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Thinking Regionally, Implementing Locally: South Salt Lake’s East Streetcar District Julia Collins Francis Lilly Justin Earl

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Page 1: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

Thinking Regionally, Implementing Locally:

South Salt Lake’s East Streetcar District

Julia Collins Francis Lilly Justin Earl

Page 2: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

Where and how we shape tomorrow’s neighborhoods, communities, and economic centers within our region will dramatically affect the quality of our lives.

Page 3: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

Wasatch Choice vision considers how growth, housing, economic development, transportation, and open space can be shaped for the next few decades to have outstanding positive impacts on the life of current and future residents in the Greater Wasatch Area.

WASATCH CHOICE VISION

Page 4: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

BENEFITS OF CENTERS

• Increase in percentage of people that can

walk/bike to their destinations or that can use

transit

• Provides variety in housing choices

• Mix of uses in close proximity

• Jobs are located closer to housing

• Places lower cost housing where transportation

costs will be the lowest

Page 5: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

VISION IMPLEMENTATION

• Envisioning Centers - a method to utilize the WC2040 toolbox in a dialogue with your residents

• Envision Tomorrow Plus (ET+) is a scenario planning software

• Form-Based Code - Provides a model code document and a manual for cities wishing to modify their local codes

• Housing & Opportunity Assessment - Helps cities understand impediments and opportunities for housing equity

• Implementing Centers - Methods and strategies to finance transit oriented development infrastructure

Page 6: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

Download FBC Template: www.WasatchChoice.com

Provides a model code document and a manual for cities wishing to modify their

local codes

FORM-BASED CODE TEMPLATE

Page 7: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

FREE TRAINING:

Page 8: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

PROGRAM OBJECTIVES

Page 9: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

PROGRAM GOALS

1) Help local governments create desired livable communities and

focus growth in centers.

Add images from local planning, wc2040, less text

Page 10: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

2) Foster a prosperous and livable region as outlined in the Wasatch

Choice for 2040 growth principles and support the tools.

Add images from local planning, wc2040, less text

PROGRAM GOALS

Page 11: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

3) Reduce travel demand by enabling shorter commutes, and

providing more bicycling, walking and transit opportunities.

PROGRAM GOALS

Page 12: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

4) Provide technical assistance for challenging planning projects.

PROGRAM GOALS

Page 13: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

5) Promote Collaboration (e.g., among cities, between city and

county, between local and regional governments)

PROGRAM GOALS

Page 14: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

ELIGIBLE PROJECT TYPES

1. Transportation Corridors/Blvd Plan

2. Ordinance work/Form Based Codes

3. Market Study/Financial Analysis

4. Transportation Master Plans

5. First Last Mile Implementation

6. Station Area Planning/TOD

7. Active Transportation Master Plans

8. Small Area Plans

9. Develop local “Visions” or Plans

10. WC2040 Toolbox training

Page 15: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

www.wfrc.org/TLC

Page 16: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

South Salt Lake Contribution: $10,000

TLC Resources: $25,000

• Support transit-oriented

development

• Promotes high-quality development

2014 Award to South Salt Lake City:

East Streetcar Corridor

Page 17: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Page 18: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Why a Form-Based Code? • Once residents understood that the uses would be predominantly residential, it became apparent

that form was the biggest concern for surrounding residents. • The Template Form Based Code provided a tool kit to address building form and open space

considerations on a block-by-block basis.

• A form based code provides more design certainty than a traditional zoning ordinance, which gave elected officials confidence that they could relinquish control over approvals of specific projects.

• A form based code allowed the City to calibrate design standards to broader general plan and economic development goals.

• Form based codes may not be the answer for every neighborhood, and may not be desirable city-

wide.

Page 19: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Defining a Vision over Ten Years: 1. Streetcar Corridor Planning

• Building community support for transit type (light rail vs. streetcar).

• Defining and understanding South Salt Lake City’s role in a regional vision – from the Quality

Growth Strategy through Wasatch Choice for 2040

• Developing a Vision for Corridor Amenities.

• Defining a broad vision for mixed-use higher-density development done carefully, to preserve existing single-family neighborhoods.

• Working with partners (PRATT, Salt Lake City, Salt Lake County, UTA, WFRC). • Updated City General Plan in 2010.

• Developing a citywide housing strategy, including higher design and amenity standards for

multifamily construction.

Page 20: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Defining a Vision over Ten Years: 2. Understanding Land Values, Density, and Traffic Impacts

• Density Study – a tool to anticipate impacts and to promote a discussion. • Design Study – a tool to identify possible building types and assess their compatibility in

the district. • Traffic and Parking Study – a tool to assess induced demand for vehicle trips and parking,

and the impact on adjacent residential streets.

Page 21: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE – DENSITY STUDY

Page 22: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE – DESIGN STUDY

Page 23: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Defining a Vision over Ten Years: 3. Adopting the East Streetcar Neighborhood Master Plan – March 2014

• The master plan was informed by the density and design studies, as well as community meetings.

4. Exploring Compatibility and Defining Possible Building Forms

• Assessed feasibility of new development and compatibility with surrounding neighborhoods. • Developed a design study that defined the corridor and rights of way, and adapted real-world

TOD examples into the corridor.

• Completed a detailed survey of surrounding neighborhood conditions, including heights and rear yards of existing single-family homes.

• Gained knowledge of the corridor, on a lot-by-lot basis. • Completed a housing study, funded through the TLC grant.

Page 24: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Summary of Outreach Efforts Prior to Code Adoption • Outreach efforts began in 2012.

• Two neighborhood meetings – presenting the density study and vision, and the form based code.

• Two developer and financer workshops – presenting the design study, and the form based code.

• Six block meetings – recognizing that the issues with each block were different. This allowed for

better information, and the feeling that each neighbor gets heard.

• Door-to-door contact with Ombudsman, acting as a neutral party. • Regular updates to elected and appointed officials.

Page 25: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Defining a Vision over Ten Years: 5. Development of Form-Based Code

• Participation in the Local Planning Resource Program. Grant received in May 2014. • Use of the Wasatch Choice for 2040 Template Form Based Code.

• Quick timeline – first draft to adoption in 3-4 months.

• A final neighborhood meeting – did we wear them out?

• Planning Commission recommended approval in one meeting. City Council adopted

ordinance after two meetings. While public outreach and input was extensive throughout the planning process, very few people attended the formal hearings and meetings.

Page 26: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Page 27: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Calibrating the Form-Based Code • The density study, design study, and master plan were very informative.

• Use of only a few building types from template, with the addition of others: storefront, urban-style multifamily,

mansion-style multifamily, townhouse, civic, parking structure.

• Provisions for adaptive reuses of existing buildings and iconic signs. • Two unique street types: the lane and the S-Line Corridor.

Page 28: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

Calibrating the Form-Based Code • Most conditional uses can be approved by staff. Residential uses remained as conditional uses,

subject to Planning Commission approval.

• All new development will be subject to review by a Design Review Committee, prior to staff or planning commission approval. This is intended to facilitate quick approvals at the Planning Commission.

• The Code includes guidelines and parameters for modifications.

• The Code can be superseded by a development agreement, subject to approval by the City Council.

• Heights, buffers, and transitions were the greatest challenges for neighbors.

• Coding for the right types of open space was the greatest challenge for staff. • An appropriate parking ratio was the greatest challenge for the City Council.

Page 29: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

EAST STREETCAR NEIGHBORHOOD

FORM-BASED CODE

A Strong Vision A strong vision is necessary for a form based code to be successful.

1. Components of a strong vision:

• Clearly defined goals o Complete streets o Preservation of Existing Single Family Neighborhoods o Quality Design o Placemaking

• Community buy-in • Support from Elected and Appointed Officials – built over years. • Feasible

2. Understanding market conditions and feasibility, through traffic, parking, and housing studies.

Page 30: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed
Page 31: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed
Page 32: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed
Page 33: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed
Page 34: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed
Page 35: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed
Page 36: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

1. Seeking Opportunities • Brokers • Other Developers • End Users • Original Sourcing (see examples) • Cities

2. Mitigating Risk • Macroeconomic Factors • Capital – Equity and Debt Financing • Design/Construction • Location (see example) • Entitlements/Approvals • Other

Page 37: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

May 2006

June 2015

Page 38: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 39: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 40: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 41: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 42: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

1. Seeking Opportunities • Brokers • Other Developers • End Users • Original Sourcing (see examples) • Cities

2. Mitigating Risk • Macroeconomic Factors • Capital – Equity and Debt Financing • Design/Construction • Location (see example) • Entitlements/Approvals • Other

Page 43: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 44: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

1. Seeking Opportunities • Brokers • Other Developers • End Users • Original Sourcing • Cities

2. Mitigating Risk • Macroeconomic Factors • Capital – Equity and Debt Financing • Design/Construction • Location • Entitlements/Approvals • Other

Page 45: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

• After learning of new zoning effort, seemed there may be new opportunities where there were not opportunities before.

• Met with city staff to learn more

• New East Streetcar Plan instrumental in decision to pursue opportunities

• Planning Commission approvals, not City Council approvals • Form based code limited height and parking, density not discussed • Specific uses were not forced upon projects • Flexible parking ratios • Land use authority (staff level) approvals for minor modifications • City leading in re-zoning effort, not developer

DEVELOPER’S PERSPECTIVE

Page 46: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 47: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 48: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 49: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 50: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 51: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

DEVELOPER’S PERSPECTIVE

Page 52: Thinking Regionally, Implementing Locally...• Developed a design study that defined the corridor and rights of way, and adapted real-world TOD examples into the corridor. • Completed

Thinking Regionally, Implementing Locally:

South Salt Lake’s East Streetcar District

Julia Collins Francis Lilly

[email protected] [email protected]

Justin Earl

[email protected]