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East Streetcar Neighborhood Form-Based Code

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East Streetcar Neighborhood Form-Based Code East Streetcar Neighborhood Form-Based Code South Salt Lake City, Utah ADOPTED September 17, 2014 8.0 Parking 8.1 General Requirements. 3. Dedicated Visitor Parking. Developers shall clearly indicate the location of dedicated visitor 1. Intent. parking through directional signage, marked stalls, or other means to Parking requirements are established to accomplish the following: be determined in site plan review. (1) Ensure an appropriate level of vehicle parking, loading, and 4. Parking Spillover Management Plan. storage to support a transit-oriented development neighborhood. For developments requiring a conditional use permit, the Land Use (2) Provide appropriate site design standards to mitigate the impacts Authority shall require a parking spillover management plan for peak of parking lots on adjacent land uses and zoning districts. demand periods. (3) Provide specifications for vehicular site access. 5. Vehicular On-Street Parking. 2. Applicability. On-street parking, as permitted on designated street types, shall meet This section shall apply to all new developments and changes in use or the following requirements. Refer to Figure 8.1 (1) intensity of use for existing development, in any subdistrict. 8’ (1) Damage or Destruction. When a use that has been damaged or destroyed by fire, collapse, explosion, or other cause is 12’ reestablished, any associated off-street parking spaces or loading facilities must be re-established based on the requirements of this section. 8’ 8’ 8’ (2) Site Plan Approval Required. Parking quantities, design, and layout 23’ 12’ 12’ shall be approved through the development application process and meet the standards of the current parking chapter with8’ the Figure 8.18’ (1) On-Street Parking Dimensions. following exceptions: 23’ 23’ (a) The standard requirement for residential parking is 1.5 stalls (1) Parallel parking is permitted on designated street types and shall per unit. Parking requirements for all other uses can be not be striped. found in chapter 17.27 of the South Salt Lake City Municipal Code. The Land Use Authority may consider increases or (2) Vehicular Parking Space Dimensions. The appropriate dimensions reductions to standards outlined in Table 8.1 (1), up to 20% for on-street parking spaces are 23’ by 9’ when gutter is required of the standard requirement. and 23’ by 8’ when no gutter is required. (3) Unless otherwise stated in this chapter, all requirements of the (3) On-street parking located directly adjacent to the site’s property South Salt Lake City Municipal Code pertaining to parking and lines may be counted toward meeting the development’s parking access requirements shall apply. requirement, especially for visitor or on-site business related parking demand. 6. Stormwater Management in Parking Lots. Incorporation of stormwater management best practices is required, such as incorporating drainage swales and slotted curbs in medians Table 8.1 (1). Eligible Parking Rate Reductions and islands in the Landscape Zone in parking lots. Final design shall Recommended Reduction Amenity (stalls/unit) Car Share (limit 1 car/100 units) 0.05 Unbundled Parking (100%) 0.1 Bike Share 0.05 Bike Lockers/Storage 0.05 Development Supplied Transit Passes 0.15 Senior Housing 0.2 Student Housing (< .25 miles from 0.1 campus) Project Controlled On-Street Parking 0.1 Source: Hales Engineering, 2014 50 SEPTEMBER 2014 ARCHITECTURAL NEXUS, Inc SALT LAKE CITY archnexus.com 2505 East Parleys Way Salt Lake City, Utah 84109 T 801.924.5000 SACRAMENTO 1990 Third Street, Suite 500 Sacramento, California 95811 T 916.443.5911 August 4, 2016 Re: Zellerbach Conditional Use Permit Amendment To: The City of South Salt Lake Planning Commission City of South Salt Lake To all: Accompanying this is our submittal for an amendment to the Conditional Use Permit for this project. The requested amendment is to modify the parking requirement to 1.46 stalls per unit. The underlying East Streetcar Form-Based Code requires a basic minimum of 1.5 cars per unit, with provision for reduction based on amenities provided, per Table 8.1 (1). This project includes Bike Lockers/Storage resulting in a 0.05 per unit reduction in parking resulting in a base zoning minimum of 1.45 stalls per unit. In addition to the zoning requirement for the project, the Traffic Engineer, Fehr & Peers, has provided a Technical Memorandum dated August 4, 2016 providing supplementary information. The findings of Fehr & Peers analysis recommend 1.3 stalls per unit. The parking calculations are as follows: Zellerbach Parking Statistics Parking Calculations Stalls per unit No. of Units Stalls Parking Required Per Zone 1.45 293 425 Parking Required Per Fehr & Peers Analysis 1.3 293 381 Parking Provided 1.46 293 428 Parking Provided Parking Breakdown Structured Parking 368 Onsite Parking 42 Street Parking 18 Total 428 As outlined above the Provided Parking exceeds both the parking required by the zone as well as the parking required based on the Fehr & Peers analysis. The original Conditional Use Permit approval provided for a ratio of 1.6 stalls per unit; however, certain circumstances have resulted in the request for this modified number of stalls. The reason for the change in number has to do with the site constraints resulting in a loss of 22 stalls (as outlined by the accompanying PSOMAS Engineering Memo dated June 6, 2016) and structural provisions of the parking structure resulting in a loss of 18 stalls. Best regards, Doug Thimm, Principal Architectural Nexus CC. Frank Lilly Mike Florence Alexandra White Page 1 of 1 AN EMPLOYEE-OWNED COMPANY MEMO To: Curtis Woolsey From: Alan Regal, PE Date: June 6, 2016 Subject: Modifications to parking count from initial approval The onsite parking count for the Zellerbach project has been reduced from the initial planning approval by a total of 22 stalls due to site constraints not initially known at the time of approval. The initial site plan was designed such that the lane would contain 62 stalls, 300 East would have 10 stalls, and 400 East would have 10 stalls. The site plan in its current configuration contains 42 stalls on the lane, 9 stalls on 300 East, and 9 stalls on 400 East. As the Site Civil Engineer of record for the project, below is a list of the unavoidable conflicts and constraints that resulted in the loss of stalls: • Existing Power Poles to Remain -When the survey of the existing conditions was completed, it was discovered that existing power poles containing residential feeds of power and fiber optics lined the southern property line, the majority of which are not included in any recorded easements that would have not shown up on a title report during early planning exercises. After further investigation and discussions with Rocky Mountain Power, it was decided that the poles needed to remain and an additional 3’ clear space was required around the poles. In order to accommodate the poles, landscaped areas were added around the poles in their current configuration in place of parking stalls. • Additional Transformers – Initial calculations and assumptions made in site planning anticipated two transformers to be required, one at each end of the lane. However, Rocky Mountain Power is requiring 5 transformers and that they be installed internal to the site, centered on the south side of the private lane. These transformers (and required 10’ clear space) reduced the parking on the south side of the lane as additional landscaped areas were required to accommodate them. 4179 Riverboat Road Suite 200 Salt Lake City, UT 84123-2537 Tel 801.270.5777 Fax 801.270.5782 www.Psomas.com Curtis Woolsey Memo Page 2 of 2 June 6, 2016 8WAT020100 • Turning Radius and Proximity to Streetcar – Both 300 East and 400 East lost 1 stall from the initial site plan after the site survey was completed and the spacing between the Streetcar line and proposed lane access points were updated to match the existing constraints and required turning radius as directed by the Fire Marshall. I am confident in the parking configuration as it is shown in the attached. We have worked hard to configure the site such that every achievable stall has been captured while meeting the requirements of the governing code, initial site plan spacing and design, and requirements of the local fire department and Rocky Mountain Power. Barring any additional unforeseen challenges, I do not expect the parking configuration to change moving forward. AR:ar Enclosure(s): Site Plan dated June 6, 2016 xc: Mark Issac, Bryce Ward, Aaron Arbuckle Zellerbach Development Parking Study TECHNICAL MEMORANDUM Date: August 4, 2016 To: Adam Siegman, Watt Investment Partners From: Richard Brockmyer, AICP, Fehr & Peers Subject: Parking Space Study for Zellerbach Development UT15-1085 Introduction This memorandum reports the results of a parking study performed for the Zellerbach Development located in South Salt Lake, Utah. When complete, the development, as proposed, will consist of 293 dwelling units. In total, the current proposed parking ratio for the development is 1.47 spaces per unit. For comparative analysis, national parking generation rates published by the Institute of Transportation Engineers (ITE) are presented as well as the Urban Land Institute (ULI), followed by a comparison of South Salt Lake City parking requirements with those of surrounding cities. Finally, the Fehr & Peers recommended number of parking spaces required for the Zellerbach Development are presented. National Parking Demand Rates In order to compare the results of the local parking demand study, the parking demand for the development was estimated using national data published by ITE. This data was obtained from ITE, Parking Generation Manual, 4th Edition. Table 2 shows the projected parking demand. Based on the ITE average peak parking demand for Low/Midrise Apartments, the Zellerbach Development would need to provide a minimum total of 360 parking spaces.
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