Jordan River Fairpark District
New Jordan River Fairpark zoning district on about 93 acres and 32 parcels, allowing buildings up to 400 feet, with a development agreement with Larry H. Miller Development covering river access, open space, roads and public benefits. Council adopted the zoning 7-0 on Dec. 10, 2024 and asked for an annual public review of city service costs and diverted tax revenue.
- Where it stands
- Approved
- Type
- Zone change
- Location
- About 1500 West North Temple, between the Jordan River, Redwood Road, North Temple and I-15
- Size
- 93 acres
- Applicant
- Snell & Wilmer for Larry H. Miller Development
Every hearing and vote
November 12, 2024 · City Council
Consent agenda: hearing dates and board appointments
Approved · 4-0
The Council set Nov. 19, 2024 hearings on the Jordan River Fairpark District zoning and development agreement (about 93 acres near 1500 West North Temple, buildings up to 400 feet) and on the temporary closure of 1000 West, and a Dec. 3 hearing on the S-Line parcel conveyance. It appointed Cuauhtemoc Sandoval to the Arts Council and Dallin Jones to the Community Development and Capital Improvement Programs Advisory Board, and reappointed Clayton Scrivner to the Parks, Natural Lands, Urban Forestry, and Trails Advisory Board.
November 12, 2024 · City Council work session
Jordan River Fairpark District zoning map and text amendment
Discussed
Planning staff and the petitioner, Snell & Wilmer on behalf of Larry H. Miller Development, presented a proposal to create the Jordan River Fairpark (JRF) District and rezone about 93 acres across 32 parcels. The district would allow buildings up to 400 feet tall with no minimum lot size, setbacks or open-space requirements, and developments would be exempt from the city's general plans. A companion development agreement covers Jordan River access, open space, roads, infrastructure and review processes. Under new state law, an agreement must be reached by Dec. 31, 2024 for expedited review related to a qualified stadium, or the district will not be subject to city zoning. Members discussed the Planning Commission's recommendations, the share of affordable family housing, and a contingency plan if no stadium is built. Larry H. Miller representatives said they would return for further discussion. Council Member Puy asked for written language on a public benefit agreement, city remedies if the project or benefits are not delivered, and deadlines; Council Member Dugan asked for more discussion of the area-median-income percentage and the number of family-sized units. Staff also noted member requests on free expression, nondiscrimination, warehouse uses, local contractors, workforce development, 24/7 river access and riparian corridor protection.
- Applicant: Snell & Wilmer, representing Larry H. Miller Development
- Acres: about 93 across 32 parcels
- Height: up to 400 feet
- Petition: PLNPCM2024-00982
- Timeline: hearing Nov. 19, tentative action Dec. 3, 2024
November 19, 2024 · City Council
Jordan River Fairpark District zoning map and text amendment
Continued · 7-0
The public hearing covered the proposed Jordan River Fairpark (JRF) District: about 93 acres and 32 parcels near 1500 West North Temple, buildings up to 400 feet, and a development agreement that state law requires by Dec. 31, 2024. Speakers in support included nearby business owners, NeighborWorks Salt Lake, the Salt Lake Chamber and Downtown Alliance, the Hispanic, Black and Pacific Islander chambers of commerce, the Wasatch Front Regional Council, the Jordan River Commission, a carpenters union representative and former officials, citing neighborhood decline, housing at varied incomes, riverfront revival, local hiring and economic growth. Some speakers urged family-sized affordable units, parks and a goal of reopening a local elementary school. Two Planning Commissioners asked for a contingency in the agreement so the zoning is revisited if no stadium is built, one saying the zoning as written would allow anything to be built. One speaker said homelessness was a higher priority, and one opposed the rezone, citing tall buildings and gentrification affecting trailer park residents. Council Member Puy said the Council was working to put public benefits in writing; Council Member Lopez Chavez spoke about displacement and outreach. The Council voted unanimously to continue the hearing.
- Applicant: Snell & Wilmer, representing Larry H. Miller Development
- Petition: PLNPCM2024-00982
November 19, 2024 · City Council work session
Jordan River Fairpark District zoning map and text amendment, follow-up
Discussed
Staff and members discussed open space, design standards, building height, setbacks, walkways and land uses for the proposed Jordan River Fairpark (JRF) District (about 93 acres near 1500 West North Temple). Straw polls, all in favor of those present: keep the city standard of 10% open space and note the applicant's intent to provide up to 18% with emphasis on accessibility (Council Member Young absent); require design standards for public streets in the area while removing the stadium and Jordan River from that requirement (Young absent); adopt staff language barring buildings over 60 feet unless the FAA issues a determination of no hazard to air navigation; a maximum setback of 15 feet from streets and publicly accessible open spaces; and 20-foot minimum mid-block walkways for buildings over 200 feet. On allowing extra height above 200 feet with a 500-square-foot minimum open space requirement, six members were in favor and Council Member Lopez Chavez was undecided. All present also supported staff's definition of flex space, to be handled in the development agreement rather than zoning.
- Applicant: Snell & Wilmer, representing Larry H. Miller Development
December 3, 2024 · City Council
Jordan River Fairpark District zoning map and text amendment
Continued · 6-0
The Council continued its public hearing on creating the Jordan River Fairpark (JRF) District on about 93 acres near 1500 West North Temple, with buildings up to 400 feet, and a development agreement due by Dec. 31, 2024. About 15 people spoke. Most supported the proposal, citing experience with the Larry H. Miller companies, economic opportunity and community benefits; several, including a Westside Coalition representative and a Rosepark Community Council vice chair, voiced concern about affordability for families, crime and homelessness, and asked that community voices be heard. One speaker supported the rezone but opposed large subsidies for a baseball stadium, and a Rocky Mountain Power representative supported the request. Council Member Puy looked forward to continued work by developers, city and community; Council Member Petro said she wanted to represent her Westside neighbors diligently; Council Member Wharton emphasized hearing from the adjacent Guadalupe neighborhood. The Council voted 6-0, with Council Member Mano having joined during the item, to close the hearing and defer action.
- Applicant: Snell & Wilmer, representing Larry H. Miller Development
- Petition: PLNPCM2024-00982
December 3, 2024 · City Council work session
Jordan River Fairpark District zoning and development agreement, follow-up
Discussed
City Attorney Katie Lewis outlined the development agreement: it must be executed by Dec. 31, 2024; it requires the property owner to vest, provides an expedited process and prohibits the city from stadium use; and it carries public benefit commitments from the city and Larry H. Miller Development on inclusivity and nondiscrimination, workforce and family-sized housing. She suggested a team commitment on home-game convenience and the contract period.
December 10, 2024 · City Council
Jordan River Fairpark District zoning map and text amendment
Approved with conditions · 7-0
The Council adopted Ordinance 92 of 2024 creating the Jordan River Fairpark (JRF) zoning district and rezoning 93 acres at about 1500 West North Temple to it. Council Member Puy's motion also asked the Administration to enter a development agreement with the applicant as outlined in Attachment A, and requested an annual audit or review, posted on the city website, of the cost of city services provided to the Utah Fairpark Area Investment and Restoration (UFAIR) District and the property and sales tax revenue diverted to it. The district allows buildings up to 400 feet. Each member spoke about the discussions behind the agreement with the Larry H. Miller Group, the expected improvement to the area and benefits to the Westside; members said minor items remained to be finalized in the following days.
- Applicant: Snell & Wilmer, representing Larry H. Miller Development
- Acres: 93 across 32 parcels
- Petition: PLNPCM2024-00982
- Condition: Administration to enter development agreement (Attachment A); annual public review of city service costs and diverted tax revenue
December 10, 2024 · City Council work session
Jordan River Fairpark District zoning and development agreement, follow-up
Discussed
City Attorney Katie Lewis gave an overview of House Bill 562, which created the Utah Fairpark Area Investment and Restoration (UFAIR) District, detailed the three things the law requires and reviewed all final terms of the proposed development agreement. She said that if the city did not execute an agreement with the property owner, the Larry H. Miller Group, by Dec. 31, 2024, the UFAIR board could assume the city's land use authority in that district. Council Member Petro said the plan responded to recent legislation, that the Council intended to comply with the law, and that she believed it served all Salt Lake residents.