The Council recently adopted an ordinance creating the Jordan River Fairpark (JRF) Zoning District, which will cover approximately 93 acres at 1500 W North Temple. This zoning change aims to facilitate the development of the Power District. The Council also approved a resolution for a development agreement with the Larry H. Miller (LHM) Company and an interlocal agreement with the Utah Fairpark Area Investment and Restoration (UFAIR) board. These agreements ensure essential city services—including water, sewer, fire, and police— are provided within the district.
Read the Development Agreement
Read the Municipal Services Agreement
Background
In early 2024, the Utah Legislature passed House Bill (HB) 562, which established the Utah Fairpark Area Investment and Restoration (UFAIR) District, managed by the UFAIR Board. The bill requires Salt Lake City and LHM Company to agree on efficient land use reviews and approvals by Dec. 31, 2024.
When signed, this agreement will grant LHM Company the right to follow all current land use regulations. If the Salt Lake City and LHM cannot reach an agreement by the deadline, development in the area will not be subject to the city’s zoning regulations and the UFAIR board will have authority over land use for all private properties within the district.
Additionally, the bill requires the city to provide services to the district and for Salt Lake City and the UFAIR board to agree on how the district will repay the city for these services by Dec. 31, 2024.
The Proposal
LHM Company requested a change to the City’s zoning ordinance to create the JRF District. This change will rezone approximately 93 acres at 1500 W North Temple to facilitate the development of the Power District.
The new district will allow buildings up to 400 feet tall. If a proposed building is over 200 feet, it needs a design review. The district will have dedicated open space and will not require minimum lot sizes, widths, or setbacks. Additionally, developments in this district do not have to follow the City’s general plans.
The proposal includes a development agreement establishing a transparent review process for new developments. It also addresses necessary improvements to infrastructure and provides protections for the Jordan River. The agreement offers several public benefits, including affordable housing options, inclusive open spaces, and better access to the Jordan River.
The Planning Commission recommended approval of the proposal, along with a list of conditions for the Council to consider.
Planning Commission Recommendation & Conditions
The Planning Commission voted 7 to 1 to forward a positive recommendation with the following conditions:
- The applicant shall continue to work with Public Utilities on the applicability of the Riparian Corridor Overlay. Unless otherwise approved by Public Utilities, the overlay shall remain applicable.
- Public Utilities Master Plans and Transportation Master Plans remain applicable to the JRF District.
- The applicant shall follow mitigation measures as dictated in the Airspace Impact Study.
- A minimum percentage of the entire project must be dedicated as open space and accessible to the public.
- The Commission recommends that a minimum of 10% of the total housing development be available for rent or sale at a maximum of 80% AMI.
- Design Standards shall apply to all buildings facing public streets and the Jordan River. The standards shall be updated to include lighting, entry features, parking garage specifications, and limits on building façade lengths.
- Midblock walkways associated with additional building height shall be a minimum of 15’ wide.
- A maximum setback of 15 feet shall be provided from all streets and publicly accessible open spaces.
- The approved site plan created for the JRF District shall be incorporated into the North Temple Boulevard Plan.
- Concerns raised by the Planning Commission during the October 23, 2024 meeting shall be addressed prior to the City Council adopting the Zoning Text and Map Amendment and Term Sheet associated with the Development Agreement. This includes:
- Vacating an existing city easement as part of the agreement without a guarantee that the easement would be replaced in kind.
- Automatically applying the proposed zoning district to lands that the applicant may purchase in the future instead of going through the normal zoning map amendment process and the legality of such a provision.
- Exempting the property from all provisions of Riparian Corridor Overlay (RCO) instead of defining specific provisions of the RCO that could be modified in the agreement.
- Exempting the proposal from all utility improvement plans that apply to the property, which are necessary to locate, increase capacity, and fund needed future upgrades.
- The lack of specific public benefits that would be included in the future development, including affordable housing or contribution to affordable housing funds that could be used in the area, and no guarantee of publicly accessible open space.
Council Discussions
Dec. 10 Briefing and Council Vote
The Council received a briefing on the final terms of the development agreement, which includes affordable housing options, protections for the Jordan River, and infrastructure improvements.
Later, during the formal meeting, the Council unanimously approved a resolution allowing the City to enter into a development agreement with LHM Company. The Council also approved an ordinance establishing the JRF Zoning District, which applies to approximately 93 acres at 1500 W North Temple. Additionally, the Council approved an interlocal agreement with the UFAIR board to provide municipal services, including water, sewer, fire, and police services, to the UFAIR District.
Read the Development Agreement
Read the Municipal Services Agreement
Dec. 3 Follow-up Discussion and Second Public Hearing
The Council received a briefing on the draft terms of the development agreement. The draft agreement, which the City is still negotiating, includes provisions for workforce and family-sized housing and expectations about public open space. Later, during the formal meeting, the Council received input from the public regarding the proposal.
The Council also discussed a proposed interlocal agreement with the Utah Fairpark Area Investment and Restoration (UFAIR) Board to provide municipal services such as Water, Sewer, Fire, and Police to the UFAIR District.
Read the Draft Municipal Services Agreement
Nov. 19 Work Session & Public Hearing
The Council continued to discuss the proposed Jordan River Fairpark District. The Council took several straw polls to inform future action on open space requirements, design standards applicability, building heights, setback requirements, walkways, and land uses.
During the formal meeting, the Council held a public hearing to gather feedback on the proposal. Several members of the public expressed general support for the zoning, highlighting the opportunity to transform the area, while others raised concerns about gentrification, displacement, and other impacts on residents. The Council voted to continue the public hearing and accept public comments at its Dec. 3 meeting.
Nov. 12 Work Session
The Council received a briefing on the proposed zoning district, the Planning Commission’s recommendations, and LHM Company’s vision of the area. The Council shared potential public benefits that could be included in future agreements such as affordable family-sized housing, workforce development initiatives, and access to open space. The Council will hold a follow-up discussion and hold a public hearing on the proposal at its Nov. 19 meeting.