ADMINISTRATIVE HEARING STAFF REPORT Trolley Place Condominiums New Preliminary Condominium 480-08-08 located at approximately 540 South Denver Street July 7, 2008 Planning and Zoning Division Department of Community Development Applicant: Ivory Towns LLC Staff: Doug Dansie, 535-6182 doug.dansie@slcgov.com Tax ID: 16-0-454-024 Current Zone: RMF-45 Multi-family residential Council District: District Four, Council Member Luke Garrott Acreage: 0.34 acres Current Use: vacant Applicable City Code Land Use Regulations: Section 20.08.210 Section 20.20.020 Section 20.20.070 Section 20.28.010 Section 21A.56.060 Attachments: A. Department Comments B. Preliminary Plat REQUEST This is a request for eight (8) unit Condominium submitted by Ivory Towns, L.L.C.. The proposed development is located at 540 South Denver. The application was submitted on March 24, 2008.. PUBLIC NOTICE Notice of the proposed minor subdivision was mailed to all property owners within four-hundred fifty feet (450') of the subject property on June 23, 2008. Community Council review is not required by the City Code. Questions regarding location and number of units were received from citizens. STAFF RECOMMENDATION Planning Staff finds the request consistent with Section 20.20.070 of the Subdivision Ordinance and Chapter 21A.56 of the Zoning Ordinance. Planning Staff recommends that the Planning Director, or designee, grant preliminary condominium approval for Trolley Place Condominiums located at approximately 540 South Denver Street subject to the following conditions: 1. Approval is conditioned upon compliance with all departmental comments as outlined in this staff report. If during the building permit review process, additional requirements are stipulated by the Building Department, the applicant shall satisfy said requirements prior to the recording of any approved final condominium plat. 2. Upon preliminary approval, the Petitioner shall submit for Final Plat approval with the Salt Lake City Planning Division, which is necessary to prepare a recordable final plat with the Salt Lake County Recorder s Office. The final condominium plat submittal shall conform to the requirements of Chapter 21A.56 of the Zoning Ordinance Condominium Approval Procedure. 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. Any future redevelopment shall be subject to the requirements of the Zoning Ordinance. 4. The Declaration of Covenants must be approved by the Salt Lake City Attorney for compliance with State of Utah and Salt Lake City Code requirements. 5. No condominium shall have final approval, or shall said units be sold, until the final plat mylar has been recorded with the Salt Lake County Recorder. OPTIONS: 1. The Hearing Officer can approve the proposed condominium in accordance with staff s recommendation and add or remove conditions of approval; 2. The Hearing Officer may determine that the petition cannot be approved by the Administrative Hearing Officer and forward the matter to the Planning Commission for review; or 3. The Hearing Officer may deny the petition, including the reasons for denial. Petition 480-08-08 Trolley Place Condominiums Published Date: July 2, 2008 1
VICINITY MAP BACKGROUND The site is presently vacant. The new building will be a series of residential condominiums in a townhome format / side by side units on one large parcel. The total size of the development is approximately 0.34 acres. The proposed use is considered legal conforming. Residential is allowed in the RMF-45 zoning district. The proposed project meets all zoning requirements including setbacks and density. It could be built with an overthe-counter permit. It is being heard by the administrative officer because it is to be sold as individual condos. COMMENTS City Department Comments The comments received from pertinent City Departments/Divisions are attached to this staff report (see Exhibit 1). The comments received are required to be fulfilled prior to final plat approval. The Planning Division has not received comments from the applicable City Departments/Divisions that can not reasonably be fulfilled or that warrant denial of the petition. Petition 480-08-08 Trolley Place Condominiums Published Date: July 2, 2008 2
Staff Analysis and Findings Section 20.08.210 of the Salt Lake City Code defines condominiums as minor subdivisions. Section 20.20.020 of the Salt Lake City Code addresses Required Conditions and Improvements and indicates that a minor subdivision shall conform to the standards specified in Section 20.28.010, or its successor, of this Title, and shall meet all of the following standards: A. The general character of the surrounding area shall be well defined and the minor subdivision shall conform to this general character. Analysis: The base zoning of the property is RMF-45; Moderate/High Density Multi-Family Residential Zoning District. The purpose of the RMF-45 Moderate/High Density Multi-Family Residential District is to provide an environment suitable for multi-family dwellings of a moderate/high density. The petition under review is to construct new residential condominiums. Finding: The proposed condominium will not negatively impact the general character of the surrounding area because residential is an allowed use in the zoning district. B. Lots created shall conform to the applicable requirements of the zoning ordinances of the City. Analysis: The new lots that are created will contain the footprints and associated volumes of each dwelling unit. In addition, the common areas would be identified as a separate lot. Finding: The proposed use is a legal use. C. Utility easements shall be offered for dedication as necessary. Analysis: Public Utilities have reviewed the proposed condominium and requested easements be dedicated to accommodate the project. The petitioner has agreed and revised plans. Finding: Utility easements are required for dedication. D. Water supply and sewage disposal shall be satisfactory to the City Engineer. Analysis: Public Utilities have reviewed the proposed condominium and has indicated that water and sewage disposal are satisfactory. Finding: Water supply and sewage disposal will be adequate and found to be satisfactory to the City Engineer and the Public Utilities Department prior to recordation of the final plat. E. Public improvements shall be satisfactory to the Planning Director and City Engineer. Analysis: Engineering has reviewed the proposed condominium conversion and found the project to be generally acceptable with specific recommendations as to curb sidewalk etc. Finding: The condominium is generally acceptable. In addition, if no objection is received, the Planning Director, or their designee, may at the administrative hearing, approve the proposed condominium conversion/minor subdivision if the Planning Director, or Petition 480-08-08 Trolley Place Condominiums Published Date: July 2, 2008 3
designee, finds that the standards for minor subdivisions are complied with. The standards are found in ordinance 20.20.070 Administrative Approval and are listed below: A. The subdivision will be in the best interest of the City; Analysis: In order to determine if the proposed condominium conversion is in the best interest of the City, the purpose of the RMF-45 Moderate/High Density Multi-Family Residential District and the Central City Master Plan should be reviewed. The Central City Master Plan states a general desire for medium density residential development at this location Finding: The proposed condominium is in the best interest of the City because it is consistent with the goals of the Central City Master Plan. B. All lots comply with all applicable zoning standards; Analysis: The new lots that are created will contain the footprints and associated volumes of each dwelling unit. In addition, the common areas would be identified as a separate lot. The proposed condominium meets all applicable zoning standards. Finding: The proposed use is a legal use. C. All necessary and required dedications are made; Analysis: The proposal has been reviewed by the following City Departments/Divisions: Engineering, Transportation, Public Utilities and Building Services. The review did not indicate that any dedications of land are required except utility easements. Finding: No dedication of land, beyond utility easements, is required as part of this proposal. D. Provisions for the construction of any required public improvements are included; Analysis: The comments from the applicable City Departments and the analysis in this report indicate that the proposed condominium is consistent with applicable City Codes. The submitted Department comments are required to be fulfilled prior to final recording of the plat. The comments include which public improvements are required to be made. Finding: All required public improvements must be installed prior to recording the final plat. E. The subdivision otherwise complies with all applicable laws and regulations; Analysis: A Zoning review performed by Building Services did not reveal additional issues that have not already been discussed in this report. In addition, the proposed condominium has been reviewed by the following City Departments/Divisions: Engineering, Transportation, Building Services, and Public Utilities. The comments from the applicable Departments and Divisions reflect necessary improvements that must be made. In addition, all applicable laws and regulations not specifically discussed in this Petition 480-08-08 Trolley Place Condominiums Published Date: July 2, 2008 4
report must be adhered. This includes regulations adopted by the city that regulate health and safety issues, landscaping maintenance, etc. Finding: Based on the comments, analysis and findings in this report, staff finds that the applicant must comply with all applicable laws and regulations. Planning Director s Recommendation: By: Approval Subject To: Date Completed: Petition 480-08-08 Trolley Place Condominiums Published Date: July 2, 2008 5
Attachment A Department Comments
MEMORANDUM 451 South State Street, Room 406 Salt Lake City, Utah 84111 (801) 535-7757 Planning and Zoning Division Department of Community Development TO: FROM: Scott Weiler, Engineering Edward Itchon, Fire Code Review Peggy Garcia, Public Utilities Larry Butcher, Building Permits and Licensing Barry Walsh, Transportation Dave Askerlund, Police, Candee Penman, Attorney Doug Dansie, Planning DATE: April 1, 2008 SUBJECT: 480-08-08 Denver Street Condominium. Attached is a request for a Condominium submitted by Ivory Towns, L.L.C.. The proposed development is located at 540 South Denver. Please review the attached documents and respond with comments by April 16, 2008. If you have questions or need additional information, please contact me at 535-6182, or doug.dansie@slcgov.com. Thank you.
MEMORANDUM 451 South State Street, Room 406 Salt Lake City, Utah 84111 (801) 535-7757 Planning and Zoning Division Department of Community Development TO: FROM: Scott Weiler, Engineering Edward Itchon, Fire Code Review Peggy Garcia, Public Utilities Larry Butcher, Building Permits and Licensing Barry Walsh, Transportation Dave Askerlund, Police, Candee Penman, Attorney Doug Dansie, Planning DATE: April 11, 2008 SUBJECT: 480-08-08 Denver Street Condominium ADDITIONAL INFORMATION. Attached is additional information pertaining to a request for a Condominium submitted by Ivory Towns, L.L.C.. The proposed development is located at 540 South Denver. Please review the attached documents and respond with comments by April 16, 2008. If you have questions or need additional information, please contact me at 535-6182, or doug.dansie@slcgov.com. Thank you.
Doug, I need to add to the comments.if you can believe that; The developer will be required to provide expected sewer discharge rates and water use rates, for both peak and average daily gallons per minutes. For any percolation of storm drain into the soils, a percolation test must be performed at the expected sump elevation and the results provided to Public Utilities. Thanks Jason From: Brown, Jason Sent: Wednesday, April 16, 2008 11:50 AM To: Dansie, Doug Cc: Garcia, Peggy Subject: Petition #480-08-08 Denver Street Condominiums Doug, The following outlines Public Utilities requirements that must be met in order to receive approval for this project from our Department: General Requirements: 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. All environmental and wetland issues must be approved by the appropriate governing agency prior to Public Utilities approval. The developer must provide written documentation to Public Utilities showing these conditions have been met. Fire Department approval will be required prior to Public Utilities approval. Fire flow requirements, hydrant spacing and access issues will need to be resolved with the fire department. Sanitary Sewer and Water Mains: Public Utilities has received the utility plan submitted for this proposed construction. The proposed location of the sewer main appears to be appropriate. The sewer main providing service to these condominiums will be public and must be located in a 25-feet wide Public Utility easement. This easement must be dedicated to Salt Lake City Department of Public Utilities. This project will be required to install a master meter for culinary and irrigation service to the proposed condominiums. The master meter must be connected to the existing water main in Denver Street and be located a minimum of three feet outside of the driveway. Any unused water and/or sewer services must be disconnected at the main per Public Utilities requirements. The water system must be modeled to determine if the fire flows and pressures are adequate for the proposed construction. The proposed sewer main must be shown in plans profile views will all crossing utilities clearly marked. Utility plans must show all proposed pipe routings, sizes, types, boxes, meters, detector checks, fire lines and hydrant locations. For all culinary water line services larger than 3-inches, the water meter size must be justified by submitting AWWA M-22 method calculations or by a Public
Utilities approved equivalent method. All gravity pipes must be designed and constructed to meet minimum allowable grades. Any potential conflicting private or public utility must be designed to meet minimum State and City separation standards. A minimum 1.5-foot vertical separation must be provided for between water and sewer crossings. All other utilities should have a minimum 1.5-foot separation with a larger separation required between larger structures and pipes. A stamped geotechnical report must be provided to Public Utilities for review and approval addressing pipe zone and pipe stabilization design for all pipes 10-feet and deeper. Minimum Public Utilities pipe zone standards must be met. The engineer or contractor must obtain approval from Public Utilities for dewatering activities required during construction. Storm Water Design and Construction: Public Utilities has received the master drainage and grading plans for the proposed construction. At no time will drainage be allowed to discharge to the neighbor s property. Storm drain collected from this site may be discharged to the back of the curb in Denver Street. The connection must be through a Neenha curb opening per Public Utilities standards. High groundwater is typical in this area and a stamped geotechnical report must be submitted to Public Utilities identifying the expected highest groundwater elevation for this area. The engineer must show that enough hydraulic head is provided to drain storm water away from this subdivision. This high water condition must be noted on the final plat and on the drainage and grading plan. Bubble-up inlets or sumps used as control structures will be discouraged. The developer must comply with the Salt Lake City Construction Storm Water Permits. At a minimum, silt fence must be provided along open drainage ways, hay bales must protect any existing grates or inlets and the City s clean-wheel ordinance must be followed. A copy the proposed Storm Water Pollution Prevention Plan must be submitted to Public Utilities for review and approval. Property Issues Agreements and Fees: All existing and new easements must be clearly shown and described on the plat prior to final plat recordation.. If power lines, gas lines, communication conduits, etc. exist within this the property, any relocation of these utilities and related easements must be approved by Public Utilities. No buildings, structures, trees, fences, etc. may be constructed within easements dedicated to Salt Lake City Public Utilities. Utility service connection agreements must be entered into between the developer and Public Utilities for all water, fire and sewer services. The agreement will outline developer and Public Utilities responsibilities related to construction, maintenance and warranty of these services. Work for public utility system improvements must be bonded based upon an approved engineer s estimate. All agreements must be executed and bonds received by Public Utilities prior to full construction plan set approval and plat sign-off from our department. Prior to full plan set approval and plat recordation all water, fire, sewer, drainage and connection impact and inspection fees must be paid in full. A $373 per quarter acre drainage impact fee will be assessed on the platted area for this development. Public Utilities finds this project approvable if all the above-mentioned issues are addressed. If you should need further assistance with this matter, please contact Jason Brown at 483-6729. Jason Brown, PE Development Review Engineer Salt Lake City Public Utilities
1530 South West Temple Salt Lake City, UT 84115 (801) 483-6729 (801) 483-6855 fax April 2, 2008 Doug Dansie, Planning Re: petition 480-08-08 for Denver Street Condominium proposal at 540 South Denver Street. The division of transportation review comments and recommendations are for denial as follows: We have reviewed various preliminary proposals for this site, our last DRT review was December 20, 2007 for a 7 unit concept proposal that had several review issues. The present submittal has not been reviewed to date, but indicates issues that need to be reviewed thru the DRT review process. The transportation division has no traffic impact issue with a residential condominium or apartment ownership designations. Our concern is for zoning compliance for density, uses, traffic generation, parking provisions, circulations and safety items to comply to current city design standards. Sincerely, Barry Walsh Cc Kevin Young, P.E. Scott Weiler, P.E. Ted Itchon, Fire Peggy Garcia, Public Utilities Larry Butcher, Permits File April 16, 2008 Doug Dansie, Planning Re: Pet 480-08-08 Denver Street Condominiums ( additional information rev) bldg Plans & Elevations. The division of transportation review comments and recommendations are as follows: We have reviewed new material at the April 8 th DRT One-stop review meeting with Chris Gamvroullais (747-7000) where Architectural Plans were submitted to confirm that 2 car garage's were being proposed for each of the eight Units with 4 visitor stalls provided in the rear yard area.
I requested that the proposed drive access needed to be changed to a city standard driveway approach (APWA standard) with continuous public way sidewalk and coordination with Michael Barry for Street lighting upgrades as needed. Sincerely, Barry Walsh Cc Kevin Young, P.E. Randy Drummond, P.E. Peggy Garcia, Public Utilities Ted Itchon, Fire Larry Butcher, Permits File. June 18, 2008 Doug Dansie, Planning Re: petition 480-08-08, Denver Street Condominium undated plan review at 540 South Denver Street. The division of transportation review comments and recommendations are as follows: The proposal provides two parking stalls ( garage) for each unit, as required, along with four surface parking stalls in the rear yard for visitor parking. Pedestrian sidewalks need to be added to the proposal to provide access from each unit to the public sidewalk. The condo plat sheet 1of1 indicates the installation of a street light. Please provide details and specifications as required by Michael Barry ( 535-7147) for proper installation. Sincerely, Barry Walsh Cc Kevin Young, P.E. Scott Weiler, P.E. Ted Itchon, Fire Peggy Garcia, Public Utilities Larry Butcher, Permits file
TO: FROM: DOUG DANSIE, PLANNING RANDY DRUMMOND, P.E., ENGINEERING DATE: APRIL 10, 2008 SUBJECT: Preliminary Condominium Plat, Denver Street Condominiums, located at 540 S. Denver Street 480-08-08 Engineering review comments are as follows: 1. This is a project for 8 condos being built at 540 S. Denver Street on a vacant parcel. Full street improvements exist along Denver Street. No additional right-of-way is required. There is an intersection proposed which will require the replacement of the existing curb, gutter and sidewalk with a waterway as per APWA Std. Dwgs. # 211 and 213. Also, the proposed handicapped access ramps do not meet the proper criteria, and should be changed to APWA Std. Dwg. 235-3/3. The proposed Private Lane must be constructed to APWA specifications. There is one panel of existing sidewalk on Denver Street, which is sufficiently cracked that it meets the criteria of APWA Std. Dwg. No. 291 for replacement. 2. Subdivision improvement plans, including a cover sheet, must be submitted and approved. Some of the requirements are: The plan & profile drawings for the proposed Private Lane must comply with Salt Lake City Engineering design regulations. Some of the significant requirements are as follows: Minimum design grade is 0.50%. The profile view for top of curb on each side and centerline must be shown. The horizontal scale shall be 1 =20, 1 =30 or 1 =40. The vertical scale shall be one-tenth the horizontal scale. The minimum size lettering shall be 1/10 and capital letters shall be used. The north arrow shall point toward the top or left of the sheet with stationing progressing from west to east or from north to south. The minimum grade across asphalt is 1%. The following approval signatures are required on the cover sheet for the project: SLC Transportation for approval of street geometrics and street lighting. SLC Fire Department SLC Public Utility Department (sewer, water & drainage improvements) SLC Engineering Division (street design) 3. SLC Transportation must review and approve street geometrics and street lighting. Page 2 Doug Dansie Denver Street Condominiums 10 April 2008
4. At least one member of the concrete finishing crew must be ACI certified. The name of the ACI certified finisher must be provided at the pre-construction meeting for the subdivision. 5. A pavement design from a soils report is required. 6. The developer must enter into a subdivision improvement construction agreement. This agreement requires the payment of a stepped fee based on the estimated cost of constructing the on-site improvements. The developer should contact Joel Harrison (535-6234) to discuss insurance requirements for the project. 7. Alice Montoya (535-7248) in SLC Engineering will assign new addresses as part of the plat review. 8. We will contact the surveyor directly to notify him of the required redline changes to the plat. cc: Scott Weiler Brad Stewart Barry Walsh Vault
Doug, Building Services has the following comments: The proposed development meets the required yard areas, setbacks, and allowable building coverage. The density calculations allow for up to 8 residential units, 8 have been proposed. An enclosed dumpster location has not been shown on the plat Parking for the units has not been shown on the plat, development required to meet parking No building elevations have been submitted, verification of height, façade controls or other building elements will be required as part of the building development reviews. There are no applicable overlay districts Thanks, Nole Nole Walkingshaw Salt Lake City Planning and Zoning Senior Planner 801-535-7128 Doug; Follow-up Memo dated June 10, 2008 requesting red-lines review: The plans do not show dumpster location or details Projections/ cantilevers are not shown on site plan for verification of compliance with required setbacks Thank you, Nole Walkingshaw Doug, The proposal appears to have the proper coverage of the fire hydrant when relocated. The other items which the project shall have are automatic fire sprinkler system and automatic fire detection system. The fire sprinkler system shall be inter connected to a remote station. Ted Issues, Provide fire sprinkler systems, automatic fire detection systems and remote interconnection to a remote station,
MEMORANDUM 451 South State Street, Room 406 Salt Lake City, Utah 84111 (801) 535-7757 Planning and Zoning Division Department of Community Development TO: Scott Weiler, Engineering 5506 Edward Itchon, Fire Code Review 5490 Peggy Garcia, Public Utilities 5528 Larry Butcher, Building Permits and Licensing 5490 Barry Walsh, Transportation 5502 Dave Askerlund, Police, 5497 Candee Penman, Attorney 5478 FROM: Doug Dansie, Planning 5480 DATE: June 10, 2008 SUBJECT: 480-08-08 Denver Street Condominium follow-up. Attached are modified drawings in response to a request for a Condominium submitted by Ivory Towns, L.L.C.. The proposed development is located at 540 South Denver. The developer has taken all red-line comments and integrated them into the proposal. Please review the attached documents to insure your comments have been accurately reflected in the drawings and respond with comments by June 20, 2008. If you have questions or need additional information, please contact me at 535-6182, or doug.dansie@slcgov.com. Thank you.
Attachment B Preliminary Plat