This chapter establishes requirements for professional studies to be conducted as part of the application process for land use permits. This chapter establishes a framework for evaluating and mitigating potential negative impacts of land use developments through comprehensive professional studies. For the purposes of this chapter, the term “Studies” or “Study” shall also mean other professional documentation required such as but not limited to reports, analysis, plans, and surveys.

This chapter applies to all proposed developments seeking a building permit or land use approval. Studies are required for land use applications as set forth in MKZ 18.69.040, Study Types. Required studies must be submitted with a Land Use Application. Standards in other chapters may apply. In the event the regulations of this chapter conflict with other regulations of this Title, then the more restrictive regulations shall apply.

1. Study Preparation. Each study shall be prepared by a qualified professional in the respective field, licensed to practice in the State of Utah. Studies shall be based on methodologies recognized by professional organizations and industry standards approved by the City.
2. Commission of Study. Except for photometric studies and sign illuminance studies, the City shall commission the applicable study from a pool of licensed professional engineers, architects, and surveyors, at the applicant’s expense. The applicant shall pay the cost of the study before its commencement. The City shall not begin the commencement of the study until the estimated cost is paid in full.
3. Scope of Study. The qualified professional performing the study shall determine the scope of the study, including the methodology used to analyze negative impacts accurately and propose recommended mitigation measures. The City must approve this scope. The Planning Director may modify the scope of the study if is determined to be in the City’s best interest.
4. Submission Requirements. The applicant shall submit a PDF copy of the study and plan with the required land use application.

1. Traffic Impact Study
   1. A traffic impact study includes but is not limited to a detailed analysis of existing and anticipated traffic impacts generated by the proposed development, including but not limited to vehicle, pedestrian, cyclist movements, drive up and drop off lane stacking. The traffic impact study shall be supported by appropriate data presented in the latest edition of the Institute of Transportation Engineers’ (ITE) publication, Trip Generation Manual. Other studies recognized by the traffic engineering profession may be used for analysis purposes. Those conducting impact studies should consult ITE's Traffic Access And Impact Studies For Site Development (1991), and the U.S. Federal Highway Administration’s "Site Impact Traffic Evaluation (SITE) Handbook" report number FHWA/PL/85/004, January 1985, or the most recent publication update. The latest edition of the ITE publication Trip Generation – An Informational Report or any successor publication by the ITE will be used to determine average daily trips (ADT) generated based on the applicant’s proposed development.
   2. A traffic impact study shall be required in conjunction with all developments based on the following development threshold Study Types:
      1. Developments that include a drive-up and/or drop-off lane as part of a land use application submittal.
      2. Developments anticipated to generate between 50-100 Average Daily Trips (ADT) according to Trip Generation – an Informational Report or any successor publication by the ITE.
      3. Developments generating more than 100 Average Daily Trips (ADT) according to Trip Generation – an Informational Report or any successor publication by the ITE.
   3. All traffic impact studies shall, at minimum, incorporate the traffic Study Criteria identified in Table 18.69-1, Study Type and Criteria.
      
      

      Table 18.69-1 Study Type and Criteria
      Study Type
      	Type 1	Type 2	Type 3
      Study Criteria	Developments that Include a Drive-Up and/or Drop-Off Lane	Developments Generating between 50–100 Average Daily Trips (ADT)	Developments Generating more than 100 Average Daily Trips (ADT)
      Study Area	The study area shall be identified by the lot or parcel boundaries of the area of immediate influence. Study area shall include property frontages. The study area shall Identify site, cross access, and adjacent up and down stream access points within access category distance of property boundaries.	The study area shall be identified by the lot or parcel boundaries of the area of immediate influence. Study area shall include property frontage and adjacent lots or parcels. The study area shall Identify site, cross, and adjacent up and down stream access points within access category distance of property boundaries.	The study area shall be identified by the lot or parcel boundaries of the area of immediate influence. Study area shall include property frontage and adjacent lots or parcels. The study area shall Identify site, cross, and adjacent up and down stream access points within access category distance of property boundaries. Include any identified queuing distance at site and study intersections.
      Design Year	Current plus Opening day.	Current plus Opening day. (City may include Future design with 5 year post Opening)	Current plus Opening day of project. (City may include Future design with 10 year post Opening)
      Analysis Period	Peak hours (AM/PM and peak period of operation). Identify site traffic volumes and characteristics.	Peak hours (AM/PM and peak period of operation). Identify site traffic volumes and characteristics.	Peak hours (AM/PM and peak period of operation). Identify site traffic volumes and characteristics.
      Conflict and Capacity Analysis	Identify vehicle conflicts at access points.	Identify vehicle conflicts at access points. Analyze site and adjacent road traffic for key intersections	Diagram flow of traffic at access point(s) for site and adjacent development. Perform capacity analysis as determined by City. (May include full analysis of intersection and corridor capacity)
      Data Collection	Identify traffic counts at site access and adjacent intersections.	Identify traffic counts at site access and adjacent intersections.	Identify site and adjacent street roadway and intersection geometries. Identify adjacent street(s) traffic volume and characteristics.
      Right of Way Access	Review of driveway location, spacing, and queuing.	Identify right-of-way, geometric boundaries, and physical conflicts. Investigate existence of federal or state, no access or limited access control line.	Identify right-of-way, geometric boundaries, and physical conflicts. Investigate existence of federal or state, no access or limited access control line.
      Design and Mitigation	On-site queuing and operational design.	Identify operational concerns and mitigation measures to ensure safe and efficient operation pursuant to appropriate state highway access category.	Determine and document safe and efficient operational design needs based on site and study area data. Identify operational concerns and mitigation measures to ensure safe and efficient operation pursuant to appropriate state highway access category.

      
      
2. Shade Study
   1. A shade study is study that evaluates the movement of the sun across a site and understand how shadows cast by nearby buildings, trees, or other objects will impact solar access and natural lighting.
   2. Any proposed development requesting an increase in height and or massing that exceeds the maximum height and spatial requirements of the Millcreek Zoning Code.
   3. A shade study shall evaluate the entire scope of development, including all affected properties.
3. Photometric Study
   1. A photometric study is a digital simulation of how light from a fixture will spread out in a space. A photometric study a key step in the lighting design process for many construction sites, including offices, restaurants, and shopping centers.
   2. A photometric study is required for the following developments:
      1. All proposed developments in the RM, C-1, C, CCOZ, MD, MD-3, M, IF, and VCSD zones with interior streetlights or parking lot lighting.
      2. All proposed commercial or manufacturing developments abutting a Residential Zone Boundary.
   3. A photometric study shall evaluate the entire scope of development, including all affected properties, drive aisles, parking lots, and abutting streets. For property lines that abut public walkways, bikeways, plazas and parking lots, the property line may be considered to be 5 feet beyond the actual property line for purpose of determining compliance with this section. For property lines that abut streets, other public rights-of-way, or public transit corridors, the property line may be considered to be the centerline of the street, right-of-way, or public transit corridor for the purpose of determining compliance with this section.
4. Parking and Mobility Study
   1. A Parking and Mobility Study is a study that assesses parking demands and provides recommendations for new parking requirements for selected land uses associated with new development. Typically based on ITE standards, local parking counts, and proximity to existing and future transit.
   2. A Parking and Mobility Study is required when:
      1. A development is proposed that includes a land use or land uses that are not listed in Table 18.63-2 in MKZ 18.63.020.
      2. An applicant requests a reduction in required parking on the basis of a shared parking analysis pursuant to the requirements of MKZ 18.63.020 (D).
      3. An applicant requests a reduction in required parking on the basis of a valet parking program pursuant to the requirements of MKZ 18.63.020 (D).
   3. A parking and mobility study shall evaluate the entire scope of development and is subject to all requirements as set forth in MKZ 18.63.020.
5. Sign Illuminance Study
   1. A sign illuminance study is a study that establishes illumination levels projected from illuminated signs and analyzes light trespass and glare impacts from sign lighting. The study includes an existing site analysis measuring light trespass and glare at all property boundaries of the site location.
   2. A sign illuminance study is required for all electronic message centers and may be required for illuminated signs to evaluate the compliance of an existing illuminated sign.
   3. A sign illuminance study shall evaluate the impacts of all proposed illuminated signs, to verify that the nighttime illuminance of illuminated signs and electronic message centers does not increase ambient lighting by more than 0.2 footcandles when measured as follows:
      1. The measurement distance is determined by the following formula:
         1. (√Area of display x 10) = Measurement distance in feet.
         2. For example, a display of 25 square feet would be measured at a distance of 50’ since (√25 x 10) = 50.
      2. Measurements shall be taken at the required distance perpendicular to the sign face.
      3. An ambient light measurement shall be taken using a footcandle meter at the required distance with the sign turned off.
      4. Immediately following the ambient light measurement taken in the manner required by this subsection, an operating light measurement shall be taken from the same required distance with the sign turned on.
      5. Measurement shall take place at night, after the end of astronomical twilight as defined by the US National Weather Service.
6. Noise Study
   1. A noise study is a study that assesses the impact of all existing noise sources on residential development, including industrial or commercial stationary sources, transportation noise sources, and new noise sources from the proposed development.
   2. A noise study is required as part of a zoning map amendment, development agreement, site plan approval, or a change of use where a commercial or industrial use is being proposed within 100 feet of a Residential Zone Boundary or a legally-established dwelling.
   3. A noise study shall evaluate the entire scope of development and shall demonstrate that the noise generated from the proposed use will not exceed the standards of the Salt Lake County Health Department standards for residential development.

1. Circulation and Access Plan
   1. A circulation and access plan shall identify a proposed project's potential traffic conflicts generated by proposed access points and vehicle, pedestrian, and bicycle routes. The circulation plan shall show adjacent roads, access points, primary travel routes, drop off and pick up areas, stacking and queuing areas, connections with adjacent properties, and pedestrian and bicycle routes.
   2. A circulation and access plan is required when:
      1. A proposed development includes the use of a drive-up window, a car wash, or a vehicle bay.
      2. A traffic impact study is required as set forth in MKZ 18.69.040 (A).
      3. A project includes proposed private streets serving residential uses in an AG, R-1, R-2, R-4, MH/TH, RM, C-1, C, MD, MD-3, CCOZ, or VCSD Zone.
      4. A development is proposed as part of a zoning map amendment or development agreement. This requirement may be waived at the City’s discretion.
   3. At a minimum, a circulation and access plan shall show abutting streets, access points, primary travel routes, drop off and pick up areas, stacking and queuing areas, connections with abutting properties, vehicular and pedestrian access easements, and pedestrian and bicycle routes.
2. Operations Plan
   1. An Operations Plan shall identify the potential sound, vibration, light, glare, odor, crime, hazardous materials, fire, and environmental impacts generated by a use or project based on the operational nature, scale, or practices of an establishment.
   2. An operations plan is required for:
      1. Applications for a conditional use permit involving a change of use or a site plan approval.
      2. A commercial, industrial, or mixed use development is proposed as part of a zoning map amendment or development agreement. This requirement may be waived at the City’s discretion.
   3. An operations plan shall include the following information, if applicable:
      1. date of commencement of operations;
      2. proposed hours and days of operation; a general description of the operation;
      3. a projection of the number of persons on site (e.g., employees and customers);
      4. types of accessory uses anticipated;
      5. hazardous materials to be used or produced on site; and
      6. all other relevant information to describe the nature, scale, practices of the establishment.
3. Rehabilitation and Containment Plan
   1. A Rehabilitation and Containment Plan is required if hazardous materials are to be stored, used, or produced in significant quantities as part of a proposed use. A rehabilitation and containment plan shall identify the policies and practices to prevent and contain the accidental or inappropriate discharge of those materials. The plan shall demonstrate that the proposed use will comply with all State and Federal requirements and that the public and the environment will be protected from hazardous conditions.
   2. A rehabilitation and containment plan is required for:
      1. Applications for a conditional use permit involving a change of use or a site plan approval.
      2. Any change of use or site plan approval for a development that involves significant quantities of hazardous materials.
      3. A commercial, industrial, or mixed use development is proposed as part of a zoning map amendment or development agreement. This requirement may be waived at the city’s discretion.
   3. At a minimum, a rehabilitation and containment plan shall:
      1. demonstrate that the proposed use will comply with all State and Federal requirements and that the public and the environment will be protected from hazardous conditions; and
      2. a description of include actions that will be taken upon cessation of activities or uses involving potentially hazardous materials to ensure that the site is free from hazardous materials for future activities or uses.