In this Community Redevelopment Area (CRA), approximately 4,000 out of the 7,000 acres  has been set aside from developable area and designated as natural area as identified by the Northwest Quadrant Master Plan.   In addition, to the 4,000-acre natural area created, All developable property in the CRA is separated by 400 ft eco-buffer required by City Code. The parts of the project area within the eco-buffer area will be required to incorporate sustainable bird-friendly windows in the building design. Other requirements in the base zoning for this property will help mitigate impacts on wildlife including; State and/or Federal wetlands and/or stream alteration permits must first be obtained before a site development can be granted, and the project must follow the guidelines established by Salt Lake City zoning requiring compliance with the Federal Migratory Bird Treaty Act.

The proposed project falls within the Northwest Quadrant Overlay – a section of the City’s zoning ordinance. This purpose of this section is to “protect sensitive lands and wildlife habitat; allow for the continuation of agricultural uses; and allow for the development of lands in appropriate areas that contribute to the future economic growth of the City and will not negatively impact sensitive lands, habitats, and waterways.” The section includes requirements pertaining to environmentally sensitive landscaping, dark sky lighting, roof color, glass requirements to limit impacts to wildlife in the Eco-Industrial Buffer area. Additionally, it prohibits most uses in the natural area with the exception of utility lines, agricultural use, and a limited number of other accessory or preservation uses.

The applicants proposal includes building standards and environmental protections, meant to address potential impacts to the surrounding environment. These include landscaping only with native plants, LED lighting with low energy motion sensors, thermal mass panel construction to improve energy efficiencies beyond City standards, electric vehicle charging stations, skylights to reduce energy consumption, roofing materials that reduce urban heat island effects, solar infrastructure, LEED certified buildings designed to attract clean-manufacturing technology.

This is a warehouse facility that is being developed within the zoning that existed at the time the CRA was established / development agreement was executed. Approval or denial of the tax increment reimbursement agreement will not determine what types of materials are brought through the port.

Other than base zoning, the City would have no formal role in determining what goods are transported through these warehouses or any future port. The economics of transporting goods such as coal, the possible existence of satellite ‘inland port’ sites, the market for such products, federal and state requirements, the evolving focus of business to move toward the cleanest possible energy and other factors will all influence what is shipped through a future ‘inland port.’

Many parcels of land have some manner of development challenges, and often the role of government is to help overcome those challenges to achieve the policy goal of economic growth in the City. Balancing economic growth, preservation of open space and other community values is often achieved through the direct funding involvement of local government, in addition to the tools such as the master planning process adoption of zoning. The investment of resources, master planning and zoning are decisions usually made by local elected officials, who are closest to the community. The alternative in this area is the inland port authority making decisions without the input of local elected officials.

Staff is not aware of the source of this data and cannot confirm it. To minimize negative impacts, the City has put rigorous standards in the base zoning and has limited total developable acres. 4,000 of the privately-owned 7,000 acres have been set aside for protected preservation. This development is within Inland Port boundaries, they would be subject to baseline air quality reports, which will help guide future policy. As long as private property developments conform with zoning standards, private property owners have the right to develop.

An Environmental Impact Statement (EIS) is a requirement by the National Environmental Protection Act, and is only used when a project uses federal money, needs a federal permit, or when a federal agency is involved. This NWQ LLC project does not use any federal funding. The City’s new sewer treatment plant and the City’s international airport are examples of projects that can trigger environmental impact statements, because federal loans and grants are applicable to each. If the project intended to develop near the wetlands, they would be required to work with the Army Corps of Engineers during the permitting process.

The property owners will be held accountable to follow the plans that they submit to Salt Lake City Building Services Division. City building officials collaborate with other City Departments and with State and Federal agencies in situations where other authorities have a formal role. The City’s Department of Public Utilities reviews and approves elements of project permits before construction begins, and some of this oversight has to do with environmental issues, including water, sewer, and stormwater considerations. The City’s Sustainability Department also has a review opportunity, and along with Public Utilities provided input early in the NWQ zoning amendment process to help identify opportunities to protect the natural environment. For example, Public Utilities commented on water resource issues, including consideration of the intensity of water use for future development of the area. The City is responsible for providing drinking water, and managing stormwater and sewer discharges in the area, so when project permits are applied for, Public Utilities reviews applications to ensure compliance with the City’s plans and ordinances for the area, along with other applicable standards and plans. The City is also working with the Utah Department of Environmental Quality, Division of Water Quality to evaluate water quality in the area.