PLNSUB Broadway Park Lofts. Subdivision Amendments ADMINISTRATIVE HEARING STAFF REPORT. 360 West 300 South November 4, 2010

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1 ADMINISTRATIVE HEARING STAFF REPORT PLNSUB Broadway Park Lofts Subdivision Amendment 360 West 300 South November 4, 2010 Applicant: Broadway Park LLC Staff: Elizabeth Reining (801) Tax ID: Planning and Zoning Division Department of Community and Economic Development REQUEST Broadway Park LLC (applicant) is proposing an amendment to the Broadway Park Lofts condominium plat. The purpose of the amendment is to convert five units on the second floor from residential to live/work use and convert limited common area on the eighth floor to private ownership. Located at 360 West 300 South, the property is zoned D-3 (Downtown Warehouse/Residential District). Current Zone: D-3 Downtown Warehouse/ Residential District Master Plan Designation: Gateway District Master Plan Residential Mixed Use Council District: District 4 Luke Garrott STAFF RECOMMENDATION Based on the findings listed in this staff report, staff recommends that the Administrative Hearing Officer approve the amendment to the Broadway Park Lofts plat with the following conditions of approval: Conditions of Approval 1. The final plat shall be recorded with the Salt Lake County Recorder. Lot size: 0.63 acres (approx.) Notification Mailed: October 23, 2010 Sign posted: October 23, 2010 Agenda posted on the Planning Division and Utah Public Meeting Notice websites October 23, 2010 Applicable Land Use Regulations: Title Standards for Subdivision Amendments Chapter 21A.56 Condominiums 21A D-3 Zoning District Exhibits: A. Original Broadway Park Lofts plat B. Amended Broadway Park Lofts plat

2 Vicinity Map BACKGROUND The original condominium plat for the Broadway Park Lofts (Exhibit A) was approved and recorded in early The Broadway Park Lofts is a mixed use development located across 300 South from Liberty Park. The development includes retail units on the main floor, two-story residential and live/work units on the second floor, two story residential units on the fourth floor and two story residential units with roof top patios on the sixth floor. The development is currently under construction. The applicant, Broadway Park LLC, is requesting a subdivision amendment to convert five residential units on the second floor to live/work units and convert limited common area space on the eighth floor to private ownership. Live/work units allow unit owners to use their units for a mix of residential and commercial uses. With the addition of the five converted residential units, live/work space in the development will total 22 units. The proposed converted space on the eighth floor is the patios for the units on the sixth floor. This space was always planned for those patios. The plat amendment is being requested to meet federal funding requirements. The actual use of the space will not change. COMMENTS Public Comments No written or verbal comments were received from the public to date. Community Council Comments Subdivision amendment petitions are not required to be presented to the Community Councils. City Department Comments: PLNSUB , Broadway Park Lofts Amended 2

3 Notice of the application was routed to the applicable City departments on October 6, Each applicable department approved the amendment and did not provide comments. Staff Analysis The Salt Lake City subdivision Ordinance contains the following requirements for amending subdivision plats: Standards for Approval of Amendment Petition ( ) An amendment shall be approved only if it meets all of the following requirements: 1. The amendment will be in the best interest of the City; Analysis: The proposed amendment to the Broadway Park Lofts plat will document the private ownership areas on Floor 8. It is in the best interest of the City to ensure that subdivision and condominium plats accurately define ownership boundaries within the City. Finding: The amendment is in the best interest of the City. 2. All lots will comply with the applicable zoning standards; Analysis: The original lot configuration of the Broadway Park Lofts Condominiums is not being altered with the proposed amendment. The conversions of space designation from residential to live/work and limited common area to private ownership are being amended. The proposed amendments will continue to meet the current zoning standards. Finding: All lots will continue to comply with applicable zoning standards. 3. All necessary and required dedications are made; Analysis: The amended plat requires no new dedications beyond those required with the original subdivision. All dedications necessary for the original subdivision have been made. Finding: All necessary and required dedications have been made. 4. Provisions for the construction of any required public improvements are included; Analysis: No public improvements are needed because no new space is being created and the use is remaining the same. Finding: No public improvements are required to be constructed. 5. The amendment complies with all applicable laws and regulations; and Analysis: The preliminary plat for the amendment to the Broadway Park Lofts complies with the applicable laws and regulations related to subdivision amendments and condominiums as stated in the Salt Lake City Code. Finding: The amendment complies with all applicable laws and regulations. PLNSUB , Broadway Park Lofts Amended 3

4 6. 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 the proposed plat amendment would materially injure the public or any person. There is good cause for this plat amendment as it will accurately define the ownership boundaries within the Broadway Park Lofts. Finding: The amendment does not materially injure the public or any person and there is good cause for the amendment. Summary of Findings Staff finds that the proposed amendment to the Broadway Park Lofts plat is in the best interest of the City, complies with applicable laws and regulations, and would not materially injure the public. PLNSUB , Broadway Park Lofts Amended 4

5 Attachment A: Original Broadway Park Lofts plat PLNSUB , Broadway Park Lofts Amended 5

6 LEGEND SURVEYOR'S CERTIFICATE GENERAL NOTES A UTAH MIXED USE CONDOMINIUM PROJECT BOUNDARY DESCRIPTION 200 SOUTH STREET N 89 58'19" E ' (RECORD MON. TO MON.) N 89 58'59" E ' (MEASURED) LAG PROPERTIES, LC AND ALAN GOLDBERG ' ' N 89 58'24" E ' (MEASURED) EAST ' (DEED) N89 58'24"E ' (RECORD) ' (MEASURED) OWNER'S CERTIFICATE OF CONSENT TO RECORD 400 WEST STREET N 0 00'59" W ' (RECORD MON. TO MON.) N 0 01'14" W ' (MEASURED) BLOCK LINE S 0 01'02" E ' (RECORD) S 0 01'18" E ' (MEASURED) N 0 01'12" W ' (MEASURED) NORTH ' (DEED) WEST ' (DEED) S89 58'"W ' (MEASURED) N 0 01'53" W 64.47' SALT LAKE DESIGN CENTER, LLC NORTH BUILDING ELEVATOR SOUTH BUILDING MAIN FLOOR LEVEL EL= ' SITE EL= SOUTH ' (DEED) N0 01'07"W ' (MEASURED) UFFENS MARKETPLACE A UTAH MIXED USE CONDOMINIUM PROJECT BLOCK LINE S 0 01'02" E ' (RECORD) N 0 0' 56" W ' (MEASURED) 300 WEST STREET N 0 01'05" W ' (RECORD MON. TO MON.) N 0 0'59" W ' (MEASURED) LENDER'S CONSENT TO RECORD VICINITY MAP ' ' S89 58'"W ' (RECORD) ' (MEASURED) SITE N 0 01'53" W 64.48' ' ' ' ' ' (MEASURED) ' (RECORD) S 89 58'07" W ' (RECORD MON. TO MON.) ' (MEASURED) BASIS OF BEARING ' (MEASURED) ' (RECORD) 300 SOUTH STREET (2.0' RIGHT OF WAY) BUILDING SERVICES & LICENSING DIRECTOR CITY PLANNING DIRECTOR CITY ENGINEERING DIVISION SALT LAKE VALLEY HEALTH DEPARTMENT CITY PUBLIC UTILITIES DEPT. CITY ATTORNEY CITY MAYOR 1 1

7 SHEET NOTES LOWER PARKING LEVEL 2 2

8 PART OF PHASE 1 PART OF PHASE 2 COMMERCIAL UNITS SHEET NOTES PART OF PHASE 1 PART OF PHASE 2 MAIN FLOOR 3 3

9 LAYOUT OF PLAZA & PEDESTRIAN WALKWAY PART OF PHASE 1 RESIDENTIAL UNITS LIVE-WORK UNITS LIVE-WORK UNITS SHEET NOTES PART OF PHASE 1 SECOND FLOOR 4 4

10 SHEET NOTES PART OF PHASE 1 NOTE: PART OF PHASE 1 THIRD FLOOR 5 5

11 PART OF PHASE 1 RESIDENTIAL UNITS SHEET NOTES PART OF PHASE 1 FOURTH FLOOR 6 6

12 PART OF PHASE 1 SHEET NOTES PART OF PHASE 1 FIFTH FLOOR 7 7

13 PART OF PHASE 1 SHEET NOTES RESIDENTIAL UNITS PART OF PHASE 1 SIXTH FLOOR 8 8

14 PART OF PHASE 1 SHEET NOTES PART OF PHASE 1 SEVENTH FLOOR 9 9

15 SHEET NOTES PART OF PHASE 1 PART OF PHASE 1 EIGHTH FLOOR - ROOF 10 10

16 SHEET NOTES SOUTH BUILDING NORTH BUILDING TOP OF ROOF TOP OF ROOF EIGHT FLOOR - ROOF EIGHT FLOOR - ROOF SEVENTH FLOOR SEVENTH FLOOR SIXTH FLOOR SIXTH FLOOR FIFTH FLOOR FIFTH FLOOR FOURTH FLOOR FOURTH FLOOR THIRD FLOOR THIRD FLOOR SECOND FLOOR SECOND FLOOR MAIN FLOOR MAIN FLOOR LOWER PARKING LOWER PARKING SECTION A 11 11

17 SHEET NOTES SOUTH BUILDING TOP OF ROOF EIGHT FLOOR - ROOF SEVENTH FLOOR SIXTH FLOOR FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR MAIN FLOOR LOWER PARKING SECTION B 12 12

18 SHEET NOTES SOUTH BUILDING TOP OF ROOF EIGHT FLOOR - ROOF SEVENTH FLOOR SIXTH FLOOR FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR MAIN FLOOR LOWER PARKING SECTION C

19 Attachment B: Proposed Amended Broadway Park Lofts Plat

20 LEGEND SURVEYOR'S CERTIFICATE GENERAL NOTES A UTAH MIXED USE CONDOMINIUM PROJECT BOUNDARY DESCRIPTION 200 SOUTH STREET N 89 58'19" E ' (RECORD MON. TO MON.) N 89 58'59" E ' (MEASURED) LAG PROPERTIES, LC AND ALAN GOLDBERG OWNER'S AND MANAGEMENT COMMITTEE'S CERTIFICATE OF CONSENT TO RECORD ' ' N 89 58'24" E ' (MEASURED) EAST ' (DEED) N89 58'24"E ' (RECORD) ' (MEASURED) 400 WEST STREET N 0 00'59" W ' (RECORD MON. TO MON.) N 0 01'14" W ' (MEASURED) N 0 01'12" W ' (MEASURED) NORTH ' (DEED) WEST ' (DEED) S89 58'"W ' (MEASURED) N 0 01'53" W 64.47' BLOCK LINE S 0 01'02" E ' (RECORD) S 0 01'18" E ' (MEASURED) SALT LAKE DESIGN CENTER, LLC NORTH BUILDING ELEVATOR SOUTH BUILDING MAIN FLOOR LEVEL EL= ' SITE EL= SOUTH ' (DEED) N0 01'07"W ' (MEASURED) UFFENS MARKETPLACE A UTAH MIXED USE CONDOMINIUM PROJECT BLOCK LINE S 0 01'02" E ' (RECORD) N 0 0' 56" W ' (MEASURED) 300 WEST STREET N 0 01'05" W ' (RECORD MON. TO MON.) N 0 0'59" W ' (MEASURED) LENDER'S CONSENT TO RECORD VICINITY MAP ' ' S89 58'"W ' (RECORD) ' (MEASURED) SITE N 0 01'53" W 64.48' ' ' ' ' ' (MEASURED) ' (RECORD) S 89 58'07" W ' (RECORD MON. TO MON.) ' (MEASURED) BASIS OF BEARING ' (MEASURED) ' (RECORD) 300 SOUTH STREET (2.0' RIGHT OF WAY) BUILDING SERVICES & LICENSING DIRECTOR CITY PLANNING DIRECTOR CITY ENGINEERING DIVISION SALT LAKE VALLEY HEALTH DEPARTMENT CITY PUBLIC UTILITIES DEPT. CITY ATTORNEY CITY MAYOR 1 1

21 SHEET NOTES LOWER PARKING LEVEL 2 2

22 PART OF PHASE 1 PART OF PHASE 2 COMMERCIAL UNITS SHEET NOTES PART OF PHASE 1 PART OF PHASE 2 MAIN FLOOR 3 3

23 LAYOUT OF PLAZA & PEDESTRIAN WALKWAY PART OF PHASE 1 RESIDENTIAL UNITS LIVE-WORK UNITS LIVE-WORK UNITS SHEET NOTES PART OF PHASE 1 SECOND FLOOR 4 4

24 SHEET NOTES PART OF PHASE 1 NOTE: PART OF PHASE 1 THIRD FLOOR 5 5

25 PART OF PHASE 1 RESIDENTIAL UNITS SHEET NOTES PART OF PHASE 1 FOURTH FLOOR 6 6

26 PART OF PHASE 1 SHEET NOTES PART OF PHASE 1 FIFTH FLOOR 7 7

27 PART OF PHASE 1 SHEET NOTES RESIDENTIAL UNITS PART OF PHASE 1 SIXTH FLOOR 8 8

28 PART OF PHASE 1 SHEET NOTES PART OF PHASE 1 SEVENTH FLOOR 9 9

29 SHEET NOTES PART OF PHASE 1 PART OF PHASE 1 EIGHTH FLOOR - ROOF 10 10

30 SHEET NOTES SOUTH BUILDING NORTH BUILDING TOP OF ROOF LIMITS OF PRIVATE OWNERSHIP TOP OF ROOF LIMITS OF PRIVATE OWNERSHIP EIGHT FLOOR - ROOF EIGHT FLOOR - ROOF SEVENTH FLOOR SEVENTH FLOOR SIXTH FLOOR SIXTH FLOOR FIFTH FLOOR FIFTH FLOOR FOURTH FLOOR FOURTH FLOOR THIRD FLOOR THIRD FLOOR SECOND FLOOR SECOND FLOOR MAIN FLOOR MAIN FLOOR LOWER PARKING LOWER PARKING SECTION A 11 11

31 SHEET NOTES SOUTH BUILDING TOP OF ROOF LIMITS OF PRIVATE OWNERSHIP EIGHT FLOOR - ROOF SEVENTH FLOOR SIXTH FLOOR FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR MAIN FLOOR LOWER PARKING SECTION B 12 12

32 SHEET NOTES SOUTH BUILDING TOP OF ROOF LIMITS OF PRIVATE OWNERSHIP EIGHT FLOOR - ROOF SEVENTH FLOOR SIXTH FLOOR FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR MAIN FLOOR LOWER PARKING SECTION C