Posted Aug 24, 2009, 12:19 PM
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Holladay could grow up
Zoning » Planners propose new rules for commercial areas
By Rosemary Winters
The Salt Lake Tribune
Holladay » As dreams of a quaint Village Center start to take shape in this leafy east-side suburb, planners here hope to extend the vision to the city's other commercial clusters.
The Holladay Planning Commission has recommended the City Council revise its two, dated commercial zones and create a new one, "neighborhood commercial," to allow small, neighborhood businesses -- a concept that exists in places such as Salt Lake City's 15th and 15th district.
But the council has expressed concerns about the building heights that could come with the new zones.
The proposed limits, Councilman Lynn Pace warns, are "way too high" and would dwarf the adjacent neighborhoods.
One designation, "general commercial," would allow buildings up to five stories (60 feet) in existing commercial areas, such as the west side of Highland Drive near the former Cottonwood Mall. (Currently, the tallest allowed heights in Holladay -- 90 feet -- have been reserved for the stalled mall makeover.)
The other upgraded zoning, "boulevard commercial," would greenlight three-story rooftops in places such as the strip mall at 2700 East and 4000 South that houses Frank Granato Importing.
But both zones would permit the tallest heights -- four or five stories -- only if the commercial building includes housing.
"It's taken some people aback and that's unfortunate," Community Development Director Paul Allred says. "As planners, our job is to look out there. ... Mixed use is really a trend."
It's a trend that's expected to give rise to a three-story, housing and retail building in the Holladay Village Center, which will surround the intersection of Holladay Boulevard, 2300 East and Murray-Holladay Road.
But spreading the concept elsewhere in Holladay, Pace contends, dilutes the impact.
"If you extend that height everywhere in all commercial zones, you lose that sense of a center place," he says. "It would defeat the purpose of a historic village center or a regional center at Cottonwood Mall."
As Salt Lake Valley's 1 million-plus population continues to swell -- the state predicts it will double by 2060 -- Holladay's commercial areas will need either to grow up or out, Allred says. Allowing more density in existing commercial areas could keep shopping centers and office spaces from spilling into neighborhoods.
The "boulevard" and "general" zones would be applied to existing commercial districts. The new "neighborhood" zone would be used case by case, Allred says. It's being created to allow Café Madrid to move from its 3900 South location to a vacant lot at Highland Drive and Spring Lane, which is zoned for housing but was the site of a Pancho Villa restaurant several years ago.
"I feel like a pioneer," Café Madrid owner Gabrielle McAffee says. "The neighborhood has been supportive -- 100 percent -- which is great."
McAffee, who is from northern Spain, says adapting zoning rules to allow neighborhood bistros and shops could give Holladay a European flair.
Holladay's proposed commercial zones also would allow buildings to line the sidewalk and share parking so that visitors are not greeted by a sea of stalls. Interesting architecture and landscaping could be required. The idea, Allred says, is to make business districts more walkable.
Mayor Dennis Webb agrees the commercial regulations need a face-lift, but expects the council to tweak the Planning Commission's proposals.
"We've got to do it prudently," the mayor says. "We've got to do it so it doesn't impact neighborhoods surrounding commercial zones negatively."
New heights proposed for Holladay
C-1 zone » Would become "boulevard commercial" (BC). Allowed heights would increase from 25 feet (about two stories) to 38 feet (three stories). But a mixed-use building, with housing and commercial, could go up to 48 feet (possibly four stories).
C-2 zone » Would become "general commercial" (GC). Allowed heights would rise from 35 feet to 48 feet. But a mixed-use building, with housing, could go up to 60 feet (as many as five stories).
Neighborhood commercial » Would be a new zone, applied case by case, to allow small restaurants or other neighborhood businesses in a residential area. Buildings could be no taller than two stories.
What's next
» The Holladay City Council plans to discuss the zoning changes in September. The council could decide whether to adopt the new commercial zones as soon as October or November.
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