ADMINISTRATIVE HEARING
The regular administrative hearing for the Salt Lake City Planning Division was held on Tuesday, May 14, 2002 at 4:50 p.m. at the City and County Building, 451 South State Street, in Room 542. Doug Wheelwright, Deputy Planning Director, was present as the hearing officer and called the meeting to order.
PRATEZK INDUSTRIAL PARK Minor Subdivision, an amendment to Lot 6 of the Pratezk Industrial Park Plat 1 Subdivision, by Weider Nutrition Group, Inc. requesting preliminary approval for a lot split located at 1894 South 5070 West. The property consists of 10 acres and is zoned M-1. (Staff – Greg Mikolash)
Jim Wehde was present representing Weider Nutrition Group, Inc.
Greg Mikolash, Principal Planner, explained that the request is an amendment to Lot 6 of the original plat. Lot 6 consists of 10 acres and the proposal is to split the lot into two lots with 5 acres each and will be known as Lot 6-A and Lot 6-B.
Mr. Mikolash then explained that the Transportation Division referred to comments submitted for the original subdivision in respect to comments for the amendment. Salt Lake City Engineering requires permits for any public way improvements; such as curb, gutters and sidewalks. Excavation of 5200 West is needed to install a sewer service lateral for Lot 6-A, and 5070 West will need to be excavated to install a water service lateral for Lot 6-B. All streets must be restored in compliance with APWA standards. Engineering also requires the final plat to conform to redlines of the preliminary plat. The Public Utilities Department requires construction plans to be submitted showing all new water and sewer connections. Any new construction within the subdivision will require the improvements as outlined in the Public Utilities comments dated May 6, 2002. Peggy Garcia is the contact person for Public Utilities. The Fire Department has consented to the subdivision amendment noting that the developer shall add access roads and fire hydrants upon construction of new buildings which may be shown through the building permit process.
Mr. Mikolash said that he believes the proposal meets all standards of approval including lot dimension, size and frontage. Any other standards may be met through the Development Review Team process. The Planning Division Staff recommends granting preliminary approval for the amendment.
Mr. Wheelwright noted that no public or surrounding property owners were present and the Planning Division did not receive any verbal or written correspondence commenting on the proposal.
THEREFORE, Mr. Wheelwright approved the amendment to the Pratezk Industrial Park Subdivision of Plat 1, Lot 6 subject to the conditions outlined in the Planning Staff Report.
ANJA Condominium by Daniel Ivan requesting preliminary condominium approval for a new two-unit dwelling located at 1931-35 South 2600 East. The property consists of 0.19 acre and is zoned SR-1. (Staff – Greg Mikolash)
Sorin Popa was present to represent Daniel Ivan.
Mr. Mikolash explained that the structure is a new duplex which was approved in May 2001, and the proposal is to convert it to a condominium. The proposal includes a subdivision amendment that will not split the lot, but create a condominium line within the structure itself leaving the lot as an open common area. The Building Official will make certain the structure division meets building code requirements which will be concurrent with the final inspection and issuance of the Certificate of Occupancy.
Mr. Mikolash reviewed departmental comments explaining that the Transportation Division noted that the homes were recently developed for Daniel Ivan as a duplex and were approved by the Board of Adjustment (case #2584-B) with little change to the existing residential roadway. The Engineering Division referred to comments dated March 8, 2001, as part of the Indian Terrace Plat Amendment to Lots 24 and 26. Mr. Mikolash noted that the Applicant has already completed the requirements within these comments. Public Utilities questioned if all future plat amendments show the private sanitary sewer lateral easement for Lots 1 and 2. Mr. Mikolash noted that the easement is shown on the original Indian Terrace plat and amended plat. Property Management and the Fire Department have no objections to the amendment.
Mr. Mikolash reviewed the Findings of Fact and Order explaining that the request is consistent with requirements of the Utah Condominium Ownership Act and is currently going through the process. The condominium plat appears to be consistent with State law; however, further review is required to determine if the plat is ready for recording. All names and addresses of tenants of the building are required to be submitted for mailing/notification purposes as required by the Ordinance for Public Hearing Purposes, but the units are vacant and still owned by Mr. Daniels. Mr. Mikolash also noted that no condominium shall have final approval, or shall the units be sold until the plat has been recorded with the Salt Lake County Recorder. The Building Official shall conduct a final inspection of the building and shall approve and sign the final plat along with both the Mayor and the City Attorney. The City Attorney shall advise the Mayor as to the form of the final plat and recordable documents.
Mr. Mikolash said that the Planning Division Staff recommends granting preliminary approval. The Planning Staff did not receive any objections from neighbors. One neighbor across Foothill to the west called regarding the design of the structure, but had no opinion as to whether or not the structure should be a duplex or a condo. The Community Council Chair also called with only questions regarding the difference between a townhouse and a condo, and had no comments regarding the design of the structure.
Mr. Wheelwright acknowledged the calls noting that no objections for the proposal were made, and no one from the public was present for comments.
THEREFORE, Mr. Wheelwright approved the ANJA condominium conversion subject to meeting the conditions of the Planning Staff Report, and the Applicant finalizing the condominium plat and recording it.
It is noted that after approval was granted Nickie Thiese, 1920 South 2600 East, was present to voice support for the proposal.
HIGHLAND PARK Minor Subdivision, an amendment to Lot 15, Block 5 of the Highland Park Plat C Subdivision, by John Collier and William Puder requesting preliminary approval to split the lot into three separate parcels for the purpose of constructing three attached dwelling units located at 2720 South 1300 East. The property consists of 0.27 acre and is zoned RMF-35. (Staff – Greg Mikolash)
John Collier and William Puder were present.
Rebecca Petersen, 2243 South 1700 East, was present to review the proposal.
Mr. Mikolash explained that the request is for an amendment to Lot 15 of the Highland Park Plat C Subdivision. Lot 15 consists of 11,000 square feet with a principle residence and a detached garage in the rear yard on the northern most portion of the lot. The existing dwelling and garage will remain and will be split from the larger portion to the south which then will be subdivided into two more lots consisting of 3,500 and 4,900 square feet. The purpose of the three-lot split is to construct an attached three-unit dwelling. Two new dwelling units will be constructed and attached to the south face of the existing dwelling. Mr. Mikolash noted that the lot and the zoning designation will accommodate the proposed attached three-unit dwelling. Mr. Mikolash then explained that an alley exists which circumferences the lot and will be used to access all three dwellings.
Mr. Mikolash reviewed departmental comments explaining that City Engineering requires the 16-foot public alley along the north and west boundaries to be overlaid or replaced because it is deteriorated. A permit is required for any work in the public way. The Fire Department requires a fire flow test and an approved emergency access road within 150 feet. The Police Department and Property Management have no objections. The Transportation Division requires improvement of the alley and the approach. Mr. Mikolash noted that the Applicant may begin the final plat process at which time the departmental comments may be addressed through the building permit process with the Development Review Team.
Ms. Petersen voiced concerns about the proposal increasing parking congestion in the alley and on surrounding streets. Her concerns were addressed after reviewing and discussing the plans.
Mr. Wheelwright noted that the Applicant is providing two parking stalls for each unit which should not cause additional parking problems. Mr. Collier added that the proposal may provide as many as four stalls per unit; two stalls in each garage and two in each driveway. It was also noted that the units will be owner occupied.
THEREFORE, Mr. Wheelwright approved the amendment to Lot 15 of the Highland Park Plat C Subdivision.
Mr. Wheelwright noted that the amendment will require an application for final plat approval.
There being no further business, the meeting adjourned at 6:15 p.m.