30 Jul SHCC LUZ REPORT 2025 AUGUST
The City Council completed all the zoning consolidations on July 8. We don’t have a complete zoning code for any of the new zones, but we will provide links when we do. Here are Land Use issues coming up on our agendas.
August 6, 2025 – SHCC Meeting at the Hive 2065 E 2100 South at 7 p.m. (will also be on You Tube)
- Fairmont Senior Housing 2256 S 1100 East – Affordable Housing for people over 62 years of age. We will have the proposal explained, with slides and questions answered. Our website will be updated as soon as we get the most recent plans. Check this link in a few days so you can review it before the August 6 meeting.
August 18 SHCC Land Use and Zoning Meeting (SITE TO BE DETERMINED)
- The Hotel at Sugar House will be on the SHCC Land Use and Zoning (LUZ) meeting on August 18. We have just learned that they will be applying for MU-8 zoning at 85 feet instead of MU-11 zoning at 125 feet. As soon as we get an application with current information, we will post it on our website. Use this link.We also have learned that the transient room tax will be charged for rooms. Here is the state code that explains this. This project will have to go to the Planning Commission and City Council for approval.
We have a new apartment building opening shortly. The name is Montaire South at 1132 South Ashton Avenue (just west of the liquor store). They are taking reservations for the South building with a move in date of mid-August. Livemontaireslc.com is website.This is small space living with Class A amenities. Furnished studios, one & two bdrm units. 189 units. Secure parking. Vehicle charging, outdoor terraces, Bike storage, co-working with private offices. Dog and bike wash.
Stick-built or Steel?
During the recent zoning consolidation Salt Lake City completed, there was a lot of talk about the height of buildings, and the cost of materials. When the 2005 Sugar House Master Plan was approved, SHBD 1 was the zone for the business district, and the approved height limit was 105’. Here we are 20 years later, and the first building to actually be built to 105’ is the Montaire South (described above) and its partner, Montaire North will be the second.
Stick frame construction has a maximum height of 85 feet because of ladder height for firetrucks for escapability. To go above 85 feet requires you to go to type two construction which is concrete and steel stud framing. To go from 185 and higher goes into type one construction, which is all concrete and steel. And it requires additional fire, suppression, fire pumps, and additional technology for elevators and exiting. These changes cost more money. Between 105 and 125 feet doesn’t give you the revenue and coverage to pay for the 40% increase in construction costs to go to type two construction. That’s why developers will ask for between 150 and 185 feet. Then that height starts to warrant the added costs. This new zoning code is written so that to get the extra height, the project has to provide some community benefit. This might be open space, public parking, and a few other types of improvements. Affordable units would be the biggest bonus achiever. We often hear the comment “Community Benefit” when someone wants an exception. Here is the definition from these two sections of the Salt Lake City Zoning Code 19.06.070.C (it’s also in 21A.50.050.C).
Community Benefit Requirement. Each petition that is initiated by a private property owner shall identify the community benefit(s) provided by the proposal that would not otherwise be provided without the amendment as provided for in this section.
- The proposed public benefit(s) shall be from one or more of the following categories:
- Providing housing that aligns with the current or future needs of the community as determined by the general plan. Needs could include the level of affordability in excess of the number of dwellings that exist on the site, size in terms of number of bedrooms, or availability of housing for purchase.
- Providing commercial space for local businesses or charitable organizations.
- Providing a dedication of public open space.
- Providing a dedication or other legal form of protection from future development of land that is adjacent to a river, creek, wetland, floodplain, wildlife habitat, or natural lands.
- Preserving historic structures not otherwise protected.
- Expanding public infrastructure that expands capacity for future development.
