Petition Number: 490-06-24 STAFF REPORT Administrative Subdivision Hearing Project Name: Project Location: Project Type: Applicant: Planning Staff: Haight Industrial Subdivision 5550 West 150 South Street, Parcel #14-01-101-002, 14-01-101-003 and 14-01-102-001 Preliminary Minor Subdivision David B. Haight, III Janice Lew, Principal Planner Administrative Hearing Date: November 7, 2006 OVERVIEW The subject property is located at approximately 5550 West 150 South Street, is approximately 63.39 acres in size and in a General Commercial (CG) and Light Manufacturing (M-1) zoning districts. The requested minor subdivision would divide the existing property into four (4) lots and includes dedicating and widening 150 South Street as a public street. Each proposed lot has the following dimensions: Lot # Lot Depth (feet) Lot Width (frontage) (feet) Area (acres) Lot 1 1031' (approx.) 605' (approx.) 13 Lot 2 1203' (approx.) 656' (approx.) 17 Lot 3 1203' (approx.) 580' (approx.) 16 Lot 4 1200' (approx.) 663' (approx.) 18.22 The proposed subdivision is located in both the M-1 and CG zoning districts and exceeds the minimum zoning standards for these zoning districts. The M-1 zoning district requires a lot area of twenty thousand (20,000) square feet and a minimum lot width of eighty (80) feet. The CG zoning district requires a lot area of ten thousand (10,000) square feet and a minimum lot width of sixty (60) feet.
DEPARTMENTAL COMMENTS Division of Transportation: The Division of Transportation review comments are as follows: 1. Standard public roadway improvements for 150 South are to include curb gutter and sidewalk with street lighting per the cities Lighting Master Plan. The roadway is to be classed as a Commercial / Industrial Local 44 foot roadway on a 66 foot right of way. The proposed cul-de-sac portion from the future 5500 West roadway westward can be a 40 foot roadway on 56 foot right of way with a width transition at 5500 West. The Brighton Canal realignment needs to reflect the proposed cul-de-sac along with the right of way dedication impacting the Hardy property to the south. 2. The existing 150 South right of way between 5600 West and the end of the proposed culde-sac should be designated as to ownership, use, and development requirements. 3. The 5600 West roadway improvements are to comply with UDOT design standards to include removal of the existing gravel access to 150 South. The 30 foot access easement between Lot 3 and 4 is to conform to UDOT, Salt Lake City Public Utilities, and the Fire Department requirements. Individual lot access is subject to conformance to each lot as it is developed per city standards. Salt Lake City Engineering: City Engineering review comments are as follows: 1. 150 South Street is an unimproved but dedicated 60' wide public street along the frontage of the proposed project. An additional 3' must be dedicated to create a 33' north half width. In order for the south half width to be widened to 33', the adjacent property owners will have to dedicate 3', which may not be feasible as part of this project. However, we recommend that the full street width be improved as part of this project if possible, including sidewalk on the north side. This could be done without the additional 3' dedication along the south side of the right-of-way. Since RC Willey was allowed to postpone the installation of the south half width improvements along its frontage, RC Willey should be required to participate in the cost of installing these improvements as part of the proposed project. If this is not possible, a holding strip could be used to prevent RC Willey from benefiting from the street improvements in 150 South. A holding strip could be utilized west of the RC Willey frontage to reimburse this developer for the south half street improvements adjacent to those properties when they develop. In order to build the cul-de-sac bulb as shown on the preliminary plan, additional right-of- way must be dedicated by the property owners on the north and south sides of the bulb. By using an offset cul-de-sac bulb however, the necessary right-of-way dedication could be isolated to the north side, which will eliminate the need to obtain right-of-way from the Hardy property. We recommend that the existing right-of-way west of the proposed culde-sac bulb be vacated. Street vacation will need to provide for a water easement and be 2
approved through the city s property management. 2. 5300 West Street is also an unimproved but dedicated 60' public street. If full width street improvements are not desired by the developer, 5300 West must be vacated to the developer. Street vacation will need to provide for a UDOT access easement, sewer easement, and be approved through the city s property management. 3. Any street improvements along 5600 West require UDOT approval. 4. The developer must enter into a subdivision improvement construction agreement. This agreement requires the payment of a stepped 5% fee based on the estimated cost of constructing the City roadway improvements. The developer should contact Joel Harrison (535-6234) to discuss insurance requirements. 5. A pavement section design for the new street must be submitted for approval if a lesser pavement section is proposed than what was installed in 150 South east of 5200 West. In any case, the minimum asphalt thickness is 5". 6. Design drawings for the 150 South roadway must comply with the Salt Lake City Engineering design standards. Some of the requirements are as follows: The engineering drawings must show the profile view for top of curb on each side of the street and the centerline grade. Minimum grade is 0.50%. The horizontal scale for the drawings shall be 1" = 20', 1"=30' or 1"= 40'. The vertical scale shall be one tenth of the horizontal scale. The minimum size lettering shall be 1/10" and capital letters shall be used. The text shall be readable from one of two directions on a given sheet. The north arrow shall point toward the top of the sheet with stationing progressing from west to east. 7. SLC Transportation must review street geometrics, sidewalk and street lighting. 8. The subdivision plat must conform to the requirements on the plat checklist provided previously. Alice Montoya (535-7248) will assign addresses to the proposed lots when a plat is submitted. 9. The developer must enter into agreements required by SLC Public Utilities and pay the required fees. 10. At least one member of the concrete finishing crew must be ACI Certified. 11. The construction contractor must file a Notice of Intent with the State of Utah, Department of Environmental Quality, Division of Water Quality, to comply with the NPDES permitting process. A copy of the pollution prevention plan must also be submitted to Randy Peterson at SLC Public Utilities. 3
Fire Department: The Fire Department has no objections with the plan as drawn and noted with the future road additions and improvements to be installed at later dates. As, or if any of the properties are developed, the department will require that detailed plans be submitted for review. Public Utilities: Salt Lake City Public Utilities has reviewed the above referenced preliminary plat and offers the following comments: 1. All design and construction must conform to State, County, City and Public Utilities standards and ordinances. Design and construction must conform to Salt Lake City Public Utilities General Notes. 2. A master water utility plan has been submitted for this development showing an existing 12-inch PVC waterline in 150 South. Plans must be submitted showing the proposed pipe routings, sizes, types, boxes, meters, detector checks, fire lines and hydrant locations from the existing water lines to the future buildings. Culinary and fire connection must be separate connections at the main. For all culinary services larger than 3-inches, the water meter size must be justified by submitting AWWA M-22 method calculations or by an approved equivalent method. An existing well is shown on the plans. If this well is to be abandoned then a copy of the letter from the State Department of Water Resources stating that the well has been capped properly must be provided to Public Utilities. 3. A master sewer plan has been submitted for this development showing the existing sewer in 150 South and at approximately 5250 West. As shown on the plans a new 30 wide easement must be granted to Salt Lake City for the maintenance of the sewer main at 5250 West. The existing 12 sewer main in 150 South will need to be extended west to provide service to lot 1. The engineer must provide calculations for expected peak sewer flows from this development. With this information Public Utilities will verify if the sanitary sewer system downstream for this development can handle these additional flows. If not, the developer will be responsible to provide offsite improvements as necessary to accommodate these additional flows. All offsite improvements must be approved by Salt Lake City Traffic and Engineering. 4. A Master Grading and Drainage Plan has been submitted for this development showing the proposed routing from the site to the Little Goggin Drain. Offsite drainage will need to be shown on the plans. Storm water flows are not allowed to sheet flow onto adjacent lots. The development will be required to provide on-site detention of the storm water. Calculations must be provided showing that the combined release rate, of each lot, will not exceed the available remaining capacity of the Little Goggin Drain. Based on the termination point on site of the proposed drainage system and if the swale is public or private additional requirements will need to be addressed such as, but not limited to, easements, access, capacity, maintenance and flood control permits. All detention must be above the highest expected groundwater for this site or one foot above the top of the existing Little Goggin Drain, which ever is greater. 4
5. High groundwater is typical in this area. If below grade buildings or structures are proposed, a stamped geotechnical report identifying the highest expected groundwater must be submitted to Public Utilities for review and approval. This assessment must be based upon historical well records, borings, etc. All finished floor elevations must be above the highest groundwater elevation. 6. Fire Department approval will be required. Fire flow requirements, hydrant spacing and access issues will need to be resolved with the Fire Department. 7. All existing easements must be provided before final plat recordation. If a sewer lateral or a water lateral service crosses through an adjacent property, an easement for that utility must be provided. 8. All sewer, water and storm drain connection agreements must be completed and fees paid in full prior to any approvals from our Department. A $343 per quarter acre drainage impact fee will be accessed for any new impervious surface added to this property. If offsite improvements are required, all construction must be bonded by the developer. Building Services: Building Services review comments are as follows: 1. The property is located in the Airport Influence Zone C. Department of Airports: The Department of Airports has no objections to the proposed subdivision if an avigation easement is part of the development process. The property is in Salt Lake City s Airport Influence Zone C. Zone C is listed as a moderate noise impact zone. Planning Division: The purpose of the CG zoning district is, to provide an environment for a variety of commercial uses, some of which involve the outdoor display/storage of merchandise or materials. The purpose of the M-1 zoning district is, to provide and environment for light industrial uses that produce an environment for light industrial uses that produce no appreciable impact on adjacent properties and desire a clean attractive industrial setting. Planning Staff has analyzed the proposed subdivision request as to compliance with the general provisions set forth in the Zoning Ordinance for the CG and M-1 zoning districts (Section 21A.26.70 Section 21A.28.010 respectively) and found that the proposed lot configuration complies with the zoning standards. The minimum lot area and width of the subject parcels exceeds these standards. Additionally, the property boundary line between Lot 1 and Lot 2 shall correspond with the zoning district lines. In order to build the cul-de-sac bulb as shown on the preliminary plan, additional right-of- way must be dedicated by the abutting property owners of the bulb. By using an offset cul-de-sac bulb however, the necessary right-of-way dedication could be limited to the north side, which will eliminate the need to obtain right-of-way from the property to the south. The existing rightof-way west of the proposed cul-de-sac bulb should be vacated. Additionally, widening of the 5
street along the length of the 150 South Street frontage requires that three feet (3') of the subject property be dedicated on the southern boundary of the proposed subdivision. GENERAL STANDARDS OF REVIEW A minor subdivision must conform to the standards specified in Section 20.28.010 of the Salt Lake City Code, or its successor, of this Title, and meet the following standards of Section 20.20.020: A. The general character of the surrounding area shall be well defined, and the minor subdivision shall conform to this general character. Analysis: The general character of the area consists of various lot sizes which are occupied by a variety of commercial and industrial uses as allowed by the CG and M-1 zoning districts. The configuration of the lots is compatible with the general character of the surrounding neighborhood. The proposed development is compatible with the West Salt Lake Master Plan. Finding: Staff finds that the proposed subdivision conforms to the general character of the surrounding area. B. Lots created shall conform to the applicable requirements of the zoning ordinances of the city. Analysis: The proposed lots comply with the applicable requirements of the CG and M-1 zoning districts. Finding: Staff finds that all lots will comply with all applicable zoning standards. C. Utility easements shall be offered for dedication as necessary. Analysis: This is a condition of final plat approval. Finding: Staff finds that all necessary and required dedications will be made upon recordation of the final subdivision plat. D. Water supply and sewage disposal shall be satisfactory to the City Engineer. Analysis: The proposed preliminary plat has been reviewed by the pertinent City Departments as to applicable laws and regulations. All design and construction must conform to State, County, City and Public Utilities standards and ordinances. 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. Public improvements shall be satisfactory to the Planning Director and City Engineer. 6
Analysis: All plans for required public improvements must be submitted and approved prior to approval of the final plat. Finding: Staff finds that the subdivision shall comply with all applicable laws and regulations. STAFF RECOMMENDATION Planning Staff recommends that the Administrative Hearing Officer grant preliminary minor subdivision approval for the Haight Industrial Subdivision based on the following findings: 1. The subdivision will be in the best interest of the City. 2. The newly created parcels will comply with all applicable zoning standards. 3. All necessary and required dedications will be made with the recording of the final plat. 4. All necessary provisions for the construction of any required public improvements and utility easements will be required pursuant to the building permit process and final plat approval. 5. The proposed subdivision shall comply with al applicable laws and regulations. 6. The request complies with the general standards of review for a minor subdivision. 7. All applicable City Departments have consented to the subdivision as long as final plans comply with applicable City codes and policies. CONDITIONS OF APPROVAL 1. Approval is conditioned upon compliance with departmental comments as outlined in this staff report. 2. Final subdivision platting shall coordinate zoning boundary lines with property lines. 3. Any future development activity associated with the properties will require that all substandard or absent public improvements be installed in accordance with the departmental comments noted in this staff report. Additionally, any future redevelopment will be subject to the requirements of the Zoning Ordinance. 4. An avigation easement shall be provided. 5. Final subdivision platting is required (separate application and process). 7
6. The existing right-of-way west of the proposed cul-de-sac bulb shall be vacated. UDOT shall approve the connection termination at 150 South Street with 5600 West Street and sign the final plat. 7. Additional widening of the 150 South Street frontage requires that three feet (3') of the subject property be dedicated along the south boundary of the subdivision. 8. Additional right-of-way shall be dedicated by the abutting property owners to build the cul-de-sac bulb as shown on the preliminary plat. An offset cul-de-sac bulb would limit the necessary right-of-way dedication to the north side. Attachments: Exhibit 1 Departmental Comments Exhibit 2 Preliminary Plat Planning Director s Recommendation: By: Approval Subject To: 8
9 Exhibit 1 Departmental Comments
10 Exhibit 2 Preliminary Plat
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