PLANNING COMMISSION STAFF REPORT MEETING DATE: March 21, 2019 PROJECT NUMBER: S-18-014 REQUEST: Final Plat approval for a single lot subdivision ADDRESS: 3535 South 500 West 7 Parcels: 15-36-127-021-0000, 15-36-127-028-0000, 15-36-127-029-0000, 15-36-127-020-0000, 15-36-127-013-0000, 15-36-127-032-0000, 15-36-127-025-0000 PROPERTY OWNER: Daily s Premium Meats, LLC SYNOPSIS: Daily s Premium Meats, LLC is petitioning for a single lot subdivision to plat seven parcels as a single lot. The property contains four existing buildings. The property owner has future plans to demolish the southwestern-most building to make way for construction of an industrial expansion to the existing Daily s Meats facility. The existing parcels must be consolidated and platted to allow for the desired building expansion. The Planning Commission is the land use authority on single lot subdivisions. Parcel 7 Parcel 4 Parcel 3 Parcel 5 Parcel 6 Parcel 2 Parcel 1 BUILDING PLANNED FOR DEMOLITION EXISTING ZONING EXISTING USES SURROUNDING LAND USES PROPOSED LOT SIZES PROPERTY ACCESS Light Industrial Food Processing, Warehouse Light Industrial, Office, UDOT Right of Way (Interstate- 15) 6.985 Acres (per plat) 500 West, 3600 South STAFF RECOMMENDATION: Staff recommends final plat approval for a single lot subdivision to plat seven parcels as a single lot located at 3535 S 500 W, with the following conditions: 1. The applicant will continue to work with City staff to make all technical corrections necessary prior to recording; 2. Prior to plat recordation and occupancy of any new development within this plat, the applicant must provide city staff the final plat mylar to include notarized signatures of owners consent to dedication; obtain signatures of all entities indicated on the subdivision plat attached hereto; 3. Complete (or post an adequate improvement completion assurance), warrant and post required warranty assurance for all required landscaping and public infrastructure improvements; 4. All site improvements shall be installed consistent with the requirements of the South Salt Lake City Municipal Code; and 5. Identify on the plat a wellhead protection zone for each well found on the property in accordance with state law; 6. Account for all existing easements by either platting them on the single lot subdivision plat or extinguishing them in a manner acceptable to the City Attorney;
7. The applicant shall quit claim deed and relinquish all rights to portions of the 500 West right of way abutting their property; 8. A new access easement shall be granted over the half width of 3600 South allowing access for parcels 15-36-127-015-0000, and 15-36-127-016-0000 in a form as approved by the City Attorney; 9. An Extended (ALTA) Title Insurance policy to the satisfaction to of the South Salt Lake Attorney s Office shall be provided; 10. All items of the staff report.
GENERAL INFORMATION: PLANNING COMMISSION STAFF REPORT Location: 3535 S 500 W Proposed Project Size: 6.985 Acres Surrounding Current Land Uses North: Industrial South: Office/Industrial East: Interstate-15 Right of Way, Office/Industrial West: Office/Industrial Figure 1: Aerial Site Plan Parcel 7 Parcel 3 Parcel 5 Parcel 1 Parcel 6 Parcel 2 Parcel 4 BUILDING PLANNED FOR DEMOLITION UTOPIA AVENUE
Figure 2: Street View 500 WEST LOOKING SOUTHEAST APPLICANT PROPOSAL: The applicant is petitioning for a single lot subdivision which will plat seven parcels located at 3535 S 500 W. into a single lot. The property has four existing buildings. The property owner has future plans to demolish the southwestern-most building to make way for construction of an industrial expansion to the existing Daily s Meats facility currently located on parcel 7. PROPOSED NEW ADDITIONS
500 WEST Figure 3: Applicant s Conceptual Plat with Site Plan Overlay **Final Plat in attachments** EXISTING BUILDING TO REMAIN PROPOSED FUTURE BUILDING/ADDITION 3600 SOUTH PRIVATE ROAD RIGHT OF WAY
FIGURE 4: EXISTING EASEMENTS EASEMENTS 1. Right of way Agreement for Salt Lake City Suburban Sanitary District #1 Entry # 1009589 Book 9462 Page 5761. 2. Right of way in favor of Mountain States Telephone and Telegraph Company Entry # 2154386 Book 2456 Page 130. 3. Easement for surface, access and future well connection granted to Daily Foods, Inc. Entry # 8049950 Book 8521 Page 2709 (PR Exc. 29). Easement for underground pipeline Entry # 11917697 Book 10262 Page 982 (PR Exc. 35). 4. Private road right of way Entry # 5218649 Book 6427 Page 943. 5. Pipeline easement granted to Salt Lake City Suburban Sanitary District Entry no. 2544124 Book 3340 Page 372. 6. Waterline easement granted to Salt Lake County Water Conservancy District Entry # 2545118 Book 3343 Page 446. 7. TO BE EXTINGUISHED WITH THIS PLAT: Non-Exclusive utility easement and right of way for ingress and egress entry # 9423015 Book 9154 Page 8541. Entry # 5163544 Book 6363 Page 1483. Gas Easement in favor of Mountain Fuel Supply Company Entry # 6074198 Book 7145 Page 2104. 8. TO BE EXTINGUISHED WITH THIS PLAT: Road right of way Entry # 10210220 Book9510 Page 4732. 9. TO BE EXTINGUISHED WITH THIS PLAT: Nonexclusive right of way vehicular and pedestrian ingress and egress Entry # 5136544 Book 6363 Page 1483 (PR Exc. 22). 10. TO BE EXTINGUISHED WITH THIS PLAT: Non-exclusive right of way for ingress, egress and utilities Entry # 9423015 Book 9154 Page 8541.
FIGURE 5: EASEMENTS TO BE EXTINGUISHED 1. TO BE EXTINGUISHED WITH THIS PLAT: Non-Exclusive utility easement and right of way for ingress and egress entry # 9423015 Book 9154 Page 8541. Entry # 5163544 Book 6363 Page 1483. Gas Easement in favor of Mountain Fuel Supply Company Entry # 6074198 Book 7145 Page 2104. 2. TO BE EXTINGUISHED WITH THIS PLAT: Road right of way Entry # 10210220 Book9510 Page 4732. 3. TO BE EXTINGUISHED WITH THIS PLAT: Nonexclusive right of way vehicular and pedestrian ingress and egress Entry # 5136544 Book 6363 Page 1483 (PR Exc. 22). 4. TO BE EXTINGUISHED WITH THIS PLAT: Non-exclusive right of way for ingress, egress and utilities Entry # 5. The exact location of several easements on the ALTA Survey could not be identified and are considered blanket easements. All blanket easements must be extinguished prior to obtaining City signatures. See the following sheet to view blanket easements highlighted in yellow:
A.L.T.A. & A.C.S.M. Surveys Construction Staking DIAMOND LAND SURVEYING, LLC 5243 South Greenpine Drive Murray, Utah 84123 Phone (801) 266-5099 Fax (801) 266-5032 office@diamondlandsurveying.com www.diamondlandsurveying.com Subdivisions Boundary Surveys Topography Surveys ALTA / NSPS LAND TITLE SURVEY PARCELS 1, 2, 3, 5, 6 AND 7: 3533 SOUTH 500 WEST PARCEL 4: 3595 SOUTH 500 WEST SOUTH SALT LAKE, UT 84115 ALL REPORTS, DESIGNS, FIELD DATA, FIELD NOTES, DRAWINGS, SPECIFICATIONS, CALCULATIONS, ESTIMATES OR ANY REPRESENTATION CONTAINED HEREON ARE THE SOLE PROPERTY OF DIAMOND DESIGN AND LAND SURVEYING UNLESS PREVIOUSLY ESTABLISHED BY PRECEDENCE OR WRITTEN AGREEMENT 1 2
FIGURE 6: EASEMENTS REMAINING 1. Right of way Agreement for Salt Lake City Suburban Sanitary District #1 Entry # 1009589 Book 9462 Page 5761. 2. Right of way in favor of Mountain States Telephone and Telegraph Company Entry # 2154386 Book 2456 Page 130. 3. Easement for surface, access and future well connection granted to Daily Foods, Inc. Entry # 8049950 Book 8521 Page 2709 (PR Exc. 29). Easement for underground pipeline Entry # 11917697 Book 10262 Page 982 (PR Exc. 35). 4. Private road right of way Entry # 5218649 Book 6427 Page 943. 5. Pipeline easement granted to Salt Lake City Suburban Sanitary District Entry no. 2544124 Book 3340 Page 372. 6. Waterline easement granted to Salt Lake County Water Conservancy District Entry # 2545118 Book 3343 Page 446.
FIGURE 7: EASEMENTS REQUESTED TO BE ADDED TO THE PLAT 1. New Road Easement over 3600 South giving access to neighboring property owners to the south. 2. Public Utility Easement (PUE) (seven foot easement. 3. Wellhead Protection zones around each existing well on the property. * Note: RB&G completing technical review *
REQUIREMENTS: 17.07.040. Land use authority designations. Pursuant to state law, the following administrative land use authority designations are made: B. Planning Commission. The planning commission is the land use authority on issues of: subdivision and subdivision plat approval, except planned unit developments; vacating, altering or amending a subdivision plat; category II conditional use applications; and the issuance of a building or demolition permit in a historic and landmark district. GENERAL PLAN CONSIDERATIONS: Goal LU-1. Regulate land uses based on compatibility with surrounding uses, residential areas and economic feasibility. Maintain residential, business and industrial areas that are vibrant and where the health and safety of all are protected. STAFF ANALYSIS: Ordinance Finding Insufficiency Title 15 Land Development 15.12.640 Lots & Building Sites A. Results in developable lot Complies New proposed lot is 6.985 acres in size B. Frontage on public street Complies The proposed lot has frontage on 500 West (public right of way) and 3600 South (private right of way) C. Required yard areas Complies The existing building complies with yard areas as outlined in 17.21.030. Any future building is subject to the requirements in 17.21.030 D. Flag lots Not applicable E. Minimum dimensions of lots Complies Lot dimensions allow for a buildable lot as outlined in Title 17.21 F. All lot lines are right angles Complies All lot lines comply except those that intersect the I-15 right of way which runs at an angle. RB&G Engineering completing technical review G. Corner lots for residential uses are10 feet Not applicable wider H. Lots shall not divide City boundary Complies All existing parcels are located within South Salt Lake City
I. No non-conforming remnant property Complies Entirety of all lots included in consolidation. Easements will be extinguished. ALTA Survey calls easements parcels. J. Double frontage lots Not applicable K. Multiple building yard areas Not applicable 15.12.650 Streets & Access A. Locate access to existing streets Complies The proposed lot has frontage on 500 West (public right of way) and 3600 South (private right of way) B. Street width Complies The proposed consolidation does not impact the right of way width of 500 West. Quit claim deed to lelinquish rights to public right of way. No additional width required for 500 West C. Curb, gutter, sidewalk on existing streets Complies Curb, gutter, and sidewalk already exists on 500 West. The applicant will submit plans for improvements on 3600 South as part of the building permit D. Street connection at minimum 85 degrees Complies The proposed lot and existing streets meet this requirement. E. Permanent cul-de-sacs serving no more Not applicable than 10 units F. Temporary dead-end streets Not applicable G. Alley access not permitted Not applicable H. Private roads on any side not containnig Not applicable lots or common areas shall maintain 10 feet of landscaping I. Protection strip Not applicable J. Street signs Complies All street signs are existing 15.12.660 Drainage A. Drainage systems shall conform to City specifications Complies The existing facility complies. Any changes will require approval by SSL Engineering B. Connection to approved system or facility Complies The existing facility complies. Any changes will
require approval by SSL Engineering C. Appurtenant structures required Complies The existing facility complies. Any changes will require approval by SSL Engineering D. Subsurface water drains Complies The existing facility complies. Any changes will require approval by SSL Engineering 15.12.670 Utilities A. Underground service Complies B. Culinary water supply Complies C. Fire hydrants Complies One existing fire hydrant is located along the 3600 S frontage and two existing hydrants are located along the 500 W frontage. Future development is subject to the requirements of the SSL Fire Marshal D. Public sanitary sewer connection Complies E. Street lights required on public streets Complies Development is subject to the requirements of the SSL Municipal Code. The developer will need to install street lights, where applicable F. Private/interior street lighting Complies Future develompent is subject to the requirements of 17.21 and 17.25 G. Private/public street intersection lighting Complies Development is subject to the requirements of the SSL Municipal Code. The developer will need to install street lights, where applicable H. Utility easements Complies Three easements will be extinguished because of conflicts with existing and proposed buildings. All parties holding easements to be extinguished will sign the plat. RB&G Engineering completing technical review 15.12.680 Landscaping
A. Site entrance and street landscaping Complies Future development is subject to the requirements of Title 17.27 B. Landscaping plant selection is appropriate for local environment Complies Future development is subject to the requirements of Title 17.27 STAFF RECOMMENDATION: Staff recommends final plat approval for a single lot subdivision to combine seven parcels located at 3535 S 500 W, with the following conditions: 1. The applicant will continue to work with City staff to make all technical corrections necessary prior to recording; 2. Prior to plat recordation and occupancy of any new development within this plat, the applicant must provide city staff the final plat mylar to include notarized signatures of owners consent to dedication; obtain signatures of all entities indicated on the subdivision plat attached hereto; 3. Complete (or post an adequate improvement completion assurance), warrant and post required warranty assurance for all required landscaping and public infrastructure improvements; 4. All site improvements shall be installed consistent with the requirements of the South Salt Lake City Municipal Code; and 5. Identify on the plat a wellhead protection zone for each well found on the property in accordance with state law; 6. Account for all existing easements by either platting them on the single lot subdivision plat or extinguishing them in a manner acceptable to the City Attorney; 7. The applicant shall quit claim deed and relinquish all rights to portions of the 500 West right of way abutting their property; 8. A new access easement shall be granted over the half width of 3600 South allowing access for parcels 15-36-127-015-0000, and 15-36-127-016-0000 in a form as approved by the City Attorney; 9. An Extended (ALTA) Title Insurance policy to the satisfaction to of the South Salt Lake Attorney s Office shall be provided; 10. All items of the staff report. Attachments: 1. Final Plat
N 89 10'01" E 664.01' 500 WEST STREET S 13 56'06" W 201.95' INTERSTATE 15 S 28 42'08" E 81.14' S 0 05'39" W 498.51' S 16 07'55" W 23.70' S 89 10'00" W 11.41' S 57 32'52" W 67.72' S 13 55'25" W 199.85' S 89 10'00" W 521.35' N 0 50'00" W 20.00' S 89 10'00" W 10.27' 500 WEST SUBDIVISION DIAMOND LAND SURVEYING, LLC 5243 South Green Pine Drive Murray, Utah 84123 office@diamondlandsurveying.com Phone (801) 266-5099 Fax 266-5032