Faced with strong opposition from hundreds of neighbors, Salt Lake City planners have approved a re-zone of 3.2 acres of open space on Avenue. Give way to a new home.
Ivory Homes, Utah’s largest homebuilder, is transforming approximately 675 North F Street from a long-standing hilly residential area that requires at least a quarter-acre of residential land to a special development area. In half that span, the number of homes that Ivory is allowed to build is basically doubled.
By switching densities, Murray-based ivory can plan what it calls. Capitol Park CottageThere are 19 detached homes, including 5 custom-made homes. At least 14 homes will have an attached Housing Unit (ADU) built in, with a total of 38 new homes on the current green space at the northern end of F Street on 13th Avenue.
Ivory describes this project as an experimental demonstration of using pre-built ADUs and higher density construction, among other things, as a way to increase housing per acre in a city. Affordable major housing shortages.
Homebuilders won re-zone approval at the end of Wednesday after more than two years of debate and four versions of the fiercely contested proposal. 9-1 votes followed Hours of public testimony I mainly disagree with that idea.
This change requires a final vote by the Salt Lake City Council.
Peter Gambroulas, project manager of Ivory, first enacted in 1987 as part of the Master Plan, the existing hilly zoning of this property is outdated and larger, unreachable by most residents. He said he explicitly restricted construction to higher-end homes.
“It’s not the best result of such a rare landfill in the city,” said Gamvrowlas about the land Ivory purchased from The Church of Jesus Christ of Latter-day Saints.
The Avenue Master Plan has not changed, but the city planning and housing goals have changed. “Density isn’t afraid, and it’s good if it can be increased minimally and reasonably,” he said.
From “very low density” to “low density”
According to city documents, the zoning change will effectively change the site from “very low density” to “low density”. With about 10 dwellings per acre, the property is built more densely than the blocks around Upper Avenue, but judging from the city map, many of the neighboring blocks south of Seventh Avenue are acres. It is kept below the density per area.
However, few housing projects in recent years have caused the organizational opposition it has.
Neighbors have improved traffic and road safety, parking problems, loss of green space, air pollution, wildfire danger, compression of retreats from surrounding homes, and projects on the city’s oldest avenue. I am worried about the idea that it is incompatible with the general character of and the richer areas.
Nearly 60 residents testified to the proposal on Wednesday, but only a handful agreed. Two organized community groups also opposed Ivory’s plans.
“We understand the city’s housing shortage and are ready to accept a reasonable increase in the density of this plot,” Peter Wright said. Maintaining the Avenue Zoning UnionWas born to fight Rezone.
“But what Ivory suggested is not rational,” Wright said. “It’s not rational.
“These are big, tall two-story homes with four or five bedrooms and a garage of three cars,” he complained. Less than half the size of what Ivory describes as a “cottage.”
“Not an affordable home”
Wright et al. Pointed out two community-wide polls conducted by the Greater Avenues Community Council and a signature drive that attracted thousands of participants. All of these have had overwhelming results for the project. Some others have said that home prices can exceed $ 1 million per home and ADU will be rented at market prices.
“This is not an affordable home,” said nearby resident Sarah Delong. “It feels like a for-profit company that is making a profit at the expense of the property value of our homes due to the safety of locals, children, and potentially increased traffic congestion.”
Gamvroulas is still facing a design approval process from the city, the Capitol Park Cottages project is “a place for additional families with good access to work, schools, parks, services and generally good.”
Catherine Kennedy, a resident of Avenue and a member of the Salt Lake City Board of Education, reiterated student safety concerns about the possibility of adding cars to the steep streets of Avenue, which often lacks sidewalks. Another resident, Gary Crittenden, warned that the danger of wildfires was exacerbating and pointed out the flames that threatened the city’s Marmalade district a year ago.
“The high density of ivory projects can hinder firefighting and endanger life and property,” said Kritenden, who feared that higher housing densities would hinder emergency evacuation. increase.
Opinion from the planning committee
Andres Paredes, the only member who voted against the re-zone recommendation, agreed with comments on Avenues’ unique character, saying “the density may be in the wrong place.”
“I feel it’s having a negative impact on my neighborhood, so I’m still working on what was proposed,” Paredes said.
Committee member Andorra GhentA professor of finance at the University of Utah, who holds the US Ivory Boyer Chair in Real Estate, is a position partially awarded by Ivory’s philanthropic activities and did not attend the meeting on Wednesday.
After public testimony, Commissioner Brenda Scheer “seems to be a bit above” many comments on the project, which is equivalent to adding 11 more housing units that can be built under current zoning. Said.
“It’s a disaster, it’s destroying your personality, it’s a very high risk, it’s endangering your child, it’s exacerbating the Salt Lake Valley air pollution, or it’s changing diamonds. I don’t think it’s fair to a lump of coal, “Sheer said. “The family is very pleased to have the opportunity to live in a new home on Avenue.”
However, Scheer talks about placing dense developments in neighborhoods that are particularly difficult to walk and lack access to mass transit, concerns about losing wildlife habitat, and how to build new homes on slopes. He supported other concerns raised by the population.
Adrian Bell, a resident of Avenue, believes that the number of housing units proposed under special development zoning is “exorbitant and will not produce the impact we heard tonight.” Said not.
“I have a lot of faith in Infill, and every region of the city needs to find an opportunity to create dense alternative housing products,” Bell said.
Commissioner Aimee Burrows praised the involvement of the inhabitants and called the opposition well-organized, thoughtful and accurate. “It’s a good neighborhood,” Burroughs said. “No matter how many families move to this parcel, they are fortunate to welcome you as a neighbor.”