PLANNING COMMISSION STAFF REPORT MEETING DATE: 5 June 2014 APPLICANT: Thackeray Garn Company REQUEST: Final Plat Approval for a Seven-Lot Minor Subdivision PROJECT NUMBER: S-14-002 ZONE: Master-Planned Mixed Use Zone PREPARED BY: Hayley Pratt, City Planner PARCEL ID: 1535200036; 0006; 0008; 0009; 1535300044 SYNOPSIS: The applicant, Thackeray Garn Company, is seeking final plat approval of a seven-lot minor subdivision that is 55.23 acres in size and is located at approximately 3800 south, between 700 west and the Jordan River. The development site plan includes a mix of housing types to the south (garden-style apartments, townhomes, and detached single family) and commercial/industrial flex buildings to the north. These buildings are intended primarily for light manufacturing, distribution, and small office businesses. Title 15 of the South Salt Lake City Municipal Code identifies the Planning Commission is the land use authority for minor subdivisions that are ten lots or less. SUMMARY: Utah Transit Authority (UTA) currently owns the subject property. On 12 February 2014, the City Council approved the 900 West and public right of way street vacation (Ordinance NO. 2014-02). On 28 May 2014 the City Council gave final zoning and master plan approval for the Riverfront Master Planned Mixed Use District. Once a subdivision is proposed for Lot 1C, the Planning Commission will be presented with the project proposal. The Planning Commission is the Land Use Authority for the single family residential development that is to be located on Lot C. The Planning Commission will be the Land Use Authority for any townhome development that is to be constructed on Lot 4. The proposal meets the minimum lot sizes and lot widths required by ordinance. Staff believes that this development shows promise, and supports the addition of a mixed use development.
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PLANNING COMMISSION STAFF REPORT … · SYNOPSIS: The applicant ... than the proposed project will go before the Planning Commission for ... A. Minor developments shall be limited
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PLANNING COMMISSION STAFF REPORT MEETING DATE: 5 June 2014 APPLICANT: Thackeray Garn Company REQUEST: Final Plat Approval for a Seven-Lot Minor Subdivision PROJECT NUMBER: S-14-002 ZONE: Master-Planned Mixed Use Zone PREPARED BY: Hayley Pratt, City Planner PARCEL ID: 1535200036; 0006; 0008; 0009; 1535300044 SYNOPSIS: The applicant, Thackeray Garn Company, is seeking final plat approval of a
seven-lot minor subdivision that is 55.23 acres in size and is located at approximately 3800
south, between 700 west and the Jordan River. The development site plan includes a mix of
housing types to the south (garden-style apartments, townhomes, and detached single
family) and commercial/industrial flex buildings to the north. These buildings are intended
primarily for light manufacturing, distribution, and small office businesses. Title 15 of the
South Salt Lake City Municipal Code identifies the Planning Commission is the land use
authority for minor subdivisions that are ten lots or less.
SUMMARY:
Utah Transit Authority (UTA) currently owns the subject property.
On 12 February 2014, the City Council approved the 900 West and public right of
way street vacation (Ordinance NO. 2014-02).
On 28 May 2014 the City Council gave final zoning and master plan approval for the
Riverfront Master Planned Mixed Use District.
Once a subdivision is proposed for Lot 1C, the Planning Commission will be
presented with the project proposal. The Planning Commission is the Land Use
Authority for the single family residential development that is to be located on Lot C.
The Planning Commission will be the Land Use Authority for any townhome
development that is to be constructed on Lot 4.
The proposal meets the minimum lot sizes and lot widths required by ordinance.
Staff believes that this development shows promise, and supports the addition of a
mixed use development.
STAFF ALTERNATIVES Approval of the 7-Lot Subdivision located at approximately 3800 South, between 700 West and the Jordan River, with the following conditions:
1. Once a subdivision is proposed for Lot 1C, the Planning Commission will be
presented with the project proposal. The Planning Commission is the Land Use
Authority for the single family residential development that is to be located on Lot C.
2. If Lot 4 is presented with a development consisting of townhomes rather than a
school, than the proposed project will go before the Planning Commission for
approval.
3. If a school is to be constructed on Lot 4, the applicant shall perform an additional
traffic study to ensure the safety and comfort of surrounding neighborhood residents
and students of the school.
4. The applicant will comply with all street and building Design Standards that were
approved as part of the re-zone process.
5. The applicant will continue to work with City staff to make all technical corrections
necessary for recoding.
6. The applicant will work with the City Engineer and Fire Marshal to ensure emergency
vehicles have sufficient access to the proposed residences.
7. Bonds for all common and public improvements will be submitted to the City prior to
any development.
8. All items of the staff report.
.
PLANNING COMMISSION STAFF REPORT General Information: Location: ~ 3610 S. 700-1000 West Surrounding Land Uses: North: Public/Quasi-Public Facilities (UTA Meadowbrook Office)
South: Very High Density Residential (30 plus units per acre) – Mission Meadowbrook Apartments East: Light Industrial and High Density Residential (16-29 units/acre) West: Very High Density Residential (30 + units/acre)
General Plan: The Future Land Use Map designates this neighborhood as Master Planned Mixed Use District. The City supports the addition of a mixed use neighborhood in this critical redevelopment area. This development will provide quality commercial and residential design that will attract a diversity of residents and employers. Size: The proposed subdivision will be approximately 55.23 acres. Lot 1A will be 3.53 acres in size; Lot 1B will be 9.76 acres in size; Lot 1C will be 8.72 Acres in size; Lot 2 will be 10.26 acres in size; Lot 3A will be 5.17 acres in size; Lot 3B will be 4.16 Acres in size; Lot 4 will be 7.45 acres in size. Access: Fine Drive will be constructed to run east, west along the development, from 700 west to the Jordan River. 900 West will continue south through the development and will intersect with Fine Drive, and Carlisle Park Lane. Collector vehicular roads are to be 900 west, and Fine Drive. Truck traffic due to the flex office uses will travel along Carlisle Avenue (3655 south), and will also circulate within the flex office subdivision. Local roads that are to be used by the residents will be connecting into Carlisle Park Lane, 900 west, and Fine Drive. In addition to automobile access, shared bike lanes and pedestrian paths are to be included within the development to promote alternative transportation modes. Shared bike lanes going both directions will be located along Fine Drive. A pedestrian trail/ sidewalk will be located along Fine Drive which connects to the Jordan River Parkway Trail which is an existing trail. This trail connection is found on the western side of the property and will improve county connectivity and trail accessibility. A traffic study has been performed for this development, however if on Lot 4 a school is to be constructed rather than townhomes an additional traffic study will be required to ensure the safety and comfort of surrounding neighborhood residents and students of the school. Staff finds that the accessibility of this development will improve automobile, pedestrian, and bicyclist connectivity for this area of the city so long as an additional traffic study is performed if a school is to be constructed on Lot 4.
Requirements: Article V. - Minor Development Special Requirements 15.12.510 - Limitations.
A. Minor developments shall be limited to owner occupied residential development and to commercial/industrial developments with individual lots which meet the minimum requirements of the respective zone and which are developable and capable of being built upon including consideration for the required parking, landscaping and other facilities required in the respective zone and by the use anticipated, and wherein all lots front on public streets which are or will be built according to city development specifications.
B. The lot or building site and street layout for the proposed development must not
preclude street access to land which the planning commission determines might be developed at a later date.
C. The development must not be part of a parcel from which a minor development was created less than three years earlier.
D. Minor development must contain less than ten lots.
(Ord. 2005-02, Attach. A (part)) 15.12.520 - Requirements.
A. Except as noted herein, minor developments must meet all applicable ordinance and specification requirements. Development approved variations from city ordinances or specifications may only be accomplished by approval as a PUD or other specific development type.
B. The development plan must be in compliance with all city ordinances,
specifications or regulations, or a variance must be granted from such requirements by the administrative law judge. The planning commission may approve a minor development subject to obtaining a specific variance from the administrative law judge. If such specific variance is not obtained, the approval is null and void.
C. The planning commission may require as part of the approval of the minor
development any improvements and/or public facility and/or utility or access easements that are required of other developments, as set forth in this chapter. Such easements or dedications must be recorded prior to the issuance of any permits for the development and before any improvements are commenced.
D. The development must still comply with all other relevant portions of this title
including bonding requirements.
15.12.640 - Lots and building sites.
A. All developments should result in the creation of lots or building sites which are developable and capable of being built upon. A development should not create lots or building sites which would make improvement impractical due to size, shape, steepness of terrain, location of watercourses, problems of sewerage, driveway grades, or other physical conditions.
B. All lots or parcels created by a development shall have frontage on a public or private street, improved to standards hereinafter required, equal to at least the street's minimum required width. Land designated as public or private street right-of-way shall be separate and distinct from lots adjoining such street right-of-way and not be included in the area of such lots.
C. For purposes of all new improvements, all lots shall be considered to have yard areas which shall meet the requirements of the respective zones and such yard area designations shall be made by the community development department for all lots in the city at the time of any requested improvement of said lot.
Staff Analysis: The proposed plat meets the City’s minimum subdivision and flag lot standards. Staff recommends approval of the proposed subdivision.
STAFF ALTERNATIVES Approval of the 7-Lot Subdivision located at approximately 3800 South, between 700 West and the Jordan River, with the following conditions:
1. Once a subdivision is proposed for Lot 1C, the Planning Commission will be presented with the project proposal. The Planning Commission is the Land Use Authority for the single family residential development that is to be located on Lot C.
2. If Lot 4 is presented with a development consisting of townhomes rather than a
school, than the proposed project will go before the Planning Commission for approval.
3. If a school is to be constructed on Lot 4, the applicant shall perform an additional
traffic study to ensure the safety and comfort of surrounding neighborhood residents and students of the school.
4. The applicant will comply with all street and building Design Standards that were
approved as part of the re-zone process. 5. The applicant will continue to work with City staff to make all technical corrections
necessary for recoding. 6. The applicant will work with the City Engineer and Fire Marshal to ensure emergency
vehicles have sufficient access to the proposed residences. 7. Bonds for all common and public improvements will be submitted to the City prior to
any development.
8. All items of the staff report
Attachments: 1. Proposed Subdivision Plat 2. Illustrative Plan View: Alternative School Location 3. Illustrative Plan View: Alternate Multifamily Layout
THE SURVEY WAS PERFORMED IN ACCORDANCE WITH GENERALLY ACCEPTED SURVEYING
PRACTICES, AND WAS MARKED ON THE GROUND AS SHOWN ON THIS PLAT.
SURVEYOR'S CERTIFICATE
OWNERS ACKNOWLEDGEMENT
RIVERFRONT MASTER PLANNED MIXED USE DISTRICT
I, SATTAR N. TABRIZ, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR
LICENSED TO PRACTICE IN THE STATE OF UTAH, AND THAT I HAVE MADE A SURVEY OF THE
PARCEL OF LAND SHOWN AND DESCRIBED ON THIS MAP. I ALSO CERTIFY THAT BY AUTHORITY OF
THE OWNERS I HAVE SUBDIVIDED SAID PARCEL INTO LOTS, AND STREETS, TO BE HEREAFTER
KNOWN AS:
SHEETCOMMUNITY DEVELOPMENT DEPARTMENT APPROVAL AS TO FORM FIRE MARSHAL MOUNT OLYMPUS