Staff Report PLANNING DIVISION COMMUNITY & NEIGHBORHOODS To: Salt Lake City Planning Commission From: Casey Stewart; 801-535-6260 Date: November 4, 2016 Re: PLNPCM2015-00874 Carl s Jr. Commercial Parking Lot at Redwood Road and 1700 South CONDITIONAL USE PROPERTY ADDRESS: 1668 South Redwood Road PARCEL ID: 15-15-177-019 MASTER PLAN: Westside ZONING DISTRICT: CC (Corridor Commercial) REQUEST: The applicant requests conditional use approval for a commercial parking lot of 26 stalls. The parking lot would operate on the same lot as, and in conjunction with, a new Carl s Jr. fast food, drive-through restaurant with six (6) parking stalls. A commercial parking lot is a conditional use in the CC district. RECOMMENDATION: Based on the information and analysis in this staff report, planning staff recommends that the Administrative Hearing Officer approve the Carl s Jr. Commercial Parking Conditional Use subject to the following conditions: 1. The applicant shall comply with all requirements of the city departments that are applicable to this property and proposal as noted in the staff report. ATTACHMENTS: A. Vicinity Map B. Site Plan & Building Elevations C. Additional Applicant Information D. Existing Conditions E. Analysis of Standards F. Public Process and Comments G. Dept. Comments PROJECT DESCRIPTION: The site is vacant and undeveloped currently. The proposal is to develop part of the site for a commercial parking lot of 26 stalls and a Carl s Jr. fast food restaurant with six (6) stalls and a drive-through. The two uses would be on the same parcel and operate in conjunction with each other. Project Details Regulation Zone Regulation Proposal Height 30 feet 24 feet (complies) Front 15 feet 15 feet (complies) Rear Yard Setback 10 feet 196 feet (complies) Side Yard Setback 0 feet 10 feet (complies) Parking 6 stalls for restaurant; unlimited for commercial lot 6 stalls for restaurant; 26 for commercial parking lot (complies) SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 406 WWW.SLCGOV.COM PO BOX 145480 SALT LAKE CITY, UT 84114-5480 TEL 801-5357757 FAX 801-535-6174
KEY ISSUES: There are no key issues associated with this proposal that are not already addressed by the various city department requirements. Staff included a condition of approval stipulating that the proposal comply with all city department requirements applicable to this property and proposal. For parking lot landscaping, the zoning ordinance requires a landscape buffer at least seven feet (7 ) wide next to adjacent properties when a parking lot is located within 20 feet of a side property line. The proposed landscape area along the southern edge of the parking lot meets this width requirement but does not extend the full length of the parking lot; however the plans provide landscaping areas within the parking lot and along the west and north lot lines that exceed the area requirement, thus making up for the shorter section along the south lot line. DISCUSSION: The proposed, permitted restaurant has a maximum parking stall allowance of six (6) stalls per the zoning ordinance. Realistically, that number is probably inadequate for a fast food restaurant that can generate a parking demand much greater than that during peak times. The zoning ordinance allows for multiple uses on a single parcel, thus the proposed conditional use for commercial parking is a means to achieve a more realistic number of parking stalls. Commercial parking requires some form of payment to park and the applicants intend to require payment for parking, both for restaurant customers and for the general public to park in the lot. NEXT STEPS: If approved, the applicant may proceed, subject to any conditions of approval, with the commercial parking lot and will be required to obtain all necessary city permits. If denied, the applicant would not be allowed to operate a commercial parking lot on this site, but could still develop and operate the restaurant with six (6) parking stalls. Page 2
ATTACHMENT A: Vicinity Map
ATTACHMENT B: Site Plan and Building Drawings
DRIVE THRU ONLY LEGEND Engineering Associates, Inc.
LEGEND DRIVE THRU ONLY Engineering Associates, Inc.
ATTACHMENT C: Additional Applicant Information
CEI Engineering Associates, Inc. ENGINEERS SURVEYORS LANDSCAPE ARCHITECTS PLANNERS TriWest Plaza, 3030 LBJ Freeway, Suite 100 Dallas, TX 75234 (972) 488-3737 Fax (972) 488-6732 www.ceieng.com October 3, 2016 Salt Lake City, Planning Department 451 South State Street, Room 215 Salt Lake, UT 84114 Re: Project Description of Conditional Use Application for 1668 Redwood, Salt Lake, UT To Whom It May Concern: The proposed development will be operating as a Commercial Parking Lot use with a proposed Commercial Restaurant to be developed in one phase. The site is approximately 250 feet north from the intersection of Redwood Road & 1700 South in Salt Lake City, Utah. The proposed development is approximately 43,562 square feet (approximately 1.00 acres). The Commercial Parking Lot will consist of 26 parking spaces in addition to the Commercial Restaurant utilizing the maximum of 6 parking spaces. Should you have any questions or comments please feel free to give me a call. Sincerely, Maria A. Peña, Project Manager CEI Engineering Associates, Inc Solutions for Land and Life CALIFORNIA TEXAS ARKANSAS MINNESOTA PENNSYLVANIA
ATTACHMENT D: Existing Conditions
Existing Conditions: Vacant, undeveloped 3+ acre lot that is L shaped, having two frontages, Redwood Road and 1700 South. The lot is generally flat. A Maverick brand gas station is adjacent to the subject site and occupies the corner lot. ADJACENT LAND USES The land use and zoning surrounding the site is: East: Fast food restaurants and a bank West: Ice making business South: Maverick gas station and convenience store North: Art and picture framing business MASTER PLAN CONSIDERATIONS The Westside Master Plan considers this parcel part of the key intersection of Redwood Road and 1700 South, which is designated as a regional node. For this regional node the plan encourages uses that complement each other, such as offices and restaurants for example and uses that can be integrated with each other to share parking.
ATTACHMENT E: ANALYSIS OF STANDARDS 21A.54.080 Standards for Conditional Use Approval Standards: A conditional use shall be approved unless the planning commission, or in the case of administrative conditional uses, the planning director or designee, concludes that the following standards cannot be met: 1. The use complies with applicable provisions of this title; Analysis: The property is located in the CC (Corridor Commercial) zoning district, which allows commercial parking as a conditional use. With recommended conditions, the project complies with the various provisions applicable to commercial parking and parking lots. Finding: The proposed use, with conditions, satisfies this standard; staff finds the proposal complies with the applicable provisions of the Salt Lake City Zoning Ordinance. 2. The use is compatible, or with conditions of approval can be made compatible, with surrounding uses; Analysis: The proposed commercial parking is anticipated in the CC zoning district and considered compatible with adjacent and surrounding commercial and light industrial uses. The proposed parking lot layout moves the parking to the side and rear of the lot, allowing for the restaurant use to locate close to the street to better engage the passing public and enliven the street with a patio dining area. The project s design improves the compatibility of the commercial parking. Finding: The proposed use satisfies this standard; it is considered compatible with the surrounding uses. 3. The use is consistent with applicable adopted city planning policies, documents, and master plans; and Analysis: The proposed commercial parking use is listed as a conditional use in the zoning ordinance and is deemed consistent with and supported by the Westside Master Plan when operated in conjunction with the restaurant use. The master plan designates this intersection as a regional node and encourages complementary uses such as restaurants and offices. Finding: The proposed use satisfies this standard; it is consistent with applicable adopted city planning policies, documents, and master plans primarily because it is proposed in conjunction with a restaurant use that will contribute to the desired regional node aspect of this immediate area. 4. The anticipated detrimental effects of a proposed use can be mitigated by the imposition of reasonable conditions (refer to Detrimental Impacts Chart below for details). 21a.54.080B Detrimental Effects Determination In analyzing the anticipated detrimental effects of a proposed use, the planning commission shall determine compliance with each of the following: Criteria Finding Rationale 1. This title specifically authorizes the use where it is located The commercial parking is allowed as a conditional use in the CC zoning district. 2. The use is consistent with applicable policies set forth in adopted citywide, community, and small area master plans and future land use maps The commercial parking use is proposed in conjunction with a restaurant use, thereby consolidating uses and contributing to the effort to develop this intersection as a 3. The use is well-suited to the character of the site, and adjacent uses as shown by an analysis of the regional node per direction of the Westside Master Plan. Surrounding the property are similar commercial uses; similar in size, height, activity, and character.
intensity, size, and scale of the use compared to existing uses in the surrounding area 4. The mass, scale, style, design, and architectural detailing of the surrounding structures as they relate to the proposed have been considered 5. Access points and driveways are designed to minimize grading of natural topography, direct vehicular traffic onto major streets, and not impede traffic flows 6. The internal circulation system is designed to mitigate adverse impacts on adjacent property from motorized, non-motorized, and pedestrian traffic 7. The site is designed to enable access and circulation for pedestrian and bicycles 8. Access to the site does not unreasonably impact the service level of any abutting or adjacent street 9. The location and design of off-street parking complies with applicable standards of this code 10. Utility capacity is sufficient to support the use at normal service levels 11. The use is appropriately screened, buffered, or separated from adjoining dissimilar uses to mitigate potential use conflicts 12. The use meets City sustainability plans, does not significantly impact the quality of surrounding air and water, encroach into a river or stream, or introduce any hazard or environmental damage to any adjacent property, including cigarette smoke 13. The hours of operation and delivery of the use are compatible with surrounding uses 14. Signs and lighting are compatible with, and do not negatively impact surrounding uses 15. The proposed use does not undermine preservation of historic resources and structures, w/condition The proposal is not in conflict with the mass, scale, style, design or architectural detailing of surrounding structures. In many aspects it is similar to surrounding structures in regards to height, mass, style, etc. The proposed site design directs traffic onto Redwood Road, a major street and would not impede traffic flow. The proposal will have no traffic impacts on adjacent properties. The proposed landscape buffering also provides a transition and reduces any impact to adjacent properties. The proposed site layout locates the building close to the public sidewalk to improve pedestrian and bicycle access. Access to the site is existing and does/will not impact the service level of an adjacent street. The proposed parking design, subject to required perimeter landscape buffers, complies with applicable parking standards. Utility capacity has been deemed sufficient, per review by the city s public utilities department but service will need to be extended into the site. The adjoining uses are similar in nature and do not require screening or buffering. However, the parking lot is adequately buffered with landscaping to mitigate potential impacts to adjacent uses. Use does not significantly impact sustainability plans nor does it encroach onto a stream or water way. The proposal would utilize hours typical of other surrounding restaurants. The proposed hours of operation and delivery are similar to adjacent uses, thereby maintaining compatibility. The proposal will include signs typical for fast food restaurants and will be subject to the zoning ordinance. No variances are being requested as part of this application. The proposal does not involve an historic structure or resource. Finding: In analyzing the anticipated detrimental effects of the proposed use, Staff finds that the request complies with the criteria listed above in that there are no detrimental impacts anticipated with this proposed commercial parking use.
ATTACHMENT F: Public Process and Comments
Public Notice, Meetings, Comments The following is a list of public meetings that have been held, and other public input opportunities, related to the proposed project: PUBLIC PROCESS AND INPUT Timeline The application was submitted on October 27, 2015 but stalled based on direction by the property owner and loss of the original client. Carl s Jr. revived the application in September 2016 in coordination with the property owner. Notice of the proposal, and request for input, was provided to the Glendale Community Neighborhood Council twice: in November 2015, and again on August 10, 2016. A comment period of 45 days was provided but no comments were received from the neighborhood council within the comment period. No comments have been received as of the writing of this report. Public notice mailings were sent out on October 27, 2016 for the administrative public hearing scheduled for November 10, 2016. A public notice sign was posted on the property on October 31, 2016. No public comments were received before this report was finalized.
ATTACHMENT G: Department Comments