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

QUESTAR ROCKY MOUNTAIN POWER

3900 SOUTH STREET

JORD

AN

RIV

ER

500

WES

T ST

700

WES

T

900

WES

T

MEADOW BROOK EXPY

BILLIS RD

3300 SOUTH ST

CARLISLE AVE

CARLISLE PARK LN

1000

WES

TUTAH TRANSIT AUTHORITY

A PUBLIC TRANSIT DISTRICT OF THE STATE OF UTAH

BY: ______________________________ BY: __________________________________

NAME:____________________________ NAME:_______________________________

TITLE:____________________________ TITLE:________________________________

STATE OF UTAH

S.S.

COUNTY OF SALT LAKE

ON THIS _____ DAY OF ____________, 2014, PERSONALLY APPEARED BEFORE ME

_____________________________________ AND _______________________________________, WHO

_________________________________, RESPECTIVELY, OF THE UTAH TRANSIT AUTHORITY, A

PUBLIC TRANSIT DISTRICT OF THE STATE OF UTAH, AND THAT THE FORGOING INSTRUMENT WAS

SIGNED IN BEHALF OF SAID UTAH TRANSIT AUTHORITY BY AUTHORITY, AND THEY ACKNOWLEDGE

TO ME THAT SAID UTAH TRANSIT AUTHORITY EXECUTED THE SAME.

MY COMMISSION EXPIRES: __________________________________________

NOTARY PUBLIC ________________________________________________

RESIDING IN ______________________________________________________

CONSENT TO DEDICATE AND SUBORDINATION AGREEMENT

KNOW ALL MEN BY THESE PRESENT, THAT ROCKY MOUNTAIN POWER, THE UNDERSIGNED OWNER

OF PERPETUAL EASEMENTS FOR ELECTRICAL TRANSMISSION AND DISTRIBUTION FACILITIES,

WHICH EASEMENTS TRAVERSE THE PROPERTY HEREIN SUBDIVIDED, HEREBY DEDICATES AND

SUBORDINATES ITS EASEMENTS TO ROADS, RIGHT-OF-WAY OR OTHER PUBLIC USES DESCRIBED

IN THE SUBDIVISION PLAT, PROVIDED THAT IF IT BECOMES NECESSARY TO RELOCATE THE

ELECTRIC FACILITIES PRESENTLY IN PLACE OR UPON SAID EASEMENTS AT THE INSTANCE OR

REQUEST OF ANY PUBLIC ENTITY, THE COST AND EXPENSES INCURRED THEREBY WILL BE BORNE

BY THE ENTITY REQUIRING OR REQUESTING THE SAME. IT IS SPECIFICALLY UNDERSTOOD AND

AGREED THAT ROCKY MOUNTAIN POWER WILL COMPLY WITH REASONABLE REQUIREMENTS OF

THE CITY REGARDING CUTTING, TRENCHING AND OTHER WORK TO BE PERFORMED WITHIN THE

PUBLIC STREETS AND DOES NOT SUBORDINATE ITS INTERESTS IN SAID EASEMENTS TO THE

SUB-DIVIDER OR TO PURCHASERS OF LOTS FROM THE SUB-DIVIDER OR TO ANY OTHER PERSONS

OR ENTITY.

IN WITNESS WHEREOF, ROCKY MOUNTAIN POWER HAS CAUSED ITS NAME TO BE HEREUNTO

AFFIXED BY ITS DULY AUTHORIZED OFFICER THIS _________ DAY OF

__________________, 2010.

ROCK MOUNTAIN POWER, A D/B/A OF PACIFICORP, AN OREGON CORPORATION

BY:______________________________

ITS:______________________________

STATE OF UTAH

COUNTY OF SALT LAKE

ON THIS ________ DAY OF _______________, 2010 PERSONALLY APPEARED BEFORE ME

__________________________, WHO BEING DULY SWORN DID SAY THAT HE/SHE IS THE SIGNER OF

THE WITHIN INSTRUMENT ON BEHALF OF ROCKY MOUNTAIN POWER, A D/B/A OF PACIFICORP, AN

OREGON CORPORATION, AND THAT THE WITHIN AND FORGOING AGREEMENT WAS SIGNED ON

BEHALF OF ROCKY MOUNTAIN POWER BY ACTUAL AUTHORITY.

P

R

O

J

E

C

T

UTAH TRANSIT AUTHORITYENTRY#3177107

CARLISLE PLACE PUDBOOK/PAGE: 2013P/170

ENTRY #11713447

GRANGER-HUNTERIMPROVEMENT

DISTRICTBOOK/PAGE:

7660/600ENTRY# 6637086

RIVER RUN CONDOMINIUMSPHASE 6

BOOK/PAGE: 98-9P/245ENTRY #7082360

LOT 2CONTAINS: 447,129 SQ, FT.

10.26 ACRES

1' PROTECTION STRIP

10' ADDITIONAL STREET DEDICATION(INCLUDING THE 1' PROTECTION STRIP)

30.0

0'33

.00'

33.00' 33.00'

30.0

0'33

.00'

25.50'39.65'

25.50'

36.4

8'40.53'

42.2

5'

38.6

3'

36.5

0'

33.00'33.00'

36.5

0'36

.50'

43.5

0'36

.50'

33.00'33.00'

33.00' 33.00'

33.00'

33.00'

33.00'

33.00'

33.00'33.00'

36.5

0'

36.5

0'

36.5

0'

36.5

0'43

.50'

43.5

0'

43.5

0'43

.50'

33.0

0'33

.00'

LOT 1ACONTAINS: 153,893 SQ, FT.

3.53 ACRES

LOT 3ACONTAINS: 224,972 SQ, FT.

5.17 ACRES

LOT 1CCONTAINS: 379,842 SQ, FT.

8.72 ACRESLOT 4

CONTAINS: 324,644 SQ, FT.7.45 ACRES

LOT 1BCONTAINS: 425221 SQ, FT.

9.76 ACRES

LEGEND:BOUNDARY LINERIGHT OF WAY LINEEASEMENT LINEROAD CENTERLINEEXISTING EASEMENTSMONUMENTFOUND MONUMENTBOUNDARY CORNER

P.U.E. = PUBLIC UTILITY EASEMENT

THE SALT LAKE COUNTYWATER CONSERVANCY DISTRICT20' WATER EASEMENTENTRY#:2360418

CENTRAL VALLEY WATERRECLAMATION FACILITY

20' SEWER EASEMENTENTRY#:3622113

PACIFICORP POWER EASEMENTENTRY#:6561476

CENTRAL VALLEY WATERRECLAMATION FACILITY

20' SEWER EASEMENTENTRY#:3622112

PACIFICORPPOWER EASEMENTENTRY#:6561476

UTAH POWER AND LIGHT COMPANYPOLE LINE EASEMENT

ENTRY#:380623

PACIFICORPPOWER EASEMENT

ENTRY: #8594843AND #9487581

QUESTAR GAS COMPANY16' GAS EASEMENT

ENTRY#:8573958

THE SALT LAKECOUNTY WATER

CONSERVANCY DISTRICT20' WATER EASEMENT

ENTRY#:1496670

QUESTAR GAS COMPANY16' GAS EASEMENTENTRY#:8573958

39.2

4'

42.5

4' FINE DRIVE (3700 SOUTH)PUBLIC ROAD

FINE DRIVE (3700 SOUTH)PUBLIC ROAD

900

WES

TPU

BLI

C R

OA

D

CARLISLE AVENUE (3655 SOUTH)(BOOK 5107/ PAGE 573) PUBLIC ROAD

WES

TER

LY R

OA

D (1

030

WES

T)PU

BLI

C R

OA

D

CARLISLE AVENUE (3655 SOUTH)PUBLIC ROAD

N 0°04'15" E

564.

04'

N 0°04'45" E

395.

05'

773.62'511.06'642.85'

232.

16'23

2.16

'

395.

05'

398.

17'

1132.28'

321.

07'

572.50'

369.

32'

226.

16'

647.46'

81.1

7'

90.2

3'

S 89°51'39" W 1053.64'675.91'182.10'195.60'

N 89°55'15" W 1317.77'

S 0°02'50" E 464.55'

S 0°02'50" E

147.

00'

S 25°14'32" W 232.16'

159.04'

110.

44'

103.

42'

N 89°51'39" E 1021.37' S 89°55'15" E 1584.00'

N 85°11'02" W159.04'

338.50'

CARLISLE PARK LANE (3800 SOUTH)(BOOK 97-4P/ PAGE 98 )PUBLIC ROAD

LOT 3BCONTAINS: 181,364 SQ, FT.

4.16 ACRES

700

WES

T PU

BLI

C R

OA

D

N 0°02'50" W 331.07'

N 89°57'10" E 435.60'

N 89°56'38" E 470.44'

S 0°00'36" W

353.52'

N 89°49'05" W158.53'

S 0°01'30" W

199.

74'

S 89°56'46" E 182.10'

N 89°56'38" E 261.28'

S 0°00'59" E 539.83'

S 89°51'39" W 1085.95' N 89°55'15" W 1536.90'

900

WES

T ST

REE

T(B

OO

K 9

7-4P

/ PA

GE

98 )P

UB

LIC

RO

AD

N 0°02'50" W 821.82'

L1

C1

L2

C2 L3 C3 L4

L5

N 89°56'38" E 1219.97'

10.0' P.U.E.

C4

L6

L7L8C5 L9

L10

C6

C8 41.82'

L11L12

C9

L13

L14

C11

C12

C13

L16

L17 C1

4L1

8L19

L20

L15 C17

C18L21

L22 L23 L24

N 0°08'21" W

398.

17'

41.65'C7C10 159.04'153.45'1131.41'

565.33'455.50'

564.69'455.50'

10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E. 10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

8.0' P.U.E.8.0 P.U.E.

10.0' P.U.E.

8.0' P.U.E. 8.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

10.0' P.U.E.

10.' P.U.E.

10.0' P.U.E.

8.0' P.U.E. 8.00'

N 0°08'21" W 414.67'

C15

THE SALT LAKECOUNTY WATER

CONSERVANCY DISTRICT20' WATER EASEMENT

ENTRY#:1496670

Line Table

Line #

L1

L2

L3

L4

L5

L6

L7

L8

L9

L10

L11

L12

Length

7.00

3.91

41.53

69.98

1.00

7.00

8.27

8.27

8.27

8.27

74.73

41.73

Direction

S89° 57' 10"W

N0° 01' 51"E

S77° 43' 49"E

N89° 56' 38"E

S0° 00' 32"E

S89° 55' 15"E

N89° 55' 15"W

N85° 11' 02"W

N85° 11' 02"W

N89° 55' 15"W

N89° 55' 15"W

S89° 55' 15"E

Line Table

L13

L14

L15

L16

L17

L18

L19

L20

L21

L22

L23

L24

44.87

44.87

25.00

44.80

44.80

111.20

90.20

25.00

25.00

25.00

33.01

33.00

S0° 02' 50"E

S25° 14' 32"W

N0° 08' 21"W

S25° 14' 32"W

S0° 00' 32"E

S0° 00' 32"E

S0° 00' 32"E

N89° 51' 39"E

N0° 08' 29"W

N89° 51' 39"E

S89° 55' 15"E

N0° 02' 50"W

UTAH TRANSIT AUTHORITYENTRY#6378751

UTAH TRANSIT AUTHORITYENTRY#6378751

146.

34'

S 89°56'38" W 1721.58' MONUMENT TO MONUMENT (N 89°57'10" E 1721.46)

MONUMENT NOT FOUND

N 77°43'49" W117.11'(S 77°43'17" E)

S 89°56'38" W 557.52' MONUMENT TO MONUMENT (N 89°57'10" E)

66.00'

66.00'

47.0

0'

XXXX W.

XXXX W.XXXX W.

XXXX W.XXXX W.

XXXX W.XXXX W.

XX

XX

S.

XX

XX

S.

XX

XX

S.

XX

XX

S.

XX

XX

S.

XX

XX

S.

XX

XX

S.

XX

XX

S.

57.0

0'

57.0

0'

C16

202.

49'

30.00'

10.00'

N 0°02'50" W 585.79'

620.

59'

351.

00'

N 89°57'10" E33.00'

269.

59'

479.

05'398.

17'

74.27'

SALT

LA

KE

CO

UN

TYPA

RC

EL 1

5351

0001

0

3.98'

66.00'

Curve Table

Curve #

C1

C2

C3

C4

C5

C6

C7

C8

C9

C10

C11

C12

Length

62.94

80.78

69.81

63.23

16.53

16.53

13.52

20.13

12.94

19.55

88.28

73.71

Radius

40.01

375.50

324.50

40.31

200.00

200.00

163.50

243.50

156.50

236.50

200.00

167.00

Delta

90°07'35"

12°19'33"

12°19'33"

89°52'25"

4°44'13"

4°44'13"

4°44'13"

4°44'13"

4°44'13"

4°44'13"

25°17'22"

25°17'22"

Bearing

N45°00'57"E

S83°53'35"E

S83°53'35"E

N44°59'03"W

N87°33'09"W

S87°33'09"E

S87°33'09"E

S87°33'09"E

N87°33'09"W

N87°33'09"W

N12°35'51"E

N12°35'51"E

Chord

56.65

80.62

69.67

56.94

16.53

16.53

13.51

20.13

12.93

19.55

87.56

73.11

Curve Table

Curve #

C13

C14

C15

C16

C17

C18

Length

102.84

88.14

102.69

73.60

39.27

39.27

Radius

233.00

200.00

233.00

167.00

25.00

25.00

Delta

25°17'22"

25°15'03"

25°15'03"

25°15'03"

90°00'00"

90°00'08"

Bearing

N12°35'51"E

S12°37'00"W

S12°37'00"W

S12°37'00"W

S45°08'21"E

S44°51'35"W

Chord

102.01

87.43

101.86

73.00

35.36

35.36

War

d En

gine

erin

g G

roup

231

WES

T 80

0 SO

UTH

Salt

Lake

City

Off

ice

fax

(801

) 487

-866

8te

l (80

1) 4

87-8

040

2001000

Scale 1" = 100'

100 300

FOUND BRASS CAP MONUMENT IN ARING AND LID AT THE INTERSECTIONOF BILLINIS ROAD (3560 SOUTH STREET)AND 700 WEST STREET

FOUND BRASS CAP IN A RINGAND LID AT THE INTERSECTIONOF CARLISLE PARK LANE (3800SOUTH STREET) AND 700 WESTSTREET

SHEET

BASIS OF BEA

RINGS: N00°02'50"W

2050.96' (M

ONUMEN

T TO

MONUMEN

T)

POINT OF BEGINNING

FOUND BRASS CAP IN A RINGAND LID AT THE INTERSECTIONOF 3900 SOUTH STREET AND 700WEST STREET

C5L7 L8

C6L9 L10