Transcription

1

2

3

4

5

6 PLANNING COMMISSION STAFF REPORT MEETING DATE: PROJECT NUMBER: ZONE: REQUEST: ADDRESS: APPLICANT: PREPARED BY: 6 July 2017 D Commercial Corridorr Design Review Approval a parking lot expansion 26 E. Cordelia Avenue Big Tree Constructio n Alexandraa White, City Planner SYNOPSIS: Big Tree Construction, on behalf of Harley Davidson, is seeking design review approval from the Planning Commission to develop a parking lot expansion on an undeveloped property located at 26 East Cordelia Avenue. In February 2017, the City Council amended the zoning to allow for the parking lot expansion. The proposed project will be subject to all requirements of Chapter Design Standards, Chapter Landscaping and Parking. CORDELIA AVENUE STATE STREET EXISTING ZONING EXISTING LAND USE SURROUNDING ZONING SITE IMPROVEMENTS SIZE OF PROPERTY Commercial Corridor Vacant Lot R1 Residential and Commercial Corridor Requires Landscaping, Parking Standards 0.19 AC STAFF RECOMMENDATION: Staff recommends that the Planning Commission grant design review approval for the proposed parking lot expansion, located at 26 E. Cordelia Avenue, with the following conditions: 1. The applicant shall continue to work with staff to meet all code requirements. 2. The applicant shall meet all requirements of f Chapter Landscaping and Chapter Parking design requirements. 3. The applicant shall post an employee only parking sign for the proposed parking lot expansionn area. 4. The applicant shall meet all requirements of f the South Salt Lake Building Official, the South Salt Lake Fire Marshal, and the South Salt Lake Engineer. 5. All items of the staff report.

7 PLANNING COMMISSION STAFF REPORT GENERAL INFORMATION: Location: 26 E. Cordelia Avenuee Surrounding Uses: Figure 1: Aerial East: R-1 Residential Single Family Home West: R-1 Residential Single Family Home North: R-1 Residential Single Family Home South: Commercial Corridor Harley Davidson CORDELIA AVENUE STATE STREET CENTURY PARK WAY

8 Figure 2: Street View Existing Conditions CORDELIA AVENUE LOOKING SOUTH REQUIREMENTS: CHAPTER REVIEW CONSIDERA ATIONS Yard Areas. All building forms established inn this chapter shall include front, rear, and side yards as defined in the Definitions section of this title and as required by this title. Space needed to meet the requirements for yard areas on a specific parcel or development shall not be sold or leased away from that parcel or development. A. Yard Requirements and Qualifications. 1. Yard areas shall not be used for parking, except for driveways or garages as required by this title. 2. Any yard area visible from a public street shall not be used for storage. 3. Fences, courtyards, and patios may be allowed provided they meet the requirements established elsewhere in this title. 4. All front and corner side yard areas as required by this title shall be landscaped according to the landscape standards established in this title Review Consideratio ons. The Land Use Authority shall consider the following matters in reviewing and approving building designs: A. General Considerations 1. The effect of site development on utility facilities including water, sewer, storm drainage, power, gas, andd communications 2. Crime Prevention through Environmental Design layout, and landscaping design. principles on building, site 3. Integration of signage into architectural and site designs.

9 4. Patios, accessory structures, awnings, and other appurtenances shall be designed to blend with the design of the primary buildings and site. B. Traffic Safety and Congestion 1. Impacts on abutting and nearby streets. 2. Location and dimensions of vehicular and pedestrian entrances, exits, drives, and walkways 3. Location and arrangement of off street parking. 4. Location and arrangement of loading and service areas. 5. Circulation patterns within the development and connection to abutting and nearby sites. 6. Site lighting. C. Building and Site Layout 1. General silhouette and mass, including location on the site, elevations, and impacts on abutting and nearby buildings. 2. Compatibility of building facades with abutting and nearby buildings in terms of height, color, materials, primary facades, placement of windows, rooflines and roof pitches, and the arrangement of buildings on the parcel 3. Energy efficiency in terms of building materials, the use of passive solar designs or solar energy systems, and the use of landscaping. 4. The use of durable, high quality building materials. D. Fencing and Site Landscaping 1. The location, height, and materials of walls, fences, hedges, and screen plantings to ensure harmony with abutting and nearby development and the character of the neighborhood, or to conceal storage areas, utility installations, waste containers, or other uses required by the standards in this Title to be screened from view. 2. Use of ground cover or surfacing to prevent dust and erosion. 3. Preservation of existing healthy trees where possible.

10 CHAPTER SITE REQUIREMENTS LANDSCAPE REQUIREMENTS FOR PARK STRIPS Park Strip Design Standard Table References. i. Poured concrete shall not be placed in any park strip with existing street trees. ii. Pervious concrete shall be finished with a stamped pattern resembling brick or natural stone or scored with another decorativee pattern to distinguish it from the adjacent sidewalk. iii. Paving materials must be kept a minimum of eighteen (18) inches away from existing street trees. In residential areas, pavers can be used for carriageways. iv. Boulders shall not exceed eighteen (18) inches in diameter. v. Hardy groundcover, intended to withstand snow and heat, are describedd in the South Salt Lake Landscape Handbook. vi. Tree grates or tree wells shall bee a minimumm of five feet in radius measured from the center of thee tree trunk. Recommended street tree treatments are described in the South Salt Lake Landscape Handbook. DESIGN STANDARDS FOR COMMERCIAL USES A. Landscaped Areas. Landscaped areas shall comprise not less than fifteen (15) percent of a commercial or professional office site. Landscape requirements for buffers, parking lots, park strips, and additional landscaping along urban corridor streets as required in this chapter may be included as part of the overall site requirement. Landscaping shall be used to screen ground level utility equipment from view of streets, sidewalks, or walkways to the greatestt extent possible. B. Plant Coverage. All required landscaped areass shall be landscaped with suitable trees, shrubs, groundcovers, perennials, vegetable plants, other landscaping materials, and/or decorative paving. Plants, not including tree canopies, shall cover at least fifty (50) percent of required landscaped areas.

11 C. Site Trees. A minimum of one tree per two thousand (2,000) square feet of landscaped area is required, in addition to requirements for yards, setbacks, park strips, equired buffers, and parking lot areas described in thiss chapter. For properties with more than sixty (60) feet of frontage and wheree street treess are not appropriate in park strips, street trees shall be placed in the front setback at an interval of thirty (30) feet. D. Water features, landscape boulders, decorative rocks, gravel, and organic mulch are permitted but shall not be considered a substitute for plants. Landscape boulders shall only be allowed as a focal feature or may be used as a protective device from vehicle traffic. E. If ornamental gravel is utilized, it must be contained within durable borders and arranged in a decorative pattern that incorporates varyingg sizes, types, or colors of gravel. CHAPTER DESIGN STANDARDS M. Buffering Requirements. New development shall be required to provide a buffer of at least ten feet on any property line or portion thereof that abuts residential zoning, subject to the following requirement ts. 1. The buffer shall consist of contiguous landscaping. 2. The buffer shall include a solid fence at least eight feet in height. CHAPTER PARKING, ACCESS AND CIRCULATION REQUIREMENTS B. Parking Area Surface. Every parcel of land usedd for a vehicle parking area or facility in a commercial land use district shall be paved withh imperviouss asphalt or concrete surface. F. Drainage. Parking lots shall be graded and drained to detain and dispose of all surface water as required by the city. Parking Space Configurations.

12 STAFF ANALYSIS In January 2017, the Planning Commission recommended denial to the City Council for an application for a General Plan Amendment and a Zoning Map Amendment to change the zoning on the subject property from R1 Residential to Commercial Corridor. In February 2017, the City Council approved the application. The applicant is now petitioning the Planning Commission for Design Review for a parking lot expansion on the subject property. The Planning Commission shall review all plans for parcels where any portion of the parcel is adjacent to any residential zoning. Site Layout The applicant is proposing that the vacant lot be developed into a new parking lot expansion for their existing business located to the south of the subject property. They are proposing that the new expansion be accessed from their business to the southh and that there is no curb cut or drive approach to Cordelia Avenue. Cordelia Avenue will have a minimumm 7 foot landscape buffer the entire length of the frontage. In addition, both the west and east boundaries of the property are proposed to have 7 foot landscape buffers. Chapter requires that any commercial property abutting residential zoning have a minimumm of 10 foot landscape buffers. The applicant is petitioning for a modification to this requirement due to the width of the proposed lot and the need for 90 degree parking. The land use authority may modify the requirements of this section where full compliance is impossible due to existing site or building conditions.. All landscaped areas will be equired to meet the minimum equirements of Chapter 17.25, Landscape Requirements. The applicant will also need to meet all requirements of the City Engineer for proposed drainage on the site. The proposed parking lot will have 19 new parking stalls. The parking stalls will be for the employees of Harley Davidson only. Signage will be posted on the lot designating employee parking only.

13 STAFF RECOMMENDATION Staff recommends that the Planning Commission grant design review approval for the proposed parking lot expansion, located at 26 E. Cordelia Avenue, with the following conditions: 1. The applicant shall continue to work with staff to meet all code requirements. 2. The applicant shall meet all requirements of Chapter Landscaping and Chapter Parking design requirements. 3. The applicant shall post an employee only parking sign for the proposed parking lot expansion area. 4. The applicant shall meet all requirements of the South Salt Lake Building Official, the South Salt Lake Fire Marshal, and the South Salt Lake Engineer. 5. All items of the staff report. Attachments 1. Applicant Letter

14

15

16

17 Street View Existing Conditions

18

19

20

21

22

23

24

25

26