Sustainability In South Salt Lake General Plan Definition

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8 Sustainability In South Salt Lake General Plan Definition

9 Sustainability is generally accepted as being the ability to meet the needs of the current generations without compromising the ability for future generations to meet their future needs. In implementation, sustainability means utilizing resources conservatively, avoiding pollution and waste, developing a harmony with the environment, and providing for a livable city that promotes a healthy lifestyle and a healthy community. For the City of South Salt Lake, areas of sustainability include Transportation, Energy, Housing & Building, Waste, and Water. The City of South Salt Lake recognizes that these areas of sustainability are necessary components of a healthy urban lifestyle, and so pledge to work at bettering the community through application and dedication to the goals outlined in this document.

10 Sustainability is a balance between economic, social, and ecological needs. In order for a city to be sustainable, it must reconcile the cultural separation of humans and nature. It is important to see South Salt Lake City as a smaller part of the greater Wasatch Front and Great Salt Lake Ecosystems before moving forward with new plans, designs, and management of development. A decent quality of living for future generations must be preserved as well. This includes preserving natural areas, clean air and water necessary for life. By ensuring that these standards are met, South Salt Lake City will be self-sufficient, which is the ultimate goal of sustainability.

11 The City of South Salt Lake will be perusing the new realms of a sustainable city by providing economic opportunity, social equality, and maintaining a healthy and functioning environment. By encompassing all of these means into a well-balanced and checked plan, the City of South Salt Lake can be more sustainable and meet the needs of future generations to come. For cities of a population of around 25,000 the City of South Salt Lake hopes to exemplify the possibility of small cities being sustainable.

12 While considering the future development and management of South Salt Lake, the city will strive to be accommodating to the needs of this and future generations. Recognizing that a community is more than just people but the environment as well. In all future development the health and wellbeing for all citizens shall be top priority and all resources will be used wisely.

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14 March 23, 2016 RE: Golden Care Trip and Parking Analysis TRANSPORTATION ENGINEERING As requested, the following analysis describes a trip generation and shared parking analysis for the proposed Golden Care senior living facility located south of 3300 South at 654 West, west of 700 East in South Salt Lake City, Utah. This is a combined senior facility and retail support services to the senior facility. Parking requirements for South Salt Lake City requires a parking ratio of 0.5 parking stall for each Assisted Living / Memory Care unit, 15 stalls for the staff and 1 parking stall per 250 sf of retail. The proposed development includes 76 assisted living units and 3,500 sf of retail which, by code, requires 67 ( ) parking stalls. The development is proposing 57 stalls to support the site which is a 10 stall reduction below the code requirements. The reason is that for assisted living facilities, most tenants do not drive and visitors are after work hours when the proposed retail is less active. Figure 1 shows the proposed site location. Figure 1: Site Location Trip Generation Trip generation for the site was done using the Institute of Transportation Engineers (ITE) Trip Generation (9 th Edition) handbook. The 76 proposed units as senior assisted living and memory care and 3,500 sf of retail is projected to generate 17 AM, 35 PM and 358 daily trips. The trip generation is shown in Table 1. It should be noted that the site is replacing a 2,720 sf drive through fast food site and open space. This sized fast food drive through restaurant would generate 124 AM, 89 PM and 1,349 daily trips. Therefore, the redeveloped land use represents a significant reduction in traffic for the site. P.O. Box Salt Lake City, UT (801) fax (801) atrans@comcast.net 1

15 Table 1: Trip Generation Figure 2: Proposed Site Plan and 3300South Access Proposed Access Point According to UDOT, 3300 South is SR 171 and carries 25,675 average daily trips (ADT). 700 East is SR 71 and had an average 2014 ADT of 32,570 ADT. P.O. Box Salt Lake City, UT (801) fax (801)

16 Shared Parking Analysis Shared Parking is defined as: Where multiple uses on one lot share the same off-street parking facilities, reduced total demand for parking spaces may result due to differences in parking demand for each use during the course of the day. Section (Parking Space Requirements) of the South Salt Lake City Code identifies not only the specific parking requirements for each land use but also identifies the appropriate temporal percentages for the amount of shared parking that would be reasonable for complimentary land use. Table Two gives the proposed land use types and the amount of parking to be provided for them based on normal parking demand calculations. Parking Impact Analysis Table Two Land Use and Total Parking Demand Land Use Area Parking Rate 1 Requirement Retail 3,500 sf 1/250 (spaces per sq. ft.) 14 spaces Assisted Living Assisted Living Staff Total Parking Demand 76 units 0.5 spaces per unit 38 spaces 15 spaces 67 spaces Determining the total requirements for shared parking facilities requires calculating each applicable general land use category, calculate the number of spaces required for a use if it were the only use (refer to the schedule of minimum off-street parking requirements). Using those parking demand rates, for each land use, to calculate the number of spaces required for each time period for each use results in six time periods per use. For each time period, add the number of spaces required for all applicable land uses to obtain a total parking demand for each of the time periods. Selecting the time period with the highest total parking requirements, is the shared parking requirement. Table Three shows the percentage of parking demand during various time periods for each land use and Table Four gives the amount of parking space required for each land use during the respective time periods. Parking Impact Analysis Table Three Percentage of Parking Demand for Weekday and Weekend Time Periods Weekday Weekend Land Use Mid - 7:00 am- 6:00 pm Mid - 7:00 am- 6:00 pm - Mid 7:00 am 6:00 pm Mid 7:00 am 6:00 pm Retail (14) 5% 80% 100% 5% 100% 90% Residential (38) 100% 50% 80% 100% 75% 75% Source: South Salt Lake City Code F. Shared Parking. P.O. Box Salt Lake City, UT (801) fax (801) atrans@comcast.net 3

17 Parking Impact Analysis Table Four Projected Parking Demand for Specific Land Use Land Use Retail (14) Residential (38) Mid - 7:00 am Weekday 7:00 am- 6:00 pm 6:00 pm Mid Mid - 7:00 am Weekend 7:00 am-6:00 pm 6:00 pm - Mid Totals It is assumed that the 15 employee spaces are required at all times. Based on the shared parking analysis, a peak period demand of 45 parking spaces for residential and retail and 15 employee spaces are required for a projected 60 peak period parking space demand. This has not accounted for any internal capture due to the retail being assisted living oriented, or for any transit use as there are three UTA routes (33, 307 and 320) that serve the site. Therefore, the shared parking analysis indicates that 60 spaces are needed. The developer has proposed 57 spaces. With the local transit available and the type of supportive on site retail services instead of general retail services as well as the analysis being residential instead of a specific senior facility, the proposed parking at 57 spaces (3 less parking space than indicated by a purely shared parking analysis or residential and retail) seems reasonable. Please contact me with any questions. Sincerely, A-Trans Engineering Joseph Perrin, PhD, PE, PTOE Principal P.O. Box Salt Lake City, UT (801) fax (801) atrans@comcast.net 4

18 PLANNING COMMISSION STAFF REPORT MEETING DATE: 18 February 2016 APPLICANT: Golden Care Assisted Living ADDRESS: 654 East 3300 South REQUEST: Conditional Use Permit for a 76 Unit Assisted Living and Memory Care Facility ZONE: Commercial Corridor FILE NUMBER: C PREPARED BY: Francis Xavier Lilly, AICP, Deputy Director SYNOPSIS: Golden Care Assisted Living is seeking approval for a conditional use permit to construct a two-story 76 unit assisted living and memory care facility at 654 East 3300 South, occupying the site of a current fast-food restaurant and a vacant field. Up to 26 units will be assigned for memory care, with the remaining 50 units allocated for assisted living. Assisted living facilities are listed as conditional uses in the Commercial Corridor Zone, provided they contain a mixed-use component. The applicant proposes 3,500 square feet of commercial face on the ground level of the facility, primarily to support the primary activities on site. All residential conditional uses require Planning Commission review. Furthermore, the Planning Commission is the design review authority for parcels adjacent to any residential zone. SUMMARY: The project will include a number of amenities to include a bistro, a computer room, library, game rooms, activity rooms, and three outdoor patios. The project includes approximately 24 percent open space. The project is an assisted living and memory care facility, providing skilled nursing, room and board to patients through a long-term care plan in a residential setting. This use is distinct from multifamily uses as defined in the South Salt Lake Municipal code. The density requirements that would normally apply to multifamily uses do not apply in this case. Commercial tenants are intended to provide supportive uses to the facility, with access to the general community as well, to include a physical therapy gym, a doctor s office, a salon, or a dietitian. The applicant proposes parking stalls. The parking and access ordinance requires 0.5 spaces per unit plus 1 space per employee for assisted living and memory care facilities. Retail parking requirements are 4 spaces per 1,000 square feet. The applicant meets the parking requirement. The building is subject to the City s residential design standards, and falls closest to an urban style multifamily building, although the use is a medical use. The design of the building is driven by licensing requirements and market-driven amenities unique to assisted living and memory care facilities. Accordingly, the applicant is requesting to modify the first floor height, balcony, and amenities requirements in the code. The design generally meets the requirements of the code, and will enhance the 3300 South streetscape. Emergency vehicle access will necessitate either a hammerhead turnaround at the southeast corner of the site, or a cross-access agreement with a neighboring property. The ultimate solution will be subject to review and approval by the South Salt Lake Fire Marshal.

19 The applicant proposes a ten foot landscaped buffer along the perimeter of the property, with a 10.5-foot setback along 3300 South. Buffering is required where a commercial development abuts residential zoning. For Phase II, the applicant is committing to the same quality of design and finishes for common and private spaces used in the existing building. Staff recommends approval. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit and design review to construct a 76- unit assisted living and memory care facility at 654 East 3300 South, with the following conditions. 1. The applicant s final design will comply with the Residential Design Standards except as modified, and the Parking, Access, and Circulation Standards. 2. The applicant will consolidate the parcels as required to facilitate development on the site. 3. The applicant will comply with the requirements of the South Salt Lake City Engineer, South Salt Lake Fire Marshal, and South Salt Lake Building Official prior to obtaining a building permit and certificate of occupancy. 4. The applicant will meet all required federal, state, and local laws and regulations pertaining to assisted living and memory care facilities, and will continuously maintain all required licenses and permits. 5. The applicant will request a CPTED review of the site and building design prior to obtaining a building permit. 6. The applicant will review fencing material with staff for aesthetics, durability, compliance with ordinance requirements, and graffiti mitigation. 7. All items of the Staff Report. As part of this approval, the Planning Commission grants the applicant s request to modify the requirements for private balconies as established in the residential design standards.

20 PLANNING COMMISSION STAFF REPORT GENERAL INFORMATION: Location: 654 East 3300 South Size: Building: Site: 74,047 square Feet 1.98 acres Surrounding Land Uses: North: Commercial Corridor Retail South: Single-Family Residential East: Commercial Corridor Office/Retail West: Single-Family Residential former Granite High School site Figure 1: Aerial Photo PROJECT OVERVIEW

21 Proposed Use Multifamily residential developments are subject to a maximum density of 25 units per acre in commercial zones. The applicant proposes 76 units for assisted living and memory care patients. Services include room, board, and skilled nursing. While it is a residential facility, it is not a traditional multifamily residential development, in that the primary purpose of an assisted living and memory care facility is to provide medical care. Staff does not believe that the maximum density requirement applies to assisted living, memory care, and other residential long-term care facilities. Residential developments in commercial zones, including those that provide medical care in a residential setting, must be part of a mixed use development, per of the South Salt Lake Municipal Code. The applicant proposed 3,500 square feet of ground floor commercial uses. Uses will primarily be supportive of the primary activities in the building, and could include medical offices, physical therapy space, a salon, and a dietitian. Site Design and Open Space The primary access for the site will be from 3300 South, although the applicant is proposing a gated fire access onto the adjacent commercial property immediately to the east. This access would have to be secured through an access easement. The building will occupy most of the frontage along 3300 South, with most parking provided along the perimeter of the site. The project includes over 23 percent open space. The minimum open space required for urban-style multifamily buildings is 20 percent. Much of the open space is amenitized, and will be discussed below. Section of the South Salt Lake Municipal Code requires that new development adjacent to residential zoning provide a ten-foot landscaped buffer with an eight-foot tall fence along property boundaries that abut residential zones. In this case, the site will include at least a ten foot landscaped buffer along all sides of the property. The applicant proposes vinyl fencing along the property line. The applicant should review fencing materials with staff prior to being issued a building permit, to ensure safety, privacy, and aesthetics and to mitigate the potential for graffiti. Building Design The applicant proposes a building design that emphasizes the residential character of the building. The façade will feature cut stone, brick, stucco, and lapped siding. Windows will be enhanced through the use of metal railings, corbels and trellises, or awnings. Commercial spaces will be delineated by storefront windows, doors with overhangs, and brick facades. The Commercial corridor requires a build-to-zone of ten to 25 feet. The applicant proposes a 10.5-foot setback from the 3300 South property line. Staff supports the strong street presence that this building will provide. This project will be a significant enhancement to the 3300 South streetscape. The building will be two stories tall, and the applicant proposes a maximum height of 36 feet, along 3300 South. The height of the building on the north side, closest to the abutting singlefamily residential zone, is 32 feet. The proposed height falls within the overall height and height transition requirements of the residential design standards. Proposed Modifications to Residential Design Standards

22 The residential design standards require balconies on at least 70 percent of the units. These requirements are in place to accommodate commercial uses on the ground floor, and to enhance the livability and desirability of multifamily developments in the City. Because this is an assisted living and memory care facility, the applicant is requesting the Planning Commission to grant a modification to the above standards. Private balconies associated with assisted living and memory care units present safety and security challenges for the operators of the facility. The applicant is proposing a series of seating areas on both the ground story and the second story, some of which are outdoors. The Planning Commission can modify required amenities and primary façade elements in order to ensure that buildings are compatible within existing neighborhoods; to support and enhance walkable neighborhoods in the City; to cultivate desirable developments and neighborhoods; to encourage long-term residency; and to facilitate innovation in building design and energy efficiency standards. Furthermore, an applicant may propose an innovative design proposal that varies from specific requirements but that achieves the intent of the design standards. Given the unique characteristics of the proposed use, and the intent of the design standards to cultivate desirable developments and to promote flexibility in the approval process, staff supports a modification of the residential design standards for this conditional use permit. Amenities The Residential Design Standards requires that the applicant propose a series of amenities as part of project approval. In their submittal, the applicant proposes the following amenities on both phases of the projects: Upgraded floor coverings 10-foot ceilings Sound proofing between units Solid doors Multiple exterior social areas, to include three patios and a common area balcony on the second story. On-site social activities Activity rooms, including a computer lab and a library Fitness and therapy room Community garden Electric car charging station. Parking Parking for assisted living and memory care facilities is regulated under of the municipal code. Assisted living facilities must provide 0.5 spaces per unit and one space per employee as determined by the number of employees working the largest shift. The commercial spaces require 4 stalls per 1,000 square feet. The applicant states that there will be 15 staff at the largest shift, 76 units, and 3,500 square feet of commercial space, requiring a parking demand of 67 stalls. The applicant is providing 67 stalls on site. REQUIREMENTS: SOUTH SALT LAKE GENERAL PLAN The application meets the following General Plan goals:

23 Goal HE-1 seek a broad range of housing types and styles with community sustainability in mind. Goal ES-4 Redevelopment of property should be actively pursued and incentives, when deemed appropriate, should be offered to further this goal. Furthermore, the General Plan acknowledges the need for additional assisted living units to meet the need of an ageing population DEFINITIONS "Assisted living facility." A residential facility, licensed by the state of Utah, with a home-like setting that provides an array of coordinated supportive personal, health care services, aides in daily living, social and recreational services, available twenty-four (24) hours per day, to residents who have been assessed under Utah Department of Health or Department of Human Services regulations to need any of these services. Each resident shall have a service plan based on assessment, which may include: 1. Specified services of intermittent nursing care; 2. Administration of medication; or 3. Support services promoting the resident's independence and self-sufficiency. An assisted living facility does not include: 1. A residential facility for persons with a disability; or 2. Adult daycare provided in conjunction with a residential facility for elderly persons or a residential facility for persons with a disability. RESIDENTIAL DESIGN STANDARDS Purpose The purpose of this chapter is to establish minimum design standards for new residential construction that will: A. Ensure that new buildings are compatible within existing neighborhoods; B. Support and enhance walkable neighborhoods in the City; C. Cultivate desirable developments and neighborhoods to encourage long-term residency; D. Facilitate innovation in building design and energy efficiency standards. E. Promote clarity, transparency, and flexibility in design review and development approval processes Applicability The standards of this ordinance shall apply to all residential yard areas and all exterior construction or site development when: A. New construction of one or more habitable structures occurs on undeveloped, vacant, or cleared property.

24 B. A building permit is issued for any addition, expansion, or intensification of any property that increases the floor area of a building. 1. Building permits for minor additions to existing residential structures shall be eligible for a modification to the residential design standards, as outlined in Section Building permits for major additions to existing residences shall meet the standards of this ordinance. Noncomplying design elements of the existing residential structure shall be brought into compliance with the design standards as part of a permit for a major addition, except where full compliance with the requirements of this chapter is impossible due to existing site or building conditions. C. A change of use to a more intensive use of a building through the addition of dwelling units or gross floor area Exemptions 1. Historically contributory structures as designated by the South Salt Lake Planning Commission; 2. Structures intended to house public utilities; 3. Agricultural uses and stables; and 4. Uses without habitable structures such as surface parking lots, golf courses, driving ranges, parks, athletic fields, and similar uses Modifications A. At the discretion of the Land Use Authority, the frontage, orientation, primary façade, materials, build-to zones and setback requirements, required amenities, or open space requirements may be modified in order to ensure that new buildings are compatible within existing neighborhoods; to support and enhance walkable neighborhoods in the City; to cultivate desirable developments and neighborhoods; to encourage long-term residency; and to facilitate innovation in building design and energy efficiency standards. B. An applicant may submit a design review application to the Land Use Authority, proposing an innovative design proposal that varies from specific requirements but that achieves the purpose of this chapter. C. Minor Additions: Building permits for minor additions to existing residential structures that increase are subject to the following modified residential design standards: 1. For additions where the primary façade of the existing structure is to be maintained, the frontage, orientation, primary façade, roof pitch, materials, build-to zones, and setbacks for minor additions shall be compatible with the existing structure and with other residential structures in the neighborhood. 2. For additions where the primary façade of the existing structure is to be altered, the changes shall comply with the frontage, orientation, primary façade, roof

25 pitch materials, build-to zones and setback requirements established in this chapter. 3. Additions and modifications are subject to the height requirements established in this chapter. 4. Expansion of a noncomplying structure is subject to the standards established in Chapter of this code. D. The Land Use Authority may not modify height or building form requirements as established in this chapter, except for the following: 1. If an applicant seeks a modification to the height requirements for detached house, mansion-style multifamily, or townhouse-style multifamily buildings in an existing R1, RM, or Agriculture land use district, the applicant shall submit a design review application to the Planning Commission requesting a modification to the maximum height requirements. E. The Land Use Authority may modify the requirements of this chapter where full compliance is impossible due to existing site or building conditions. F. The Land Use Authority may not modify the requirements of this chapter on the basis of an applicant s financial hardship Urban-style Multifamily Building.

26 The Urban-style multifamily Building includes residential dwelling units arranged in a building in a stacked configuration where units are located side-by-side and one atop another. Dwelling units with an Urban-style Multifamily Building may be for rental, condominium, or cooperative ownership. The uses permitted within an Urban-style Multifamily Building are determined by the base and overlay land use districts where it is located. Buildings using this form shall include amenities as specified in this chapter. A. Frontage and Orientation 1. Single-Building Developments. Developments composed of a single structure using the Urban-style Multifamily Building form shall comply with the frontage and orientation standards described in the general design standards established in this chapter. 2. Multiple Building Developments. The primary entrance and front façade of individual buildings within a multiple building development shall be oriented toward the following, listed in priority order: a. Public streets b. Perimeter streets c. Primary internal streets d. Parks or other common open space; and e. Secondary internal streets Primary entrances or facades shall not be oriented toward off-street parking lots, garages, or carports. B. Building Height. Except for structures using the Urban-style Multifamily Building Form on parcels within the Central Pointe, or Streetcar Overlay Zones, building using this form shall be no higher than sixty-five feet (65 ) from grade to the peak of the roof or, for flat roofed structures, the top of the parapet.. Buildings using this form located within 100 feet of an existing single-family residential land use district as measured from the closest property lines shall incorporate the following height transition: 1. Beginning at the minimum build-to zone line of the subject property, the maximum height is thirty-five feet (35 ).

27 2. Additional height for buildings using this form may be added at a ratio of one (1) additional vertical foot of building height to two (2) horizontal feet of distance from the nearest setback line. 3. The building height transition requirement ends at 100 feet from the adjoining single-family residential land use district. C. First Floor Height Requirements. Buildings using the Urban-style Multifamily Building Form shall have first floor with a minimum ceiling height of twelve feet (12 ) measured from floor deck to floor deck. D. Materials. 1. Exterior building walls of structures using the Urban-style Multifamily Building Form shall be wood clapboard, cementitious fiber board, wood board and batten, wood siding, brick, stone, split-faced masonry block, or similar material. Stucco, EIFS, glass, architectural metal panels, or corrugated metal may be used as accent materials only and shall not be the primary material used on any exterior wall. 2. For structures using the Urban-style Multifamily building form, an identifiable break shall be provided between the ground floor or second floor and upper floors. This break may consist of a change in material, a change in façade articulation, or similar means. 3. Structures using the Urban-style multifamily building form shall have roofs clad in asphalt shingles, wood shingles, standing seam metal, a similar material, or a combination of similar materials, or shall have flat roofs as specified in this section. 4. Accessory buildings shall be constructed of similar materials as used on the principal structure(s). E. Stairways and Corridors. All stairways and corridors intended to provide access to dwelling units in structures using the Urban-style Multifamily Building form shall be enclosed. F. Porches, Balconies, and Private Patios. 1. At least seventy percent (70%) of the dwelling units in an Attached Residential Building that faces a public street, a perimeter street, primary internal street, or park or common open space shall have either a porch, a balcony, or a private patio. Porches, balconies, or patios shall be a minimum of 60 square feet in area and a minimum of five feet (5 ) in depth. 2. Porches, balconies, and private patios shall be configured to avoid views into rear yards of parcels containing single-family dwellings to the maximum extent practicable. G. Common Open Space. Buildings using the Urban-style Multifamily Building Form shall include common open space, according the following standards: 1. At least 20 percent (20%) of the development site, excluding dedicated rights-ofway and required build-to zone and setback areas, shall be common open space.

28 Common open space for Urban-style Multifamily buildings may be exterior or interior space. 2. Open space may take a variety of forms, but must be intended for use by all tenants. 3. Private balconies, patios, and indoor recreation or common areas shall not be included in the calculation for open space. 4. Parking lot landscaping as required shall not be included in the calculation for open space. H. Roofs. Roofs on buildings using the Attached Residential Building form shall comply with the following standards: 1. Pitched roofs covering the main body of the structure shall be hip style, monopitch or shed style, mansard, or shall have symmetrical gables. 2. Monopitch roofs shall maintain a minimum pitch of 4:12 and all other roofs covering the main body of a Detached House Building shall maintain a minimum roof pitch of 6:12 3. Roof forms shall be designed to correspond and denote building elements and functions, including primary pedestrian entrances and arcades. 4. Flat roofs may be used for Urban-style Multifamily Buildings. All flat roofs shall require a minimum two foot parapet wall along the roofline. The following additional conditions apply: a. The parapet shall have a three dimensional cornice treatment. b. The parapet shall extend along all facades of the building c. The parapet shall fully screen any roof-mounted equipment. d. Additional two-foot projections or recesses in the façade plane every 40 feet. 5. All roof vents, pipes, antennas, satellite dishes, and other roof penetrations and equipment (except chimneys) shall be located on the rear elevations or configured to have a minimum visual impact as seen from an adjacent street. I. Facades. 1. All elevations of structures using the Urban-style Multifamily Building form visible from the street shall provide doors, porches, balconies, or windows in the following amounts: a. A minimum of 40 percent of front elevations; and b. A minimum of 25 percent of side and rear building elevations.

29 2. For the purposes of this section, a building elevation shall include the entire wall surface on a building side from grade level to underneath an overhanging eave or to the top of the cornice. 3. For the purposes of this section, an elevation is measured as the full horizontal distance of a façade wall from the grade to the underside of an overhanging eave or cornice. 4. Facades of structures using the Urban-style multifamily Building form facing streets or containing the Primary Facade(s) to dwellings shall provide a minimum of three of the following design features for each residential unit fronting onto a street: J. Garages. A. Projections or recesses in the façade plane every 30 feet. Projections or recesses must have a minimum depth of two feet; B. Different exterior building materials or colors; C. Decorative patterns on exterior finish (e.g. scales/shingles, wainscoting, ornamentation, and similar features); D. One or more dormer windows, or box or bay windows with a minimum twelve-inch projection from the façade plane; E. Eaves with exposed rafters or a minimum twelve-inch projection from the façade plane; F. A parapet wall with an articulated design which entails design variation rather than a simple rectilinear form; or G. Multiple windows with a minimum four-inch wide trim. 1. Individual garages or carports serving structures using the Urban-style Multifamily Building form shall be located to the side or rear of such buildings, and shall be oriented perpendicular to the primary streets located around the perimeter of the development. 2. For buildings using the Urban-style Multifamily Building form that incorporate a shared garage at the street level, the facade shall include treatments to enhance the pedestrian environment and obscure the view of parked cars, such as artwork, decorative grilles, Unique material treatments, or projections or recesses in the façade plane every 30 feet. Shared garages at the street level shall incorporate openings with grillwork or other treatments to resemble windows. K. Off-Street Parking Location. 1. Off-street surface parking, including access and travel ways, located on the side of a structure using the Urban-style Multifamily Building Form shall not occupy more than 30 percent of the lot s public street frontage. L. Pedestrian Circulation. Structures using the Urban-style Multifamily Building Form shall provide full pedestrian access across the front façade in the form of a sidewalk at

30 least five feet wide. Crosswalks used as part of an internal pedestrian circulation system, or across driveways accessing public streets, shall be constructed of a contrasting paving material. M. Meter and Equipment Placement. Wall-mounted and ground-based meters, HVAC, and utility equipment serving a Urban-style Multifamily Building shall: 1. Be fully screened from view, or located to the sides or rear of the structure they serve, and 2. Be placed in close proximity to one another. N. Waste Container Placement. Waste containers serving a Urban-style Multifamily building shall not be located between the building and the street it fronts. Waste containers shall be designed according to the standards set forth in this title Required Amenities for Multifamily Residential Buildings a. Required Amenities. Buildings using the Mansion-style Multifamily or Townhome-style Multifamily form as part of a rental residential development, and all buildings using the Garden-style or Urban-style Multifamily Form shall include the following amenities: 1. An interior common social gathering area of at least four hundred (400) square feet for each fifty units, or portion thereof, within the building or development.

31 2. Three items from the Unit Features Section, two items from the General Amenities Section, two items from the Recreation Amenities Section, and one items from the Energy Efficiency Enhancements section described in the table below for each fifty units, or portion thereof, within the building or development. Developers may propose alternative amenities in any category as part of a site plan review, subject to final approval by the Land Use Authority. 3. For multifamily residential building developments in excess of 150 units, buildings shall include nine items from the Unit Features Section, six items from the General Amenities Section, six items in the Recreation Amenities section, and three items in the Energy Efficiency Enhancements section. Developers may propose an equivalent number of alternative amenities in any category as part of a site plan review, subject to final approval by the Land Use Authority.

32 B. Table of Required Amenities Unit Features General Amenities Recreation Amenities Energy Efficiency Enhancements Must Choose 3 per each 50 units or portion thereof Individual Garages for at least 50 percent of units Washer/Dryer Connections Private porches, patio, or balcony at least 70 square feet Upgraded floor coverings, in place of or in addition to carpet Visitability features for at least 10 percent of units Nine-foot ceilings for each unit Must Choose 2 per each 50 units or portion thereof Exterior Social Area at least 400 square feet Project Security automated gate or guard Enclosed Parking Secured, Enclosed Storage Units Public Transit Use Incentive Offering of Permanent On-Site Social Activities Library, Office, or Meeting Facilities Must Choose 2 per each 50 units or portion thereof Pool - at least 400 square feet Internal Fitness Facilities Secured, programmed, children s play areas Hot Tub Community Garden Perimeter Trail Sport Court Must Choose 1 per each 50 units or portion thereof Compliance with ENERGY STAR New Homes Standard for buildings three stories or fewer Compliance with ENERGY STAR Multifamily High Rise Program for buildings four stories or greater Installation of photovoltaic panels, wind turbines, or other electric generating renewable energy source to provide at least 20 percent of the project s estimated electricity demand. Enhanced soundproofing Solid Doors throughout unit Design and install required connections for the installation of PV or solar hot water system in the future. Electric Vehicle Charging Station Participation in a recycling program as part of a rental agreement or HOA Installation of tankless hot water systems. Demonstrated compliance with any of the criteria listed in the Site Improvements, Water Conservation, or Energy Efficiency sections of the 2011 Enterprise Green Communities Criteria

33 CHAPTER DESIGN REVIEW Approval process. The planning commission shall review all plans for parcels where any portion of the parcel is adjacent to any residential zone following hearing requirements for a conditional use permit. Those requiring conditional use or development approval shall follow those requirements. City staff shall review all other plans (E) Site Requirements. Buffering Required. New development shall be required to provide a buffer on any property line or portion thereof adjacent to residential zoning. The standard is ten feet of continuous landscaping including a solid visual barrier of at least eight feet in height. The extent of the buffer may be altered as part of the design review approval if it can be clearly demonstrated that alterations to the buffering requirements will result in more effective design, and that such alterations will not significantly lessen the benefits of the buffer. CHAPTER CONDITIONAL USES Purpose. 1. Conditional uses are land uses which, due to their unique characteristics or potential impact upon the municipality, surrounding neighbors or adjacent land uses, may be compatible only if certain conditions are imposed to mitigate the reasonably anticipated detrimental effects of the proposed use. 2. Conditional uses may be allowed, allowed with conditions, or denied based upon an analysis of the proposed use's location, design, configuration and special impact Review of application. A. The land use authority shall review the application and materials to determine if the applicant has complied with the review standards and whether reasonably anticipated impacts and detrimental effects have been addressed. B. Additional studies or analysis may be required by the land use authority in order to determine, assess or mitigate potential detrimental impacts or effects which are identified in Section C. If reasonable conditions are proposed, or can be imposed, to mitigate the reasonably anticipated detrimental effects of the proposed use in accordance with review standards, then the conditional use shall be approved by the land use authority. D. If the reasonably anticipated detrimental effects of a proposed conditional use cannot be substantially mitigated by the proposal or the imposition of reasonable conditions to achieve compliance with applicable standards, the conditional use may be denied Review standards. The land use authority shall require each conditional use applicant to address the following standards, where appropriate: A. Zoning Ordinance Compliance. The proposed conditional use shall be consistent with small area master plans, general plan and future land use map applicable to the site where the conditional use will be located. B. Use Compatibility. Reasonable conditions may be imposed to ensure optimal compatibility with the character of the site, adjacent properties, and existing development within the vicinity of the proposed site. In determining compatibility, the land use authority considers: 1. Whether access to the site can be achieved without materially degrading the service level on any streets which would serve for access; 2. Whether the proposed use would create unusual pedestrian or traffic patterns or volumes that would not be expected with a permitted use in that location,

34 taking into consideration the orientation of streets and driveways, parking areas and sizes, hours of peak traffic, and the hours of operation at the proposed site; 3. Whether utility and public services will be adequate to support the proposed use at normal service levels without adverse impacts on adjacent uses or resources; and 4. Whether buffering or other mitigation measures will be provided to protect adjacent lands from unlawful or excessive noise, light, odor or visual impact, or from other unusual disturbances from deliveries, mechanical equipment or trash collection. 3. Design Compatibility. The proposed conditional use shall be compatible with the character of the area where the use will be located, and the land use authority may impose reasonable conditions that address reasonably anticipated detrimental effects related to: 1. Size, configuration and location of the site and the proposed site plan layout; 2. Proposed site ingress and egress to existing and proposed roads and streets; 3. The adequacy, provision, relocation, or protection of public facilities and amenities, including roads and streets, culinary water, secondary water, sanitary sewer, storm drainage, flood protection, public safety and fire protection, and other utilities; 4. Design, location and amount of off-street parking, loading areas and solid waste disposal and collection areas; 5. Site circulation patterns for vehicular, pedestrian or other traffic; 6. Mass, size, number, location, design, exterior features, materials, and colors of buildings, structures and other facilities; 7. The location and design of all site features, including proposed signage, lighting and refuse collection; 8. The provision of useable open space, public features, and recreational amenities; 9. Fencing, screening and landscape treatments, including those required by the landscape requirements of this code at Chapter for conditional uses, and other features designed to increase the attractiveness and safety of the site and protect adjoining property owners from noise, visual, and other impacts; 10. Measures directed at minimizing or eliminating possible nuisance factors such as noise, vibrations, smoke, dust, dirt, debris, plant materials, odors, gases, noxious matter, heat, glare, hazardous waste, electromagnetic disturbances, and radiation; 11. Measures designed to protect the natural features of the site including wetlands and drainage ways, ground water protection, soils, wildlife and plant life; 12. The regulation of operating hours for activities affecting normal schedules and functions; 13. Identifying a time for regular review and monitoring, as determined necessary, to ensure the use continues to operate in compliance with all conditions and requirements of approval; 14. Measures to ensure compliance with all conditions and requirements of approval, such as bonds, letters of credit or restrictive covenants; 15. Any other condition necessary for the proposed use to be conducted in compliance with local, state and federal law. STAFF ANALYSIS: Staff recommends approval the conditional use permit and design review to construct a 76- unit assisted living and memory care facility at 654 East 3300 South. Staff supports the applicant s request for modification of the design standards, because the facility is a medical facility as well as a residential facility, and specific concerns about safety and security make private balconies untenable. Assisted living facilities are conditional uses in the commercial corridor zone, provided they include a commercial component as part of a mixed use site plan.

35 The applicant proposed 3,500 square feet of ground-level commercial, and meets the intent of the zoning requirement. Staff finds that the project is generally compliant with the City s parking, landscaping, and residential design standards. Finally, the General Plan supports STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit and design review to construct a 76- unit assisted living and memory care facility at 654 East 3300 South, with the following conditions. 1. The applicant s final design will comply with the Residential Design Standards except as modified, and the Parking, Access, and Circulation Standards. 2. The applicant will consolidate the parcels as required to facilitate development on the site. 3. The applicant will comply with the requirements of the South Salt Lake City Engineer, South Salt Lake Fire Marshal, and South Salt Lake Building Official prior to obtaining a building permit and certificate of occupancy. 4. The applicant will meet all required federal, state, and local laws and regulations pertaining to assisted living and memory care facilities, and will continuously maintain all required licenses and permits. 5. The applicant will request a CPTED review of the site and building design prior to obtaining a building permit. 6. The applicant will review fencing material with staff for aesthetics, durability, compliance with ordinance requirements, and graffiti mitigation. 7. All items of the Staff Report. As part of this approval, the Planning Commission grants the applicant s request to modify the requirements for private balconies as established in the residential design standards. ATTACHMENTS: 1. Site Plan 2. Building Elevations 3. Materials and Colors Information 4. Project Renderings 5. Applicant Letter

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39 WHITE VINYL WINDOWS + DOORS ARCHITECTURAL ASPHALT SHINGLES HARDIE BOARD HORIZONTAL LAPPED SIDING GOLDEN CARE SENIOR LIVING AND MEMORY CARE FACILITY VIEW FROM 3300 SOUTH METAL RAILING - PAINTED WHITE BRICK VENEER STUCCO FABRIC AWNINGS STONE VENEER BAY WINDOW CUT STONE VENEER BRICK VENEER STUCCO HARDIE BOARD HORIZONTAL LAPPED SIDING ARCHITECTURAL ASPHALT SHINGLES WHITE VINYL WINDOWS + DOORS METAL RAILING - BLACK EXTERIOR ELEVATION SOUTH SIDE greg steffensen architect

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