SALT LAKE CITY — Developers have drastically changed their efforts to build a new residential complex in the heart of Sugar House; but they still found opposition from residents, business owners and a city board even after cutting the potential height of the project in half.

The Salt Lake City Planning Commission voted unanimously late Wednesday to forward a recommendation that the city deny the new zoning request and an amendment to the Sugar House Community Master Plan — but for not the same reasons many residents brought up.

The new zoning request would make way for buildings as tall as 155 feet, with certain provisions — 50 feet taller than the current limit. Height was briefly discussed as a possible concern by the commission, but Commissioner Amy Barry questioned the need for a new zone category to carry out the project because of changes to zones already happening across the city.

The commission's vote differed from the city's planning division, which recommended a "positive recommendation."

"We've been under construction for 15 years and I have now resigned; I may not live to see the end of it," Barry said, shortly before both votes. "We're not done adding apartments, (but) I think this idea to suggest that we need (this new zone) for us to support the plans ... for apartments isn't applicable here because we've been doing it."

The commission's vote was handed down shortly after 11 p.m. following a presentation, lengthy discussion and opposition from residents and business owners carried on for nearly two hours at an already long meeting.

Harbor Bay Ventures, an Illinois-based development company, requested both provisions to make way for a mass timber, mixed-use apartment complex at the site of the old Wells Fargo branch at the corner of 2100 South and 1100 East.

It initially sought a zoning change that would create a height limit of as much as 305 feet, along with other provisions for the Sugar House Business District, where the current limit sits at 105 feet. Many residents and business owners voiced displeasure when the company unveiled a 240-foot building plan at a December 2023 community meeting.

Steve Willobee, vice president of government and public relations for Harbor Bay Ventures, said Wednesday that the company never intended to build a 305-foot building. He said it became an estimate after hearing there was a desire for retail space and other types of amenities that could be added to the plan.

"I just it was going to be a placeholder to continue the conversion," he told the commission. "I understand it resulted in a lot of concern and so forth. Our intent was never to do that type of building."

Negative public feedback from events in late 2023 and early 2024, as well as concerns from city departments over transportation and public utilities, led to some changes for the proposed Form-Based Mixed-use 15 Subdistrict (MU-15) zone the company is now seeking. It still focuses on renewable construction methods but would cap buildings at 155 feet in the district, about half the initial request.

Harbor Bay Ventures' project would fit within the parameters of that zone, Willobee added.

However, the company ran into many of the same concerns on Wednesday.

Some residents and business owners said they believe the project would ruin the district's character, doesn't offer many public benefits and would add to traffic issues in the area. Several mentioned the neighborhood master plan would be drastically changed, among other concerns

"We're not against height, just not at this corner," said Judi Short, vice chair of the Sugar House Community Council.

Related:

Developers unveil 240-foot Sugar House building, sparking criticism from many residents

Many residents voiced their concerns with a developer's request for rezone that could open the door for 300-foot Sugar House buildings.

The commission's opposition was more technical. Barry pointed out a new zone Salt Lake City is working on, called MU-11, that would allow for buildings up to 155 feet at the property.

MU-11 — proposed to be applied to the entire Sugar House Business District — would allow for buildings up to 125 feet with a design review, 20 feet taller than the current limit. But developers could add 30 additional feet if the project includes more affordable housing or adaptive reuse of a property, according to city planners.

The MU-11 zone would be one of about a half-dozen mixed-use options to condense the 27 zoning types in the city right now, according to city planners. The widescale zoning changes have yet to go into effect.

Barry suggested that it may make sense to rely on the condensed zones rather than create another new zone. Her colleagues agreed. Some members of the commission appeared to be supportive of the plan even in voting for a negative recommendation.

"I hope that you build a huge beautiful mass timber building right there and there are tons of residents and no parking," said commissioner Aimee Burrows, as she cast her vote for a negative recommendation.

The commission's decision carries some weight, but it's ultimately up to the Salt Lake City Council to approve or reject the request.

The vote came with other listed concerns for the City Council to consider. The commission noted that the requests don't lessen traffic congestion and offer challenges in other aspects, including public utilities. The body added that some impacts haven't been reviewed or explored.

There's currently no timetable for the City Council to take up the request, which could go through additional meetings before a vote. The City Council will eventually weigh in on the condensed zoning plan as well.

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