PLNPCM Single Room Occupancy (SRO) Dwellings Text Amendments. Zoning Text Amendment

Transcription

1 Staff Report LANNING DIVISION DEARTMENT of OMMUNITY & NEIGHBORHOODS To: From: Salt Lake ity lanning ommission Ashley Scarff, (801) or Date: June 7, 018 Re: LNM Single Room Occupancy (SRO) Dwellings Text Amendments Zoning Text Amendment ROERTY ADDRESS: ity-wide AREL ID: N/A MASTER LAN: Growing SL: A Five Year Housing lan / lan Salt Lake ZONING DISTRIT(s): Multiple zoning districts affected (see roject Description) REQUEST: The Mayor formally requested that the Salt Lake ity lanning Division amend sections of the Zoning Ordinance to better define Single Room Occupancy (SRO) housing, and determine appropriate locations within the ity for this use. The intent of the proposed amendments is to implement elements of the recently-adopted Growing SL: A Five Year Housing lan (018-0). REOMMENDATION: Based on the analysis and findings of this report, it is the opinion of staff that the proposed zoning text amendments meet the intent of the Mayor s direction and the standards for a zoning ordinance amendment. Staff recommends that the lanning ommission forwards a favorable recommendation of petition LNM to the ity ouncil for their consideration. ATTAHMENTS: A. roposed Text Amendments B. Map of Locations roposed to ermit SRO Dwelling Use. Analysis of Standards D. ublic rocess and omments E. Department omments ROJET DESRITION: er the Mayor s request, the purpose of this project is to review the existing zoning regulations pertaining to the Single Room Occupancy (SRO) residential use and make amendments to corresponding sections of the Zoning Ordinance, with the intent of implementing elements of the recently-adopted Growing SL: A Five Year Housing lan. The SRO housing type can generally be described as a structure, or part of a structure, that contains individual rooms with combined sleeping and living areas. Kitchen and/or toilet facilities are often included in the project as common spaces to be shared by all residents. Due to having smaller rooms SALT LAKE ITY ORORATION 41 SOUTH STATE STREET, ROOM O BOX SALT LAKE ITY, UT TEL FAX

2 and shared amenities, the SRO housing type may cost developers less to build, allowing them to pass the savings on to future tenants via reduced rental rates. While SRO dwellings are typically a more affordable type of housing, it doesn t necessarily mean that they re income restricted. In recent years, changing demographics and preferences have led to the development of market-rate SROs for those who simply prefer to live alone without the burden of maintaining amenities like kitchen and/or bathroom facilities. Market-rate projects could be a good fit for single professionals who spend the majority of their time outside of their homes, or for seniors who still live independently but wish to downsize. The following section identifies the proposed amendments and the rationale behind them. Staff sees these changes as an opportunity to address the city s affordable housing challenges by permitting the legal construction of the SRO housing type, and expanding where they can be located throughout the city. Summary of roposed Amendments: 1. Amend the definition of DWELLING, SINGLE ROOM OUANY (SRO) (Section 1A.6): The Zoning Ordinance currently defines the SRO dwelling use more like a studio apartment, stipulating that each individual unit must be self-contained (have all amenities located within the unit), and shall not exceed 00 square feet in size. This definition inhibits the development of true SRO housing, which typically includes common kitchen or toilet facilities that are shared between tenants. Staff is proposing to fully amend this definition to accurately reflect the SRO dwelling use. DWELLING, SINGLE ROOM OUANY (SRO): A residential dwelling facility containing individual, self-contained, dwelling units none of which may exceed five hundred (00) square feet in size. A building, or portion thereof, that contains units designated for residential purposes. Each unit consists of one combined living and sleeping room, and may contain either a kitchen or separate private bathroom, but not both. Whichever amenity is not contained within the individual unit, the kitchen or bathroom, shall be provided as a common facility within the same structure, to be shared with the tenants of other SRO units. An SRO may include an office for the purpose of managing the SRO units and common facilities, and/or one self-contained dwelling unit with kitchen and bathroom facilities for a caretaker. The SRO Dwelling use shall be subject to the same lot and bulk requirements as the Multi-Family Dwelling use.. Amend the definition of DWELLING (Section 1A.6) The Zoning Ordinance currently defines a Dwelling as being self-contained with kitchen and bathroom facilities. Staff proposes to add language to this definition that will provide flexibility for SRO dwellings to have units that are not self-contained. Staff is also proposing to remove reference to apartment hotels, as this use isn t used anywhere else in the Zoning Ordinance, and the term could be confused with SRO dwellings. DWELLING: A building or portion thereof, which is designated for residential purposes of a family for occupancy on a monthly basis and which is a self-contained unit with kitchen and bathroom facilities,

3 unless otherwise stipulated in this chapter. The term "dwelling" excludes living space within hotels, bed and breakfast establishments, apartment hotels, boarding houses and lodging houses. 3: Expand the number of Zoning Districts that permit the SRO Dwelling use (Section 1A.33) The Zoning Ordinance significantly limits where the SRO dwelling use can be located within the ity. Staff created a list of location criteria that were used to identify additional zoning districts where the use may be appropriate. Selected criteria includes: Districts with existing design standards in place Districts that already permit uses with similar characteristics/levels of intensity Districts that typically have close proximity to frequent public transit Districts that permit/are typically located near a mix of uses to enable accessibility to employment or other amenities by foot or bicycle Based on the criteria above, Staff is proposing to make SRO Dwellings a permitted use in the following zoning districts (map included in Attachment B). lease note that SRO Dwellings are already a permitted use in the TSA and FB-UN- zoning districts. R-MU Residential / Mixed Use R-MU-3 - Residential / Mixed Use R-MU-4 - Residential / Mixed Use orridor ommercial SHBD 1 & Sugarhouse entral Business Districts G General ommercial TSA Transit Station Areas (already permitted in this zone) FB-S Form Based Special urpose orridor FB-SE - Form Based Special urpose orridor FB-UN Form Based Urban Neighborhood (already permitted in this zone) D-1 entral Business District D- Downtown Support District D-3 Downtown Warehouse / Residential D-4 Downtown Secondary entral Business District G-MU Gateway Mixed Use MU Mixed Use 4. Amend Schedule of Minimum Off Street arking Requirements for SRO Dwelling Use (Table 1A ) This is a minor amendment, but the Ordinance currently lists the off street parking requirements for SRO dwellings under the Multiple-family dwellings classification. The proposed text amendments have been written in a way that separates SRO Dwellings out as a standalone residential use. Staff proposes to create a new row for SRO dwellings in the

4 parking requirement table to make it clear that the SRO dwelling use is different than the Multi-family dwelling use. The required parking ratio will remain the same at ½ space per individual unit. The language in the table also makes an unclear reference to a 600 square foot maximum, which doesn t correspond with any area requirement in the Ordinance. Staff proposes to remove this language, as it doesn t seem to serve a purpose.. Minor amendment of ontrols Over Mixed Use language in D-3 Downtown Warehouse/Residential District (1A ) The D-3 zoning district includes a set of provisions that are meant to ensure that mixed use developments provide for on-site compatibility, as well as neighborhood compatibility. One requirement states, buildings containing commercial/office uses located above the second story shall incorporate multi-family dwellings, boarding house, bed and breakfast, or hotel uses in the amount of at least fifty percent (0%) of the total floor area of the building. Staff finds that the SRO dwelling use is similar to the other specified uses in this section, and should be added so the use is permitted/encouraged in mixed use developments in the D-3 district. KEY ONSIDERATIONS: 1. ompliance with citywide master plans: Growing SL: A Five Year Housing lan (018-0): The Growing SL Housing lan outlines solutions [for reaching a point] where all residents, current and prospective, regardless of race, age, economic status, or physical ability can find a place to call home. To achieve this goal, the ity s housing policy must address issues of affordability at the root cause, creating long-term solutions for increasing the housing supply, expanding housing opportunities throughout the city, addressing systemic failures in the rental market, and preserving our existing units (p. 9). The proposed text amendment directly supports the following priorities identified in Growing SL: Goal 1: Increase Housing Options: Reform ity practices to promote a responsive, affordable, high-opportunity housing market. This goal focuses on the need to increase the diversity of housing types and opportunities in the city by seeking policy reforms that can enhance the flexibility of the land-use code and create an efficient and predictable development process for community growth (p. 17). Objective 1: Modernize land-use and zoning regulations to reflect the affordability needs of a growing, pioneering city. Increasing flexibility around dimensional requirements and code definitions will reduce barriers to housing construction that are unnecessary for achieving city goals, such as neighborhood preservation (p. 18). Goal 3: Equitable & Fair Housing: Build a More Equitable ity. Equity is not only about eliminating discrimination, it is also about increasing access to opportunity the ity will accomplish this by working to eliminate housing discrimination,

5 strategically investing in neighborhoods that stand the most to gain, and building a city that meets needs of a diverse population (p. 33). Objective 3: Implement Life cycle Housing principles in neighborhoods throughout the city The goal with this objective is to enable a diversity of housing types that responds to housing needs, allowing individuals to stay in their communities as their housing needs evolve (p. 36). Across the country there are trends for micro housing, community style living, generational housing to accommodate aging parents, and intentional community and living space that co-exist (like a day care in a senior center) it is the goal to engage the community in a way that not only fosters the possibility, but creates policy that allows for the building (pp ) Support diverse and vibrant neighborhoods by aligning land use policies that promote a housing market capable of accommodating residents throughout all stages of life. In order to truly encourage new types of housing that considers cost, energy efficiency, and accessibility a strong land use and zoning foundation must be laid that supports new types of building (p. 37). lan Salt Lake (01): lan Salt Lake identifies multiple Guiding rinciples, Targets, and Initiatives to help the city achieve its vision over the next years. This project supports the following: Guiding rinciple 1/Neighborhoods that provide a safe environment, opportunity for social interaction, and services needed for the wellbeing of the community therein. Initiatives: 3. reate a safe and convenient place for people to carry out their daily lives;. Support policies that provides people a choice to stay in their home and neighborhood as they grow older and household demographics change; 7. romote accessible neighborhood services and amenities, including parks, natural lands, and schools. Guiding rinciple /Growth: Growing responsibly, while providing people with choices about where they live, how they live, and how they get around. Initiatives: 1. Locate new development in areas with existing infrastructure and amenities, such as transit and transportation corridors. Guiding rinciple 3/Housing: Access to a wide variety of housing types for all income levels throughout the city, providing the basic human need for safety and responding to changing demographics. 040 Targets: 1. Increase diversity of housing types for all income levels throughout the city;. Decrease percent of income spent on housing for cost-burdened households.

6 Initiatives: 1. Ensure access to affordable housing citywide (including rental and very low income); 3. Encourage housing options that accommodate aging in place; 4. Direct new growth toward areas with existing infrastructure and services that have the potential to be people-oriented; Guiding rinciple 11/Equity: Ensure access to all ity amenities for all citizens while treating everyone equitably with fairness, justice, and respect. Initiatives: 3. ursue equitable access to privately provided services and amenities across the ity; 4. Support policies that provide housing choices, including affordability, accessibility, and aging in place. DISUSSION: As described above, the main purpose of the proposed text amendments is to ensure that the zoning ordinance accurately defines the SRO dwelling use so that it is clear that it is a use that may be developed in Salt Lake ity. Staff has identified specific location criteria to propose a number of zoning districts where the SRO dwelling use should be permitted. It is Staff s opinion that these amendments directly support the ity s goals of modernizing land use and zoning regulations to reflect affordability needs, and providing housing options for all income levels and living preferences. In addition, the location criteria prioritizes neighborhood compatibility and character as well as providing access to opportunities for residents via proximity to transit and a mix of uses. NEXT STES: The lanning ommission s recommendation for these proposed zoning text amendments will be forwarded on to the ity ouncil for their action. The ity ouncil is the decision-making body for zoning text amendments.

7 ATTAHMENT A: ROOSED TEXT AMENDMENTS 1A.6.040: DEFINITIONS OF TERMS: DWELLING: A building or portion thereof, which is designated for residential purposes of a family for occupancy on a monthly basis and which is a self-contained unit with kitchen and bathroom facilities, unless otherwise stipulated in this chapter. The term "dwelling" excludes living space within hotels, bed and breakfast establishments, apartment hotels, boarding houses and lodging houses. DWELLING, SINGLE ROOM OUANY (SRO): A residential dwelling facility containing individual, self-contained, dwelling units none of which may exceed five hundred (00) square feet in size. A building, or portion thereof, that contains units designated for residential purposes. Each unit consists of one combined living and sleeping room, and may contain either a kitchen or separate private bathroom, but not both. Whichever amenity is not contained within the individual unit, the kitchen or bathroom, shall be provided as a common facility within the same structure, to be shared with the tenants of other SRO units. An SRO may include an office for the purpose of managing the SRO units and common facilities, and/or one self-contained dwelling unit with kitchen and bathroom facilities for a caretaker. The SRO Dwelling use shall be subject to the same lot and bulk requirements as the Multi-Family Dwelling use. 1A.33.00: TABLE OF ERMITTED AND ONDITIONAL USES FOR RESIDENTIAL DISTRITS: Legend: = onditional = ermitted ermitted And onditional Uses By District Use FR -1/ 43, 6 0 FR -/ 1, 78 0 FR -3/ 1, 00 0 R- 1/ 1, 00 0 R- 1/ 7, 00 0 R- 1/, 00 0 S R - 1 S R - S R - 3 R - R M F- 3 0 R M F- 3 R M F- 4 R M F- 7 R B R - M U - 3 R - M U - 4 R - M U R O Access ory use, except those that are otherwi se specific

8 ally regulat ed elsewh ere in this title Adaptiv e reuse of a landma rk site Alcohol, brewpu b (,00 square feet or less in floor area) Alcohol, dining club (,00 square feet or less in floor area) 9, Alcohol, social club (,00 square feet or less in floor area) Alcohol, tavern (,00 square feet or less in 9

9 floor area) Animal, veterin ary office Art gallery 6 Artisan food product ion (,00 square feet or less in floor area) Bed and breakfa st inn Bed and breakfa st manor linic (medic al, dental) 6 omme rcial food prepara tion ommu nity garden ommu nity

10 recreati on center remat orium Daycar e center, adult Daycar e center, child Daycar e, nonregi stered home daycar e Daycar e, register ed home daycar e or presch ool Dwellin g, access ory guest and servant' s quarter Dwellin g, access ory unit

11 Dwellin g, assiste d living facility (large) Dwellin g, assiste d living facility (limited capacit y) Dwellin g, assiste d living facility (small) Dwellin g; dormito ry, fraternit y, sorority 1 Dwellin g, group home (large) 1 4 Dwellin g, group home (small) Dwellin g, manufa ctured home

12 Dwellin g, multifamily Dwellin g, residen tial support (large) 1 6 Dwellin g, residen tial support (small) 1 7 Dwellin g, roomin g (boardi ng) house Dwellin g, singlefamily (attach ed) Dwellin g, singlefamily (detach ed) Dwellin g, single room occupa ncy 0 1

13 Dwellin g, twin home and twofamily Eleemo synary facility Financi al instituti on Funeral home Govern mental facility 6 6 Home occupat ion Laborat ory (medic al, dental, optical) Library Mixed use develop ment Mobile food busines s (operati on on private propert y) 1

14 Municip al service use, includin g ity utility use and police and fire station Museu m Nursing care facility Office, excludi ng medical and dental clinic and office Open space on lots less than 4 acres in size 6 ark arking, off site (to support noncon forming uses in a residen tial zone or

15 uses in the N or B Zones) arking, park and ride lot shared with existing use lace of worship on lots less than 4 acres in size Recepti on center Recreat ion (indoor) Restaur ant Restaur ant with drivethrough facility Retail goods establis hment Retail goods establis hment, plant

16 and garden shop with outdoor retail sales area Retail service establis hment School, music conserv atory School, professi onal and vocatio nal School, semina ry and religiou s institute 6 Season al farm stand Studio, art Tempor ary use of closed schools and church es

17 Theater, live perform ance Theater, movie Urban farm Utility, building or structur e, 7 Utility, transmi ssion wire, line, pipe or pole Wireles s telecom municat ions facility (see section 1A , table 1A E of this title)

18 1A :TABLE OF ERMITTED AND ONDITIONAL USES FOR OMMERIAL DISTRITS: Legend: = onditional = ermitted ermitted And onditional Uses By District Use Accessory use, except those that are specifically regulated elsewhere in this title N B S 1 SHBD 1 G SNB Adaptive reuse of a landmark site Alcohol: Brewpub (,00 square feet or less in floor area) Brewpub (more than,00 square feet in floor area) Dining club (,00 square feet or less in floor area) Dining club (more than,00 square feet in floor area) 10, ,11 10, Distillery 16 Social club (,00 square feet or less in floor area) Social club (more than,00 square feet in floor area) Tavern (,00 square feet or less in floor area) Tavern (more than,00 square feet in floor area) 10, , Ambulance service (indoor) Ambulance service (outdoor) Amusement park Animal:

19 remation service Kennel et cemetery 4 Veterinary office Antenna, communication tower Antenna, communication tower, exceeding the maximum building height in the zone Art gallery Artisan food production (,00 square feet or less in floor area) Artisan food production (more than,00 square feet in floor area) Auction (outdoor) Auditorium Bakery, commercial Bed and breakfast 14 Bed and breakfast inn Bed and breakfast manor 3 3 Blacksmith shop Blood donation center Brewery Bus line station/terminal Bus line yard and repair facility ar wash ar wash as accessory use to gas station or convenience store that sells gas heck cashing/payday loan business 8 8 linic (medical, dental)

20 ommercial food preparation ommunity correctional facility, large ommunity correctional facility, small 7,1 ommunity garden ontractor's yard/office rematorium Daycare center, adult Daycare center, child Daycare, nonregistered home daycare or preschool Daycare, registered home daycare or preschool Dwelling: Assisted living facility (large) Assisted living facility (small) Group home (large) 17 Group home (small) when located above or below first story office, retail, or commercial use, or on the first story where the unit is not located adjacent to street frontage 18 Living quarter for caretaker or security guard Manufactured home Multi-family Residential support (large) 19 Residential support (small) 0 Rooming (boarding) house Single-family attached

21 Single-family detached Single room occupancy Twin home Two-family Eleemosynary facility Equipment rental (indoor and/or outdoor) Farmers' market Financial institution Financial institution with drivethrough facility Flea market (indoor) Flea market (outdoor) Funeral home Gas station Government facility Government facility requiring special design features for security purposes Home occupation Homeless resource center Homeless shelter Hotel/motel House museum in landmark sites (see subsection 1A.4.010S of this title) Impound lot 1 Industrial assembly Intermodal transit passenger hub Laboratory (medical, dental, optical)

22 Laboratory, testing Large wind energy system Laundry, commercial Library Limousine service (large) Limousine service (small) Manufactured/mobile home sales and service Mixed use development 13 Mobile food business (operation on private property) Municipal service uses, including ity utility uses and police and fire stations Museum Nursing care facility Office 1 Office, single practitioner medical, dental, and health Offices and reception centers in landmark sites (see subsection 1A.4.010S of this title) Open space Open space on lots less than 4 acres in size ark arking: ommercial Off site ark and ride lot

23 ark and ride lot shared with existing use lace of worship on lot less than 4 acres in size Radio, television station Reception center Recreation (indoor) Recreation (outdoor) Recreational vehicle park (minimum 1 acre) Recycling collection station Research and development facility Restaurant Restaurant with drive-through facility Retail goods establishment lant and garden shop with outdoor retail sales area With drive-through facility Retail service establishment Furniture repair shop With drive-through facility Reverse vending machine Sales and display (outdoor) School: ollege or university Music conservatory rofessional and vocational Seminary and religious institute Seasonal farm stand

24 Sexually oriented business Sign painting/fabrication Small brewery Solar array Storage (outdoor) Storage, public (outdoor) Storage, self Store: Department Mass merchandising awnshop Specialty Superstore and hypermarket Warehouse club Studio, art Studio, motion picture Taxicab facility Theater, live performance Theater, movie Urban farm Utility, building or structure Utility, transmission wire, line, pipe, or pole Vehicle: Auction Automobile repair (major) Automobile repair (minor)

25 Automobile sales/rental and service Automobile salvage and recycling (indoor) Boat/recreational vehicle sales and service Truck repair (large) Truck sales and rental (large) Vending cart, private property Warehouse Welding shop Wholesale distribution Wireless telecommunications facility (see section 1A , table 1A E of this title) Woodworking mill 1A.33.00: TABLE OF ERMITTED AND ONDITIONAL USES FOR DOWNTOWN DISTRITS: Legend: = onditional = ermitted ermitted And onditional Uses By District Use Accessory use, except those that are otherwise specifically regulated elsewhere in this title D-1 D- D-3 D-4 Adaptive reuse of a landmark site 4 Alcohol: Brewpub (indoor) Brewpub (outdoor)

26 Dining club (indoor) Dining club (outdoor) Social club (indoor) Social club (outdoor) Tavern (indoor) Tavern (outdoor) Animal, veterinary office Antenna, communication tower Antenna, communication tower, exceeding the maximum building height Art gallery Artisan food production 18 Bed and breakfast Bed and breakfast inn Bed and breakfast manor Blood donation center Bus line station/terminal Bus line yard and repair facility ar wash 3 heck cashing/payday loan business linic (medical, dental) ommercial food preparation ommunity garden onvention center rematorium Daycare center, adult Daycare center, child Daycare, nonregistered home daycare

27 Daycare, registered home daycare or preschool Dwelling: Artists' loft/studio Assisted living facility (large) Assisted living facility (limited capacity) Assisted living facility (small) Group home (large) 1 Group home (small) 13 Multi-family Residential support (large) 14 Residential support (small) 1 Single room occupancy Eleemosynary facility Exhibition hall Farmers' market Financial institution Financial institution with drive-through facility 8 8 Funeral home Gas station 7 7 Government facility Government facility requiring special design features for security purposes 7 7 Heliport, accessory Home occupation Homeless resource center Homeless shelter Hotel/motel Industrial assembly

28 Laboratory (medical, dental, optical) Laundry, commercial Library Limousine service Mixed use development Mobile food business (operation in the public right-of-way) Mobile food business (operation on private property) Mobile food court Museum Office Office, publishing company Open space on lots less than 4 acres in size ark arking, commercial arking, off site erforming arts production facility lace of worship Radio, television station Railroad, passenger station Reception center Recreation (indoor) Recreation (outdoor) Restaurant Restaurant with drive-through facility 8 Retail goods establishment Retail service establishment Retail service establishment, upholstery shop

29 Sales and display (outdoor) School: ollege or university K - 1 private K - 1 public Music conservatory rofessional and vocational Seminary and religious institute Small brewery Social service mission and charity dining hall Stadium Storage, self Store: Department Fashion oriented department Mass merchandising awnshop Specialty Superstore and hypermarket Studio, art Theater, live performance Theater, movie Utility, buildings or structure Utility, transmission wire, line, pipe or pole Vehicle: Automobile repair (major) 7 7 Automobile repair (minor) 7 7

30 Automobile sales/rental and service Vending cart, private property Vending cart, public property Warehouse Warehouse, accessory Wholesale distribution Wireless telecommunications facility (see section 1A , table 1A E of this title) 1A : TABLE OF ERMITTED AND ONDITIONAL USES IN THE GATEWAY DISTRIT: Legend: = onditional = ermitted Use Accessory use, except those that are otherwise specifically regulated elsewhere in this title Adaptive reuse of a landmark site G- MU Alcohol: Brewpub (indoor) Brewpub (outdoor), Dining club (indoor) Dining club (outdoor), Social club (indoor) Social club (outdoor), Tavern (indoor) Tavern (outdoor), Ambulance service (indoor)

31 Amphitheater Animal, veterinary office Antenna, communication tower Antenna, communication towers, exceeding the maximum building height Art gallery Artisan food production Artists' loft/studio Auction (indoor) Auditorium Bed and breakfast Bed and breakfast inn Bed and breakfast manor Botanical garden Bus line station/terminal 3 linic (medical, dental) ommercial food preparation ommunity garden rematorium Daycare center, adult Daycare center, child Daycare, nonregistered home daycare 10 Daycare, registered home daycare or preschool 10 Dwelling: Assisted living facility (large) Assisted living facility (limited capacity) Assisted living facility (small) Group home (large) 6

32 Group home (small) when located above or below first story office, retail or commercial use, or on the first story where the unit is not located adjacent to the street frontage 7 Living quarters for caretaker or security guard Multi-family Residential support (large) 8 Residential support (small) 9 Single-family (attached) Single room occupancy Eleemosynary facility Equipment rental (indoor and/outdoor) Farmers' market Financial institution Flea market (indoor) Funeral home Government facility Government facility requiring special design features for security purposes 3 Heliport, accessory Home occupation 11 Hotel/motel Industrial assembly Laboratory (medical, dental, optical) Large wind energy system Library Mixed use development Mobile food business (operation in the public right-of-way) Mobile food business (operation on private property) Mobile food court

33 Museum Office Open space ark arking: ommercial Off site ark and ride lot ark and ride lot shared with existing use erforming arts production facility hoto finishing lab lace of worship Radio, television station Reception center Recreation (indoor) Recreation (outdoor) Restaurant Retail goods establishment Retail goods establishment, plant and garden shop, with outdoor retail sales area Retail service establishment Retail service establishment, upholstery shop School: ollege and university K - 1 private K - 1 public Music conservatory rofessional and vocational

34 Seminary and religious institute Seasonal farm stand Small brewery Social service mission and charity dining hall Solar array Stadium Storage, self 3 Store: Department Mass merchandising Specialty Superstore and hypermarket Studio, art Studio, motion picture Theater, live performance 4 Theater, movie Urban farm Utility, building or structure 1 Utility, transmission wire, line, pipe or pole Vehicle: Automobile repair (minor) Automobile sales/rental and service (indoor) Boat/recreational vehicle sales and service (indoor) Vending cart, private property Vending cart, public property Wireless telecommunications facility (see section 1A , table 1A E of this title) Zoological park

35 1A : TABLE OF ERMITTED AND ONDITIONAL USES FOR SEIAL UROSE DISTRITS: Legend: = onditional = ermitted ermitted And onditional Uses By District Use R B F A G A G - A G - A G - 0 O S NO S A L L- I U I M H EI M U Accessory use, except those that are otherwise specifically regulated elsewhere in this title Adaptive reuse of a landmark site Agricultural use Air cargo terminals and package delivery facility Airport Alcohol: Brewpub (,00 square feet or less in 1 1

36 floor area) Brewpub (more than,00 square feet in floor area) 1 Dining club (,00 square feet or less in floor area) Social club (,00 square feet or less in floor area) Tavern (,00 square feet or less in floor area) Ambulance service (indoor) Ambulance service (outdoor) Amphitheate r Animal:

37 Kennel on lots of acres or larger et cemetery , Stable (private) Stable (public) Veterinar y office Antenna, communicati on tower Antenna, communicati on tower, exceeding the maximum building height in the zone 1 1 Art gallery Artisan food production Bed and breakfast Bed and breakfast inn Bed and breakfast manor Botanical garden 4

38 emetery linic (medical, dental) ommercial food preparation ommunity garden onvent/mo nastery Daycare center, adult Daycare center, child Daycare, nonregistere d home daycare Daycare, registered home daycare or preschool Dental laboratory/re search facility Dwelling: Assisted living facility (large) 1 6 Assisted living facility (limited

39 capacity) Assisted living facility (small) Group home (large) 17 Group home (small) 18 Living quarters for caretaker or security guard Manufact ured home Mobile home Residenti al support (large) 19 Residenti al support (small) 0 Rooming (boarding ) house Multifamily Singlefamily (attached )

40 Singlefamily (detache d) Single room occupanc y Twin home and twofamily Eleemosyna ry facilities 1 6, 1 Exhibition hall Extractive industry Fairground Farm stand, seasonal Financial institution Financial institution with drivethrough facility Gas station 7 Government facility Government facility requiring special design features for 1 3

41 security purposes Government office Heliport Home occupation Hospital, including accessory lodging facility Hotel/motel Hunting club, duck Industrial assembly Jail Jewelry fabrication Large wind energy system Library Light manufacturi ng Manufacturi ng, concrete or asphalt Meeting hall of membership 1

42 organization Mixed use developmen t Mobile food business (operation on private property) Municipal service uses, including ity utility uses and police and fire stations 1 4 Museum Nursing care facility Office Open space 9 ark arking: ommerc ial Off site ark and ride lot ark and ride lot shared with

43 existing use erforming arts production facility hilanthropi c use lace of worship Radio, television station Reception center Recreation (indoor) Recreation (outdoor) Research and developmen t facility Research facility (medical) 6 Restaurant 7 Restaurant with drivethrough facility 7, 14 3 Retail goods establishme nt Retail, sales and service accessory use when located 7

44 within a principal building Retail, sales and service accessory use when located within a principal building and operated primarily for the convenience of employees School: ollege or university K - 1 private K - 1 public Music conservat ory rofessio nal and vocationa l Seminary and religious institute Small brewery Solar array

45 Stadium Storage, accessory (outdoor) Studio, art Theater, live performance Theater, movie Transportati on terminal, including bus, rail and trucking Urban farm Utility, building or structure Utility, transmission wire, line, pipe or pole Vehicle, automobile rental agency Vending cart, private property Vending cart, public property Warehouse

46 Warehouse, accessory to retail and wholesale business (maximum,000 square foot floor plate) Wholesale distribution Wireless telecommun ications facility (see section 1A , table 1A E of this title) Zoological park 1A : TABLE OF ERMITTED AND ONDITIONAL USES IN FORM BASED DISTRITS: Legend: = ermitted = onditional ermitted Uses By District Use FB- UN1 FB- UN FB- S FB- SE Accessory use, except those that are specifically regulated in this chapter, or elsewhere in this title Alcohol: Brewpub Social club Tavern,,00 square feet or less in floor area

47 Animal, veterinary office Antenna, communication tower Art gallery Artisan food production Bed and breakfast Bed and breakfast inn Bed and breakfast manor linic (medical, dental) ommercial food preparation ommunity garden ommunity recreation center Daycare center, adult Daycare center, child Daycare, nonregistered home daycare Daycare, registered home daycare or preschool Dwelling: Assisted living facility (limited capacity) Assisted living facility (small) Group home (large) Group home (small) when located above or below first story office, retail, or commercial use, or on the first story where the unit is not located adjacent to street frontage Multi-family Residential support (large) Residential support (small) Rooming (boarding) house Single-family attached Single-family detached

48 Single-family detached (cottage development building form only) Single room occupancy Two-family Eleemosynary facility Farmers' market Financial institution Funeral home Health and fitness facility Home occupation Hotel/motel House museum in landmark site Laboratory (medical, dental, optical) Library Mixed use developments including residential and other uses allowed in the zoning district Museum Nursing care facility Office Office and/or reception center in landmark site Open space ark arking, off site hoto finishing lab lace of worship lazas Recreation (indoor) Research and development facility

49 Research facility (medical/dental) Restaurant Retail goods establishment Retail goods establishment, plant and garden shop with outdoor retail sales area Retail service establishment Sales and display (outdoor) School: ollege or university Music conservatory rofessional and vocational Seminary and religious institute Seasonal farm stand Solar array Store, specialty Studio, art Theater, movie Urban farm Utility, building or structure Utility, transmission wire, line, pipe, or pole Vending cart, private property Wireless telecommunications facility

50 1A : NUMBER OF OFF STREET ARKING SAES REQUIRED: TABLE 1A SHEDULE OF MINIMUM OFF STREET ARKING REQUIREMENTS 3 Residential: Bed and breakfast establishment ommunity correctional facility Eleemosynary facility Fraternity, sorority or dormitory Group home 1 parking space per room 1 parking space for each 4 residents and 1 parking space for every support staff present during the busiest shift 1 parking space for each family, plus 1 parking space for every 4 individual bedrooms, plus 1 parking space for every support staff present during the busiest shift 1 parking space for each residents, plus 1 parking space for each 3 full time employees. Note: The specific college or university may impose additional parking requirements parking spaces per home and 1 parking space for every support staff present during the busiest shift Multiple-family dwellings 1 parking spaces for each dwelling unit containing or more bedrooms 1 parking space for 1 bedroom and efficiency dwelling 1 / parking space for single room occupancy dwellings (600 square foot maximum) Rooming house Single-family attached dwellings (row house and townhouse) and single-family detached dwellings Single room occupancy dwellings Two-family dwellings and twin home dwellings 1 parking space for each persons for whom rooming accommodations are provided parking spaces for each dwelling unit ½ parking space per individual unit parking spaces for each dwelling unit Institutional:

51 Assisted living facility 1 parking space for each 4 employees, plus 1 parking space for each 6 infirmary or nursing home beds, plus 1 parking space for each 4 rooming units, plus 1 parking space for each 3 dwelling units Auditorium; accessory to a church, school, university or other institution Daycare, child and adult 1 space for each seats in the main auditorium or assembly hall spaces per 1,000 square feet of usable floor area Funeral services 1 space per 4 seats in parlor plus 1 space per employees plus 1 space per vehicle used in connection with the business Homeless resource center Homeless shelter Hospital laces of worship 1 parking space for every 10 beds 1 parking space for every 10 beds 1. parking spaces per hospital bed 1 parking space per 1,000 square feet of seating or congregation area Schools: K - 8th grades 1 parking space for each 3 faculty members and other full time employees Senior high school 1 parking space for each 3 faculty members, plus 1 parking space for each 3 full time employees, plus 1 parking space for each 10 students ollege/university, general 1 parking space for each 3 faculty members, plus 1 parking space for each 3 full time employees, plus 1 parking space for each 10 students Vocational/trade school 1 space per 1 employee plus 1 space for each 3 students based on the maximum number of students attending classes on the premises at any time Recreation, cultural, and entertainment: Art gallery/museum/house museum Baseball or soccer field 1 space per 1,000 square feet of usable floor area 10 spaces per field Bowling alley spaces per lane plus 1 space for every employees

52 lub/lodge Dance/music studio Gym/health club/recreation facilities Library Sports arena/stadium Swimming pool, skating rink or natatorium Tennis court Theater, movie and live 3 spaces per 1,000 square feet of usable floor area 1 space for every 1 employee 3 spaces per 1,000 square feet of usable floor area 1 space per 1,000 square feet of usable floor area 1 space per 1,000 square feet of seating area 1 space per seats and 3 spaces per 1,000 square feet of usable floor area spaces per court 1 space per 4 seats ommercial/manufacturing: Artisan food production Bus facility, intermodal transit passenger hub ommercial food preparation Durable goods, furniture, appliances, etc. General manufacturing Hotel or motel Radio/TV station Warehouse Wholesale distribution spaces per 1,000 square feet of usable floor area 1 space per employees plus 1 space per bus spaces per 1,000 square feet of usable floor area 1 space per 00 square feet of usable floor area 1 space per 3 employees plus 1 space per company vehicle 1 parking space for each separate rooms 3 spaces per 1,000 square feet of usable floor area spaces per 1,000 square feet of usable floor area for the first 10,000 square feet plus 1 / space per,000 square feet for the remaining space. Office area parking requirements shall be calculated separately based on office parking rates 1 space per 1,000 square feet of usable floor area for the first 10,000 square feet, plus 1 / space per,000 square feet of floor area for the remaining space. Office area parking requirements shall be calculated separately based on office parking rates

53 Retail goods and services: Auto repair 1 space per service bay plus 3 spaces per 1,000 square feet for office and retail areas ar wash Drive-through facility Outdoor display of merchandise for sale Restaurants, taverns and social clubs Retail goods establishment Retail service establishment Retail shopping center over,000 square feet usable floor area 3 stacked spaces per bay or stall, plus stacking spaces for automated facility stacking spaces on site per cashier, teller or similar employee transacting business directly with drive-through customers at any given time in addition to the parking required for that specific land use 1 parking space per 1,000 square feet of display area spaces per 1,000 square feet of usable floor area spaces per 1,000 square feet of usable floor area spaces per 1,000 square feet of sales floor area spaces per 1,000 square feet of usable floor area Office and related uses: Financial establishments General office Laboratory Medical/dental offices spaces per 1,000 square feet of usable floor area 3 spaces per 1,000 square feet of usable floor area for the main floor plus 1 1 / 4 spaces per 1,000 square feet of usable floor area for each additional level, including the basement spaces per 1,000 square feet of usable floor area for the first 10,000 square feet plus 1 / space per,000 square feet for the remaining space. Office area parking requirements shall be calculated separately based on office parking rates spaces per 1,000 square feet of usable floor area Miscellaneous: Kennels or public stables All other uses 1 space per employees 3 spaces per 1,000 square feet of usable floor area

54 1A : D-3 DOWNTOWN WAREHOUSE/RESIDENTIAL DISTRIT: A. urpose Statement: The purpose of the D-3 downtown warehouse/residential district is to provide for the reuse of existing warehouse buildings for multi-family and mixed use while also allowing for continued retail, office and warehouse use within the district. The reuse of existing buildings and the construction of new buildings are to be done as multi-family residential or mixed use developments containing retail or office uses on the lower floors and residential on the upper floors. This district is appropriate in areas where supported by applicable master plans. The standards are intended to create a unique and sustainable downtown neighborhood with a strong emphasis on urban design, adaptive reuse of existing buildings, alternative forms of transportation and pedestrian orientation. B. Uses: Uses in the D-3 downtown warehouse/residential district as specified in section 1A.33.00, "Table Of ermitted And onditional Uses For Downtown Districts", of this title, are permitted subject to the provisions of this chapter and other applicable provisions of this title.. ontrols Over Mixed Use: The concept of mixed use is central to the nature of the D-3 downtown warehouse/residential district. To ensure that mixed use developments provide for on site compatibility as well as neighborhood compatibility, the change of land use type or an increase in floor area by twenty five percent (%) of existing principal buildings and the construction of buildings for new uses after April 1, 199, shall conform to the following provisions. onstruction related to the rehabilitation including remodeling or modification of existing uses, or the change of use to a similar use, shall not be subject to these provisions: 1. Buildings containing commercial/office uses located above the second story shall incorporate multi-family dwellings, single room occupancy (SRO) dwellings, boarding house, bed and breakfast, or hotel uses in the amount of at least fifty percent (0%) of the total floor area of the building;. ommercial/office uses shall be permitted as the sole use in two-story buildings only; and 3. ommercial/office uses in buildings of three (3) stories or more without multi-family dwellings shall be allowed only as a conditional use and then only when the applicant has demonstrated that the proposed location is not suitable for multi-family residential use.

55 ATTAHMENT B: LOATION MA

56 Locations roposed to ermit Single Room Occupancy (SRO) Housing Type ± Legend Residential Districts Gateway District Transit Area Station Districts Form Based Districts ommercial Districts Downtown Districts Special urpose Districts ity Boundary Miles

57 ATTAHMENT : ANALYSIS OF STANDARDS As per section 1A.0.00, a decision to amend the text of this title or the zoning map by general amendment is a matter committed to the legislative discretion of the city council and is not controlled by any one standard. Factor Finding Rationale 1. Whether a proposed text amendment is consistent with the purposes, goals, objectives, and policies of the city as stated through its various adopted planning documents; omplies As outlined above in the Key onsiderations section, the proposed text amendments support multiple principles and initiatives of lan Salt Lake (01). In addition, these amendments were born from the immediate need to implement the recentlyadopted Growing SL housing plan. Staff finds that the proposed text amendments are consistent with ity purposes, goals, and policies.. Whether a proposed text amendment furthers the specific purpose statements of the zoning ordinance; omplies The proposed text amendments advance the purpose and intent of the Zoning Ordinance, specifically the following:..to promote the health, safety, morals, convenience, order, prosperity and welfare of the present and future inhabitants of Salt Lake ity, to implement the adopted plans of the city This title is, in addition, intended to: D. lassify land uses and distribute land development and utilization; G. Foster the city s industrial, business and residential development. The proposed amendments further the purpose and intent of the Zoning Ordinance by accurately defining/classifying a land use and where it should be

58 3. Whether a proposed text amendment is consistent with the purposes and provisions of any applicable overlay zoning districts which may impose additional standards; 4. The extent to which a proposed text amendment implements best current, professional practices of urban planning and design. omplies omplies located, to better foster its utilization and development. Most overlay districts have regulations that are focused on a building s scale or design, not land use. If a developer were to propose the construction of SRO dwellings within an overlay zone, the project would be subject to requirements of the overlay. Staff finds that the proposed text amendments are consistent with purposes and provisions that may be imposed within various overlay districts, and does not anticipate any conflicts. The proposed text amendments directly support the Growing SL housing plan, which is a forwardthinking document when it comes to addressing affordable housing for all residents, now and into the future as the ity continues to grow. On a more basic level, the amendments will make the definition of SRO dwellings more accurate in the zoning ordinance, which is a best practice of planning.

59 ATTAHMENT D: UBLI ROESS AND OMMENTS Notice to ommunity/neighborhood ouncils: All recognized community-based organizations were first notified of the proposed text amendments via Open House notices sent on March 1 st, 018. More detailed information was directly ed to all ommunity/neighborhood ouncil chairs on March 16 th, 018. Open House: Because these zoning text amendments impact the entire city and not one specific ommunity or Neighborhood ouncil, an Open House was held on March 1 th, 018, at the ity & ounty Building. Seven (7) individuals attended the Open House to inquire about the text amendment, but no written comments were provided. Housing Organizations: On March 1 th, 018, Staff ed representatives from the following local organizations/entities that have affordable housing interests to make them aware of, and to provide information on the proposed text amendment. No feedback was received. The Road Home First Step House Utah Nonprofit Housing oalition rossroads Urban enter Utah ommunity Action Housing Authority of Salt Lake ity Housing Authority of the ounty of Salt Lake ommunity Development orporation of Utah Salt Lake ounty Housing and ommunity Development Department of Workforce Services Shelter the Homeless Utah Utah Housing orporation lanning ommission Notice of the public hearing for the proposal included: Agenda posted on the lanning Division and Utah ublic Meeting Notice websites on June 14 th, 018. Notices mailed to local entities with affordable housing interests on June 14 th, 018. Newspaper notice ran on June 16 th, 018. ublic Input: As of the date of the publishing of this report, Staff has received one comment on this proposal from the hair of the Bonneville Hills Neighborhood ouncil (below). She initially asked why Staff wasn t proposing to permit SRO Dwellings in District 6, and then expressed that the area around the University of Utah meets the identified location selection criteria. Staff is proposing locations to permit the SRO Dwelling use by zoning district, not by ouncil district or neighborhood. Districts were chosen based on location criteria detailed in the roject Description section, above. The majority of the land in District 6 is zoned institutional (The U), research park, open space, or single family residential Staff found that these districts don t meet all of the location criteria prioritized for this project.