Agenda Item Title:
Title
Compass Mixed Use (Cairns MU Site Plan Preliminary Review)
179 West 9270 South
[Community #2, Civic Center]
Body
Presenter:
Mike Wilcox
Body
Description/Background:
The applicant, Cole Peterson of Gardner Group (representing the property owner, Sandy City), is requesting preliminary site plan review of a mixed use site plan within the Cairns District known as Compass Mixed Use on a property located at 179 West 9270 South. The proposal is to construct a five-story mixed use building consisting of primarily residential for-rent apartments, ground floor retail, and office.
See the attached staff report and exhibits for full details of the request.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission Planning Commission determine preliminary review is complete for the Compass Mixed Use development located at 179 West 9270 South based on the following findings and subject to the following conditions:
Findings:
1. The applicant has met the intent and substantially complies with most of the applicable Cairns Design Standards and the Cairns Master Plan.
2. The applicant has demonstrated that they have largely complied or intend to comply with the Land Development Code requirements for the RC Zone and the intended use of a mixed use development in this area.
3. The proposed development enhancements provide the same or better overall quality design than the exceptions sought to achieve the branding identity and unique design elements that make this area stand out.
4. The mix of proposed uses is consistent with the objectives and plans for the Stadium Village area and meets the criteria for a mixed use development.
5. The applicant has provided sufficient studies and evidence to support the parking reduction and sharing arrangements for this proposed development.
Conditions:
1. That street improvements be carried out according to Plan and Profiles approved by the Sandy City Engineer and specifically:
a. That Monroe Plaza Way be further improved and dedicated to meet the Type 3 Street requirements including a 16 foot wide informal streetscape type behind the curb and gutter. All other street improvements will be installed by the City under a separate project.
b. That 9270 South be improved and dedicated to meet the Type 2 Street requirements for a total width of 61 feet.
2. That the developer proceeds through the final site plan review process with staff. The Final Site Plan shall be in compliance with all Development Code requirements, staff redlines, and those modifications as required by the Planning Commission.
3. That the development comply with all Building & Safety, Fire and Life Safety Codes applicable to this type of use.
4. That the developer be responsible to meet all provisions of the Cairns Design Standards, with the following approved exceptions:
a. block length over 400’ be approved with no midblock break along 9270 South
b. parkstrip on 9270 South be allowed to be combined with the on-street parking area
c. horizontal breaks be approved to be one foot instead of three as shown in the architectural elevations
d. utilizing less than 50% of high quality building materials as shown in the architectural elevations
e. fenestration of middle and top less than 40% as shown in the architectural elevations
f. parking garage design of west façade as shown in the architectural elevations
5. That the developer be responsible to install the following development enhancements to offset the listed exceptions:
a. public art be provided at the entrance to the public plaza located at the junction of 9270 S & Monroe Plaza
b. pedestrian and vehicular wayfinding signs placed as shown in L1.01
c. a painted mural on the parking garage west façade as shown in the architectural elevations
d. enhanced building entrances consisting of awnings/canopy/roof and other distinguishable architectural change be provided over ground floor entrances to residential lobbies, retail and the ground floor units
6. That the development be approved with a 16.4% parking reduction. The development shall provide 472 parking stalls within the on-site parking garage and 10 on-street stalls on 9270 South.
7. All utility boxes (i.e. transformers, switch gear, telephone, cable tv, etc.) shall be shown on the site plan and shall be placed underground or moved behind the front setback of the buildings and screened from view. Each box shall be shown in its exact location and shall be noted with its exact height, width and length. Building utility meters shall be mounted to the side or rear elevation or screened with a wing wall if fronting a public street.
8. That the developer be responsible for the placement of a temporary 6-foot-high chain link fence around the perimeter of the project during the construction phase of the project for security and safety. Said fence shall also be required to include fabric to prohibit blowing dust problems, if it becomes necessary or if it is required by the Community Development Department during Site Plan Review.
9. That the architectural massing, design, and proposed building materials be approved as presented and recommended for approval by the Architectural Review Committee, with approval to exceed 20% stucco/plaster as shown in the architectural elevations.
10. That project signs be allowed upon receiving a detailed sign permit package that complies with the Sandy City Sign Ordinance. Signs will need to be reviewed at final review with Staff.
11. A subdivision plat must be recorded before building permits can be issued for this development.
12. That the applicant work with staff to determine an appropriate implementation of public art within the project area prior to final approval.