Costco Expansion Plat 1 Subdivision Amendment Petition Located Approximately at 1818 S 300 W. Public Hearing Date: November 1, 2007

Transcription

1 ADMINISTRATIVE HEARING STAFF REPORT Costco Expansion Plat 1 Subdivision Amendment Petition Located Approximately at 1818 S 300 W. Public Hearing Date: November 1, 2007 Planning and Zoning Division Department of Community Development Applicant: Dale Robinson, Sunrise Engineering, representing Costco Wholesale Staff: Michael Maloy, , michael.maloy@slcgov.com Tax ID: , , , Current Zone: CG General Commercial District Master Plan Designation: Regional Commercial/Industrial, Central Community Master Plan Council District: 5, Jill Remington Love Acreage: Current Use: Regional Commercial (Costco Wholesale) Applicable Land Use Regulations: Title 20 Subdivisions 21A CG General Commercial District Attachments: A. Letter from Applicant B. Preliminary Subdivision Plat C. Department Comments REQUEST: Dale Robinson, Sunrise Engineering, representing Costco Wholesale Corp. has requested approval of a commercial subdivision amendment located approximately at 1818 S 300 W. The subject property, which is part of the Price Costco Plat 1 subdivision, contains acres and is zoned CG General Commercial District. PUBLIC NOTICE: Staff has complied with the following public notice requirements as contained within Section , entitled Administrative Hearing, of the Salt Lake City Code: A. The Planning Director or designee shall hold a public administrative hearing to consider the amendment petition. B. Notice of the administrative hearing shall be mailed to all individuals and entities identified in subsection D of this Chapter or its successor, and shall also be posted on the subject property at least fourteen (14) days prior to the scheduled hearing. STAFF RECOMMENDATION: Planning staff recommends the Planning Director (or designee) grant preliminary approval of the proposed Costco Expansion Plat 1 subdivision amendment based on the following findings and conditions of approval: Findings: The applicable City Departments have consented to the subdivision amendment, subject to compliance with the departmental comments attached to this report; The subdivision amendment will be in the best interest of the City; and All necessary provisions for construction of any required public improvements will be required pursuant to recording the proposed subdivision amendment. Conditions of approval: 1. Approval is subject to compliance with all departmental comments attached to this staff report (see Attachment C Department Comments). 2. The proposed subdivision amendment shall include within its boundaries parcel number , which parcel was incorrectly shown as a remnant parcel on the preliminary subdivision amendment plat drawing (dated September 24, 2007). 3. Applicant shall prepare and submit to the City for approval a final subdivision application and plat. 4. Final subdivision plat shall be recorded within 18 months of preliminary approval. 5. Any future development activities associated with this property will require that all inadequate or absent public improvements be installed. Additionally, any future development will be subject to requirements of the zoning ordinance. OPTIONS: If the Planning Director, or designee, determines that the enclosed petition does not meet the standards of approval contained herein, the Planning Director, or designee, may chose one of the following courses of action: Table the petition for future administrative consideration, Deny the petition based on additional findings gathered from the public hearing, or Forward the petition to the Planning Commission for public hearing and decision. 1

2 VICINITY MAP 2

3 COMMENTS Public Comments: As of publication of this report, staff received one inquiry from the public regarding the purpose of the subdivision amendment request, however no other comment either for or against the applicant s petition was received by staff. City Department Comments: On October 9, 2007 staff sent to all applicable City departments a request for comment on the attached preliminary subdivision plat. All departmental responses have been included within the report as Attachment C Department Comments. All responding departments have recommended preliminary approval subject to compliance with the attached comments. STAFF ANALYSIS AND FINDINGS Project History: According to City records a building permit was issued on January 19, 1959 to develop a tire recap facility on the subject property, which was owned by Glen Bauman Ltd. The use was subsequently demolished on April 19, 1995 for redevelopment. The subject property is currently developed as a regional commercial shopping center anchored by Costco Wholesale. The existing site improvements and structure(s) were initially permitted by the City for construction on July 21, Subsequently, the City has issued numerous building permits relative to the operation and maintenance of the existing commercial land use. On September 24, 2007 the applicant submitted to the City the enclosed petition to amend a platted parcel line, which is necessary to allow for a pending 25,800 ± square foot expansion of the existing Costco Warehouse building (see Building Services log number for more information). The subdivision amendment petition essentially shifts the north property line an additional 60 feet northward, which will provide a 40 foot side yard setback for the proposed building addition. The subdivision amendment petition also combines three existing parcels into one parcel, which is labeled as Lot 1 on the preliminary subdivision plat (see Attachment B Preliminary Subdivision Plat). Master Plan Discussion: The Central Community Future Land Use Map, which was adopted by the Salt Lake City Council on November 1, 2005, the Central Community Master Plan, categorizes the subject property and environs as Regional Commercial/Industrial. The proposed subdivision amendment and land use is consistent with the Central Community Master Plan. Standards: According to Section of the Salt Lake City Subdivision Ordinance, a subdivision amendment may be granted Administrative Approval if all of the following standards are met: Standards For Approval of Amendment Petition: A. The amendment will be in the best interests of the city Analysis: The proposed subdivision amendment will facilitate expansion of the existing land use (retail goods establishment), which is in the best interest of the City. Finding: Staff finds that the subdivision amendment will be in the best interest of the City. B. All lots comply with all applicable zoning standards Analysis: Lot 1 is compliant with the applicable zoning standards, however the remainder parcel identified on the preliminary subdivision amendment plat as parcel must be included as an amended lot of record as per comments received from Scott Weiler, PE, Engineering Division, which comments have been included as part of Attachment C Department Comments. 3

4 Finding: Staff finds that all lots comply with all applicable zoning standards as per the recommended conditions of approval. C. All necessary and required dedications are made Analysis: According to comments received from both the Transportation and Engineering divisions of the City, it has been determined that adjacent right of ways will be sufficient to serve the proposed subdivision amendment. Finding: All necessary or required street dedications or improvements will be made prior to final approval. D. Provisions for the construction of any required public improvements are included Analysis: All plans for required public improvements or repairs will be submitted to the City for review and approval prior to recordation of the proposed subdivision amendment. Finding: Staff finds that the provisions for the construction of any required public improvement must be included as part of the final plat process. E. The amendment complies with all applicable laws and regulations; and Analysis: The proposed subdivision amendment has been forwarded to pertinent City Departments or Divisions for preliminary review and comment. Accordingly, any deficiency within the proposed subdivision amendment will comply with all applicable City laws and regulations prior to final approval (see Attachment C- Department Comments). Finding: Staff finds that the proposed subdivision amendment will comply with all applicable laws and regulations of the City as per the attached recommended conditions of approval. F. The amendment does not materially injure the public or any person and there is good cause for the amendment. Analysis: The proposed amendment is to facilitate pending expansion of an existing permitted land use, which has been classified as a retail goods establishment (City Code 21A Definitions). The subject property is located within an established regional commercial/industrial area and is surrounded by similar or compatible land uses. Finding: The proposed amendment will not materially injure the public or any person and there is good cause for the amendment. Planning Director s Recommendation: by: Approval Subject To: Date Completed: 4

5 Attachment A Letter from Applicant 5

6 Attachment B Preliminary Subdivision Plat 6

7 Attachment C Department Comments 7