ADMINISTRATIVE HEARING
The regular administrative hearing for the Salt Lake City Planning Division was held on Wednesday, October 16, 2002 at 4:00 p.m. at the City and County Building, 451 South State Street, in Room 523. Doug Wheelwright, Deputy Planning Director, was present as the hearing officer and called the meeting to order.
UNION PACIFIC RAILROAD COMPANY is requesting to subdivide 315.49 acres of property located between 700 South to 1100 South and 4400 West to 5600 West into three parcels. Along with subdividing the Property, the Petitioner will improve and dedicate two new public streets to Salt Lake City, those being 1100 South and 5500 West. Frontage along 5600 West and 700 South will be expanded and improved. The majority of the property is zoned “M-1” Light Manufacturing; however, a portion of frontage east of 5600 West at a depth of approximately 700 feet is zoned “CG” General Commercial. (Staff – Greg Mikolash)
Mr. Mikolash explained that two parcels, one approximately 5 acres in size and the other 250 acres, will be created from three existing parcels consisting of 315 acres. The proposed subdivision is a follow-up to a conditional use request for the intermodal freight hub that was approved in July 2002 by the Planning Commission. Along with the conditional use approval, 5600 West and 700 South were dedicated to Salt Lake City, and 4800 West has been vacated. Improvements will be made along 5600 West and a small portion along 700 South.
Mr. Mikolash then explained that most comments from City departments have been dealt with during the conditional use process. The comments arising from the subdivision request mainly address the dedication of the streets. The Fire Department requires a fire hydrant every 400 feet or less for the areas that are being dedicated to the City. The Department of Public Utilities state that the three existing lots do not have water or sewer services, and it will be necessary to connect each new parcel with sewer and water connections. Public Utilities and the Department of Airports require on-site storm water retention for lots with over 17 acres of impervious material. Mr. Mikolash said that the Applicant should contact Public Utilities and the Airport for more information. Utah Department of Transportation (UDOT) also submitted comments because 5600 West is a State right-of-way. The Police Department commented on what they would like to see included in the site development through the building permit process. Mr. Mikolash added that the Planning Division recommends approval based on meeting the conditions of the conditional use approval and the comments for the dedication of the streets.
Mr. Wheelwright noted that the intermodal hub development has gone through extensive review including public hearings with the Planning Commission and the City Council in May, June and July 2002.
THEREFORE, Mr. Wheelwright approved the proposed subdivision.
CLC ASSOCIATES INCORPORATED, FOR WAL-MART ESTATE BUSINESS TRUST, is requesting a Subdivision Amendment to consolidate seven adjacent parcels into one 13.16-acre lot and one 0.309-acre lot for the purpose of constructing a new retail commercial structure. The property is located at 300 West to 400 West on 1300 South in a “CG” General Commercial Zone. Frontage along 1300 South will be improved and up to 16 feet of right-of-way will be dedicated to Salt Lake City for the purpose of improving traffic circulation. (Staff – Greg Mikolash)
Troy Barber, representing CLC Associates Incorporated, was present.
Also present were surrounding property owners:
R. Arlington at 350 South 400 West #304
Axel and Maxine Fors at 1215 South 400 West
Andy Peterson at 242 West 3580 South
Steven Taylor at 1313 South 300 West
Corinne Sluder at 1465 South 300 West
Mike Henrie at 308 West 500 South
Mr. Mikolash explained that the subdivision amendment consists of consolidating seven parcels in Block 6 of the Desky’s Second Addition Subdivision. The consolidation will result in the creation of two parcels. He then reviewed with surrounding property owners the site plans showing the properties as they currently exist and the proposed development. The development consists of a one-story retail building for a Wal-Mart store and a two-story parking structure. The building itself will be 30 feet high and will be set back 30 feet from 1300 South. The parking structure will be located on the north portion of the consolidated parcels, and the retail building will face the parking structure. The building includes loading areas with docking bays and approaches leading from 300 West and 400 West. The existing vacant warehouse will remain on the proposed smaller parcel located on the corner of 300 West and Hope Street. The development includes widening 1300 South to improve traffic flow. Mr. Mikolash noted that the elevation plans for the development have been submitted to the Building Services and Licensing Division for review. He added that a two-story parking structure was necessary to meet parking requirements for the retail space.
Mr. Mikolash then reviewed City department comments explaining that the Applicants have been addressing them while working through the permit process. The main concern from the City Engineer and Public Utilities regarding the subdivision is the bonding issue for landscaping in which Mr. Mikolash has been working with the Applicants. The Fire Department stated they had no problems with approval of the subdivision noting that the plans indicate all required fire hydrants. Property Management has no objections. The Police Department has submitted comments to Building Services regarding the development, and had no specific comments regarding the subdivision. Mr. Mikolash said that the Planning Division recommends approval based on compliance with departmental comments.
The surrounding property owners voiced concerns about the public process regarding the development, traffic flow, and drainage. Responding, Mr. Wheelwright explained that the development has been delayed because of environmental contamination within the old buildings. Remediation had to be completed before development began. Meanwhile, the Applicants have been going through the building permit review process and meeting the conditions of the Albermarle street closure, which was approved in July 2001. He added that the proposed development falls under a routine building permit process, and had it not been for the street closure and subdivision processes, neighbors would not have known of the type of development until it was built.
Addressing traffic concerns, Mr. Wheelwright explained that traffic leaving the site and traveling north would go to Hope Street to use the turn lane. Generally traffic restrictions occur at intersections, and the City reviews widening intersections to create turn lanes to mitigate traffic. Turn signals at 300 West and 400 West would need to be reviewed by UDOT because of the close proximity to I-15 entrance/exit ramps. It was noted that widening the north side of 1300 South may effect developed properties. Mr. Wheelwright said that the City has not reviewed at this time the widening of 1300 South on the north side. As for the flooding of surrounding streets, Mr. Barber explained that storm drainage would be dealt with on site. Mr. Wheelwright noted that the on-site retention and landscaping might prevent some flooding on the streets.
Mr. Wheelwright then summarized the processes. The Albermarle street closure is completed and the ordinance is escrowed. The subdivision process consisted of consolidating and eliminating the old residential subdivision layout, and replacing it with two lots that total 14 acres. The subdivision process is designed to be handled routinely and uncontested in an administrative hearing format, and may be appealed to the Planning Commission.
THEREFORE, Mr. Wheelwright approved the subdivision amendment.
There being no further business, the hearing adjourned at 4:45 p.m.