ADMINISTRATIVE HEARING STAFF REPORT

Transcription

1 ADMINISTRATIVE HEARING STAFF REPORT Nin Tech West II Subdivision Amendment PLNSUB & 1555 South Gramercy Road February 13, 2014 Planning Division Department of Community & Economic Development Applicant: Price Logistics Center East, LLC Staff: Michael Maloy, Principal Planner Jeff Attermann, Planning Intern Tax ID: , and Current Zone: M-1 Light Manufacturing District Master Plan Designation: Light Industrial, Northwest Quadrant Planning Area Council District: Council District 2, Kyle LaMalfa Request The applicant, Price Logistics Center East, LLC has submitted a petition for a subdivision amendment located at approximately 1515 and 1555 S Gramercy Road (approximately 4300 West). If approved, the proposed amendment would combine lots 6 and 7 of the Nin Tech West II Subdivision into a single lot. Recommendation Planning staff recommends the Administrative Hearing Officer grant approval of subdivision amendment PLNSUB for Price Logistics Center East, LLC, subject to the following conditions: 1. Compliance with all regulations for subdivision amendments as required by Salt Lake City Code. 2. The final subdivision plat shall include all easements and notes required by the Salt Lake City Public Utilities Department and other entities. Community Council: Glendale Community Council, Randy Sorenson, Chair Lot Size: 688,684 sq. ft. (15.81 acres) Current Use: Vacant Applicable Land Use Regulations: 20.31: Subdivision Amendments 21A : M-1 Light Manufacturing District Attachments: A. Preliminary Subdivision Plat B. Letter from Applicant C. Department Comments D. Property Photographs PLNSUB Nin Tech West II Subdivision Amendment 1 Published Date: February 7, 2014

2 Vicinity Map Background Project Description The applicant, Price Logistics Center East, LLC is proposing a subdivision amendment for lot number 6 and lot number 7 of the Nin Tech West II Subdivision (see Attachment A Preliminary Subdivision Plat). In a letter written to Salt Lake City Mayor Ralph Becker (see Attachment B Letter from Applicant), project architect Russ Naylor explain the reasons for pursuing this subdivision amendment. Lots 6 and 7 are being combined for the purpose of creating sufficient space to construct a new 250,000 square foot industrial building. Comments Public Comments Prior to publication of this report, the Planning Division has not received any public comment either in favor of or in opposition to the proposed subdivision amendment. Department Comments On November 13, 2013, the application was routed to all applicable City Departments for comments. The comments received may be found in attachment C Department Comments. No comments were received from applicable City Departments that cannot reasonably be fulfilled or that warrant denial of the petition. PLNSUB Nin Tech West II Subdivision Amendment 2 Published Date: February 7, 2014

3 Analysis and Findings Administrative Approval Section of the Salt Lake City Subdivision Amendments Ordinance entitled "Administrative Hearing" stipulates that "The planning director or designee shall hold a public administrative hearing to consider the amendment petition", and Section , entitled "Standards for Approval of Amendment Petition" stipulates that "an amendment petition shall be approved only if it meets all of the following requirements:" A. The amendment will be in the best interests of the City. Analysis: According to Salt Lake City Zoning Code Section 21A , "The purpose of the M-1 light manufacturing district is to provide an environment for light industrial uses that produce no appreciable impact on adjacent properties and desire a clean attractive industrial setting. This zone is appropriate in locations that are supported by the applicable master plan policies adopted by the city. This district is intended to provide areas in the city that generate employment opportunities and to promote economic development. The uses include other types of land uses that support and provide service to manufacturing and industrial uses. Safe, convenient and inviting connections that provide access to businesses from public sidewalks, bike paths and streets are necessary and to be provided in an equal way. Certain land uses are prohibited in order to preserve land for manufacturing uses." The intent for the subdivision amendment, as outlined by Architect, Russ Naylor (Attachment B), is consistent with the purpose of the M-1 Light Manufacturing District. In addition, the size of the combined lots (15.81 acres) will be compatible, and roughly equal to the average size of nearby parcels in the same subdivision. Findings: The subdivision amendment will be in the best interests of the City. B. All lots comply with all applicable zoning standards. Analysis: The subdivision amendment as proposed by the applicant will create a lot measuring approximately 688,684 square feet, meeting the minimum lot size standard of 20,000 square feet in the M-1 Light Manufacturing district, found in section 21A The lot width, in excess of 680 feet also meets the minimum lot width standard of 80 feet. Findings: The newly formed lot will meet all applicable zoning standards. C. All necessary and required dedications are made. Analysis: No dedications are necessary for this subdivision amendment. Findings: The proposed subdivision amendment meets this standard. D. Provisions for the construction of any required public improvements are included. Analysis: Transportation Division review confirms that public way improvements are already in place, however Public Utilities noted that the proposed lot will be limited to a single culinary connection and a second fire connection only if the fire line loops back with privately installed back flow prevention. Also, the extra stubs will need to be properly killed at the main (see Attachment C Department Comments, and Attachment D Property Photographs). Findings: Proposed subdivision amendment will include provisions for construction of required public improvements. PLNSUB Nin Tech West II Subdivision Amendment 3 Published Date: February 7, 2014

4 E. The amendment complies with all applicable laws and regulations. Analysis: The proposed subdivision amendment will otherwise comply with all applicable laws and regulations. Findings: The proposed subdivision amendment meets this standard. F. The amendment does not materially injure the public or any person and there is good cause for the amendment. Analysis: There is no evidence that this amendment will have any capacity to materially injure the public or any person, and there is good cause for the amendment. Findings: The proposed subdivision amendment meets this standard. Notification Required notices mailed on January 30, 2014 Sign posted on property on January 29, 2014 Agenda posted on the Planning Division and Utah Public Meeting Notice websites on January 30, 2014 PLNSUB Nin Tech West II Subdivision Amendment 4 Published Date: February 7, 2014

5 Attachment A Preliminary Subdivision Plat

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7 Attachment B Letter From Applicant

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9 Attachment C Department Comments

10 Department Comments 1515 S GRAMERCY ROAD PLNSUB Date Task/Inspection Status/Result Action By Comments 12/17/2013 Staff Assignment Routed Maloy, Michael 12/18/2013 Fire Code Review Complete Itchon, Edward 12/18/2013 Transportation Review Complete Walsh, Barry There are no changes to the existing public transportation corridor of Gramercy Road right of way indicted. Public way improvements already constructed, i.e. curb, gutter, sidewalk, street lights, and paving. 12/23/2013 Zoning Review Complete Michelsen, Alan Will need to carry over applicable information in the NIN TECH WEST II Notice to Purchasers such as the navigation easement and resolve the discrepancies between lots 6 and 7 regarding minimum finished floor elevations and minimum parking lot elevations. 12/30/2013 Engineering Review Complete Weiler, Scott McNeil Engineering has been contacted to pick up the plat redlines. 1/2/2014 Building Review Complete Maloy, Michael No comments received. 1/2/2014 Police Review Complete Maloy, Michael No comments received. 1/2/2014 Sustainability Review Complete Maloy, Michael No comments received. 1/7/2014 Public Utility Review Complete Stoker, Justin The southern lot has an existing 10-inch detector check and a stub for a future 2-inch culinary meter. The northern lot has a 10-inch plug and a 2-inch stub for water services. With the lot consolidation, the lot will be limited to a single culinary connection and a second fire connection only if the fire line loops back with privately installed back flow prevention. Extra stubs will need to be properly killed at the main. 01/14/2014 Planning Division Complete Attermann, Jeff Submission of the subdivision amendment to the Salt Lake County Recorder for preview is highly recommended. New address certification should be arranged with Alice Montoya, GIS Technician ( ). New certified address should be included on plat.

11 Attachment D Property Photographs

12 Looking East from Southern Portion of Lot (current lot 7) Looking Southeast from Northern Portion of Lot (current lot 6)