Planning Commission Application Summary Project Name: DPMU-CSD Draper West Text Amendment Address: 461 West 13490 South Current Zoning: DPMU-CSD (Draper Point Mixed Use Commercial Special District) Hearing Date: February 25, 2016 Summary of Request This application is a request for approval of a Text Amendment for property located at approximately 461 West 13490 South. The property is currently zoned DPMU-CSD. The applicant is requesting that a Text Amendment be approved to include additional concept plans and alternative multi-family residential design standards. Background The zoning district was created on April 15, 2014. It has been modified several times to include additional property, including on April 21, 2015 and May 26, 2015. The zone went from 29.6 acres to 76.71 acres during that time. 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 purpose of the DPMU-CSD zone is to [allow] for a master planned, mixed use project, with land uses such as office, residential, and general commercial, including retail shops and a hotel. Analysis The updated site plan will combine two parcels equaling roughly 5.56 acres in size. These parcels were originally slated for retail, commercial and residential uses. The applicant would like to include a new concept plan combining the properties into one cohesive development. The new site will contain 4,700 square feet of retail space and 239 apartment dwelling units. The existing text allows residential densities within a range of 25-40 dwelling units per acre. The proposed text amendment would increase the density to 56 dwelling units per acre. This will provide flexibility to the applicant to design a wrapped building, wherein the dwelling units are wrapped around a structured parking garage. This would be a more urban development than is typically found within Draper City, but its close proximity to the Frontrunner Station lends itself to the extra density. The text amendment would also increase the maximum height allowed for residential buildings from four stories to five stories. The apartments across the street which are currently under construction are four stories in height, so the extra height will provide some variety within the district. Residential building setbacks will be decreased from 20-feet to 10-feet. This will again allow the flexibility to create a more urban design. The applicant is requesting the minimum
front setback for retail uses to be reduced from 10-feet to 5-feet. This will help create a stronger corner at the intersection of Vista Station Blvd and 13490 South. There are five new concept elevations within the text exhibits. These concept elevations show examples of the wrapped building design and five story buildings. Deviations (If applicable) None Staff Recommendation Staff is recommending a positive recommendation 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 DPMU-CSD Draper West Text Amendment Request by Adam Lankford, representing the Wasatch Group for the purpose of modifying multi-family development standards, application TA-000013-2016, based on the findings listed in the Staff Report dated February 17, 2016 and as modified by the findings below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the DPMU-CSD Draper West Text Amendment Request by Adam Lankford, representing the Wasatch Group for the purpose of modifying multi-family development standards, application TA-000013-2016, based on the following findings: 1. List any additional findings
Development Review Committee 1020 East Pioneer Road Draper, UT 84020 (801) 576-6539 STAFF REPORT February 17, 2016 To: From: Draper City Planning Commission Business Date: February 25, 2016 Development Review Committee Prepared By: Jennifer Jastremsky, AICP, Planner III Planning Division Community Development Department Re: DPMU-CSD Draper West Text Amendment Request Application No.: TA-000013-2016 Applicant: Adam Lankford, representing Wasatch Group Project Location: Approximately 461 West 13490 South Zoning: DPMU-CSD (Draper Point Mixed Use Commercial Special District) Zone Acreage: Approximately 5.56 Acres (Approximately 242,193.6 ft 2 ) Request: Request for approval of a Text Amendment in the DPMU-CSD zone regarding modification to multi-family standards. SUMMARY This application is a request for approval of a Text Amendment for property located on the north side of 13490 South, at approximately 461 West 13490 South. The property is currently zoned DPMU-CSD. The applicant is requesting that a Text Amendment be approved to include additional concept plans and alternative multi-family residential design standards. BACKGROUND The initial 29.63 acres of property developed under the CSD-DPOP zone obtained that zoning designation on April 15, 2014. At that time the Commercial Special District was created. There are three office buildings which have obtained final site plan approval within that 29.6 acre site. On April 21, 2015 the City Council approved a rezone for an additional 21.5 acres of property, and modified the text of the zone. The zoning district is now called the Draper Pointe Mixed Use Commercial Special District (CSD- DPMU). On May 26, 2015 the City Council again modified the district to include additional property. The district itself now includes 76.71 acres of property. The text amendment will affect an area of 5.56 acres in size within the district. ANALYSIS DPMU-CSD Draper West Text Amendment Request 1 App. # TA-000013-2016
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 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 purpose of the DPMU-CSD zone is to [allow] for a master planned, mixed use project, with land uses such as office, residential, and general commercial, including retail shops and a hotel. The TSD (Transit Station District) zone abuts to the west, the DC (Destination Commercial) zone abuts to the north and the DPMU-CSD zone abuts to the east and south. Site Plan Layout. The updated site plan will combine two parcels equaling roughly 5.56 acres in size. These parcels were originally slated for retail, commercial and residential uses. The applicant would like to include a new concept plan combining the properties into one cohesive development. The new site will contain 4,700 square feet of retail space and 239 apartment dwelling units. The original concept plans anticipated 15,000 square feet of retail/commercial uses and 94 apartment dwelling units. The existing text allows residential densities within a range of 25-40 dwelling units per acre. The proposed text amendment would increase the density to 56 dwelling units per acre. This will provide flexibility to the applicant to design a wrapped building, wherein the dwelling units are wrapped around a structured parking garage. This would be a more urban development than is typically found within Draper City, but its close proximity to the Frontrunner Station lends itself to the extra density. The text amendment would also increase the maximum height allowed for residential buildings from four stories to five stories. The apartments across the street which are currently under construction are four stories in height, so the extra height will provide some variety within the district. Building setbacks will be decreased from 20-feet to 10-feet. This will again allow the flexibility to create a more urban design. As this development includes a retail/commercial component, the applicant is requesting the minimum front setback for retail uses to be reduced from 10-feet to 5-feet. This will help create a stronger corner at the intersection of Vista Station Blvd and 13490 South. Architecture. The applicant is providing 5 new concept elevations within the text exhibits. These concept elevations show examples of the wrapped building design and five story buildings. Criteria For Approval. The criteria for review and potential approval of a Text Amendment request is found in Sections 9-5-060(e) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (2) Text Amendments: (i) Whether the proposed amendment is consistent with goals, objectives and policies of the City s General Plan; (ii) Whether a proposed amendment furthers the specific purpose statements of the zoning ordinance; (iii) Whether the proposed amendment is appropriate given the context of the request and there is sufficient justification for a modification to the zoning ordinance; DPMU-CSD Draper West Text Amendment Request 2 App. # TA-000013-2016
(iv) The proposed amendment will not create a conflict with any other section or part of this title or the general plan; (v) Whether the potential effects of the proposed amendment have been evaluated and determined not to be detrimental to public health, safety, or welfare and represents an overall community benefit; and (vi) The extent to which a proposed text amendment implements best current, professional practices of urban planning, design, and engineering practices. REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Text Amendment submission and has issued a recommendation for approval for the request with the following proposed comments: 1. The changes will allow greater variety in the residential developments of the DPMU- CSD zone including height, density and architectural design. 2. The changes to setbacks will allow the property to better accommodate both the residential and commercial uses on the property. Legal Division Review. The Draper City Attorney has completed his review of the Text Amendment submission. The request complies with federal and state laws and Draper City ordinances. Noticing. The applicant has expressed their desire to obtain a Text Amendment 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 Text Amendment by Adam Lankford, representing the Wasatch Group, application TA-000013-2016. This recommendation is based on the following findings: 1. The proposed amendment meets the intent, goals, and objectives of the Draper City General Plan. a. The text amendment will further the purpose of the existing Destination Commercial zoning district by allowing a unique office park environment for the area and the commercial and residential uses will support said destination uses. b. The text amendment will further the purpose of the originally designated Growth Area by allowing the called for mix of uses, including multi-family residential, office, and commercial. 2. The proposed amendment will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 3. The proposed amendment conforms to the general aesthetic and physical development of the area. 4. The subject property is within a larger regionally oriented area of the City. 5. The subject property is adjacent to the Transit Station District which is a mixed use area designed around the UTA Front Runner station. This will further support the Front Runner station with businesses and housing. DPMU-CSD Draper West Text Amendment Request 3 App. # TA-000013-2016
6. The public services in the area are adequate to support the subject development which may result from the amendment, including water services. MODEL MOTIONS Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the DPMU-CSD Draper West Text Amendment Request by Adam Lankford, representing the Wasatch Group for the purpose of modifying multi-family development standards, application TA-000013-2016, based on the findings listed in the Staff Report dated February 17, 2016 and as modified by the findings below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the DPMU-CSD Draper West Text Amendment Request by Adam Lankford, representing the Wasatch Group for the purpose of modifying multi-family development standards, application TA-000013-2016, based on the following findings: 1. List any additional findings DPMU-CSD Draper West Text Amendment Request 4 App. # TA-000013-2016
EXHIBIT A AERIAL MAP
Minuteman Dr Minuteman Dr Frontrunner Blvd Vista Station Blvd Green Clover Rd 13165 S 13130 S Bricker Dr 13240 S Galena Park Blvd 245 W 135 W 13100 S Ikea Way Pony Express Rd 15 13200 S 13275 S Point Dr Data Dr Bridle Villa Dr 15 13490 S Venicia Way 200 W Bangerter Hwy 110 W Bangerter Hwy Legend Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 100 E City Limits Parcels 0 395 790 1,580 Feet DPMU-CSD Draper West Text Amendment Aerial Map W N E S
EXHIBIT B LAND USE MAP
Minuteman Dr Cultural/Institutional Frontrunner Blvd Vista Station Blvd Open Space/Parks Residential Medium-High Density Green Clover Rd Residential Low/MediumDensity 13165 S Bricker Dr Galena Park Blvd 245 W 135 W 13100 S Ikea Way Pony Express Rd 15 15 Community Commercial 13275 S Point Dr Data Dr Destination Commercial Bridle Villa Dr Transit Station District Residential High Density Sensitive River Overlay 13490 S 200 W Bangerter Hwy 110 W Bangerter Hwy Venicia Way Business & Light Manufacturing Community/Neighborhood Commercial Legend 100 E City Limits Parcels Regional Commercial 0 395 790 1,580 Feet DPMU-CSD Draper West Text Amendment Land Use Map W N E S
EXHIBIT C ZONING MAP
Minuteman Dr Minuteman Dr OS Frontrunner Blvd Vista Station Blvd Green Clover Rd RA2 13165 S R3 13130 S Bricker Dr 13240 S RM1 Galena Park Blvd 245 W 13100 S CSD-SWF CSD-DRC RA1 Ikea Way Pony Express Rd 15 CR 13200 S 13275 S CG Point Dr CSD-DPMU Data Dr Bridle Villa Dr TSD DC 15 RM2 13490 S Venicia Way 200 W Bangerter Hwy 110 W Bangerter Hwy M1 CBP CO2 A5 Legend 100 E City Limits Parcels 0 395 790 1,580 Feet DPMU-CSD Draper West Text Amendment Zoning Map W N E S
EXHIBIT D LEGISLATIVE TEXT
CHAPTER 9-18 COMMERCIAL SPECIAL DISTRICTS (CSD) ARTICLE H. DRAPER POINT MIXED USE SPECIAL DISTRICT 9-18H-030: DEVELOPMENT STANDARDS: The development standards of the Draper Pointe mixed use commercial special district will guide the design of the buildings, landscaping, parking and signage located within the district boundaries. The master plan provides for office, retail, residential and hotel development in designated areas in accordance with the development standards set forth in this article. A. Development District: Based on land use, each building shall comply with the following development standards for each corresponding district: 2. Retail: a. Each retail building shall utilize the same palette of materials compatibly configured to allow unique identity reflective of the established image of the intended user. (Section 9-18H-100, exhibit E of this article.) b. The minimum front setback from right of way shall be ten five feet (105'). c. Buildings shall be single story. d. More than one material shall be required on all building facades. e. Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff. f. Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure. 4. Residential: a. Density: A minimum density of twenty five (25) dwelling units per acre and a maximum density of forty fifty-six (4056) dwelling units per acre shall be applied to each residential district. b. Maximum Height: Each residential building shall not exceed a maximum of four five (4 5) stories in height. c. Setbacks: Building setbacks from property lines are as follows: (1) Twenty ten feet (2010') from all exterior property lines. (2) Parking shall be allowed in setback areas. d. Architectural Theme: All buildings in a residential district shall share the same unique architectural theme, including, but not limited to, colors, materials, rooflines and entries. (Section 9-18H-100, exhibit G of this article.) e. Materials: Building materials shall consist of at least three (3) materials, including an accumulation or clustering of brick, stone or synthetic stone equal to a gross calculation of square footage of fifteen percent (15%) or more of each structure side. f. Porch, Balcony, Patio, Window: Every multi-family building elevation that faces a public street or internal main private street or public open space shall have either a porch, balcony, private patio or window. DPMU-CSD Draper West
g. Variety Of Floor Plans: There shall be a variety of floor plans and unit sizes within each project district. h. Roof Materials: Multi-family buildings shall have roofs clad in asphalt shingles, wood shingles, standing seam metal, or similar material. A combination of materials may be used. i. Roof Styles: Any pitched roof covering the main body of the structure shall be hip style, monopitch style, shed style, or shall have symmetrical gables. Roofs are allowed to be flat. j. Roof Forms: Roof forms shall be designed to emphasize the residential units when possible and shall denote building elements and functions, including primary pedestrian entrances. k. Projections Or Recesses: Projections or recesses in the facade plane shall be required every thirty feet (30'). Projections or recesses shall have a minimum depth of two feet (2'). l. Internal Walkways: Each separate building will be connected by internal walkways with shared use of outdoor common areas. m. Pedestrian Pathways: Pedestrian pathways shall be provided between access points, entryways, public gathering nodes, parking areas, and public sidewalks. n. Sidewalks: Residential project areas shall install sidewalks on both sides of all private streets with a width of at least four feet (4'): (1) The planning commission may modify the above requirement by eliminating the sidewalk or a portion of the sidewalk on one side of the street upon finding that: (A) The second sidewalk or portion of the sidewalk does not facilitate safe and appropriate pedestrian connectivity; (B) Ample pedestrian circulation has been provided and is otherwise satisfied; (C) The purpose and intent of the development standards set forth in chapter 32 of this title are met. (D) The granting of this modification is intended to be utilized in limited circumstances where design and site layout adequately provide pedestrian circulation within the project and second sidewalk or portion thereof is unnecessary and/or undesirable. o. Community Clubhouse: A community clubhouse with indoor and outdoor amenities shall be provided for the entire residential district. p. Amenities: (1) Projects for fewer than fifty (50) dwelling units shall provide an amenities package appropriate for the project size and location. (2) Multiple-family projects shall include at least one amenity per fifty (50) units from the following list: Barbecue area; Community garden; Courtyard with benches; Entrance feature; Outdoor fireplace/pit; Shade structure; Spa with decking; DPMU-CSD Draper West
Swimming pool (indoor or outdoor); Tot lot/play structure; Water feature; Other active or passive recreational areas that meet the intent of this guideline. (3) Projects of fifty one (51) to one hundred (100) dwelling units shall include the following amenities in addition to those above: (A) A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space; or (B) A minimum of one outside social function area, no less than one thousand (1,000) gross square feet in gathering space. (4) Projects of one hundred one (101) or more dwelling units shall include the following amenities in addition to those above: (A) A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space; and (B) A minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space. (Ord. 1151, 4-21-2015) 9-18H-100: EXHIBITS: DPMU-CSD Draper West
DPMU-CSD Draper West Exhibit B Site Plans Residential, Retail and Hotel:
DPMU-CSD Draper West Exhibit G Sample Residential Buildings
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