A. Purpose: The comprehensive general plan supports a housing ratio of eighty three percent (83%) single-family residential to seventeen percent (17%) multi-family residential ("the General Plan ratio"). Notwithstanding the general plan, the city establishes a ratio of seventy seven percent (77%) single-family residential to twenty three percent (23%) multi-family residential for the purpose of this section.
The City of West Jordan has adopted a balanced housing procedure to ensure the orderly growth of the city and foster a housing mix that is consistent with the general plan.
B. Exemptions: The following types of two-family and multi-family housing are not subject to the balanced housing procedure or to the timing requirements of this section:
1. Residential housing developments in compliance with the general plan that are:
a. Multi-family housing (2 or more housing units) in a Transit Station Overlay District (TSOD).
b. Senior housing for age fifty five (55) and older.
c. Multi-family housing for disabled persons.
d. Low and moderate income housing owned by a nonprofit or a local housing authority.
e. Multi-family housing as part of a master planned community that meet the following provisions:
(1) Master plan shall be a minimum of seventy five (75) undeveloped acres and be zoned PC or PRD.
(2) Two-family and multi-family housing not exempt by the provisions listed in subsections B1a through B1d of this section, shall comprise no greater than seventeen percent (17%) of the total number of dwelling units in the approved master development plan.
(3) Two-family and multi-family housing units not exempt by the provisions listed in subsections B1a through B1d of this section, shall be individually owned as either condominiums or townhomes.
f. Twin homes on a vacant parcel(s) or lot(s) in an existing R-2 Zone, as long as all of the following criteria are met:
(1) The R-2 zoning has continuously existed since October 22, 2014; and
(2) The parcel(s) or lot(s) has/have been continuously "vacant" (no dwelling unit(s) constructed thereon) since October 22, 2014.
g. Multi-family housing (2 or more units) in an Interchange Overlay Zone (IOZ).
h. Multi-family housing (2 or more units) in a Residential Overlay District (ROD).
i. Multi-family housing (2 or more units) in an Integrated Housing-Limited Density (IH-L) or Integrated Housing Development (IH-D) Zone.
C. Selection Process: Each year on January 15, the city shall publicly announce the number of multi-family housing units that are available to be constructed based on the ratio set out in subsection A of this section. The available cap will be determined each year based on the following mathematical calculation:
A minus B = the available number of units under the cap.
A equals 29.87 percent of the total single-family residential units that have received a building permit as of December 31 of the immediately preceding year.
B equals the total number of multi-family residential units (including housing exempted by subsection B of this section) which have been constructed or are under construction. For purposes of this section, "under construction" means utilities such as sewer lines and storm drains are being installed.
If there is an available number of units ("cap") announced, interested applicants are invited to submit a proposed multi-family land use application to the development services department during the next thirty (30) calendar days using all or a part of the available cap. The planning commission, upon recommendation of staff, shall judge the submitted proposed applications based on the criteria contained in subsection D of this section and shall announce the successful proposal(s) that, alone or together, will consume the available cap (each a successful proposer) for the succeeding twelve (12) calendar months.
The city shall promptly notify the successful proposer(s) and the nonsuccessful proposers of the decision within forty five (45) calendar days of January 15.
A successful proposer is required to promptly submit a complete application package within sixty (60) calendar days of January 15, and to diligently move the application process along to completion in response to staff comments and requests. The intent with any successful proposer is that the project is constructed or "under construction", as defined above, within twelve (12) calendar months following January 15.
D. Application for Multi-Family Development Evaluation: Each application for competitive evaluation of a multi-family development ("project") shall be given a point rating pursuant to this section.
E. General Plan Compliance: Each application shall comply with the City of West Jordan general plan as a prerequisite for the point rating evaluation.
F. Evaluation Criteria: The city shall calculate the total number of points for the project based on the criteria in this section and provide a written analysis justifying the expected number of points achieved. City staff will forward all applications together with the total number of points achieved for each project to the planning commission, together with a staff recommendation, for a final decision. The planning commission shall determine the successful proposer in the event of a tie through a flip of a coin in an open hearing.
Points |
Points | |
1. Location Of Project (Maximum 10 Points): | |
a. Project abuts existing development on at least 3 sides. | 5 |
b. Project abuts existing development on 2 sides. | 3 |
c. Project abuts existing development on 1 side or is surrounded by developed properties in close proximity. | 2 |
d. Project is located within 1/4 mile of existing or planned public transit facility (rail or bus). | 5 |
e. Project is located within 1/2 mile of existing or planned public transit facility (rail and bus). | 3 |
2. Fire Protection And Emergency Assistance (Maximum 5 Points): | |
a. Project is within 11/2 miles of a fire station. | 5 |
b. Project is within 2 miles of a fire station. | 3 |
c. Project is within 21/2 miles of a fire station. | 1 |
3. Police/Safety (Maximum 5 Points): | |
a. Additional safety amenities such as elimination of blind corners, dead end alleys, additional lighting, video surveillance cameras, etc. | 0 - 5 |
4. Storm And Flood Control (Maximum 5 Points): | |
a. Percent of impervious surface coverage including roof areas and all paved areas on the site. The coverage percentage excludes public streets. An analysis of the percentage of the total impervious area shall be submitted by the developer as part of an application. | |
Percentage of impervious surface: | |
Less than 15 | 5 |
15 to 20 | 4 |
20 to 25 | 3 |
25 to 30 | 2 |
30 to 35 | 1 |
35 to 40 | 0 |
40 to 45 | -1 |
45 to 50 | -2 |
More than 50 | -3 |
5. Water Distribution (Maximum 5 Points): | |
a. No off site water pipeline system extensions or improvements are required beyond the project boundaries. | 5 |
b. Project requires off site water pipeline extension of less than 500 feet. | 3 |
c. Project requires off site water pipeline extension of more than 500 feet. | -1 |
d. Project requires a pumping station. | -3 |
6. Wastewater Collection (Maximum 5 Points): | |
a. No off site wastewater extensions or improvements are required beyond project boundaries. | 5 |
b. Existing sewer system to serve project requires minor off site sewer extensions of less than 500 feet. | 3 |
c. Existing sewer system to serve project requires off site sewer extensions of more than 500 feet. | -1 |
d. Project requires a wastewater pumping station. | -3 |
7. Streets (Maximum 7 Points): | |
a. Proposed project provides transit interconnectivity with existing streets. | 2 |
b. Streetscape enhancements above and beyond Code requirements such as medians, wider park strips, innovative landscaping, bike lanes, larger street trees and/or pedestrian walkways, etc. | 4 |
c. Full width street improvements. | 1 |
d. Half width street improvements. | -1 |
e. Use of cul-de-sacs or dead end driveways. | -2 |
8. Schools (Maximum 9 Points): | |
a. Project is located within 11/2 miles of an elementary school and has a safe walking route. | 4 |
b. Project is located within 11/2 miles of a middle school and has a safe walking route. | 3 |
c. Project is located within 2 miles of a high school and has a safe walking route. | 2 |
9. Parks (Maximum 5 Points): | |
a. Project located within 1/2 mile of a developed community park. | 5 |
b. Project located within 3/4 of a mile of a developed community park. | 3 |
c. Project located within 1/2 mile of a neighborhood park. | 3 |
d. Project located within 3/4 mile of a neighborhood park. | 1 |
10. Energy Conservation And Savings (Maximum 5 Points): | |
a. The use of energy conservation features such as solar panels, insulation above minimum Building Code requirements and architectural features designed to minimize energy usage in the summer and winter. | 0 - 5 |
11. Site Design (Maximum 12 Points): | |
a. Preservation of existing environmentally sensitive areas such as vegetation, floodplains, major natural drainages and steep slopes. | 1 |
b. Curvilinear street design, where appropriate. | 1 |
c. Building mass, height and bulk in relationship to surrounding land uses, mix of unit sizes. | 3 |
d. Usable yard areas. | 1 |
e. Additional convenient guest parking areas. | 2 |
f. Unified site design theme such as streetlights, traffic signs, signage, landscape theme. | 2 |
g. The site is designed to minimize view obstruction for adjoining properties through building, height, orientation and placement. | 2 |
12. Landscaping (Maximum 9 Points): | |
a. Landscaping over and above the minimum zoning requirements such as larger trees, plant variety and density, minimal use of mulch or hardscape materials, preservation of mature ornamental trees and other existing vegetation. | 0 - 5 |
b. Preservation of existing ornamental trees and other existing vegetation. | 2 |
c. Covenants, conditions and restrictions establishing a homeowners' association, a Community Facilities District and/or other legal mechanism to ensure both on and off site maintenance of all landscaped areas. | 2 |
13. Non-City Maintained Open Space (Maximum 7 Points): | |
a. Open Space: | |
(1) Amount of common open space exceeds minimum standards of zone by 10%; or | 1 |
(2) Amount of common open space exceeds minimum standards of zone by 25%; or | 2 |
(3) Amount of common open space exceeds by 50% or more than the minimum standards of zone. | 3 |
b. Recreation Amenities: | |
(1) Private recreation facilities are provided beyond minimum legal requirements with passive recreational facilities such as benches, tables, open areas, community gardens and active areas such as fields, tot lots and exercise areas. | 1 |
(2) Substantial private recreation facilities are provided and overall recreational amenities well exceed minimum legal requirements such as the inclusion of swimming pools, clubhouses, and tennis courts. | 2 |
(3) Project develops and maintains a local or regional trail. | 1 |
(Ord. 14-31, 10-22-2014; Ord. 14-34, 11-5-2014; Ord. 15-15, 6-24-2015; Ord. 16-15, 5-11-2016; Ord. 18-07, 2-28-2018; Ord. 19-50, 12-11-2019, Effective at 12 noon on January 6, 2020; Ord. 19-33, 11-19-2019; Ord. 21-41, 12-15-2021; Ord. 22-37, 8-10-2022)