ADMINISTRATIVE HEARING
The regular administrative hearing for the Salt Lake City Planning Division was held on Tuesday, May 28, 2002, at 4:45 p.m. at the City and County Building, 451 South State Street, in Room 542. Douglas Wheelwright, Deputy Planning Director, was present as the hearing officer and called the meeting to order.
MUSCATINE PLACE Plat Amendment (Cannon 6, 7 Stake) by the LDS Church requesting preliminary approval to consolidate the property into one large lot. The property is located at approximately 934 West Freemont Avenue (1105 South). (Staff – Jackie Gasparik)
Rod Davis of McNeil Engineering was present representing the LDS Church.
Jackie Gasparik, Principal Planner, explained that the proposal is to combine multiple lots into one large lot for the LDS Cannon 6 and 7 Stake. The Fire Department and Public Utilities have no comments or objections for approval of the amendment. The Transportation Division approved the amendment with conditions defined in their letter dated September 11, 2001. The Engineering Division noted a pooling problem on Freemont Avenue which requires repair, and five sidewalk panels also along Freemont Avenue that need replacing. An existing drive approach accessed from 900 West at the north end of the site must be replaced with curb, gutter and sidewalk if not incorporated into the new development. A public way permit is required for any public way improvements. Engineering is also requiring that the final plat application and required materials be submitted in conference to the requirements of their checklist and redlined preliminary plats. Ms. Gasparik said that the Planning Division recommends approval.
It was noted by Mr. Davis that the drive approach on 900 West will be removed.
THEREFORE, Mr. Wheelwright approved the amendment to the Muscatine Place Subdivision Plat subject to meeting departmental requirements and recording the final plat. The Applicant may proceed with the final amended plat process.
WINDSOR STREET Minor Subdivision by Pete Sadoski/Design West requesting approval for a three-lot subdivision located at 516 & 520 South Windsor Street. The proposal is to divide an existing lot consisting of 5,227 square feet and a lot 5,662 square feet into three lots for the purpose of constructing an attached three-unit dwelling in an SR-3 zoning district. (Staff – Greg Mikolash)
Pete Sadoski and Scott Olcott were present.
Community members present to review the plans:
John Harris at 830 East 500 South
Jeff Barker at 830 East 500 South
Iris Brum-Howe at 539 South Windsor Street
Paul Jenkins at 842 East 500 South
Randolph Prawitt at 842 East 500 South
Leslie Jo Abplanalp at 320 East Cleveland Avenue
Mr. Mikolash explained that currently existing are two parcels with vacated duplexes on each parcel. The proposal is to create three parcels from the two for the purpose of constructing an attached three-unit dwelling. The proposed southernmost parcel will consist of 3,864 square feet, the center parcel will consist of 3,268 square feet and the parcel to the north will consist of 3,976 square feet. The three proposed lots will meet the frontage, parking and lot area requirements of the SR-3 Zone.
Mr. Mikolash reviewed departmental comments. The Transportation Division noted no changes to the existing Windsor Street right-of-way, but recommends a cross easement for the existing alley that is 8.25 feet wide so that it can be increased to 9 feet. The parking for the proposed structure will be in the rear that will be accessed from the subject alley. A public way permit is required for any improvements in the public way. The Engineering Division noted that a sidewalk exists, but no curb and gutter. The sidewalk is in fair to poor condition and requires repair or replacement. The plat must conform to Engineering requirements as indicated on the plat checklist. The Fire Department requested a site plan showing the location of the nearest fire hydrant. Public Utilities requires addressing an extensive list of comments including a fire flow test. Property Management has no objections and commented that the proposed use will definitely be an improvement from aesthetic and crime prevention perspectives. Mr. Mikolash will make available to Design West all departmental comments. It was noted by Mr. Sadoski that they have the results of the fire flow test.
Mr. Mikolash then reviewed the Standards of Approval explaining that preliminary review indicates that the proposal meets the standards. The Planning Staff recommends granting approval for the minor subdivision amendment subject to meeting the Conditions of Approval. The conditions are a building permit may only be issued once the amended boundary lines are recorded with the Salt Lake County Recorder’s Office, and the Applicants comply with all departmental comments.
The Applicants and Staff discussed the cross easement required by the Transportation Division. Mr. Wheelwright noted that the alley may be privately owned in which a cross easement would be required. Mr. Mikolash will contact Property Management regarding ownership of the alley and will also contact the Transportation Division regarding the most suitable way of obtaining the addition width for the alley.
The Applicants reviewed the proposal with community members. The existing development does not provide off-site parking. The proposal decreases the density from four units to three units and will provide on-street parking. The structure is two stories high and is designed with a 6:12 roof pitch meeting the maximum height limit of the Zoning Ordinance. The Applicants are willing to decrease the pitch at the back to mitigate height and mass. Mr. Olcott explained that they were sensitive to the character of the neighborhood and strived to design a structure including porches and a combination of roof pitches that would be compatible. The exterior of the structure will be stucco on the lower portion and shingles on the upper, which will also visually mitigate the height. The windows will be finished with raised colored rails. Mr. Sadoski will maintain ownership of the properties, and the units will be rentals. The proposal with the separate lot lines offers the option for future condo use. The units consist of 1,800 square feet and will be priced to rent at $900 to $1,000 a month. The structure will maintain the existing front yard setback and the front yard will be landscaped with lawn. Scrubs will be planted along the deck. The rear and side yards will be landscaped with bark ground cover and scrubs. Some mature trees existing on the property will be removed to accommodate the new construction, but the Applicants plan to plant larger trees in the rear yard to replace the shade that will be lost when the other trees are removed. The consensus of the community members present was that the proposal will greatly improve the property and the neighborhood.
THEREFORE, Mr. Wheelwright granted preliminary approval for the Windsor Street Minor Subdivision.
Upon granting approval, Mr. Wheelwright explained that anyone objecting to the decision of the Hearing Officer may file a written protest within 14 days and the matter will be scheduled before the Planning Commission.
WILLIAMS Lot-Line Adjustment by Max Williams and Gary Porter requesting approval for a lot-line adjustment that will reconfigure two lots located at 2973 South 1000 East and 992 East Hudson Avenue. Mr. Williams owns the lot on Hudson Avenue (Parcel 1) and is proposing to sell property to Mr. Porter who owns the lot on 1000 East (Parcel 2). (Staff – Jackie Gasparik)
Max Williams and Gary Porter were present.
Mr. Wheelwright explained that the proposal was originally filed as a Routine and Uncontested Lot Line Adjustment, but the Petitioners were unable to obtain one required signature of approval.
Mr. Porter explained that the abutting property owner who would not sign is a senior citizen and widowed, and actually did not object, but did not want to be bothered.
Ms. Gasparik explained that the purpose of the proposed lot line adjustment is so that Mr. Williams can sell a piece of land measuring 70 feet by 80 feet to Mr. Porter. Ms. Gasparik noted that the Planning Staff made an on-site visit and Staff is recommending approval with the condition that the Applicants provide a boundary description of all the property affected. The description is needed for the approval recording of the lot line adjustment. Ms. Garparik said that she could not record the notice of approval until the 14-day appeal period is over.
Mr. Williams said that he will prepare the boundary description that will describe, as one description, both properties affected by the lot-line adjustment.
The Applicants and Staff discussed the proposal. Mr. Porter explained that his property contains a duplex, and he occupies one unit and his son occupies the other. The lot line adjustment offers Mr. Porter a garden, which he will maintain, and a shed that he will use for personal storage. Mr. Williams added that his property is for sale and the purpose of the lot line adjustment is to provide Mr. Porter with much needed land.
THEREFORE, Mr. Wheelwright granted approval of the Williams Lot Line Adjustment.
Responding to Mr. Williams’ questions, Mr. Wheelwright explained that the Planning Staff will prepare the notice and record it which serves as authorization for deeds. The Applicants then transact by deeds and record them. The notice may be recorded after June 13, 2002.
It was noted that notice of the hearing was sent to property owners within 300 feet of the subject properties and no one was present to comment on the proposal.
There being no further business, the meeting adjourned at 5:30 p.m.