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Accessory Uses in Master Planned Developments
Commercial development 10,000+ square feet and residential development 20,000+ square feet requires a Master Planned Development (MPD) application and review by the Planning Commission. LMC § 15-6-5(A) Master Planned Development Requirements – Density states:
The Planning Commission shall approve the type of Development, number of units, and Density permitted on a given Master Planned Development Site based on a Site Suitability Analysis. The Master Planned Development shall not exceed the maximum Density in the Zoning District, except as otherwise provided in this Section.
LMC § 15-6-8 Unit Equivalents establishes a formula for MPD Density: 1,000 square feet of commercial use is one Unit Equivalent and one Single-Family Lot or 2,000 square feet of Multi-Unit Dwelling residential use is one Unit Equivalent.
LMC § 15-6-8 Unit Equivalents outlines allowances for Support Commercial Uses and exempts certain Residential and Resort Accessory Uses from counting toward the total Unit Equivalents within an MPD. These Accessory Uses are intended to provide services and support uses for patrons, employees, and residents within the development, and not for the general public.
The Accessory Use exemptions from Unit Equivalents present challenges for some MPD reviews because they may result in increased mass and bulk of proposed projects and pose a potential risk that the Accessory Uses intended for patrons, employees, and residents already on site may eventually be opened to the general public without mitigating impacts like increased traffic and parking, and without contributing to affordable housing obligations pursuant to the City’s Housing Resolution No. 05-2021.
On December 14, 2022 (Staff Report; Minutes, p. 25), and February 8, 2023 (Staff Report; Minutes, p. 21), the Planning Commission conducted work sessions on Accessory Uses in Master Planned Developments. The recommended amendments for (I) Support Commercial Uses, (II) Residential Accessory Uses, and (III) Resort Accessory Uses are outlined below. Additionally, (IV) the Uses tables for the Recreation and Open Space, General Commercial, and Light Industrial Zoning Districts are updated to link Resort Support Commercial Uses to approved Master Planned Developments.
The proposed amendments are as follows:
Support Commercial Uses
- Limit signage and marketing to interior spaces
- Remove meeting space allowances
- Limit to a Hotel under one ownership and remove allowance from Nightly Rental condominium projects
- Capture affordable housing obligations for employees generated
- Tie the maximum square footage to a cap rather than a percentage of the total Floor Area
- Prohibit Conventional Chain Businesses
Residential Accessory Uses
- Limit to functional spaces and clearly define these spaces
- Add Child Care Facilities to the list and exempt them from density
Resort Accessory Uses
- Capture affordable housing obligations and parking and traffic impacts
- Remove uses required for business operations like administration
- Remove terms like “instruction facilities” that could be broadly interpreted
The Planning Commission is scheduled to conduct a public hearing on the proposed amendments on March 22, 2023, and may forward a recommendation for City Council’s consideration on April 27, 2023. For more information and to provide public input, please email firstname.lastname@example.org. To participate in the public hearings, please visit www.parkcity.org/public-meetings.