient
lot
sizes,
yard
area
requirements
and
so
forth.
M
In
order
to
increase
density,
ivory
has
proposed
a
design
concept
that
pairs
homes
with
paired
homes
with
conjoined
driveways,
mirrored
on
each
side
of
the
road.
This
requiring
bulldozing
of
all
the
natural
terrains
to
create
multi-lot,
terraces
or
building
platforms
with
height
differentials
of
up
to
17
feet.
M
This
in
turn
requires
an
extensive
network
of
retaining
walls
running
both
north
south
and
east
west.
To
support
these
terraces
ivory's
design
contains
1625
feet
of
retaining
walls,
creating
a
visual
nuisance,
consuming
side
and
rear
yard
setbacks
and
interspersing.
So
many
tall
retaining
walls
tightly
wedged
between
tall
closely
packed
houses,
creating
a
very
high
bulk
and
dense
appearance.
M
It
is
easy
to
criticize
ivory's
design
and
there
is
so
much
to
criticize,
but
the
issue
is
more
fundamental
than
ivory's
poor
design
choices
other
than
going
vertical.
There
is
no
good
way
to
add
density
on
these
highly
sloped
lots.
This
is
one
of
the
reasons
why
the
city
ordinances,
limit,
lot
sizes
and
density
in
our
foothill
regions.
E
Good
evening
my
name
is
sarah
vanvorus
and
I
live
at
133p
street.
I
was
born
and
raised
in
salt
lake
city,
and
I
graduated
from
the
university
of
utah
and
I'm
a
practicing
attorney,
I'd
like
to
read
part
of
the
legal
requirement
under
the
salt
lake
city
code
of
ordinances
related
to
the
purpose
of
sr1
special
development
pattern.
Residential
district
quote.
E
The
purpose
of
sr1
is
to
maintain
the
unique
character
of
older,
predominantly
single
family
and
two
family
dwelling
neighborhoods
that
display
a
variety
of
yards
lot,
sizes
and
bulk
characteristics
uses
are
intended
to
be
compatible
with
the
existing
scale
and
intensity
of
the
neighborhood
it
further
states.
A
planned
development
does
not
negate
this
obligation
to
comply
with
the
requirements
of
the
underlying
zone.
Ivory's
proposed
development
does
not
meet
this
legal
requirement
and
there
should
therefore
should
be
denied
ivory's
proposed
buildings
are
tall,
two-story
houses
with
four
to
five
bedrooms:
three-car
garages
and
adus.
E
E
Only
fifteen
percent
of
the
homes
in
the
sr-1a
zone
even
have
an
attached
garage,
much
less
a
three-car
garage
where
larger
homes
do
exist.
They
are
on
larger
lots
interspersed
with
smaller
single-story
homes,
ivory's
proposal
to
build
almost
20
large
two-story
homes
with
three-car
garages
and
adus
onto
a
three-acre
plot
with
minuscule
lots
is
not
compatible
with
the
existing
scale
and
intensity
of
the
neighborhood
and
therefore
does
not
comply
with
the
legal
requirement.
As
stated
in
the
sr1
purpose
statement.
E
D
675
north
f
street
is
not
such
a
location.
The
proposed
ivory
development
is
over
a
mile
down
a
steep
grade
to
south
temple
and
two
miles
to
harmon
city
creek,
mall,
so
walking
or
cycling
up
and
down
to
the
city
is
totally
impractical
for
most
people,
the
closest
grocery
store
is
smith's
located
on
6th
avenue.
The
streets
between
13th
and
6th
avenue
are
incredibly
steep.
It
is
not
all
feasible
to
walk
between
smith's
and
ivory's
development
with
grocery
bags
during
temperate
months,
let
alone
when
it
is
snowy
and
icy.
D
D
D
Furthermore,
there
is
no
service
on
weekends
and
when
it
is
snowy
and
icy,
no
buses
go
above
third
avenue
for
safety
reasons.
All
of
these
considerations
show
that
the
automobiles
are
the
only
practical
means
of
transportation
to
and
from
the
proposed
development,
with
all
the
attendant
environmental
problems.
D
D
K
K
My
third
kid
I
moved
over
to
bought
a
lot
in
capitol
park.
Had
my
fourth
kid,
my
wife
and
our
four
kids
live
there
on
a
0.67
acre
lot
that
I
love,
because
I
love
to
work
in
the
yard
and
I
love
my
green
space.
I
love
planting
trees
and
working
my
flowers
and
I
love
my
neighbors
walking
by
and
waving
hi
to
them,
but
if
you
put
the
same
amount
of
houses
on
my
.67
lot,
you'd
be
putting
seven
houses.
Okay,
I
live
four
houses
away
from
from
this
development.
K
My
friend
john
lives,
two
houses
away.
He
lives
on
an
acre,
I'd,
be
putting
ten
houses
on
on
his
property
and
that's
fine.
We
love
neighbors
and
stuff
like
that,
but
we
also
like
green
space
and
the
problem
with
that
development.
Is
that
they're
they're
putting
it
all
on
one
thing:
they're
not
going
up
they're
going
out
with
infrastructure,
and
so
there's
gonna
be
very,
very
little
green,
green
space,
but
there's
a
bigger
problem
because
of
the
master
plan
above
11th
avenue
was
designed
for
bigger
houses
and
the
infrastructure
doesn't
support
it
up
there.
K
K
So
what
you
have
is
you
have
lots
of
people
that
walk
their
dogs
and
walk
their
walk,
their
kids
in
the
streets
you're
going
to
have
a
lot
more
traffic.
If
I
already
had
15
fatalities
this
year,
it's
going
to
be
a
problem,
that's
just
what
I
can
see.
I
know
we're
redoing
the
sewers
and
the
whole
the
whole
downtown,
but
I'm
sure
we
got
the
same
problems
underground.
It
just
doesn't
support
it.
K
I
think
you
did
a
great
job
with
the
adus
and
just
leave
it
like
it
is,
I
mean,
don't
give
them
33
units
there
they're
going
to
get
20
20
22.
great.
I
won't
love
new
neighbors
and
I'm
all
for
development.
So
let's
do
it,
but
let's
not
press
the
system
until
we
can
figure
out
what
we
need
underground.
A
K
M
My
comments
today
will
focus
on
the
impact
this
zoning
change
would
have
on
traffic
in
the
area,
that
is
to
say
it
will
increase
exponentially
with
33
new
units.
Ivory's
development
could
be
expected
to
add
upwards
to
of
70
cars,
which,
according
to
ivory's
own
traffic
study,
will
add
some
114
000
trips
per
year
to
our
already
busy
streets.
M
Residents
in
the
area
also
are
also
concerned
with
the
number
of
accidents
that
will
likely
occur
in
the
winter
months.
As
f
street
is
steep,
and
although
daniel
mentioned
earlier
in
his
comments
that
there
have
been
historically
a
low
number
of
accidents
along
the
street,
I'm
sure
his
numbers
don't
take
into
account
the
number
of
cars
that
slide
into
lawns
and
end
up
in
snow
banks
in
the
winter.
M
I
also
believe
the
planning
commission
should
take
into
account
the
impact
that
up
to
70
cars
will
have
on
salt
lake's
inversion,
where
the
polluted
air
hangs
over
the
valley
for
much
of
the
winter.
The
first
year
I
stood
on
my
porch
witnessing
this.
I
felt
bad
for
the
folks
across
the
valley.
Until
I
realized
I
was
breathing
the
same
polluted
air.
M
Unless
you
think
we
didn't
act
on
this,
we
did
purchase
an
electric
car
to
do
our
small
part
to
help
lessen
this
growing
concern
and
for
those
who
think
that
the
same
number
of
cars
would
result
regardless
of
where
a
project
of
this
density
is
built.
I
would
argue
not
a
project
that
proposes
to
put
33
homes
into
a
postage
stamp.
Sized
lot
should
be
built
near
public
transit
and
local
retail
establishments.
M
That
is
not
this
location,
just
because
ivory
thinks
they
have
come
up
with
a
plan
to
jam.
33
dwelling
units
into
this
site
does
not
mean
they
should.
It
will
create
too
many
problems.
Many
you
will
hear
tonight
for
the
residents
who
chose
to
live
in
the
upper
avenues
for
its
foothills
quality,
a
quality
that
will
be
dramatically
altered
if
not
destroyed
yeah.
This.
N
Thank
you,
I'm
gary
crittenden.
I
fully
understand
that
the
city
has
faces
a
housing
shortage
and
I
support
reasonable
policies
to
increase
the
housing
stock.
I'm
not
opposed
to
auxiliary
dwelling
units.
The
policy,
however,
should
not
allow
for
maximum
density
without
consideration
of
the
location.
In
the
circumstances,
you
have
the
difficult
job
of
trying
to
balance
the
perspective
of
a
profit-seeking
developer,
with
the
impact
that
it
has
on
salt
lake
city
neighborhoods.
N
I
have
three
reasons
that
I'd
like
to
discuss
with
you
tonight
that
I
think
are
very
important
for
you
to
consider.
The
first
is
this:
neighborhood
is
in
a
a
high-risk,
wildfire
zone.
If
you
live
in
and
around
that
area,
you
experience
and
see
that
every
day,
you're
aware
that
we
had
a
fire
in
the
marmalade
district
last
year,
should
we
have
a
similar
fire
here.
The
high
density
of
the
ivory
plan
would
both
impede
firefighting
and
put
life
and
properties
at
risk.
N
Why
would
you
vote
for
a
zoning
amendment
that
actually
increases
an
already
identified
high
risk?
Second,
maximum
density
is
supposed
to
reduce
our
dependency
on
cars.
This
plan
does
not
do
that.
It
doesn't
meet
the
objective
of
that
zoning
change.
We
don't
have
much
public
transportation
here,
as
people
have
said.
If
you
want
to
go,
you
have
to
be
very
fit.
If
you're
going
to
go
down
to
the
grocery
store
to
pick
up
some
groceries
and
walk
up
the
hill.
N
N
Third,
this
plan
is
totally
out
of
character
for
our
neighborhood.
Let
me
just
give
you
one
simple
example:
I
could
be
wrong.
I'm
a
layperson,
but
my
read
of
their
plan
indicates
that
the
the
retaining
wall
on
the
back
side
of
the
property
will
actually
be
25
feet
high.
They
need
this
because
the
natural
slope
of
the
property
doesn't
work
for
their
densely
packed,
affordable,
1
million
dollar
homes.
I
sent
daniel
a.
O
O
Also,
you
have
heard
from
the
gacc
on
their
numbers
for
two
surveys
that
they
did
both
of
them
overwhelmingly
against
this
zoning
change.
654
letters
have
been
written
to
the
planning
division
by
avenues.
Residents
to
be
forwarded
to
you,
folks,
and
they
are
637
of
them-
are
against
the
zoning
change.
That
is
97
percent
against
the
rezone.
O
A
Thank
you.
Miss
tinker,
that's
time.
I
just
want
to
remind
folks
in
the
overflow
room
that
the
rules
extend
across
the
hall
for
no
clapping
and
cheering.
So
please
take
note
of
that
and
act
accordingly,
all
right
who's
up
next.
P
P
This
is
sarah
d
long
I
live
on
13th
avenue.
I
would
ask
the
planning
committee
to
consider
how
they
would
feel
to
learn
that
the
22
new
cars
that
they
were
planning
on
next
door
are
now
well
over
double
that
I'd.
Ask
you
to
consider
the
factors
that
you
thought
about
when
you
were
choosing
where
you
would
live,
and
I
imagine
that
traffic
patterns
were
part
of
that
consideration,
especially
if
you
have
children.
P
You
know.
I've
also
had
to
do
some
soul,
searching
with
this
proposal
to
consider,
if
I'm
one
of
those
not
in
my
backyard
kind
of
people,
which
I
don't
really
identify
as
affordable
housing
is
really
in
alignment
with
my
values,
but
I
think
this
is
different,
because
this
is
not
that
this
is
not
affordable
housing.
These
are
million
plus
dollar
homes.
This
feels
like
a
for-profit
corporation,
profiting
at
the
cost
of
local
residents.
The
safety
of
our
kids
and
potentially
the
property
values
of
our
home
from
increased
traffic
congestion.
Thank
you.
Q
Good
evening,
I'm
dirk
van
clavren
an
18-year
resident
of
the
avenues.
It
is
the
oldest
trick
in
the
book.
A
developer
buys
a
property
in
a
choice,
part
of
town
and
then
invents
some
story
as
to
why
the
city
should
rezone
the
property.
So
it
can
increase
the
number
of
houses
it
can
sell
at
a
premium.
Price
ivory
knew
what
the
zone
was
when
they
purchased
the
property.
Q
So
what
is
ivory's
story?
They
say
they
want
to
build
a
development
with
adus
incorporated
as
part
of
the
original
construction,
an
experiment.
They
say
the
first
of
its
kind
in
utah.
They
tell
us,
so
why
do
they
need
a
rezone
to
do
this?
What
they
want
to
do
can
be
done
under
the
current
zone
without
the
extreme
density.
Q
Q
Q
B
Members
of
the
planning
commission
good
evening,
my
name
is
catherine
kennedy.
I've
been
a
avenues
resident
for
26
years.
My
child
designed
the
new
city
flag,
one
of
two
designers
behind
you
and
I
represent
the
avenues
on
the
salt
lake
city
school
board.
I
speak
on
behalf
of
myself
tonight
and
not
the
school
board
and
I
oppose
ivory
homes.
Rezone
requests
to
rezone
the
lot
at
f
street
and
13th
avenue,
because
I
believe
it
will
endanger
school
children
who
live
in
the
avenues
by
dramatically
increasing
the
number
of
cars
commuting
to
and
from
that
property.
B
There
are
other
reasons
why
adding
any
additional
cars
to
this
area
is
particularly
dangerous
for
children.
The
proposed
rezone
is
across
the
street
from
the
bus
stop
closest
to
west
high
school
in
the
avenues.
This
bus
stop
serves
students,
age
11,
to
18.,
because
it
is
the
closest
bus.
Stop
many
students
use
this
location.
B
These
students
often
meet
the
bus
in
the
dark
for
several
months
during
the
year.
Adding
additional
cars
increases
the
danger
for
these
often
sleepy
students,
as
they
hurry
to
catch
the
bus
to
school
in
the
morning.
None
of
the
blocks
that
surround
the
development
have
consistent
sidewalks
on
both
sides
of
the
street.
B
Finally,
this
area
has
some
of
the
steepest
streets
in
the
avenues.
Cars
may
be
unable
to
stop
when
children
are
present,
if
they
are
traveling
too
quickly
or
if
the
streets
are
slippery
with
water
ice
snow
or
leaves.
This
is
especially
true
of
f
street,
immediately
adjacent
to
the
property
development
and,
where
west
the
west
high
bus
stop
is
located
I'll.
Add
that
these
expensive
homes
with
no
our
yards
will
not
attract
families
with
young
children.
Thank
you
and
I
urge
the
commission
to
deny
ivory
homes
proposal.
Thank
you.
Thank
you.
A
D
N
Good
evening
my
name
is
katie
davis
and
I'm
an
avenues
resident
since
2012,
a
nurse
practitioner
providing
primary
care
in
downtown
salt
lake
city
and
a
mother
of
two
young
children.
Ladies
and
gentlemen
of
the
planning
commission,
the
city
is
adding
thousands
of
rental
apartments
all
over.
You
see
it
in
every
work
session.
You
have.
The
flow
continues
unabated.
N
Ivory
is
not
fulfilling
an
unsatisfied
need
by
creating
a
few
more
rental
units
for
singles
or
couples
talk
to
real
estate
agents
in
the
community,
and
they
will
tell
you
that
salt
lake
city
has
an
acute
shortage
of
single-family
homes
to
accommodate
larger
families
with
three
or
four
kids
or
more
utah
does
still
have
such
large
families,
who
also
need
housing.
If
we
do
not
provide
this
type
of
housing,
such
families,
which
make
up
the
lifeblood
of
our
community,
will
leave
the
city.
N
Ivory's
houses
with
no
yards
will
not
attract
families
with
young
children.
No
parent
is
going
to
allow
young
children
to
go
out
and
play
out
of
sight
in
ivory's
drainage
basin.
They
call
a
private
park.
Kids
need
yards
to
plan.
We
all
know
this.
The
city
wants
to
promote
diversity
across
all
aspects
of
city
life,
and
I
agree:
we
need
diversity
of
housing
that
includes
larger
single
family
homes,
to
accommodate
families
with
kids.
We
need
more
of
this
housing
in
the
avenues
close
to
ensign
elementary.
N
N
The
east
side
of
the
city
has
declining
school
enrollment,
which
is
threatening
school
closures,
and
this
includes
ensign
elementary,
a
school
with
a
reputation
for
excellence.
In
large
part,
this
decline
in
school
enrollment
is
due
to
a
lack
of
suitable
housing
to
accommodate
families
with
kids.
We
are
all
enriched
by
diversity.
Please.
I
ask
that
the
diversity
include
the
need
for
housing
to
accommodate
large
families
and
homes
with
yards.
The
zoning
on
this
lot
should
remain
as
it
is.
Thank
you
thank.
E
D
So
dan
warmbier
you're
up,
if
you
will
please
done
and
then
larry
perkins
you're
on
deck.
R
Can
go
I'm
don
warmbier,
a
resident
of
north
north
point?
The
planning
division
says
it
has
no
concerns
with
fire
department
access
to
north
point
in
a
wildfire
if,
after
a
rezone,
f
street
meets
the
same
fire
code
requirements
as
a
street
anywhere
in
the
city,
but
this
is
not
anywhere
in
the
city.
This
is
a
wildland
urban
interface,
the
city's
highest
wildfire
risk
area
in
a
wildland
urban
interface.
The
salt
lake
fire
department
in
its
guide
to
fire
adjusted
fire
adapted
communities
calls
not
just
for
fire
code
compliance.
R
R
North
point's
50
homes
have
only
one
exit
and
entrance
via
f
street
next
to
ivory's
property.
The
re-zone
would
allow
homes
with
20
cars
on
this
choke
point
three
times.
The
number,
as
existing
zoning
on
street
parking
would
more
often
narrow,
f
street
and
delay
fire
vehicles.
Trying
to
reach
north
point
and
north
point
residents
trying
to
get
out.
R
Q
My
name
is
larry
perkins
I've
lived
in
the
avenues
of
30
years.
I
live
one
block
south
of
this
property
that
ivory
is
asking
you
to
rezone
and
I'm
the
treasurer
of
the
capitol
park.
Homeowners
association,
we
we,
our
homeowners
association,
built
the
private
roads
that
serve
our
communities.
One
of
those
roads
is
capital
park,
avenue
capital
park
avenue
was
built
designed
with
a
capacity
for
low
density
like
fr3
zoning
and
going
from
12
000
foot
lots
to
5
000
foot.
Lots
is
absolutely
not
a
small
change.
It's
a
matter
of
41
percent.
Q
5
000
is
41
percent
of
12
000.
You
get
two
and
a
half
times.
Otherwise,
although
capitol
park
and
riding
in
hoas
petitioned
the
city
to
take
over
ownership
and
maintenance
of
capital
park
avenue
for
some
years
ago,
the
city
denied
that
request,
because
they
observed
that
capitol
park
avenue
does
not
meet
city
street
guidelines.
Q
Ivory's
now
asking
you
to
re-zone
property
that
they
accord
that
they
bought
from
the
lds
church.
That
property
has
an
easement
allowing
one
curb
cut
access
into
capital
park
avenue
that
easement
was
granted
with
the
expectation
that
it
would
be
one
of
three
access
points
into
a
church
parking
lot.
It
was
expected
that
that
access
point
would
be
used
with
moderate
traffic
and
mostly
on
sunday
mornings.
Q
Occupants:
cars,
visitors,
cars,
delivery,
trucks,
moving
trucks,
garbage
trucks,
snow,
plows,
fire
trucks,
all
the.
S
All
right
go
ahead,
mr
jenkins,
good
evening.
My
name
is
lon
jenkins,
I'm
a
resident
of
north
point.
A
few
weeks
ago,
members
of
the
planning
commission
heard
a
presentation
from
the
planning
division
advocating
an
affordable
housing
initiative
whereby
the
city
would
grant
zoning
concessions
to
developers
in
exchange
for
the
creation
of
affordable
housing.
In
its
request,
ivory
now
seeks
a
series
of
concessions
from
the
city
that
are
far
greater
than
those
envisioned
in
the
affordable
housing
initiative,
but
it
creates
no
affordable
housing
by
ivory's
own
admission.
S
S
This
is
not
affordable
housing
and
it's
made
even
less
affordable
by
the
fact
that
mortgage
rates
are
now
increasing,
approaching
seven
or
six
or
seven
percent.
Any
resulting
increase
in
affording
housing
is
illusory.
At
best,
it's
unlikely.
The
purchasers
in
the
ivory
development
will
be
freeing
up,
affordable
housing
elsewhere
in
the
salt
lake
valley.
Given
the
price
points,
those
purchasers
are
likely
moving
from
housing
that
is
not
affordable,
housing
to
new
housing
that
is
equally
not
affordable,
housing.
S
S
The
city's,
affordable
housing
initiative
wisely
limits
pla
its
plan
to
sections
of
the
city
that
are
close
to
public
transit,
recognizing
the
need
for
density
in
those
areas
as
you've
heard,
the
upper
avenues
area
does
not
have
access
to
public
transportation
and
realistically,
residents
are
going
to
be
using
private
vehicles
to
for
their
transportation,
and
this,
of
course,
will
harm
the
air
quality.
The
city's
own
policies
recognize
this
is
not
the
right
place
for
excessive
density.
Ivory's
application
does
nothing
to
help
with
affordable
housing.
Thank.
K
K
K
There
are
many
positive
reasons
for
rezoning
property,
but
from
a
professional
standpoint,
this
request
does
not
meet
generally
accepted
land
use
standards.
I
was
also
a
practicing
cpa
for
25
years
and
belonged
to
the
american
institute
of
certified
public
accountants.
I
respect
property
rights.
Ivory
is
entitled
to
develop
this
land
based
on
the
zoning
in
place
at
their
purchase.
K
This
subject
site
is
ideal
for
development.
At
current
zoning,
I
have
run
the
numbers
for
simplicity.
I
will
ignore
the
adus.
If
I
have
rebuilt
11
homes
allowed
at
current
zoning,
their
gross
revenue
would
be
25
million.
The
land
cost
was
2.8
million,
the
maximum
bill
cost
would
be
12.5
million
sales
cost
at
six
percent
is
1.5
million.
The
profit,
therefore,
would
be
8.2
million.
K
So
I
asked
the
question:
why
are
we
here?
Does
this
rezone
help
flight
climate
change?
Does
it
create
affordable
housing
or
does
it
protect
wildlife
habitat?
No,
none
of
the
above.
The
obvious
reason
for
the
rezone
is
to
double
ivory's
profit,
based
on
a
careful
accounting
to
16.4
million.
You
represent
the
people,
not
ivory
homes.
You
should
forward
a
negative
recommendation.
E
R
Thank
you,
I'm
nathan
dean,
I'm
an
academic,
pulmonary
physician,
intermountain
medical
center
and
the
university
of
utah.
My
group
has
published
research
linking
wasatch
front
air
pollution
with
increased
rate
mortality
and
deaths,
severity
and
deaths
from
pneumonia
salt
lake
city's
air
pollution
increases,
the
rate
of
lung
cancer
and
heart
attacks
aggravates
asthma,
copd
and
other
lung
diseases,
while
only
two
miles
away.
The
property's
elevation
is
more
than
600
feet
above
downtown
salt
lake
city
and,
as
others
have
said,
is
not
served
by
public
transportation.
R
R
R
Utah
physicians
for
healthy
environment,
which
I
am
a
member-
opposes
ivory's
proposal.
For
all
these
reasons,
it's
about
our
health
to
conclude,
iris
proposal
will
considerably
worsen
avenues
and
salt
lake
city
air
quality,
as
well
as
worsening
climate
change.
The
f
street
lot
is
not
appropriate
for
a
dense
development
enabled
by
this
zoning
change.
Thank
you.
N
N
N
North
point
to
the
north
meets
the
fr3
density
requirement,
as
does
the
adjacent
adjacent
block
to
the
east
on
f
street,
as
does
capital
park
which
lies
to
the
west
and
to
the
south.
The
only
exception
to
fr3
zoning
in
the
immediate
neighborhood
are
the
meridian
and
right
buildings
which
are
condominium.
Conversions
of
the
old
va
hospital
and
its
annex.
N
N
N
Avenue
residents
are
not
stupid.
The
conversion
of
the
va
hospital
to
condominiums
was
widely
welcomed
by
the
neighborhood,
while
the
community
sees
ivory's
development
for
what
it
is
a
poorly
designed,
overly
dense
development
that
is
not
compatible
with
the
and
does
not
preserve
neighborhood
character.
Ivory's
application
for
a
rezone
should
be
denied.
Thank
you.
R
R
2100
petition
signatures
against
the
zoning
change,
two
gac
votes,
688
to
4
and
1
244
to
25
both
against
654
letters,
97
percent
against-
and
these
are
not
just
people
close
to
the
lot.
These
are
people
who
live
across
the
avenues
and
are
speaking
out
because
they
know
if
ivory
is
allowed
to
do
it
here,
they
can
do
it
anywhere
in
the
avenues.
R
I
would
ask
the
commission
could
the
the
how
the
people
feel
be
any
more
clear
than
those
numbers,
regardless
of
the
wishes
of
the
residents?
Ivory
is
flexing
their
muscles
to
have
this
zoning
change.
This
is
the
fourth
plan
that
they
have
submitted.
The
first
three
were
retracted
before
there
was
a
ruling
and
now
they've
requested
a
zoning
change,
even
though
their
fourth
plan
is
incomplete.
R
It
is
not
surprising
that
the
ivory-sponsored
study
suggests
that
the
impact
to
the
neighborhood
will
be
nominal
without
question.
Doubling
the
numbers
of
dwellings
will
increase
trafficking
congestion.
The
neighborhood
is
not
built
for
this.
Current
zoning
allows
them
to
build
11
spacious
homes
and
11
adus.
A
A
K
Yep
go
ahead,
I'm
scott
young
I
live
in
capitol
park
capitol
park
and
the
meridian
properties
border.
The
ivory
property
and
decades
ago
were
part
of
primary
children's
when
primary
children's
sold
its
property
salt
lake
city
imposed
restrictive
covenants
because
it
was
concerned
about
how
the
property
would
be
developed,
the
city
stated
land
use
should
be
very
low
density.
Residential
quote.
Access
to
these
sites
is
through
narrow,
residential
streets,
traversing
relatively
steep
topography,
and
there
are
no
retail
services
or
other
facilities
to
support
uses
other
than
very
low
density.
Residential.
K
K
K
Ivory's
rezoning
request
is
not
fair
to
the
surrounding
property
owners
that
were
restricted
by
the
city.
Ivory's
development
should
comply
with
the
current
zoning
and
be
consistent
with
the
surrounding
neighborhoods.
Each
homeowner
in
our
neighborhood
bought
their
home
and
invested
in
our
neighborhood
in
reliance
on
the
low
density
residential
zoning.
K
E
We
had
a
fire
there
and
before
the
fire
department
came,
we
had
residents
with
their
hoses
trying
to
deal
with
this.
Remember
the
fire
in
paradise.
In
california.
My
son
was
coming
home
from
college
and
he
sent
me
a
picture
of
what
he
was
leaving
and
it
was
a
plume
of
black
smoke.
It
destroyed
11,
000
properties
and
killed.
85
people
remember
the
biggest
problem
that
I
saw,
and
you
probably
saw
as
well.
They
couldn't
get
out
of
there
and
that's
kind
of
what
we're
looking
at
at
north
point.
E
We
have
one
way
to
get
out
one
way
to
get
out
and
there
are
about
50
homes
at
north
point
and
then,
with
with
what
ivory
wants
to
put
in
we're
all
going
to
end
up
on
f
street
right.
Our
roads
are
not
on
the
avenues
are
not
like
the
roads
in
the
city
where
the
fire
department
says.
Oh,
it's,
okay,
you
know,
we've
got
wide
enough
streets,
no,
the
avenues
and
and
our
our
area
in
north
point.
They
are
different.
They're
narrow,
think
about
this.
E
A
B
B
B
I
mean
fires
and
medical
I'm
familiar
with
both
a
few
years
ago.
I
ended
up
fighting
a
fire
behind
our
condo.
Complications
had
kept
the
firemen
from
arriving
quickly
and
getting
into
us.
The
fire
department
said
evacuate,
but
I
told
them
too
late.
My
neighbor
joined
me
and
standing
next
to
each
other.
We
couldn't
even
see
each
other
in
the
smoke
and
the
flames
very
dangerous
situations
and
very
frightening.
B
We
need
to
to
take
these
things
into
account.
My
husband
had
to
be
taken
to
the
hospital
twice
by
the
paramedics
when
he
was
in
a
coma.
I
knew
I
have
a
neighbor
who,
just
the
other
day
who
lives
in
our
area,
had
to
be
emergency
taken
by
the
paramedics
and
had
she
not
gotten
there
quickly.
She'd
have
died,
an
area
with
that
many
cars
could
create
very
dangerous
situations.
B
S
S
There's
a
pollution
issue,
there's
a
very
big
issue
in
terms
of
density,
f
street
in
particular
that
I'm
used
to
going
up
and
down.
You
can't
get
up
it
in
the
winter
unless
you
have
four-wheel
drive
and
when
you
try
to
go
down,
you
slick
and
it's
slick,
and
you
slide
and
kathleen
kennedy.
Ewan
has
pointed
out
the
problems
with
the
school
children
there's
a
real
safety
problem
with
increased
density.
S
The
second
point
I
want
to
make
is,
I
believe,
in
in
grassroots
democracy.
This
is
the
fourth
time
that
ivory
has
brought
a
proposal
forward.
Think
of
the
enormous
time
and
energy
we've
all
spent
in
opposing
those
proposals,
one
at
a
time
while
they
work
to
get
something
that
would
meet
their
needs.
S
M
M
The
current
ordinance
only
permits
individual
owner
occupants
to
do
that
and
before
the
ordinance
was
adopted,
the
public
was
told
that
it's
only
one
at
a
time
and
it's
not
a
subdivision,
but
an
adu
subdivision
is
exactly
what
ivory
is
proposing
and
the
planning
commission.
The
planning
division
is
incentivizing
it
by
recommending
a
rezoning
which
will
double
the
number
of
buildable
lots
and
double
libraries
profits
in
its
rush
to
promote
edus.
The
planning
division
is
ignoring
legal
limitations
of
the
current
adu
ordinance.
M
It
is
also
promoting
future
revisions
to
the
ordinance
which,
if
adopted,
would
make
it
easy
for
developers
and
house
flippers
to
create
adus
in
any
residential
neighborhood
of
the
city.
Creating
an
adu
was
supposed
to
be
the
property
right
of
an
individual,
homeowner
and
adus
were
supposed
to
be
to
seamlessly
blend
into
our
neighborhoods.
M
The
precedent
setting
ivory
experiment
threatens
to
change
all
that
the
storm
water
retention
base
and
ivy
will
need
to
build
to
compensate
for
the
overly
dense
development
will
be
an
unmistakable
and
unique
addition
to
the
avenues
ivory
admits.
It
would
be
easy
to
develop
the
site
under
fr3
zoning
if
the
city
is
determined
to
permit
an.
S
Hello,
I
am
rice.
I
live
in
north
point
nearby
neighbor
when
we
moved
there
15
years
ago.
We
saw
this
nice
undeveloped
land
to
the
south.
We
didn't
worry
about
it,
as
we
were
told
the
church
owned
that
land
and
we
were
confident
they
would
put
up
something
that
was
attractive
in
our
credit,
then
the
church
sold.
S
Oh,
oh,
we
thought,
but
we
took
comfort
in
the
zoning
and
thought
what
would
be
put
there
couldn't
be
that
dense
and
surely
any
developer
would
respect
the
nearby
neighbors,
but
then
a
developer
bought
and
wants
to
put
there
a
bunch
of
structures
that
are
incompatible
with
adjacent
homes
and
surroundings
and
create
traffic
problems,
especially
in
exiting
escape.
Surely
we
thought
the
city
would
respect
the
neighbors
and
not
allow
something
like
that.
But
here
we
are.
S
S
So
universally
disgusted
by
the
neighbors.
P
P
North
point
has
38
off
street
guest
parking
spots
and
in
the
winter
we
lose
about
a
third
of
those
spaces
to
the
storage
of
plowed
snow
ivory's
interior
units
have
no
location
to
pile
the
snow
that
will
be
plowed
from
their
private
road
and
14
driveways
parcel
a
bounded
by
sidewalks
with
raised.
Curbs
is
not
designed
to
facilitate
the
storage
of
snow.
P
P
Ivory
has
provided
only
eight
guest
parking
spots
for
28
households.
This
is
completely
inadequate.
One
super
bowl
party
and
it
will
be
overflowing,
will
guests
park
illegally
on
capitol
park
avenue,
even
though
it
is
posted
as
no
parking
ivory
has
not
provided
space
within
their
development
to
cover
these
basic
needs.
P
A
Q
Q
Q
When
ivory,
crams
fr-3
sized
homes
onto
smaller
sr1
size,
lots
that
balance
in
harmony
of
scale
is
lost
and
the
compatibility
is
lost
with
it.
The
closest
example
cited
in
the
staff
report
of
harmony
cited
by
of
this
cited
by
the
planning
division
staff
report
are
the
two
blocks
on
12th
avenue,
between
d
and
f
streets,
where
the
northern
side
is
fr1
and
the
southern
side
is
fr3.
Q
That's
excuse
me,
sr1a,
looking
more
closely
at
the
11
homes
in
this
sr1a
zone,
fronting
12th
avenue
we
see
every
home
is
a
single
story
where
the
above
grade
square
foot,
averages
1300
square
feet
and
the
setback
to
the
road
averages
42
feet.
Let's
compare
that
with
ivory's
multi-gen
units
that
make
up
the
bulk
of
their
adu
houses.
These
homes
are
all
two-story
homes
above
grade
square.
Footage
with
garages
is
almost
four
thousand
square
feet
three
times
the
average
size
of
the
existing
sr1a
homes.
On
this
example,
two
blocks
ivory's
front.
Q
Setbacks
are
a
mere
10
feet
compared
to
42
feet.
What
ivory
proposes
to
build
is
dramatically
different
than
these
two
blocks:
large
homes
and
small
lots
all
squeeze
together.
This
does
not
presumably
preserve
the
existing
character
of
the
neighborhood,
which
is
a
stated
goal
of
sr1
zone.
Thank
you.
T
Hello,
my
name
is
cynthia
connor
before
you
vote
on
your
recommendation
to
the
city
council.
Please
bear
in
mind
that
approval
of
the
rezone
will
create
a
development
that
looks
nothing
like
the
avenues,
a
development
that
is
completely
out
of
character.
With
the
avenues
in
the
fr-3
zone,
we
will
see
larger
homes
on
larger
lots.
Setbacks
are
rarely
cut
to
the
minimum
plus
throughout
the
avenues.
T
T
T
They
might
fit
in
the
sr
zone,
which
does
have
a
mix
of
housing,
but
they
do
not
fit,
and
mass
ivory
is
asking
for
a
rezone
to
build
an
entire
block
of
these
large
homes.
They
propose
cutting
every
setback
to
the
minimum
or
less.
If
planned,
development
is
granted.
There
are
no
blocks
in
the
sr
zone
that
look
anything
like
this.
T
It
has
a
density
scale
and
bulk
totally
out
of
character
with
the
sr
zone.
In
fact,
the
proposed
development
is
contrary
to
the
very
purpose
statement
of
the
sr
zone.
If
ivory
wishes
to
build
such
large
primary
dwelling
each
with
an
adu,
then
they
can
do
so
under
the
current.
That's
time
fr
three
zoning.
Thank
you.
D
B
Mckinnon
my
husband
and
I
live
in
the
meridian,
and
I
serve
as
the
hoa
president
to
my
neighbors
and
friends
in
the
overflow
and
to
my
friends
and
neighbors
here.
Thank
you
for
attending
tonight's
meeting
planning.
Commission.
We
have
heard
many
compelling
reasons
against
the
rezone,
but
we
have
yet
to
hear
anything
from
ivory
that
warrants
a
change
in
the
zone.
B
I
also
ask
that
you
consider
the
opinions
of
avenue
residents.
Most
of
us
fully
support
the
city's
initiatives
to
increase
housing
stock,
but
it
cannot
be
done
with
increased
density
at
any
cost.
Ivory
goes
too
far.
This
plan
is
unreasonable.
There
is
a
point
at
which
you
have
to
say
no
and
ivory
is
way
past
that
point
a
re-zone
to
double
the
number
of
lots:
a
planned
development
to
shrink
setbacks
on
every
lot
and
adu
on
every
lot
and
a
plat
plan
that
adds
large
two-story
houses
to
every
shrunken
lot.
B
Will
the
aggressive
overreach
of
this
proposal,
if
approved,
damage
the
trust
that
residents
have
placed
in
our
local
government?
Will
the
crisis
of
the
moment
blind
the
city
to
the
need
for
well-considered,
reasonable
residential
development
decisions
respectful
of
neighborhood
context?
It's
time
to
say
no.
We
asked
the
commission
to
give
a
negative
recommendation
to
the
rezone.
S
Good
evening
planning
commission,
my
name
is
nigel
swaby.
I
was
hired
by
ivory
last
year
to
do
outreach
and
strategy
on
this
project.
I
want
to
tell
you
about
the
outreach
that
we
did.
First
off,
I
read
through
all
the
greater
avenues:
community
council
meeting
minutes
regarding
this
project
prior
to
me
becoming
engaged
on
it.
We
met
with
the
greater
avenues
executive
board.
S
Last
march,
we
met
we
presented
to
the
full
council
last
april.
We
also
created
a
website
showing
updates
and
what
the
plans
were
for
the
for
the
property.
In
the
timeline
we
created
an
opt-in
email
list
which
grew
to
1963
names.
We
sent
out
about
10
emails
in
the
last
year
and
a
half,
and
we
most
recent
emails
have
had
about
a
20
open
rate,
so
they
were
very
engaged.
S
S
The
second
point
that
I
want
to
make
is
that
salt
lake
city
is
densifying.
We
have
run
out
of
land
and
infill
opportunities
are
very
few
land
and
house
prices
are
at
all
time
highs,
so
our
rents
cost
to
build,
have
increased
for
materials
and
labor
and,
like
I
said,
available
land
is
scarce.
It
makes
sense
to
allow
incremental
density
for
infill
projects.
This
is
a
make
sense
project.
This
is
not
out
of
character
to
the
neighborhood
we've.
S
P
Hi,
my
name
is
maureen
bottoman
and
I
live
a
couple
blocks
south
of
the
proposed
site.
I
will
lead
by
saying
it
is
hard
to
stand
up
here
in
opposition
to
my
neighbors
in
my
community
in
support
of
this
rezone,
and
I
hope
this
truly
is
the
safe
community
space.
It
claims
to
be
to
have
a
discussion
about
this.
P
I
genuinely
feel
that
this
project
continue
contributes
positively
to
the
character
of
the
community,
acknowledging
the
growth
salt
lake
has
had,
and
the
value
and
privilege
of
being
able
to
own
a
new
construction
home
in
the
neighborhood
of
the
avenues.
I've
heard
a
lot
of
talk
of
preserving
the
master
plan.
The
avenue's
master
plan
was
written
before
I,
a
homeowner
in
the
community
was
born
using
that
as
an
immutable
standard
feels
deliberately
exclusionary
to
a
non-trivial
percentage
of
the
community.
P
When
I've
talked
to
my
neighbors
peers
and
co-workers
about
this
project,
the
dominant
narrative
has
been
that
sounds
awesome
to
have
adus
in
a
higher
density
community
within
the
avenues
and
have
those
people
be
able
to
be
part
of
that.
That
being
said,
I
agree
with
all
of
the
points
that
million
dollar
homes
is
not
ideal
to
provide
more
access.
P
It
feels
like
getting
to
smaller
lot
sizes
will
make
it
viable
to
have
more
affordable
homes
here,
and
I,
since
this
is
about
the
zoning
and
not
the
plan,
I
would
love
to
see
when
we
discuss
the
plan,
a
proposal
for
affordable
homes
in
our
community.
That
being
said,
the
community's
commentary
on
the
density
and
yards
and
needing
to
have
lower
density
and
lower
yards
makes
it
feel
like
this
is
not
a
group
that
would
be
open
to
an
affordable
plan.
P
F
Good
evening
my
name
is
anthony
aurossi
and
I'm
a
six-year
resident
of
the
saint
mary's
neighborhood.
My
family
owns
a
property
in
the
elk
crest
neighborhood
that
we
have
been
working
on
developing
a
small,
simple
home
on,
but
have
faced.
Substantia
sorry
of
substantiated
feedback
from
the
surrounding
neighbors
opposition,
like
we
have
heard
tonight,
hits
all
areas
of
the
city
not
just
the
avenues.
The
reality
is.
Our
population
is
increasing,
whether
we
like
it
or
not.
F
It's
already
been
pointed
out
tonight
that
our
city
is
facing
a
major
housing
shortage
problem,
so
I
think
we
should
be
focused
on
how
we
can
increase
modest
and
affordable
housing
throughout
the
city.
So
young
people
who
were
raised
in
this
in
the
city
can
live
near
their
parents
and
where
they
might
want
to
send
their
kids
to
school
and
not
have
to
leave
the
city
and
move
out
to
communities
such
as
harriman.
F
K
Hi
how's
it
going.
My
name
is
michael
valentine,
I'm
one
of
the
founders
of
save
the
pantages.
I've
been
fighting
the
city
for
the
last
three
years
to
save
the
theater
that
was
just
recently
illegally
destroyed.
I'm
also
one
of
the
directors
of
the
new
nonprofit
restorative
society
of
utah.
That's
a
proponent
of
historic
property
saw
throughout
utah,
I'm
here
to
support
the
avenues,
greater
community
council
and
also
the
reason
against
the
zoning
against
this
deal
and
to
really
kill
this
thing
once
and
for
all.
K
In
january
of
this
year,
mayor
mendenhall
took
donations
from
clark,
ivory
and
christine
ivory,
and
then
before
that
in
november
she
took
donations
from
boyer
company-
and
I
guess
andrew's
not
here
tonight,
because
she
has
a
conflict
of
interest,
but
she
sits
in
the
chair
of
ivory
and
boyer
up
on
at
the
at
the
university
of
utah
under
the
eccles
school
of
business,
the
same
spot
where
clark,
ivory
has
a
as
a
seat.
So
this
this
deal
is
illegitimate.
K
You
guys
are
ignoring
the
entire
community
over
and
over
same
thing
with
the
pantages.
This
thing
needs
to
end.
Now
you
need
to
stop
supporting
developers
start
you
know,
supporting
the
community
and
listen
to
what's
going
on.
You
know
if
you
just
keep
railroading
this
through
there's
going
to
be
ramifications.
I
filed
official
complaints
today
with
the
city,
I
will
escalate
these
complaints
to
the
state
of
utah
wherever
they
need
to
go.
This
needs
to
end
now.
You
guys
all
work
for
the
people
of
the
city
and
not
developers.
K
Mayor
mendenhall
needs
to
not
be
taking
thousands
and
thousands
of
dollars
of
donations,
and
this
is
going
to
be
one
of
the
biggest
campaign
issues
next
year.
As
far
as
I
know,
I'm
the
only
one
running
against
her
and
I'm
running
his
anti-corruption
candidate,
and
this
needs
to
end
right
now.
Support
these
people
support
the
avenues,
I'm
tired
of
people
like
victimizing
and
and
decrying
what
they're
saying
they
know
what
they're
talking
about
they've
lived
in
the
avenues
for
decades.
D
Ruthanne
hamilton
you're
up
maria
mestakis
is
on
deck
and
lynn.
Keane
is
in
the
hole.
N
I
I
moved
here
about
20
years
ago
from
new
york
and
new
jersey,
and
I
love
the
character
of
the
avenues.
It's
unique.
It's
very
diverse,
the
people
that
live
there.
It
ranges
and
that's
from
conservative,
to
liberal
to
everything
that
you
can
find
in
at
least
where
I
live.
We
all
love
the
avenues
and
we
all
support
each
other,
and
what
I
hate
to
see
is
something
that
I
think
is
the
jewel
in
salt
lake.
N
I'm
not,
I
didn't
grow
up
in
salt
lake,
but
I
see
the
avenues
as
a
jewel
of
salt
lake
city,
and
I
really
would
hope
that
the
planning
commission
can
see
some
of
these
jewels
in
salt
lake
city
and
not
destroy
them.
Don't
make
a
diamond
into
a
into
a
lump
of
coal
by
approving
this
development,
one
that
I
live
on
twelfth
avenue
by
the
way
just
on
capitol
park,
development
and
the
the
lots
of
things
have
been
covered,
but
one
of
the
things
that
also
concerns
me
is
all
the
parking.
N
Sometimes
I
hear
that
ivory
homes
compares
their
development
to
other
dense
developments
that
are
in
the
avenues
like
the
meridian
and
north
point,
but
there's
plenty
of
guest
parking
on
the
day-to-day
living
and
you
don't
see
cars
flowing
out
and
parking
on
the
streets
and
what
was
pointed
out
on
f
street.
The
dead
ends
into
north
point
cars
like
these
adus.
I
know
that
I
I
think
it's
illegal
to
have
adus
in
the
avenues
but
they're
there,
and
if
these
are
used,
I
mean
yeah.
N
If
these
are
not
adus,
but
I
mean
airbnbs
and
these
are
going
to
be
used
as
airbnbs
and
where
are
all
the
cars
going
to
park.
As
was
pointed
out,
there's
just
a
couple
of
guest
parking,
very
narrow
streets.
The
cars
are
going
to
be
parking
out
on
the
streets,
they're
going
to
be
partying
parking
out
on
f
street
they're,
going
to
be
parking
out
on
our
private
road
that
we
have
to
maintain.
N
A
D
Is
in
the
hole.
P
Right,
thank
you,
everybody
for
your
time.
Good
evening.
My
name
is
maria
mastakis.
I
am
a
member
of
the
board
of
the
poazc
and
the
president
of
the
capital
park
hoa
a
development
with
50
homes.
Capital
park
residents
are
strongly
opposed
to
ivory's,
overly
dense
and
poorly
designed
development.
I
moved
into
capitol
park
in
1998
in
one
of
the
first
houses
on
caring
cove,
which
abuts
the
ivory
property.
I
now
live
on
11th
avenue.
P
Over
the
last
23
years,
I've
watched
houses
being
built
in
our
community
all
following
the
current
zoning
requirements,
which
has
led
to
a
beautiful,
family-oriented
community
without
so
much
traffic
that
you
have
to
worry
about
your
kids
playing
on
the
sidewalks.
Now
ivory
wishes
to
change
all
this.
Their
application
for
a
rezone
to
go
from
11
lots
to
19
lots
in
conjunction
with
adding
14
adus,
is
completely
unreasonable
and
has
stimulated
an
unprecedented
level
of
opposition
from
the
avenues
residents,
the
planning
division
reports.
P
They
have
received
a
staggering
654
letters
with
the
637
or
97
percent
of
the
people
being
opposed
the
president
of
capitol
park
north
point
and
the
meridian,
together
with
the
residents
of
f
street
representing
the
community
lives
closest
to
the
development,
have
all
written
in
strong
opposition.
Twenty
one
hundred
avenues
residents
have
signed
a
petition
opposing
rezone.
The
gacc
has
conducted
two
ballots
on
the
rezone.
The
first
ballot
was
688
opposed
to
four
in
favor.
The
second
ballot
was
1244
opposed
98
percent
opposition.
P
This
prolonged
and
increasing
level
of
community
opposition
is
not
an
expression
of
nimbyism
but
reflects
an
increasing
understanding
of
our
community
of
how
problematic
and
unreasonable
ivory's
proposed
development
is.
We
respectfully
request
the
planning
commission
to
recognize
the
wishes
of
those
that
are
most
impacted
by
this
development
and
recommend
against
the
rezone.
Ivory
can
build
homes
with
adus
without
a
rezone
thanks.
O
O
That
decision
was
intimidating,
capitol
park
was
in
its
infancy
and
its
developers
appeared
to
be
in
financial
trouble.
The
va
hospital
was
a
derelict
building
looming
over
capitol
park
and
our
future
home.
It
was
a
serious
threat
to
the
future
of
the
subdivision.
So
before
closing
the
purchase,
we
consulted
the
salt
lake
city
planning
division.
Its
director,
larry
butcher,
assured
us
that
the
hospital
property
would
be
developed
into
a
high
quality
condominium
or
demolished
and
developed.
O
In
accordance
with
the
fr3
zoning
single
family
zoning
standards,
we
relied
upon
his
assurances
and
completed
the
purchase
of
our
home.
Until
now,
the
city
has
kept
the
promises
it
gave
us.
It
has
taken
over
20
years
with
the
capitol
park
area
has
successfully
overcome
the
repeated
challenges
it
has
encountered
since
2001..
O
O
The
planning
provision
has
issued
a
report
to
you
recommending
approval
of
the
rezoning
request
if
that
recommendation
is
accepted
by
the
planning
commission
and
ultimately
by
the
city
council.
The
trust
that
we
and
other
residents
have
placed
in
the
city's
fidelity
to
its
own
laws
will
be
broken.
That's
not
right.
A
F
Good
evening,
I'm
joel
deaton,
I'm
president
of
the
north
point
homeowners
association.
We
have
50
homes
there
and
the
north
point
residents
are
strongly
opposed
to
this
proposal.
Should
ivory
holmes
get
a
rezone
or
not?
This
is
a
question
being
asked
by
the
planning
commission
this
evening
and
we
are
curious
about
what
factors
come
into
play
in
making
the
decision.
F
F
Zoning
of
adjacent
and
nearby
development
number
two,
the
vast
majority
of
adjacent
and
nearby
developments
are
zoned
fr-3,
three
topography.
It
is
difficult
to
build
on
sloped
lots
even
more
difficult
to
build
well
with
density.
We
see
this
density
as
a
mess
that
ivory
has
in
their
design
four
size
and
type
of
housing.
Unquestionably,
the
housing
ivory
wishes
to
build
are
far
more
typical
of
those
in
the
fr3
zone
than
those
in
the
sr
zone.
Five
community
opinion.
I
think
this
goes
without
saying.
You've
heard
a
lot
of
opposition
to
this
from
the
community
six.
F
The
environment
in
every
regard.
Fr3
is
the
more
appropriate
zoning
classification
due
to
wildfire
risk
protection
of
wildlife,
habitat
air
quality,
drainage
erosion
and
retention
of
mature
trees
and
the
traffic
issues.
Walkability
number
seven
city
policy
calls
for
density
to
be
added
to
walkable,
neighborhoods,
close
to
mass
transit,
jobs
and
amenities.
This
is
not
such
a
location
and
eight
compatibility
and
preservation
of
neighborhood
character.
Ivory's
proposed
development
is
not
compatible
with
current
housing.
B
B
B
Of
course,
these
are
all
two-story
quote,
unquote
cottages.
So
let
us
dispel
all
illusions
that
ivory's
buildings
are
quaint
country.
Cottages
ivory's
buildings
are
large
houses,
far
more
typical
of
those
found
in
the
fr-3
zone
capital
park
area
than
those
in
the
sro-1a
zone
of
the
avenues
where
most
homes
are
small,
single-story
dwellings.
B
B
ivory
then
misuses
the
plan
development
ordinance
to
reduce
setbacks
everywhere,
including
on
the
periphery,
to
gain
more
lots
that
would
be
possible
under
strict
compliance
with
the
requested
zone,
and
then
ivory
wants
to
build
these
large
two-story
homes
complete
with
three
car
garages.
Not
cottages
onto
these
shrunken
lots
with
reduced
setbacks.
E
M
I
live
at
536,
east
13th
avenue.
I
carefully
reviewed
the
staff
report,
the
report-
that's
that
sits
before
you
of
our
action
tonight.
I
find
it's
dismissive
of
most
of
the
concerns
that
have
been
raised
by
my
friends
and
neighbors
who've
addressed
you
this
evening.
P
20
years
when
the
city
designed
the
public
street
system
for
the
avenues
it
wisely
granted
a
wide
right
of
way
for
all
the
roads
that
serve
this
community,
the
roads
do
not
consume
all
of
this
right
of
way
such
that
there's,
typically
20
to
30
feet
of
city-owned
land
on
each
side
of
the
upper
avenue
streets.
This
city-owned
land
is
not
maintained
by
the
city
and,
in
most
instances,
has
been
integrated
into
the
landscaping
of
individual
properties.
P
The
presence
of
this
substantial
amount
of
city-owned
land
helps
give
the
avenues.
An
open,
green,
leafy,
pleasant
appeal.
Despite
having
relatively
small
five
thousand
square
feet
lot
sizes
in
the
sr1a
zone.
Ivory's
development
lacks
the
city-owned
land
such
that
the
visual
impact
of
reducing
lot
sizes
via
a
rezone
and
setbacks
via
planned
development.
Great,
is
greatly
magnified.
P
Private
developments
in
the
upper
avenues
such
as
capitol
park
also
lack
this
city
on
land,
but
compensate
by
having
larger
lot
sizes.
Standard
density
measurements
do
not
take
into
account
the
city-owned
land,
which
would
typically
give
an
additional
one
thousand
to
fifteen
hundred
square
feet
of
front
setback
to
the
road.
Adding
to
the
comparative
density
of
ivory's
development
in
relation
to
the
existing
sr1a
zone,
the
impact
of
city-owned
land
is
significant
and
should
be
taken
into
account
in
considering
a
radical
change
from
fr3
to
sr1.
P
A
A
The
proposed
rezoning
for
lot
675
north
would
be
too
high
density
for
the
access
and
services
currently
available
in
the
upper
avenues.
The
increased
density
and
current
plans
submitted
by
ivory
homes
is
incongruous
with
character
and
historic
nature
of
the
avenues
which
previous
precedence
has
protected
with
zoning
rules.
The
next
one
is
bend
far.
A
A
This
will
cause
too
much
traffic
and
pollution
and
endanger
folks
walking
on
the
roads
and
finally,
susan
mcnamara.
The
issue
isn't
what's
best
for
ivory.
It
is
what
is
best
for
the
avenues
in
salt
lake
city
as
a
whole.
Ivory
will
build
and
make
you
profit,
no
matter
what
give
the
needs
to
salt
lake
city
and
avenue
the
plant
proposed
is
seriously
flawed.
The
many
factors
addressing
this
issue
have
been
well
laid
out
by
others.
Please
deny
the
rezone
and
negotiate
a
plan
that
fits
us
not
ivory.
A
Okay.
That
concludes
the
comments
for
in
person
we're
going
to
move
to
the
webex
portion
of
our
hybrid
meeting
and
amy.
I
believe
you're
going
to
be
running
that
so,
if
you
want
to,
if
you
are
in
attendance
via
webex,
you'll
need
to
raise
your
hand
in
order
to
be
recognized
to
speak
and
the
same
rules
will
apply.
You'll
have
up
to
two
minutes
after
you
state
your
name.
F
Just
if
you
are
listening
and
you
want
to
speak,
there
is
a
little
hand
down
on
the
right
hand
of
the
screen
and
it's
kind
of
hard
to
find.
So
we
can
give
you
guys
a
few
minutes
to
look
for
that
without
the
hand
up,
there's
any
way
for
anybody
who's
online
to
indicate
that
we'd
like
you
to
speak.
So
we
can
give
you
a
few
minutes
and
if
you
want
and
I'm
sure
I
could
read
the
emails
we
got
while
we're
waiting
to
see
if
people
want
to
raise.
A
F
The
first
emails
from
genevieve
atwood:
we
can
frame
this
issue
several
ways,
but
it
seems
clear
to
me
when
we
work
diligently
together
and
create
a
master
plan.
Are
we
just
kidding,
or
is
the
city
just
kidding
when
it
requested
us
an
input
if
we
want
to
protect
foothills
and
we
have
a
master
plan
that
does
that?
Don't
approve
of
development
that
undermines
the
master
plan's
foundation
and
pulls
the
rug
out
from
citizens
extensive
time
and
effort,
it's
a
major
loss
of
credibility.
Thank
you.
F
F
The
next
one
is
from
casey
o'brien
mcdonough
dear
planet,
commissioners.
I
do
not
believe
ivory
had
made
a
genuine
effort
to
meet
the
concerns
of
the
neighborhood
and
neighborhood
councils.
A
compromise
is
something
near
the
middle
or
two
positions.
The
property
was
zoned
the
way
it
was
for
a
reason.
Many
many
hours
of
public
input
and
decades
of
planning
the
large
majority
of
the
neighborhood
and
the
neighborhood
councils.
Don't
want
this
zoning
and
master
plan
change.
F
If
the
developer
really
wanted
to
compromise
and
find
middle
ground,
they
would
not
be
proposing
these
changes
in
the
density
that
they
are.
My
impression
is
the
neighborhood
and
neighborhood
council
have
always
been
willing
to
meet
the
developer
in
the
middle,
but
the
developers
clearly
not
been
willing,
as
the
current
proposals,
far
from
being
welcomed
by
neighborhood
and
neighborhood
councils.
I
keep
hearing
comments
about
affordability
and
that
somehow
this
development
will
do
something
in
that
effort.
The
development
will,
of
course,
not
be
anything
close
to
affordable.
F
It's
a
false
promise
and
I
believe,
a
disingenuous
effort
to
make
this
zoning
and
master
plan
change
sound
good.
It
is,
in
effect,
a
bait
and
switch.
We
keep
hearing
the
rally
cry
more
housing
and
more
density.
We'll
saw
the
housing
opportunity,
affordability
crisis,
but
if
that
were
the
case,
places
like
new
york
would
have
the
most
opportunity
and
be
the
most
affordable
and,
of
course,
neither
of
those.
F
I
would
also
add
that
I
strongly
encourage
any
of
you
who
have
a
conflict
of
interest
with
the
applicant
in
any
way,
shape
or
form
to
abstain
from
voting
on
this
matter.
To
not
do
so
gives
the
impression
of
undue
influence
and
puts
public
trust
in
the
planning
commission
at
two
greater
risk.
I
do
not
believe
you're
in
the
position
that
you
are
to
represent
the
interest
of
developers.
F
We're
almost
there
sorry,
the
next
one's
from
andrew
steiner,
he
says
hello.
I
know
it's
late
notice,
but
I'd
be
interested
in
participating
in
tonight's
media.
I
did
send
in
the
link,
but
he
said
would
be
okay
just
to
read
this
email.
F
It's
also
probably
passed
together,
but
I
feel
much
better
if
ivory
were
pursuing
sr1a
instead
of
sr1,
because
this
would
be
consistent
with
the
plots
adjacent
to
the
east
if
they're,
essentially
fr3
and
actual
build
out
the
height
added
height
of
frs
fr1
seems
to
present
concerns
towards
changing
the
character
of
the
buildings.
Live
additional
feet
can
be
a
big
difference.
F
I
believe
this
is
the
last
one
that
we
received
during
the
meetings
from
diane
thompson.
I
love
the
idea
of
having
some
new
home
choices
in
this
area.
Having
my
mom
live
with
me
could
have
been
a
blessing
this
year
when
she
was
struggling
or
being
able
to
have
a
college-aged
child.
Live
adjacent
to
my
primary
residence
would
be
lovely.
I'm
really
hoping
this
development
was
forward
for
a
number
of
reasons.
Again
that
was
diane
thompson.
That's
all
the
emails
that
we've
received
since
4
45.
A
P
Not
have
any
hands
raised,
I'm
wondering
if
I
should
just
go
through
and
right
now,
there's
only
eight
people
on
the
webex
and
just
double
check
that
they
don't.
P
So
darcy
taylor,
I'm
going
to
unmute
you
if
you'd
like
to
speak.
E
Okay,
going
to
the
next
one
shane
shane
you're
unmuted!
If
you
wish
to
speak.
A
A
E
A
Okay
with
that
we
will
close
the
public
comment
period.
I
want
to
thank
everyone,
including
every
just
everyone
in
the
room
for
participating.
I
just
want
to
take
a
couple
moments
to
talk
about
what
will
happen
next
and
also
give
you
kind
of
a
brief
understanding.
So
you
know
the
planning
commission,
we
are
all
members
of
the
community
and
we
volunteer
our
time
as
planning
commissioners.
A
So
we're
not
we're
not
paid
employees.
We're
we're
here
to
evaluate
these
projects,
but
we
don't
have
the
flexibility
that
the
city
council
does
as
elected
officials.
So
I
will
just
remind
the
planning
commissioners
when
we
do
evaluate
this
particular
request
for
a
zoning
map
amendment
and
a
master
plan
amendment.
We
need
to
look
at
the
legal
standards
that
direct
that
are
our
guidelines
and
they're
on
page
81
of
the
staff
report.
A
So,
as
you
evaluate
the
project
with
everything
you've
heard
tonight,
we
we
have
to
tie
it
back
to
those
standards
which
is
just
our
legal
restrictions
as
plenty
commissioners.
Now
I'm
going
to
give
the
applicant
time,
but
not
like
unlimited
right.
I
don't
want
to
necessarily.
J
A
A
J
Madam
chair
members
of
the
planning
commission,
my
name
is
chris
gambarulis,
I'm
the
president
of
ivory
development,
I'm
also
a
salt
lake
city
resident.
I
live
in
the
sugar
house
area
and
I
served
on
the
iraq
on
the
redevelopment
advisory
committee
for
eight
years
and
is
the
chair
of
the
rack
as
well.
J
And
have
developed
in
different
parts
of
the
city
and
when
this
property
became
available
from
the
church
of
jesus
christ
of
latter-day
saints,
there
were
quite
a
bit
of
interest
in
it
locally
and
actually
in
the
neighborhood.
J
There
was
a
for
sale
sign
on
the
corner
and
they
did
receive
a
lot
of
offers
on
it.
This
just
I'm
gonna
try
and
I'm
gonna
do
my
best
to
try
and
stay
focused
on
the
land
use.
Even
though
we
had
a
lot
of
public
comment
that
wasn't
really
really
focused
on
the
land
use.
So
I'm
going
to
do.
A
Not
what's
before
us
tonight,
so
we
can't
consider
those
and.
J
A
J
Keep
so
I
want
martial
three-car
garages,
those
kind
of
things
I'm
gonna,
we'll
we'll
push
those
off
perhaps
to
another
day,
but
to
stay
on
on
some
of
the
land
use
and
some
of
the
arguments
against
the
change
in
the
land
use
and
at
a
macro
level
like
the
traffic
and
this
you
know
this
increase
in
traffic.
In
this
area
we
did.
J
We
did
commission
a
traffic
study.
Your
own
traffic
engineer
said
we
probably
don't
need
one.
This
is
pretty
small,
but
let's
go
ahead
and
get
one
anyway.
We
gave
it
and
the
traffic
engineer
said
yep,
that's
what
we
thought
was
going
to
happen
and
and
really
what
it
said
was
that
at
peak
pm
hours,
which
were
the
highest
you
know,
peak
pm
was
higher
than
peak
am
so
they
used
the
peak
pm.
J
We
were
talking
about
30,
somewhat
cars
between
four
and
six,
so
it
so
in
those
peak
pm
hours
with
this
project,
in
addition
to
the
20
cars
that
they
counted
so
in
a
120
minute
period,
it
would
have
an
impact
of
34
34
trips,
so
one
the
underlying
traffic
is
not
significant
and
and
two
this
increase,
this
density
increase.
This
redone
does
not
significantly
increase
the
traffic
again
just
trying
to
stay
focused
on
land
use.
J
A
lot
of
things
you
know
were
said
about
the
fire
and
those
kinds
of
things
and
fire
safety
and
from
a
land
use
standpoint.
I
would
simply
argue
that
whether
there's
nine
homes
or
11
homes
or
20
homes,
that
if
there
is
fire,
danger,
there's
fire
danger
and
if
there's
not,
then
there's
not
I'm
not
saying
that
there's
not,
but
it
doesn't
change
the
fire
danger
if
they're
bigger
homes
on
bigger
lots,
it
just
means
that
they're
more
expensive
homes
on
bigger
lots.
J
So
the
the
kinds
of
arguments
infrastructure
arguments
I
just
I
have
a
real
challenge
with
those
as
we
talk
about
the
the
land
use,
something
was
brought
up
relative
to
the
land.
Use
was
the
was
capital
park
avenue
and
its
ability
to
service
this
area.
It's
been
determined
by
the
engineering
department
that
it
is
the
church
of
jesus
christ,
of
latter-day
saints
negotiated,
an
easement
about
20
years
ago
with
wally
wright,
and
there
is
axis
on
capitol
park
avenue
that
that
does
provide
access
to
this
property.
J
So
we
we
want
you
to
know
that,
and
you
know
the
the
director,
the
previous
director
of
ucare,
wrote
a
letter
in
support
of
this
to
the
issue
of
land
use
and
increased
density
relative
to
air
quality,
and
some
of
the
the
arguments
that
you
heard
tom
carter,
who
was
the
previous
director
of
ucare,
said
no.
Actually,
this
increasing
the
density
here
is
actually
better
than
moving
people
to
harriman
we're
happy
that
people
want
to
move
up
to
herman
because
we're
also
happy.
J
We
build
a
lot
of
homes
there,
but
we
all
share
a
same
airshed.
So
I
don't
want
you
to
be
to
think
that
the
avenues
has
a
different
airship
than
sugarhouse
or
harriman.
The
airshed
is
the
same.
So
it's
irrespective
of
where
the
density
is,
I
think
peter
and
we
are
related
by
the
way.
I
don't
know
if
you
caught
that
we
share
our
last
name
he's
not
my
brother.
J
He
looks
like
it,
but
I
thought
he
did
an
excellent
job
of
being
focused
on
the
land
use.
This
property
is
surrounded
by
a
diverse
housing
stock.
This
is
not
fr3,
surrounded
by
fr3.
It
simply
isn't,
and
you
know
you
can't
be
across
the
street,
from
a
five-story,
condo
building
and
next
to
50
town
homes
and
have
some
small
lot
single
family
across
from
you
and
share
one.
You
know
the
west
boundary
with
large
lots
and
say
that
the
only
thing
in
this
area
are
large,
single
family
lots.
J
They're
not
peter
put
up
on
the
screen
earlier,
not
for
debate
now,
but
but
to
three
different
site
plans,
and
that
was
an
evolution
from
2020
2021
and
going
to
the
gac
meetings.
I
can
tell
you
we
went,
we
listened,
we
responded.
We
came
back
with
other
plans,
we
came
back
with
other
plans
and
the
answer
was
always
only
fr3.
J
We
can
only
accept
multi-million
dollar
homes
on
large
lots,
that's
all
we
can
accept,
and
so
it
didn't
matter
whether
whether
they
were
34
or
25
or
19,
and
so
at
some
point
we
did
make
the
decision
that
we
would
come
in
and
ask
for
the
rezone
and
then
come
back
with
a
site
plan,
our
site
plan.
I
can
tell
you
it's
not
perfect,
it's
not
it's!
J
If
we
came
in
with
a
bunch
of
condos,
it
would
just
it
would
it
wouldn't
be
a,
and-
and
this
is
you
know
this-
this
level
of
of
opposition
would
just
be
amplified,
we're
not
trying
to
upset
the
whole
community.
We
do
think
that
that
very
low
density
to
low
density
is
a
very
moderate
increase,
and
it
is
certainly
justified
here
where
it
is
surrounded
by
a
mix
of
uses.
J
So,
thank
you.
That's
all.
A
Okay,
thank
you
all
right
now
we're
going
to
enter
into
the
discussion
portion
of
our
meeting
in
this
decision.
So,
commissioners,
if
you
have
comments
now,
is
the.
B
H
I'll
say
something:
okay,
there's
I
feel,
like
the
comments
tonight
have
been
very
they've,
been
a
compliment
to
your
neighborhood.
You
all
are
that
you
seem
like
you
understand
this
project.
You've
read
the
reports.
You
are
concerned
for
the
neighbors
that
you
have
right
now
and
the
neighbors
that
you
will
have,
because
you
understand
this
is
an
empty
lot
right
now,
but
it
in
in
all
of
these
public
hearings.
It's
interesting
because
people
love
their
neighborhoods.
Just
like
I
do.
H
I
love
my
neighborhood
and
I
love
my
neighbors
and
I
don't
necessarily
want
it
to
change
and
my
neighborhood
is
perfect,
except
unless
somebody
wanted
to
do
something
different
in
my
neighborhood,
in
which
case
it's
the
worst
neighborhood
ever
it
has
terrible
roads
and
fire
engines
can't
get
to
it
and
ambulances
won't
get
there
on
time
and
the
alleys
are
too
narrow
and
all
of
that
kind
of
stuff.
So
that's
that's
kind
of
stuff
that
I
expect
to
hear,
and
I
did
hear
and
do
your
voices
count.
H
H
I
think
I
think
a
couple
of
the
the
things
that
are
kind
of
moving
to
me
and
you
may
have
all
had
a
chance
to
read
the
staff
report
lots
of
times
people
come
in
to
make
comments
and
they
haven't
read
the
staff
report.
So
it's
not
clear
to
people
what
what
we
are
making
a
decision
on,
but,
as
chairperson
barry
pointed
out,
there
are
like
kind
of
five
considerations
that
we
make
to
say
to
say:
how
would
we
vote
on
this?
Does
this
follow
the
rules
and
the
you
know,
the
planning
department?
H
These
guys
are
the
experts
they're
schooled
in
this
they've.
Looked
at
a
lot
of
these
projects
thought
about
this
project.
A
lot
listened
to
everything
that
you
guys
have
to
say
and
their
findings
are
in
that
staff
report
and
for
a
lot
of
and
and
I'm
I'm
we
usually
are
pretty
moved
by
that
because
of
the
work
that's
gone
into
it
and
the
expertise,
that's
behind
it.
H
A
couple
of
the
questions-
maybe
the
one
to
me-
that's
the
most
kind
of
questionable-
is
that
first
one
where
it
says,
does
this
plan
whether
a
proposed
map
amendment
is
consistent
with
the
purposes
goals,
objectives
and
policies
of
the
city
of
stated
through
its
various
adopted
planning
documents,
the
future
land
use
map
which
we've
talked
about
a
lot
was
was
from
35
years
ago.
1987.
H
there's
some
question
about.
Does
this?
Does
this
land
use
match
that
one,
because
it
says
that
any
any
kind
of
density
is
not
desirable?
H
That
was
one
of
the
quotes
out
of
that
out
of
that
map,
and
I
I
just
feel
like,
maybe
that
the
city
plans,
the
one
of
the
other
various
adopted
planning
documents,
the
two
of
them
that
are
a
little
bit
in
conflict
with
that
are
newer,
and
maybe
things
that
we
decided
were
not
desirable
in
1987
are
probably
more
desirable
now,
based
on
those
two
new
documents.
H
I
wonder
if
this
is
density
in
the
wrong
place,
because
we
every
time
we
see
a
project,
that's
like
on
the
tracks
line,
we're
like
why?
Don't
you
build
more?
Why
don't
you
put
more
units
in
there?
Why
don't
you
build
bigger
ones
so
that
families
can
live
there
and
they
don't
have
to
drive
and
this
isn't
on
the
tracks
line?
So
that's
a
little
bit
of
a
question
to
me
is
this
in
the
wrong
place,
but
I
think
I
think
it
is
a
good
neighborhood
that
does
have
you
know.
H
The
reports
say
that
there's
infrastructure
for
it
and
the
traffic
is
it's
a
huge
concern
for
people
who
live
on
that
street,
but
it's
overall,
the
traffic
report
says
it's
not
considering
the
affordable
housing
overlay,
which
I
know
it's
not
called
that
anymore,
but
I'm
still
calling
it
that
where
you
make
there
was
some
incentive
to
give
developers
some
kind
of
like
looser
rules
if
they
built
affordable
units.
H
H
I
appreciate
the
comments
and
the
time
today
and
I
I
listen
to
you,
but
I'm
also
looking
at
what
decisions
we
make
we're,
not
a
discretionary
body.
I
don't
think
like
the
actual
politicians
who
are
elected
to
represent
you
are
we
come
from
all
over
the
city
and
we
care
about
it,
and
we
also
see
it
in
a
in
a
big
picture
kind
of
way.
E
Guess
just
some
thoughts,
and
I
also
agree
with
the
fact
that
it's
you
know
a
unique
part
of
the
city
and
maybe
the
density
is
in
the
in
the
wrong
place.
The
one
I'm
looking
at
number
three,
the
extent
to
which
this
proposed
amendment
will
affect
adjacent
properties.
E
To
me
that
is
yet
to
be
reconciled
as
I
look
at
this
proposed
amendment,
because
I
feel
that
it
does
affect
adversely
to
the
neighborhood,
so
I'm
still
trying
to
grapple
that
with
with
what's
been
proposed,
the
you
know,
looking
looking
at
the
project
itself,
I'm
sure
the
neighbors
here
as
well.
You
know
everybody
wants
to
have
a
nice
community
or
they
want
to
have
a
nice
neighborhood,
and
I
wonder
if
ivory
can
do
in
the
f.
E
A
A
Okay,
speak
up
hi.
I
I
think
just
because
an
adu
is
built
doesn't
mean
that
it
will
operate
as
an
edu
if
it
doesn't
meet
the
requirements
of
having
an
owner
occupied.
You
know
one
of
one
of
those
structures
and
then
go
through
the
process
of
renting
it
or
using
it
as
an
edu.
A
So
I'm
also
trying
to
think
that,
through
of
like
what
kind
of
impact
that
actually
makes.
C
I
do
think
you
have
to
think
about
the
potential
of
adus
because
you're
right
unless
there's
a
homeowner
who
lives
in
the
home.
If,
if
somebody
buys
a
home
and
then
rents
the
whole
house
out,
they
can't
also
rent
the
adu
correct
under
current
zoning
yeah
under
current
rules.
Yeah,
that's
right!
C
C
So
I
don't
think
it's
fair
to
say
that
this
is
a
disaster
that
it's
character,
destroying
that
it
is
a
very
high
risk
that
it's
endangering
children,
that
is
worsening
salt
lake
valley's
air
pollution
or
that
it's
turning
a
diamond
into
a
lump
of
coal
or
that
has
gone
way
past
anything
that
one
could
even
imagine
or
that
it
was
unreasonable.
I
also
don't
think
it's.
I
think
there
are
a
number
of
red
hearings
out
there
too,
that
have
been
proposed,
as
as
reasons
why
we
shouldn't
approve
this
one.
C
Is
the
traffic
services
and
infrastructure
which,
as
a
certified
planner
and
a
person
who's
done
my
own
studies
of
traffic
many
times?
I
know
that
11
additional
units
or
even
33
additional
units
is
a
drop
in
the
bucket,
especially
compared
to
the
street
infrastructure,
the
block
sizes,
the
number
of
streets
and
so
forth
of
the
avenues.
C
C
C
The
fact
that
it's
not
a
fit
with
the
neighborhood
we
haven't
seen
the
design
yet
so
we
don't
really
know
whether
it's
going
to
be
a
fit
with
the
neighborhood
or
not,
and
the
fact
that
it's
that
the
master
plan
doesn't
go
with
the
master
plan.
Things
have
changed
a
lot
since
that
master
plan
was
done,
and
I
think
we
have
to
consider
reasonable
and
workable
adjustments,
particularly
if
it's
we're
adding
a
very,
very
modest
amount
number
amount
of
density
to
an
already
very
low
density
neighborhood.
C
C
C
C
C
On
the
other
hand,
they
have
to
live
with
a
five-story
building
across
the
street
from
their
single-family
house.
So
it
is
difficult
for
me
to
see
that
this
is
unfair
to
the
avenues.
E
I
live
in
the
avenues.
I
agree
with
brenda.
I
love
the
avenues.
I
love
my
neighborhood.
I
love
how
eclectic
it
is.
I
love
the
fact
that
on
my
street
historic
street,
that
looks
like
a
bunch
of
single-family
homes,
I
have
a
neighbor
who
rents
out
four
apartments
and
that's
her
income
and
that's
how
she
can
stay
in
her
house.
I
love
that
on
my
my
other
neighbor,
it's
two
families
living
in
a
house
that
looks
exactly
like
a
single
family
home.
E
It
just
creates
diversity
and
opportunity
for
people
to
live
in
this
neighborhood
that
we
don't
create.
Otherwise.
So
I'm
a
big
believer
in
infill
development,
I'm
a
big
believer
that
every
neighborhood
in
the
city
should
be
finding
opportunities
to
create
density
and
alternative
housing
products.
I
don't
think
the
number
of
units
here
is
outrageous.
We
will
create
the
impacts
that
we
heard
about
tonight.
I
drive
these
streets
every
day.
K
D
D
A
One
second
in
one
second,
so
we
have
a
motion
for
maureen
and
a
second
from
mike
amy.
You
want
to.
H
Oh
sorry.
Sorry
sorry
guys
on
the
on
the
second
condition
listed
in
the
staff
report,
where
it
says,
rear
property
line,
maybe
add
the
language
that
says:
rear
or
side
yard
property
line.
A
Accept
that
friendly
amendment
yeah
okay,
so
we
have
a
motion
for
maureen
a
second
from
mike
with
the
friendly
amendment
accepted
any
discussion
to
this
motion.
E
F
A
A
A
E
B
A
Okay-
and
I
also
vote
yes
that
motion
passes,
I
do
want
to
state
that
I
think
the
majority
of
comments
that
we
heard
tonight
that
we
listened
to
yeah
the
burden
for
those
are
really
going
to
be
in
what
you
bring
back
in
terms
of
setbacks
and
all
that
stuff
so
expect
some
real
scrutiny
from
us
on
that,
and
I
want
to
thank
everyone
who
came
to
attend
this
meeting
and
remind
you.
This
is
not
the
last
opportunity
for
you
to
participate.