Planning Commission Work Meeting Minutes Thursday, City Council Chambers 220 East Morris Avenue Time 6:30 p.m. Commission Members Present: Staff Members Present: Jeremy Carter, Presiding Holly Carson Laura Vernon Susan Dickstein Spencer Walker Jonathan Meakin Leslie Jones Michael Florence, Director Community Development Francis Lilly, Deputy Director Community Development Brad Mumford, City Attorney Alexandra White, City Planner 1. Discussion of Agenda Items. Deputy Community Development Director, Francis Lilly, presented information regarding the first item on the agenda and stated that the application is for a Conditional Use Permit for a medical office building and pharmacy. He explained that the application is being brought before the Planning Commission because a pharmacy is a conditional use in the zone and the applicant is requesting a parking reduction. The proposed structure will be just over 52,000 square feet in size and will house six tenants. The various businesses will be open during standard business hours, other than the urgent care facility, which will be open 24/7. Mr. Lilly then presented the proposed site plan and stated that the site will have access from both State Street and Main Street. The majority of the structure will be a single story, however, the section that fronts State Street will be two stories. The building will have four main entrances. Mr. Lilly briefly addressed the landscaping plan, which meets or exceeds the Code requirements. Mr. Lilly addressed the parking and explained that the Code requires a total of 252 parking spaces for the proposed uses, which the applicant can provide on-site. The applicant, however, has submitted a parking study that justifies the need for only 220 parking spaces, a reduction of 15% from the required 252 stalls. Mr. Lilly confirmed that the Planning Commission has the authority to approve a parking reduction of up to 15%. He explained that the applicant is seeking the reduction to provide flexibility should the interior layout of the building or the tenant mix change. Staff recommended approval of the application, including the request for reduced parking. Commissioner Carson asked if the urgent care facility is associated with any of the local hospitals. Mr. Lilly was unsure but stated that the applicant will be present during the Regular Meeting and be able to answer that question. He stated that the urgent care facility will accept Medicaid and Medicare and noted that there is a great need for such facilities in South Salt Lake City.
South Salt Lake City Planning Commission Work Meeting 2 Mr. Lilly presented the staff report for the second item on the agenda. He explained that the second phase of the VIA apartment project was approved by the Planning Commission earlier that year, but there have been complications with emergency access that need to be resolved. The Fire Marshal examined the site plan for Phase 2 and determined that a significant change needed to be made to the layout of the building to allow for proper emergency access. The applicant is currently working with UTA to obtain access through their site, which is adjacent to the subject property. He has, however, submitted an alternative site plan as a backup. Mr. Lilly presented the proposed site plan and explained that the building will be reoriented and pushed toward the western property line to provide proper turnaround for emergency vehicles. He noted that no other changes will be made to the building. The Planning Commission Work Meeting adjourned at approximately 6:47 p.m.
South Salt Lake City Planning Commission Work Meeting 3 Planning Commission Regular Meeting Minutes Thursday, City Council Chambers 220 East Morris Avenue Time 7:00 p.m. Commission Members Present: Staff Members Present: Moment of Reflection: Pledge of Allegiance: Jeremy Carter, Presiding Holly Carson Laura Vernon Susan Dickstein Spencer Walker Jonathan Meakin Leslie Jones Michael Florence, Director Community Development Frank Lilly, Deputy Director Community Development Brad Mumford, City Attorney Alexandra White, City Planner Commissioner Carter Commissioner Jones Motion to Nominate Commissioner Carter as Temporary Chair: Commissioner Carson Second to the Motion: Commissioner Dickstein Motion to Approve the Agenda: Second to the Motion: Commissioner Walker Commissioner Jones New Business C-16-034 1. Conditional Use Permit for a Medical Office Building and Pharmacy Action Item
South Salt Lake City Planning Commission Work Meeting 4 Address Applicant 3702 South State Street Coaction Group Deputy Community Development Director, Francis Lilly, presented the staff report regarding a request for a Conditional Use Permit for a medical office building and pharmacy located at the address listed above. Mr. Lilly explained that the application is being brought before the Planning Commission because a pharmacy is a conditional use in the zone and the applicant is requesting a parking reduction. The proposed structure will be 52,203 square feet in size and house six tenants. The various businesses will be open during normal business hours, with the exception of the urgent care facility which will be open 24/7. Mr. Lilly then presented the proposed site plan and stated that the site will have access from both State Street and Main Street. The majority of the structure will be a single story, however, the section that fronts State Street will be two stories. The building will have four main entrances. Mr. Lilly briefly addressed the landscaping plan, which meets or exceeds Code requirements. Mr. Lilly addressed the parking and explained that the Code requires a total of 252 parking spaces for the proposed uses, which the applicant can provide on-site. The applicant has submitted a parking study that justifies the need for only 220 parking spaces, which is a reduction of 15% from the required 252 stalls. Mr. Lilly confirmed that the Planning Commission has the authority to approve a parking reduction of up to 15%. He explained that the applicant is seeking the reduction to provide flexibility should the interior layout of the building or the tenant mix change. Staff recommended approval of the application, including the request for reduced parking. With regard to setback requirements, Mr. Lilly explained that the standard in the area is to use the average setback of the surrounding uses along State Street, however, the Planning Commission can allow a setback other than the average if they feel it is appropriate. In this case, the setbacks along State Street are extremely varied and the parking requirements of the proposed medical use require parking near the main entrances. Staff recommended approval of the proposed setback. Mr. Lilly described the building designs and presented the renderings provided by the applicant. Commissioner Walker asked if parking will be available along State Street and Main Street. Mr. Lilly stated that there may be room for some parallel parking, however, the applicant was not including any off-site parking in the parking count. With regard to the pharmacy use, Mr. Lilly confirmed that there would not be a drive-thru. Commissioner Carter asked if the curb, gutter, and sidewalk features would be installed as part of construction. Mr. Lilly confirmed that the applicant is required to make those improvements as well as close any unused curb cuts. David Peterson, from Excel Engineering, was present representing the applicant, Coaction Group.
South Salt Lake City Planning Commission Work Meeting 5 In response to a question from Commissioner Dickstein, Mr. Peterson explained that some medical uses have a higher parking demand than others. A parking reduction gives the applicant the opportunity to expand should a use locate in the building in the future that has a greater need for parking. Commissioner Carter asked about the hours of operation for the pharmacy and it was confirmed that it will be open during regular business hours. The urgent care facility will be the only use with extended hours of operation. Commissioner Walker expressed concern with the lack of a drop-off are in front of the urgent care facility. As it is designed, any drop-off could cause congestion that may extend to State Street. This would also create an issue for vehicles parked near the urgent care entrance. He suggested that an unloading area be included in the design. Mr. Peterson agreed to pass the recommendation on to Coaction Group. Commissioner Carter asked if the building could be repurposed in the future. Mr. Peterson stated that it could, although it would likely remain some sort of medical facility. Commissioner Carter opened the public hearing. Robert Miller gave his address as 3520 Chesapeake Boulevard, in Lake Havasu City, Arizona. Mr. Miller identified himself as the owner of Main Street Muffler adjacent to the subject property. He asked what the applicant was required to do in terms of storm water. There were no further public comments. Commissioner Carter closed the public hearing. Mr. Lilly addressed Mr. Miller s question by explaining that anyone who develops in South Salt Lake City is required to meet specific requirements with regard to storm water. Mr. Peterson explained that they would be installing underground storage areas to catch and hold storm water because there is not enough landscaped area to include a detention pond. Commissioner Walker commented that he would be comfortable waiting to approve the parking reduction request until after a final design has been presented. Mr. Lilly stated that the building exterior was not likely to change from what was presented, however, the interior layout of the building had not been solidified. Approval of the reduction would give the applicant the flexibility to move forward in preparing construction documents and finalizing their tenant mix. Commissioner Carter added that the footprint of the building would not change, just the size of the rooms inside the building. Commissioner Carter did not have concerns with the setback from State Street because of the two-story façade facing it. He felt that was an appropriate scale. Commissioner Vernon shared Commissioner Walker s concern about the lack of a drop-off area near the urgent care entrance. She suggested that this be adjusted. Commissioner Vernon was in favor of granting the parking reduction because of building s proximity to public transit.
South Salt Lake City Planning Commission Work Meeting 6 Community Development Director, Michael Florence, stated that there was language in the Code pertaining to drop-off requirements. The Code does not specifically require a drop-off area for medical uses, but does specify places for public assembly. He suggested that the Planning Commission include their recommendation for a drop-off area in the conditions of approval. Commissioner Carter commented that the 15 parking stalls at the urgent care entrance could be removed to accommodate a drop-off area, which could be part of the parking reduction. Motion to approve the Conditional Use Permit for a medical office building and pharmacy located at 3702 South State Street subject to the following conditions: 1. The applicant s final design will comply with the Design Review Standards and the Parking, Access, and Circulation Standards. 2. The applicant will comply with the requirements of the South Salt Lake City Engineer, South Salt Lake Fire Marshal, and South Salt Lake Building Official prior to obtaining a building permit and certificates of occupancy. 3. The applicant will meet all required federal, state, and local laws and regulations pertaining to pharmacy and health care facilities, and will continuously maintain all required licenses and permits. 4. The applicant will request a CPTED review of the site and building design, including an assessment of the security of the pharmacy, prior to obtaining a building permit. 5. The applicant will review fencing material with staff for aesthetics, durability, compliance with ordinance requirements, and graffiti mitigation. 6. All tenants will obtain and continuously maintain South Salt lake City Business Licenses. 7. All items of the staff report. 8. A loading area be installed to meet the needs of the building use and to minimize interference with parking. Commissioner Vernon Second on the motion: Commissioner Meakin Mr. Lilly stated that the approval of the parking reduction request was not included in the motion. He recommended that Commissioner Vernon amend the motion.
South Salt Lake City Planning Commission Work Meeting 7 Commissioner Vernon amended the above-stated motion to include approval of the applicant s request to modify parking requirements as established in the Parking Access ordinance, not to exceed a reduction of 32 stalls. Second on the amended motion: Commissioner Meakin D-16-002 2. Design Review for VIA Phase 2, a 58-Unit Multi-Family Residential Complex. Action Item Address Applicant 3838 South West Temple Castlewood Development Mr. Lilly presented the staff report and stated that the Planning Commission approved a Conditional Use Permit for VIA Phase 2 on February 4, 2016. This phase would be an addition to the existing multi-family building, VIA Phase 1. The original site plan showed the building running east to west with parking along the southern boundary line. Mr. Lilly explained that the Fire Marshal reviewed the site plan and determined that it could not sufficiently accommodate emergency vehicle access. The applicant was now requesting approval of the proposed alternative site plan, which shows the building running from north to south, with parking along the western boundary line. This reorientation would allow for emergency turn around. Mr. Lilly noted that no other changes would be made to the building design. Mr. Lilly explained that the applicant is currently working with UTA to acquire emergency access onto their property as well as leasing a number of stalls that would be lost by opening up that access. If the negotiations are successful, the building will be constructed according to the original site plan. The proposed alternative site plan would be used as a backup plan. Staff recommended approval of the application with the conditions set forth in the staff report. The applicant, Duaine Rasmussen, gave his address as 6740 South 1300 East in Cottonwood Heights. Mr. Rasmussen stated that VIA Phase I had been very successful and they were excited to begin construction on Phase 2. He explained that their communications with UTA had been positive and he expected the negotiations to be successful. Mr. Rasmussen commented that the developer and UTA would both prefer to use the original site plan, if possible. Commissioner Carter opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Meakin liked the original design but he did not foresee any problems with the alternative plan. Commissioner Dickstein agreed.
South Salt Lake City Planning Commission Work Meeting 8 Motion to approve the design of the VIA Phase 2 site plan, as amended, subject to the following conditions: 1. The applicant s final design will comply with the Residential Design Standards, and the Parking, Access, and Circulation Standards. 2. The applicant will provide a safe and intuitive pedestrian access across the parking lot between the Phase 2 structure and the outdoor common area. 3. All other requirements of the Conditional Use Permit (C-16-002) for the VIA Phase 2 apartments remaining in effect. 4. All items of the staff report. Commissioner Carson Second on the Motion: Vote on Motion: Commissioner Dickstein Continuing Business There was none. Commission Business Motion to approve the July 21, 2016 Planning Commission Meeting Minutes. Motion to Approve: Second the motion: Commissioner Carson Commissioner Vernon Staff Business Information Items Mr. Lilly gave a brief update on the Zellerbach Project and stated that a proposal would come before the Planning Commission at the next meeting. He explained that the developer had to adjust their parking because of infrastructure requirements and they would be seeking a parking modification as part of the request. Mr. Florence informed the Planning Commission that Local Planners Day would be held on September 15, 2016 at the Utah League of Cities and Towns Conference. He stated that the City would cover the cost of the conference if any Commissioners were interested in attending.
South Salt Lake City Planning Commission Work Meeting 9 Adjournment Motion to Adjourn: Second: Commissioner Carson Commissioner Jones The Planning Commission Meeting adjourned at approximately 7:50 p.m. Michael Florence Community Development Director For Planning Commission