ADMINISTRATIVE HEARING STAFF REPORT Industrial Road Cross Dock Subdivision Minor Subdivision Preliminary Plat PLNSUB2013-00158 1900 South Industrial Road Hearing date: May 9, 2013 Applicant: Corbin Bennion Staff: John Anderson (801) 535-7214 john.anderson@slcgov.com Tax ID: 15-15-351-009 Zone: M-1 Light Manufacturing District Master Plan: Industrial Council District: District 2, Kyle LaMalfa Community Council: Glendale Current Lot Size: 15.57 acres Current Use: Vacant and Undeveloped Applicable Land Use Regulations: 20.31 Subdivision Amendments 21A.28.020 M-1 Light Manufacturing Zoning District Attachments: A. Preliminary Subdivision Plat B. Department/Division Comments C. Site Photographs Planning and Zoning Division Department of Community Development Request Corbin Bennion representing the property owner, SFN Land & Investments Company, is requesting to combine the existing five parcels owned by the property owner located at approximately 1900 S. Industrial Road into three lots. The request is being made to accommodate future industrial development of the site. The proposed subdivision will require the demolition of a structure as the proposed property lines would extend through the existing structure. The proposed minor subdivision is located in the M-1 Light Manufacturing District. Staff Recommendation Staff recommends that the Administrative Hearing Officer grant preliminary approval of the Industrial Road Cross Dock Minor Subdivision as proposed, according to the findings and analysis in this staff report and the following conditions of approval: 1. A final subdivision plat application shall be filed with the Planning Division and the final plat shall be recorded with the Salt Lake County Recorder. 2. Applicant shall comply with all department/division requirements prior to the recording of this plat. 3. The building located at 1900 S. Industrial Road must be demolished prior to recordation. PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 1 Published Date: April 29, 2013
Vicinity Map Background Project Description The proposed minor subdivision is located at approximately 1900 South Industrial Road. The property consists of what is currently five parcels of property. Four out of the five parcels of property are developed and being utilized in an industrial manner. The remaining parcel which is the furthest west parcel, along the east side of Interstate 215 is currently undeveloped. Only two of these five parcels of property currently have frontage on a street. The purpose of this proposed subdivision is to combine the five existing parcels into three lots. This would create a situation that better accommodates future development of the undeveloped parcel. As proposed Lots 1 and 2 would be much larger than Lot 3, at 17.21 acres and 15.07 acres respectively and Lot 3 is proposed at 2.63 acres. Lots 1 and 2 would have frontage on Industrial Road. Lot 3 would have frontage along Industrial Circle. As proposed Lot 2 appears to be a flag lot in design but it does meet the minimum lot frontage requirements. The applicants have also submitted plans to demolish the existing structures on the parcels indentified as 1900 and 2062 South Industrial Road. The proposed subdivision will require the complete demolition of these PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 2 Published Date: April 29, 2013
structures as the proposed property line would extend through the existing structure. Its completed demolition should be a condition of approval. The proposed subdivision amendment is located in the M-1 Light Manufacturing District. The lots created in the proposed subdivision must comply with the M-1 Light Manufacturing zoning district standards. Public Notice, Meetings, Comments Notice of the public hearing for the proposal included: Public hearing notice mailed on April 29, 2013. Sign posted on property on April 29, 2013. Agenda posted on the Planning Division and Utah Public Meeting Notice websites on April 29, 2013. Public Comments Staff received no public comments about this proposal at the time of publication. City Department Comments The proposed subdivision was reviewed by the applicable City departments and divisions. The review comments have been attached to this report as Attachment B. None of the comments would preclude approval of the project but should be listed as conditions of approval. The applicant will need to submit a revised plat per City department s comments for final plat approval. Analysis and Findings Subdivision Amendment Standards for Approval A subdivision amendment petition may be approved only if it meets the requirements specified in Section 20.31.090 of the Salt Lake City Code. The standards for approval are as follows: A. The amendment will be in the best interests of the city. Analysis: The purpose of the proposal is to combine existing lots into a layout that is better suited for development. Currently three of the five parcels are nonconforming but as proposed would become conforming by providing frontage for each lot. The new lots would conform to the zoning requirements for parcels located in the M-1 zoning district. The purpose statement of the zone supports light industrial uses that generate employment opportunities and promote economic development. This proposal would allow for development on a currently vacant parcel which furthers the stated purpose statement of the zoning district. Finding: Staff finds that the proposed subdivision amendment will be in the best interests of the City. B. All lots comply with all applicable zoning standards. Analysis: Staff has reviewed the properties for compliance with all applicable Zoning Ordinance standards and found that they meet the minimum standards. The M-1 Zoning District has the following yard and bulk regulations: PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 3 Published Date: April 29, 2013
District Minimum Lot Area M-1 20,000 sq ft (.46 acres) Maximum Lot Area Minimum Front and Corner Yard Interior Side Yard Minimum Rear Yard Minimum Lot Width None 15 None None 80 There is no maximum lot area limit in this district. The existing parcels range in size from 1.54 acres to 15.57 acres. As proposed at 2.63 acres, 15.07 acres and 17.21 acres each lot meets the minimum standard for lot area (See table above). The minimum lot width requirement in the district is 80 feet. Lots 1 and 3 will greatly exceed the required lot width in the district as is shown on the submitted plat. Lot 2 which is located along the Interstate 215 frontage will have the minimum lot width along Industrial Road providing access to the large parcel. Finding: Staff finds that the proposed lots comply with the applicable zoning standards. C. All necessary and required dedications are made. Analysis: This proposal was reviewed by all applicable city divisions and departments. Public Utilities specified requirements for easements for existing utilities located on the properties. Finding: The provision of the dedications required by the applicable city divisions and departments in the final plat process is a condition of approval. D. Provisions for the construction of any required public improvements are included. Analysis: The Engineering Division has indicated that public improvements will be required along Industrial Road. Their comments indicated that a Subdivision Improvement Construction Agreement will be required. Finding: Public improvements are required and are a condition of approval. E. The amendment complies with all applicable laws and regulations. Analysis: The proposed minor subdivision has been reviewed by pertinent city departments and divisions as to its adherence to applicable laws and regulations. No departments or divisions had objections to the request, subject to the conditions as discussed in the staff report. Finding: Staff finds that the minor subdivision meets all applicable laws and regulations. F. The amendment does not materially injure the public or any person and there is good cause for the amendment. Analysis: No comments from the public have been received objecting to the proposal as of the publication of this staff report. The proposed subdivision complies with the standards of the zoning ordinance. The standards of the zoning ordinance provide existing property owners, and potential or future property owners, and tenants a basic understanding of what type of land uses and what types of development may occur in the area. With the proposal complying with the subdivision regulations, there is no other known evidence that indicates material injury to the public or any person. PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 4 Published Date: April 29, 2013
Finding: There is no evidence that the proposed minor subdivision will materially injure the public or any person and staff finds that there is good cause for the subdivision. PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 5 Published Date: April 29, 2013
ATTACHMENT A Preliminary Plat PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 6 Published Date: April 29, 2013
PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 7 Published Date: April 29, 2013
ATTACHMENT B Department/Division Comments PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 8 Published Date: April 29, 2013
Police Review No comments Public Utilities Justin Stoker (801)483-6786 Items that need to be addressed prior to final plat: The sanitary sewer for the proposed Lots 1 and 2 need to connect to the main in Industrial Circle, upstream of the lift station. No, easements are provided across Lot 3 for this connection. Please provide an easement or an engineered alternative for this sewer connection. There are existing storm drain lines that run along the west side of proposed Lot 2 (along the right-of-way for I- 215). These lines belong to SLC and should be located within existing storm drain easements. Please show and document the easements for these storm drain items. There is an existing sanitary sewer line that has remained from previous improvements. Our records indicate that the line is still active and belongs to SLC. Please verify ownership, the condition of any easements, and whether these lines need to continue. If future improvements are not intending to connect to the existing line and the line will not serve any future use, then it may be prudent to formally ask for the abandonment of the main and any associated easements. Please work with Karryn Greenleaf in our office (801-483-6769) regarding property issues regarding this sewer main. Zoning Review Alan Hardman (801)535-7742 No comments Building Kenneth Anderson (801)535-6624 No comments Transportation Review Barry Walsh (801)535-6630 The proposed minor subdivision will combine existing lots and create three new lots with frontage on a public roadway, Industrial Road. Per the subdivision process, Public way improvements are required per current city standards, with curb & gutter, sidewalk, street lighting, and defined access drives to comply with future development. Engineering Review- Scott Weiler (801)535-6159 It appears that the improvements that will be required in Industrial Road for this project (curb, gutter, storm drainage catch basins and piping, asphalt, sidewalk and sewer and water connections) are sufficient to justify a Subdivision Improvement Construction Agreement. If the developer has questions on what this entails or desires a generic copy of the agreement, please have him/her call me at 801-535-6159. A set of improvement plans, with a cover sheet, is required for the public improvements. The agreement will be prepared and executed when final improvement plans are submitted. It requires the developer to provide a security device, such as a bond, for the estimated cost of the public improvements, and pay a fee. Fire Review No comments PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 9 Published Date: April 29, 2013
ATTACHMENT C Site Photographs PLNSUB2013-00158 Industrial Road Cross Docks Minor Subdivision 10 Published Date: April 29, 2013