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If the city wants a walkable Ballpark neighborhood, its current zoning isn’t helping.
Just last month we reported on a proposal at 1365 S. Jefferson that put its parking garage front and center at street level – while following all the city’s rules for ground-floor street activation (there are none) in the CG General Commercial zone.
It’s the same zoning being followed by the authors of Paxton Place, 215 W. Paxton Ave, just 100 feet northwest of the Ballpark Trax Station at 1300 South and 200 West. And to little surprise, given that the zoning allows it, a two-story concrete wall and two driveways greet people along the sidewalk.
Images courtesy JZW Architects.
Despite a recently-adopted master plan for the area, the city continues to waste valuable hours at Washington Square reviewing applications for suboptimal projects, when a zoning rewrite would create better buildings for the public with more efficiency for developers in the entitlement process.
The Paxton Place project plans to remove a towing company, including (by BSL’s count) four buildings, two of which were originally constructed as single-family homes.
On .67 acre, Go West Investments and JZW Architects are proposing a 146-dwelling building that will offer 90 studios and 56 one-bedrooms.
The developer’s design review application (for a 14-foot increase in height over the 60 allowed in CG) notes “THE PROJECT FALLS OUTSIDE OF ANY TRANSIT ORIENTED DISTRICT DESPITE BEING 100′ NW OF THE BALLPARK TRAX STATION” (the entire narrative is in capitals).
As a result of no transit zoning (the city has FB-UN as well as TSA to work with), no ground-floor activation is required, and parking requirements are inflated. CN zoning requires 101 stalls – and guess what – that’s exactly how many the developers propose to provide.
No contractors have yet been named publicly for the project.
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