Planning Commission Application Summary

Transcription

1 Planning Commission Application Summary Project Name: Academy Office Park Plat Amendment Request Address: 339 West South Current Zoning: CSD-DPMU Hearing Date: August 11, 2016 Summary of Request This application is a request for approval of a Plat Amendment for approximately 14.7 acres located on the south side of South, at approximately 339 West South. The property is currently zoned CSD-DPMU (Draper Point Mixed Use Commercial Special District). The applicant is requesting that a Plat Amendment be approved to adjust some property lines within the plat boundary. Background The property obtained a rezone on May 26, A site plan for the proposed Lot 1 was approved by the Planning Commission on July 9, The site obtained a Minor Subdivision approval on July 20, 2015 by the Zoning Administrator. General Plan and Zoning The Land Use Map of the General Plan calls for the Destination Commercial land use designation for the subject property. The General Plan itself is silent on the Destination Commercial land use. According to the land use map included within the General Plan, dated April 20, 2004, the area was originally designated as a growth area. The Growth Area land use category was designed to support a mix of four land uses: multi-family residential, office, commercial and industrial/manufacturing uses. The CSD- DPMU (Draper Point Mixed Use CSD) zoning designation is not included in the General Plan. The intent of the zone is to allow a master planned mixed use district. Analysis The original plat included five lots, four retail pads along South and one large lot for the future office buildings to the rear of the site. The plat amendment will carve out 3.4 acres of the larger office property and combine it with one of the retail pad lots along South. This will create a 4.6 acre lot along the western end of the subdivision that includes both office and retail space. The existing office lot will become 7.03 acres in size. The other three retail pad lots will not be affected. The plat requires reciprocal cross access between all of the lots and will indicate the location of a shared cross access agreement already created with the property to the west. Deviations (If applicable) None. Staff Recommendation Staff is recommending a positive recommendation be forwarded to the City Council. Model Motions Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Academy Office Park Plat Amendment Request by Mark Murdock, representing the Gardner Company for the purpose of adjusting lot lines within the plat, application SUB , based on the findings and subject to the conditions listed in the Staff Report dated August 3, 2016 and as modified by the conditions below:

2 Planning Commission Application Summary 1. List any additional findings and conditions Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Academy Office Park Plat Amendment Request by Mark Murdock, representing the Gardner Company for the purpose of adjusting lot lines within the plat, application SUB , based on the following findings: 1. List any additional findings

3 Development Review Committee 1020 East Pioneer Road Draper, UT (801) STAFF REPORT August 3, 2016 To: From: Draper City Planning Commission Business Date: August 11, 2016 Development Review Committee Prepared By: Jennifer Jastremsky, AICP, Planner III Planning Division Community Development Department Re: Academy Office Park Plat Amendment Request Application No.: SUB Applicant: Mark Murdock, representing Gardner Company Project Location: Approximately 339 West South Zoning: CSD-DPMU (Draper Point Mixed Use Commercial Special District) Zone Acreage: Approximately 14.7 Acres (Approximately 640,332 ft 2 ) Request: Request for approval of a Plat Amendment in the CSD-DPMU zone regarding the adjustment of property lines. SUMMARY This application is a request for approval of a Plat Amendment for approximately 14.7 acres located on the south side of South, at approximately 339 West South. The property is currently zoned CSD-DPMU (Draper Point Mixed Use Commercial Special District). The applicant is requesting that a Plat Amendment be approved to adjust some property lines within the plat boundary. BACKGROUND The property obtained a rezone on May 26, A site plan for the proposed Lot 1 was approved by the Planning Commission on July 9, The site obtained a Minor Subdivision approval on July 20, 2015 by the Zoning Administrator. ANALYSIS General Plan and Zoning. The Land Use Map of the General Plan calls for the Destination Commercial land use designation for the subject property. The General Plan itself is silent on the Destination Commercial land use. According to the land use map included within the General Plan, dated April 20, 2004, the area was originally designated as a growth area. The Growth Area land use category was designed to support a mix of four land uses: multi-family residential, office, commercial and Academy Office Park Plat Amendment Request 1 App. # SUB

4 industrial/manufacturing uses. The specific growth area that the subject property was originally incorporated into includes several developed properties with a range of uses such as Allegro at Corner Canyon Apartments, Brickerhaven Subdivision, IKEA, Furniture Row, Cazco Industrial Park, and Reynolds Office Complex. Since the 2004 map, the Growth Area has been reclassified based on the individual uses that were eventually developed. The CSD-DPMU (Draper Point Mixed Use CSD) zoning designation is not included in the General Plan. The intent of the zone is to allow a master planned mixed use district. The CSD-DPMU zone abuts on the north, east and west sides. The DC (Destination Commercial) zone is located on the north and the CBP (Commercial Business Park) abuts on the south. Subdivision Layout. The original plat included five lots, four retail pads along South and one large lot for the future office buildings to the rear of the site. The plat amendment will carve out 3.4 acres of the larger office property and combine it with one of the retail pad lots along South. This will create a 4.6 acre lot along the western end of the subdivision that includes both office and retail space. The existing office lot will become 7.03 acres in size. The other three retail pad lots will not be affected. The plat requires reciprocal cross access between all of the lots and will indicate the location of a shared cross access agreement already created with the property to the west, which contains the Draper Lofts and the Hilton. Previous Conditions of Approval. During the original plat review for this site, the Zoning Administrator placed the following conditions of approval on the plat: 1. That all requirements of the Draper City Engineering and Public Works Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 2. That all requirements of the Draper City Building and Planning Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 3. That all requirements of the Unified Fire Authority are satisfied throughout the development of the site and the construction of all buildings on the site. 4. That all requirements of the geotechnical report are satisfied throughout the development of the site and the construction of all buildings on the site. 5. Provide will serve letters from all necessary utilities, including South Valley Sewer District. 6. Provide public improvement construction drawings on all public rights-of-way. 7. Coordinate right-of-way improvements with the City and UDOT, as may be required. 8. Provide cross-access for all Lots within the Subdivision. 9. Coordinate with Salt Lake County and Draper City to determine exactly which parcels shall be included in the plat and modify the plat accordingly. Criteria For Approval. The grounds for review and potential approval of a Subdivision Plat Amendment request is found in Section (b) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (b) If the City Council is satisfied that neither the public nor any person will be materially injured by the proposed vacation, alteration, or amendment, and that there is good cause for the vacation, alteration, or amendment, the City Council may vacate, alter, or amend the plat, any portion of the plat, or any street or lot within the plat. Academy Office Park Plat Amendment Request 2 App. # SUB

5 REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request with the following proposed comments: 1. Address all outstanding redlines. Engineering and Public Works Divisions Review. The Draper City Engineering and Public Works Divisions have completed their reviews of the Plat Amendment submission and have issued a recommendation for approval for the request with the following proposed comments: 1. Address all outstanding redlines. Building Division Review. The Draper City Building Division has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request without further comment. Unified Fire Authority Review. The Unified Fire Authority has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request without further comment. Noticing. The applicant has expressed his desire to obtain a Plat Amendment for the subject property and do so in a manner which is compliant with the City Code. As such, notice has been properly issued in the manner outlined in the City and State Codes. STAFF RECOMMENDATION Staff recommends approval of the request for a Plat Amendment Request by Mark Murdock, representing the Gardner Company, application SUB , subject to the following conditions: 1. That all requirements of the Draper City Engineering and Public Works Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 2. That all requirements of the Draper City Building and Planning Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 3. That all requirements of the Unified Fire Authority are satisfied throughout the development of the site and the construction of all buildings on the site. 4. That all requirements of the geotechnical report are satisfied throughout the development of the site and the construction of all buildings on the site. 5. Coordinate right-of-way improvements with the City and UDOT, as may be required. 6. Address all outstanding redlines. This recommendation is based on the following findings: 1. The proposed development plans meet the intent, goals, and objectives of the Draper City Academy Office Park Plat Amendment Request 3 App. # SUB

6 General Plan. 2. The proposed development plans meet the requirements and provisions of the Draper City Municipal Code. 3. The proposed development plans will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 4. The proposed development conforms to the general aesthetic and physical development of the area. 5. The public services in the area are adequate to support the subject development. MODEL MOTIONS Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Academy Office Park Plat Amendment Request by Mark Murdock, representing the Gardner Company for the purpose of adjusting lot lines within the plat, application SUB , based on the findings and subject to the conditions listed in the Staff Report dated August 3, 2016 and as modified by the conditions below: 1. List any additional findings and conditions Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Academy Office Park Plat Amendment Request by Mark Murdock, representing the Gardner Company for the purpose of adjusting lot lines within the plat, application SUB , based on the following findings: 1. List any additional findings Academy Office Park Plat Amendment Request 4 App. # SUB

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8 EXHIBIT A AERIAL MAP

9 Vi st a S t io ta nb lvd Data Dr 200 W 110 W S Bangerter Hwy Bangerter Hwy Legend City Limits Parcels Feet Academy Office Park Plat Amendment Aerial Map N W E S

10 EXHIBIT B LAND USE MAP

11 Residential Medium-High Density Vista Station Blvd Data Dr Destination Commercial S Transit Station District 110 W 200 W Bangerter Hwy Bangerter Hwy Community Commercial Business & Light Manufacturing Legend City Limits Parcels N Feet Academy Office Park Plat Amendment Land Use Map W E S

12 EXHIBIT C ZONING MAP

13 Vista Station Blvd RM2 RM1 CSD-DRC CSD-DPMU Data Dr S DC TSD 110 W 200 W Bangerter Hwy Bangerter Hwy A5 M1 CBP Legend City Limits Parcels N Feet Academy Office Park Plat Amendment Zoning Map W E S

14 EXHIBIT D EXISTING SUBDIVSION PLAT

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16 EXHIBIT E PROPOSED PLAT AMENDMENT

17 NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' NORTH SOUTH EAST WEST ' ' ' ' S NORTH EAST WEST ' 0 00'00" E NORTH SOUTH EAST WEST ' ' ' ' C:\Users\bgreenleaf\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.IE5\NA7D3B19\pat sign.jpg NORTHWEST CORNER SECTION 1 T4S, R1W SLB&M (FOUND BRASS CAP) N 89 58'27" W BASIS OF BEARING ' (MEASURED) ACADEMY OFFICE PARK AMENDED AMENDING LOTS 1 THRU 5 OF ACADEMY OFFICE PARK LOCATED IN THE NORTHEAST QUARTER OF SECTION 1, TOWNSHIP 4 SOUTH, RANGE 1 WEST, SALT LAKE BASE & MERIDIAN DRAPER CITY, SALT LAKE COUNTY, UTAH 94.48' NORTH QUARTER CORNER SECTION 1 T4S, R1W SLB&M (FOUND BRASS CAP) VISTA STATION SITE BANGERTER HWY INTERSTATE EAST SURVEYOR'S CERTIFICATE I, PATRICK M. HARRIS do hereby certify that I am a Licensed Land Surveyor, and that I hold Certificate No as prescribed under laws of the State of Utah. I further certify that by authority of the Owners, I have made a survey of the tract of land shown on this plat and described below, and have subdivided said tract of land into lots and streets, hereafter to be known as ACADEMY OFFICE PARK AMENDED, and that the same has been correctly surveyed and staked on the ground as shown on this plat. I further certify that all lots meet frontage width and area requirements of the applicable zoning ordinances. BOUNDARY DESCRIPTION ' 7' PUE, TYP S 0 03'47" W ' 87.5' 7' PUE, TYP LOT 3 43,152 sq.ft acres N 89 49'48" W S 89 49'48" E ' SOUTH STREET (PUBLIC STREET) ' ' ' ' LOT 4 43,136 sq.ft acres LOT 5 52,289 sq.ft acres 383 WEST 357 WEST 329 WEST CROSS ACCESS EASEMENT BOOK, PAGE S 0 03'47" W ' S 0 03'47" W ' 'SOUTH ' ' POINT OF BEGINNING LEGEND ENSIGN ENG. LAND SURV. EXISTING STREET MONUMENT PROPOSED STREET MONUMENT SECTION CORNER BOUNDARY LINE SECTION LINE VICINITY MAP NOT TO SCALE SET 5/8" REBAR WITH YELLOW PLASTIC CAP, OR NAIL STAMPED "ENSIGN ENG. & LAND SURV." Beginning at a point of the South line of South Street, said point also being North 89 58'27 West feet along the section line and South feet from the North quarter corner of Section 1, Township 4 South, Range 1 West, Salt Lake Base and Meridian; and running thence South 00 03'47 West feet to the Northerly Right-of-Way Line of the Bangerter Highway; thence Southwesterly feet along the arc of a 2, foot radius curve to the left (center bears South 10 49'38" East and the chord bears South 67 46'13" West feet with a central angle of 22 48'18") along the Northerly Right-of-Way Line of said Bangerter Highway; thence North 00 58'47 East feet to the South line of South Street; thence South 89 49'48 East feet along the South end of said South Street to the point of beginning. Contains 647,289 Square Feet or Acres and 5 Lots DATE PATRICK M. HARRIS P.L.S F PRO O ESS I N PATRICK M. HARRIS STAT AL E LAN OF D No SUR H UTA VE Y OR LARRY & MICHAEL JOHNSON S 0 03'47" W ' ' ' S 89 56'13" E ' 20' SEWER EASEMENT ENTRY NO BOOK 10348, PAGE ' 7' PUE, TYP ' S 0 03'47" W ' CAZCO ENTERPRISES LLC PUE CENTER LINE EASEMENT LINE PUBLIC UTILITY EASEMENT NOTE: ALL LOTS DEVELOPED WITHIN THIS SUBDIVISION SHALL BE REQUIRED TO PROVIDE RECIPROCAL CROSS VEHICULAR AND UTILITY ACCESS TO LOTS WITHIN THE SUBDIVISION ALONG CONTRUCTED DRIVEWAYS AND ACCESSES. CURVE TABLE CURVE RADIUS LENGTH DELTA BEARING CHORD S 0 58'47" W ' 7' PUE, TYP CROSS ACCESS EASEMENT BOOK, PAGE S 89 55'55" E ' LOT 1 306,247 sq.ft acres 339 WEST UDOT STORM DRAINAGE EASEMENTS RECORDED JULY 25, 1997 ENTRY No BOOK 7718, PAGE ' C1 C ' ' ' ' 14 12'50" 8 35'28" S72 03'57"W S60 39'48"W ' ' OWNER'S DEDICATION Known all men by these presents that I / we, the undersigned owner (s) of the hereon described tract of land, hereby set apart and subdivide the same into lots and street as shown on this plat and said plat ACADEMY OFFICE PARK AMENDED AMENDING LOTS 1 THRU 5 OF ACADEMY OFFICE PARK and do hereby dedicate, grant and convey to Draper City, Utah: (1) all those parts or portions of said tract of land designated as streets, the same to be used as public thoroughfares forever; (2) those certain public utility and drainage easements as shown hereon, the same to be used for the installation, maintenance, and operation of public utility service lines and drainage. In witness whereof I / we have hereunto set our hand (s) this day of A.D., ' LOT 2 202,464 sq.ft acres 409 WEST S 0 02'20" W ' 10' PUE C1 ACCESS TO BANGERTER HIGHWAY IS LIMITED BY UDOT 150.0' UDOT STORM DRAINAGE EASEMENTS RECORDED JULY 25, 1997 ENTRY No BOOK 7718, PAGE 1501 By: By:.. CORPORATE ACKNOWLEDGMENT STATE OF UTAH }S.S. County of Salt Lake On the day of A.D., 20, personally appeared before me, the signer of the foregoing instrument, who duly acknowledged to me that he/she is the, of, a Utah Corporation, and is authorized to execute the foregoing Agreement in its behalf and that he/she executed it in such capacity. MY COMMISSION EXPIRES:, ROCKY MOUNTAIN POWER NOTES: 1. PURSUANT TO UTAH CODE ANN THIS PLAT CONVEYS TO THE OWNER(S) OR OPERATORS OF UTILITY FACILITIES A PUBLIC UTILITY EASEMENT ALONG WITH ALL THE RIGHTS AND DUTIES DESCRIBED THEREIN. 2. PURSUANT TO UTAH CODE ANN A-603(4)(C)(II) ROCKY MOUNTAIN POWER ACCEPTS DELIVERY OF THE PUE AS DESCRIBED IN THIS PLAT AND APPROVES THIS PLAT SOLELY FOR THE PURPOSE OF CONFIRMING THAT THE PLAT CONTAINS PUBLIC UTILITY EASEMENTS AND APPROXIMATES THE LOCATION OF THE PUBLIC UTILITY EASEMENTS, BUT DOES NOT WARRANT THEIR PRECISE LOCATION. ROCKY MOUNTAIN POWER MAY REQUIRE OTHER EASEMENTS IN ORDER TO SERVE THIS DEVELOPMENT. THIS APPROVAL DOES NOT AFFECT ANY RIGHT THAT ROCKY MOUNTAIN POWER HAS UNDER: 2.1. A RECORDED EASEMENT OR RIGHT-OF WAY 2.2. THE LAW APPLICABLE TO PRESCRIPTIVE RIGHTS 2.3. TITLE 54, CHAPTER 8A, DAMAGE TO UNDERGROUND UTILITY FACILITIES OR 2.4. ANY OTHER PROVISION OF LAW. QUESTAR NOTE: QUESTAR APPROVES THIS PLAT SOLELY FOR THE PURPOSE OF CONFIRMING THAT THE PLAT CONTAINS PUBLIC UTILITY EASEMENTS. QUESTAR MAY REQUIRE OTHER EASEMENTS IN ORDER TO SERVE THIS DEVELOPMENT. THIS APPROVAL DOES NOT CONSTITUTE ABROGATION OR WAIVER OF ANY OTHER EXISTING RIGHTS, OBLIGATIONS OR LIABILITIES PROVIDED BY LAW OR EQUITY. THIS APPROVAL DOES NOT CONSTITUTE ACCEPTANCE, APPROVAL OR ACKNOWLEDGMENT OF ANY TERMS CONTAINED IN THE PLAT, INCLUDING THOSE SET IN THE OWNERS DEDICATION AND THE NOTES AND DOES NOT CONSTITUTE A GUARANTEE OF PARTICULAR TERMS OF NATURAL GAS SERVICE. FOR FURTHER INFORMATION PLEASE CONTACT QUESTAR'S RIGHT-OF-WAY DEPARTMENT AT EASEMENT APPROVAL SOUTH VALLEY SEWER DISTRICT APPROVAL C2 (PUBLIC STREET) BANGERTER HIGHWAY ZONING ADMINISTRATOR APPROVAL D=14 12'50" R= L=588.34' CB=S 72 03'57" W C=586.84' DEVELOPER GARDNER COMPANY 80 SOUTH 400 WEST #360 SALT LAKE CITY, UTAH SALT LAKE COUNTY HEALTH DEPARTMENT APPROVAL APPROVED THIS DAY OF, 20, BY THE DRAPER CITY WATER. DRAPER CITY WATER DRAPER CITY WATER CITY ENGINEER APPROVAL E N S I G N SALT LAKE CITY 45 W S., Suite 500 Sandy, UT Phone: Fax: LAYTON Phone: TOOELE Phone: CEDAR CITY Phone: RICHFIELD Phone: COLORADO SPRINGS Phone: CITY MAYOR APPROVAL SHEET PROJECT NUMBER : 6488 MANAGER : JKF DRAWN BY : KFW CHECKED BY : PMH DATE : 7/29/16 HORIZONTAL GRAPHIC SCALE OF 1 ( IN FEET ) HORZ: 1 inch = DATE: DRAWING No. 60 ft. SURVEY RECORDING DATA CITY ATTORNEY'S APPROVAL.. NOTARY PUBLIC STATE OF UTAH }S.S. County of Salt Lake On the day of A.D., 20, personally appeared before me, the signer of the foregoing instrument, who duly acknowledged to me that he/she is a, of, a Utah limited liability company, and is authorized to execute the foregoing Agreement in its behalf and that he/she executed it in such capacit MY COMMISSION EXPIRES:, NOTARY PUBLIC ACADEMY OFFICE PARK AMENDED LOCATED IN THE NORTHEAST QUARTER OF SECTION 1, TOWNSHIP 4 SOUTH, RANGE 1 WEST, SALT LAKE BASE & MERIDIAN DRAPER CITY, SALT LAKE COUNTY, UTAH RECORDED # RESIDING IN LIMITED LIABILITY COMPANY ACKNOWLEDGMENT RESIDING IN COUNTY. COUNTY. AMENDING LOTS 1 THRU 5 OF ACADEMY OFFICE PARK CENTURYLINK ROCKY MOUNTAIN POWER QUESTAR GAS CO. DATE DATE DATE APPROVED THIS DAY OF, 20, BY THE SOUTH VALLEY SEWER DISTRICT. APPROVED THIS DAY OF, 20, BY THE DRAPER CITY ZONING ADMINISTRATOR. APPROVED THIS DAY OF, 20, BY THE SALT LAKE COUNTY HEALTH DEPARTMENT. APPROVED THIS DAY OF, 20, BY THE DRAPER CITY ENGINEER. PRESENTED TO THE MAYOR AND DRAPER CITY COUNCIL THIS DAY OF APPROVED THIS DAY OF, 20, A.D.,20, AT WHICH TIME THIS SUBDIVISION WAS BY THE DRAPER CITY ATTORNEY APPROVED AND ACCEPTED. STATE OF UTAH, COUNTY OF SALT LAKE, RECORDED AND FILED AT THE REQUEST OF : DATE: TIME: BOOK: PAGE: COMCAST DATE SOUTH VALLEY SEWER DISTRICT MANAGER CHAIR, DRAPER CITY ZONING ADMINISTRATOR SALT LAKE COUNTY HEALTH DEPARTMENT DRAPER CITY ENGINEER ATTEST: CLERK MAYOR DRAPER CITY ATTORNEY FEE$ DEPUTY SALT LAKE COUNTY RECORDER