Hyatt House Subdivision PLNSUB2013-00522 140 South 300 … · 2013. 10. 7. · Planning and Zoning Division . Department of Community & Economic Development Hyatt House Subdivision

Hyatt House: Case #PLNSUB2013-00522 1

ADMINISTRATIVE STAFF REPORT

Planning and Zoning

Division Department of Community & Economic Development

Hyatt House Subdivision

PLNSUB2013-00522 140 South 300 West

October 10, 2013

Applicant EA Land Investment LLC Staff Doug Dansie (801)534-6182 [email protected] Zone Downtown D-4 Master Plan Designation Mixed-Use Council District Council District 4 - Luke Garrott Community Council Downtown Lot Size 3.26 Acres Parcel Number 15-01-129-032 and 033 Current Use Vacant Applicable Land Use Regulations • 21A.30.045 • 20.20.020 • 20.20.070 Notification • Mailed: September 26, 2013 • Posted: September 30, 2013 • Agenda posted on the Planning

Division and Utah Public Meeting Notice websites September 26, 2013

Attachments

A. Proposed Plat B. Department Comments

Request The applicant, EA Land Investment LLC, is requesting approval of a 3 lot subdivision generally located at 140 South 300 West. The property is zoned Downtown D-4 and is currently under construction for two hotels and a parking structure Staff Recommendation Staff recommends that the Administrative Hearing Officer approve the Hyatt House (Union Station) according to the findings, analysis and conditions of approval in this staff report.

1. A final 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 division requirements prior to the recordation of this plat: Specifically, including all cross easements, consistent with Public Utilities, Transportation and Engineering requirements.

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Background The applicant is proposing to build two hotels and an associated parking structure located at 108 South and 300 West, which are under construction. The site previously had a surface parking lot and a vacant building located upon it. The site is directly south of Energy Solutions Arena. The two hotels face 100 South and 300 West respectively. A central parking structure is shared between them and is located behind both, away from the street frontage. The parking structure is larger than what would normally be required for the minimum parking standards for the hotels because it will likely be used for Arena event parking. This project was approved as a planned development PLNSUB2012-00481. The petitioner is proposing this subdivision for financing purposes. Comments Public Comments At the date of this writing, one inquiry was received. 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 Exhibit B. Analysis Standards of Review 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 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 proposed use is located in the D-4 secondary business district zoning district. The purpose of the D-4 secondary central business district is to foster an environment consistent with the area's function as a housing, entertainment, cultural, convention, business, and retail section of the city that supports the central business district. Development is intended to support the regional venues in the district, such as the Salt Palace Convention Center, and to be less intense than in the central business district. This district is appropriate in areas where supported by applicable master plans. The standards are intended to achieve established objectives for urban and historic design, pedestrian amenities, and land use control, particularly in relation to retail commercial uses. The two hotels and parking structure have been approved as a planned development. The subdivision is being requested to accommodate lenders for financing. Finding: Staff finds that the proposed design represents an asset to the neighborhood and implements the goals of the Downtown Master Plan.

B. Lots created shall conform to the applicable requirements of the zoning ordinances of the City.


Analysis: The project complies with all other zoning ordinance requirements, including height, lot size, front yard setbacks, building coverage, and standards for parking. The property is not located within a historic district; therefore no historic design guideline review is necessary. Finding: Staff finds that the proposed development complies with all Zoning Ordinance related criterion.

C. Utility easements shall be offered for dedication as necessary.

Analysis: The Planning Commission approved the original planned development to allow multiple buildings with cross easements at approximately 108 South 300 West and to modify the 5 foot maximum setback requirement and to allow portions of the building to exceed 75 feet in height with the following conditions:

1. Public way improvements are installed (lighting, additional street trees, repair sidewalk) and all other recommendations and regulations are complied with.

2. The Porte Cochere on 100 South is approved by Salt Lake City Transportation 3. Provision are made for a mid-bock cross-walk across 100 South 4. Final landscape plan to be reviewed by the Planning Director.

Other utility and transportation easements are required to make the project function as a single unit. Finding: Utility and other easements are required for dedication.

D. Water supply and sewage disposal shall be satisfactory to the City Engineer.

Analysis: Water and sewer capacity are adequate. Finding: Water supply and sewage disposal capacity is adequate. Connections to the City system need to be satisfactory to the City Engineer and the Public Utilities Department prior to issuance of a Certificate of Occupancy.

E. Public improvements shall be satisfactory to the Planning Director and City Engineer.

Analysis: As part of the planned development approval it was a requirement that public way improvements must meet Salt Lake City standards. Finding: All required public improvements will be installed prior to issuance of a certificate of occupancy with the Salt Lake County Recorder’s Office.

Standards of Review Prior to the approval of a minor subdivision approval, the Planning Director must make a finding of compliance with the requirements in Section 20.20.070 of the Subdivision Ordinance. The Planning Director, or designee, may, at the administrative hearing, approve the proposed minor subdivision if it is found that:


A. The minor subdivision will be in the best interests of the city.

Analysis: The property is located in an area covered by the Downtown Master Plan, designated as mixed-use on the Future Land Use Map. The proposal is consistent with the allowed density of the D-4 district. The subdivision will create three lots out of two, enabling separate financing of each. The use is consistent with the purpose and scope of the applicable zoning ordinance sections and the Downtown Master Plan.

Finding: Staff finds that the proposed subdivision is in the best interest of the City, because the development of the property is consistent with the Zoning Ordinance requirements, including the planned development approval, and Master Plan policies for the area.

B. All lots comply with all applicable zoning standards.

Analysis: Staff has reviewed the property for compliance with all applicable Zoning Ordinance standards, and found that it meets the minimum requirements for size, width, access and all other requirements; Except for frontage requirements which are waived consistent with the planned development approval. Finding: Staff finds that the proposed subdivision will comply with all applicable zoning standards.

C. All necessary and required dedications are made.

Analysis: The proposed subdivision requires cross easements for transportation and utilities to be functional. Finding: Staff finds that all necessary dedications for the property must be made prior to final recordation.

C. Provisions for the construction of any required public improvements are included.

Analysis: Public way improvements are required as part of the building construction. Finding: Staff finds that there are no significant issues that would prevent the construction of the pblic way improvements as part of the final construction.

E. The subdivision otherwise complies with all applicable laws and regulations.

Analysis: This application has been reviewed for compliance with all applicable state laws and Salt Lake City Corporation zoning regulations. The Engineering Division has requested that the name of the subdivision be changed to Union Station for consistency with other documents. The concerns of Zoning and transportation are addressed as part of the planned development approval. Finding: Staff finds that the application meets applicable laws and regulations.


Attachment A

Preliminary Plat









































Attachment B Department Comments


Fire Edward Itchon Public Utilities Justin D Stoker Building Services Alan Michelsen Parking for each lot will need to comply with 21A.44. Each lot will need to address the issues of interior parking lot landscaping and perimeter parking lot landscaping at property lines as per 21A.48. Cross-access easement agreements will need to address pedestrian and vehicular access, drainage, snow and trash removal, off-site parking etc Engineering Scott Weiler A Subdivision Improvement Construction Agreement has been executed with the developer for the public improvements required for the Union Station Subdivision. We recommend that the title of this plat be changed from "Hyatt House" to "Union Station". Addresses for the proposed lots will be 140 S. 300 West (Lot 1), 345 W. 100 South (Lot 2) and 144 S. 300 West (Lot 3). These need to be shown on the final plat. When a final plat is submitted, the SLC Surveyor will begin her review. Please forward these addresses to the applicant Transportation Barry Walsh Review response to past comments with PDF submittals for Plat, Parking lease's and CCRR's for easements The attached PDF’s address our past Transportation review comments. Entered into Accela as complete. Attorney Shari Faulkner

Documents

Hyatt House Subdivision PLNSUB2013-00522 140 South 300 … · 2013. 10. 7. · Planning and Zoning Division . Department of Community & Economic Development Hyatt House Subdivision