EXISTING CONDITIONS & SITE ANALYSIS

EXISTING CONDITIONS

As part of the existing conditions analysis, a review of the existing zoning and current land uses was conducted for Midvale City and West Jordan City.

This review lends a better understanding of current policy requirements and dimensional standards for the station areas.

ZONING CODE REVIEW

The following section provides an overview of the existing zoning code requirements for the three station areas. This includes the cities of Midvale and West Jordan.

MIDVALE CITY

The Bingham Junction station in Midvale is part of the Bingham Junction zone, which encourages a dynamic mix of uses including residential, urban (retail/office flex), and mixed-use with higher densities than other areas of Midvale. Per the city code, the entire Bingham Junction zone property will be planned as a large- scale master planned development prior to any new development on the property. Approval of a small-scale master planned development will also be a condition precedent to any new development within the Bingham Junction zone. A minimum of 20% of the "real property to be improved later as open space and linked trails" at no cost to the city.

The Bingham Junction zone (as amended) does not include detailed provisions regarding certain standards and guidelines. Instead, it adopts a series of goals and intent statements as set forth in Section 17-7-9.4 (common intent statements). The zoning plan includes proposed detailed standards and guidelines (in ordinance format) governing the development that implements the goals of the large-scale master plan and the applicable intent statements. The proposed standards and guidelines shall address the following issues:

a.   Land use standards establishing land use types, occupancy, location, density, buffering, and any other element envisioned by the large scale master plan;

b.   Lot standards establishing requirements for minimum lot area, depth, coverage, and dimensions;

c.   Building setback standards for front, side, and rear yards;

d.   Design standards addressing building orientation and mass, common and private open space, natural resource protection, architectural design including colors and materials, and any other provisions proposed to be included in the zone;

e.   Landscaping and buffering standards; and

f.   Parking lot design standards (including lighting) .

g.   Development Plan: The small-scale master plan shall include a schematic development plan showing the following:

   -   Location of proposed uses, including dwelling unit density and occupancy;

   -   Height, location, bulk, and preliminary elevations of buildings;

   -   Location, arrangement and configuration of open space, landscaping, and building setbacks;

   -   Location, access points, and design of off-street parking areas;

   -   Number, size, and location of signs;

   -   Street layout, and traffic and pedestrian circulation patterns, including proposed access to the property to adjoining and nearby properties and uses.

JUNCTION AT MIDVALE OVERLAY

The purpose of the Junction at Midvale overlay zone is to:

   a.   Encourage the creation of high quality development including residential, retail, office, and other commercial and public uses in coordinated, visually exciting and durable projects. This zoning plan encourages a coordinated mix of uses and buildings that complement each other and the overall Midvale community;

   b.   Address minimum standards supplemented by the Junction at Midvale site development guidelines which are created and administered by the applicable property owners association(s);

   c.   Create a transit-oriented residential community, office park, and business district that take advantage of the transit opportunities presented by the light rail stop and associated transit routes. This zoning plan encourages residential and office densities that facilitate maximum utilization of the light rail line and related infrastructure;

   d.   Encourage high quality, distinctive development to create a sense of place and identity for the Junction at Midvale;

   e.   Encourage a mix of high quality office, commercial, retail, open space, entertainment, recreation, residential, public, and institutional land uses;

   f.   Encourage ground level retail uses that open directly onto sidewalks adjacent to streets, with upper floor office and residential uses;

   g.   Provide a variety of housing opportunities and choices that include a range of household types and architecture, family sizes, and, incomes;

   h.   Revitalize a former Superfund Site;

   i .   Enhance urban design in the area while respecting the surrounding urban fabric;

   j.   Coordinate urban design, streetscape, and open space elements in order to create a distinctive visual quality for the area;

   k.   Manage parking and access in a manner that enhances pedestrian safety, pedestrian mobility, and quality urban design;

   l.   Discourage surface parking by encouraging and creating incentives for alternate parking methods including but not limited to structured parking, on-street parking, shared parking, and reduced parking;

   m.   Provide variation in architectural design and housing types and affordability;

   n.   Create neighborhoods which are integrated with and have direct access to open space and park lands; and

   o.   Provide pedestrian connections within and among adjacent neighborhoods.

This zoning plan encourages uses that are built at a pedestrian scale and encourage pedestrian movement.

WEST JORDAN CITY

Two of the three station areas (Historic Gardner Village and West Jordan City Center) are in West Jordan. Both are surrounded by a variety of land uses and under the Transit Station Overlay District (TSOD) zoning.

TSOD ZONE

The TSOD is established to promote Transit Oriented Communities in areas that are generally located within an approximate quarter (1/4) mile of light rail transit stations or cross-town satellite hubs for bus/trolley rapid transit. The TSOD regulations and standards supersede the regulations and standards of the underlying zoning district.

CITY CENTER/TSOD ZONE

The purpose of the City Center zone is to develop a traditional downtown area by redeveloping and restoring pedestrian scale buildings in the core (city center) of the city. The City Center zone is intended to set apart that portion of the city which forms the center of commercial, professional, residential, office, municipal, and cultural uses by encouraging a balanced, though concentrated, mix of these uses.

The City Center zone should provide a safe, attractive, pedestrian-friendly environment that serves as a destination area and that attracts people for a unique shopping, cultural, recreational, professional service, and living experience. The City Center will be referred to as not only a zone, but also as a defining district of that area designated as "town center" on the adopted West Jordan future land use plan and map. A master plan (or master plans) for the City Center shall be prepared in joint cooperation with the city and property owners.

The West Jordan City Center station community, when developed, will contain a mix of compact, compatible uses. The multiple uses in this station community consist primarily of multi-family residential, commercial, retail, office, municipal, entertainment, and mixed-uses. Residential density should be at a minimum of 30 units per acre and maximum of 75 units per acre. The highest development densities shall be allowed within this station community and all land uses are to be pedestrian oriented and well connected to open spaces, parks, plazas, and social gathering areas. A large multi-transit station hub is envisioned for this station community.

HISTORIC GARDNER VILLAGE TSOD

A portion of the Gardner Village TRAX station area is within a TSOD; however, additional density allowances are not provided within the Gardner Village TSOD. For standards not mentioned in the TSOD overlay, the requirements of the three zoning districts should be followed.

Figure 9: Midvale City Zoning for Bingham Junction. Source: ESRI

Figure 10: West Jordan Zoning for Historic Gardner Village and City Center. Source: City of West Jordan

WEST JORDAN TSOD PARKING REQUIREMENTS

The minimum number of parking spaces in the TSOD is intentionally reduced to encourage the use of public transit systems. The use of shared parking areas and multilevel parking structures is strongly encouraged, while surface parking should be minimized and located behind and/or to the side of main building structures.

On-street parking is permitted and encouraged and shall be included in the total development required parking calculations for a use or structure which fronts and is adjacent to the on street parking stall.

Ingress and egress for parking lots shall, where reasonably practical, be from side streets for commercial uses and from alleys for residential uses.

Parking Requirements

Multi-family

1 space per DU, plus 1/2 space per additional bedroom

Maximum 1 .5 spaces per unit

Office

Maximum 3 spaces per 1,000 SF

Retail

Maximum 3 .75 spaces per 1,000 SF

Other Uses

See parking table of the West Jordan City Code S13-12-3. Unless otherwise approved in the final development plan, these uses shall provide up to a 50% reduction of the parking requirement.

WEST JORDAN TSOD STREETSCAPE REQUIREMENTS

Building line frontages contribute to the public streetscape, and therefore, are subject to more regulation than the rest of the lot. Buildings shall be oriented to the pedestrian and placed close to the street where possible, and they should be consistent with the overall design and function of the building.

Park strips are required on all streets, except alleys, within each station community right of way. In residential areas, park strips shall serve as buffers between pedestrian walkways and streets.

Street medians are encouraged in all station communities for all major collector rights of way. Medians serve to improve the aesthetic quality of the area and as a mid-block resting place for street crossings. Medians should be a minimum of 5 feet wide.

Alleys and interior block spaces shall be allowed and encouraged in all station communities. Alleys serve as alternate routes to garages and loading docks that are unseen by the public and therefore contribute to a pedestrian friendly environment. The private, interior portions of the lots (toward the alley) allow commercial operators to utilize these spaces as efficient working environments unseen by the public and allow residents to have private and semiprivate (for apartment and condominium buildings) gardens and courtyards. Alleys shall be the primary access to garages.

LAND USE

BINGHAM JUNCTION STATION - LAND USE

Existing land uses around the Bingham Junction station include mostly office and commercial uses. To the south of the station there are residential neighborhoods, and to the east some light industrial zones.