Agenda Item Title:
Title
SWIG State Street (Cairns Preliminary Site Plan Review & Restaurant Drive-up Window Use Conditional Use Review)
10101 S. State Street
[Community #5]
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Presenter:
Mike Wilcox, Planning Director
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Description/Background:
The applicant, Pranavi Koka with Bowman Consulting Group that represents Savory Swig Stores, LLC (with permission of the property owner, Fairbanks Family Trust), is requesting preliminary site plan review of a commercial site plan within the Cairns District for a SWIG (restaurant land use) on a property located at 10101 S. State St. The proposal is to construct a single-story use building for this proposed use and to include a double lane restaurant drive-up window.
The property is zoned Central Business District (CBD) and is part of the East Village of the Cairns Master Plan and is subject to the Cairns Design Standards. The land has a home that was converted to commercial use but is presently vacant. The property is bordered by the Memorial Lake Hills Mortuary and Cemetery to the north and east that are zoned Mixed Use (MU). To the south is the Sonic Drive-In Restaurant and to the west is the Marketplace Retail Center which are also zoned Central Business District (CBD).
Important design issues or considerations on this proposed development in the CBD Zone & Cairns Design Standards that will need to be reviewed by the Planning Commission include type of uses, design priority (pedestrian/vehicular/shared), traffic calming, building frontages, building massing, building heights, lot coverage, building design and materials, building articulation, street level building entries, setbacks, public realm furnishings, and streetscape profiles.
Please see attached staff report and exhibits for a detailed analysis.
Recommended Action and/or Suggested Motion:
Recommendation
Motion #1 Conditional Use Permit
Staff recommends that the Planning Commission approve the conditional use permit for a restaurant drive-thru window for the Swig State Street located at 10101 S. State St. 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 CBD Zone.
2. The site design sufficiently mitigates the potential negative impacts of the proposed use.
Conditions:
1. That all requirements of the CBD Zone and Cairns Design Standards, related to this use, be in full compliance.
2. That the developer proceeds through the final site plan review process with staff.
3. That the use be reviewed upon legitimate complaint.
Motion #2 Site Plan Review
Staff recommends that the Planning Commission determine preliminary site plan review is complete for the Swig State Street located at 10101 S. State St. 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 CBD Zone.
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.
Conditions:
1. That street improvements be carried out according to Plan and Profiles approved by the Sandy City Engineer and specifically:
a. That State Street be further improved and dedicated to include 18-foot-wide streetscape behind the curb and gutter and that a pedestrian access easement and maintenance agreement provided for any areas of the sidewalk that extend beyond the dedication area.
b. That Creek Run Way (10200 South) be further improved and dedicated to include 18-foot-wide streetscape behind the curb and gutter and that a pedestrian access easement and maintenance agreement provided for any areas of the sidewalk that extend beyond the dedication area.
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. dual drive-thru layout
b. elimination of on-street parking requirements
c. deviations to the parking lot landscaping standards (as detailed in the staff report)
d. lesser building frontage (as shown in the proposed site plan)
e. a single story building
f. reduction to the fenestration and glazing requirements (as shown in the proposed building elevations)
g. use of a thin brick veneer
h. increased building setback from Creek Run Way
i. elimination of public building entrances
j. elimination of a pedestrian crossing refuge island
5. That the developer be responsible to install the following development enhancements to offset the listed exceptions:
a. provide the city with a Pedestrian Bridge Easement Area.
b. enhanced outdoor dining area.
c. enhancements to the existing pedestrian street crosswalks that adhere to the Cairns specifications at State St. and Creek Run Way.
d. construct one secondary monument sign at corner of State St and Creek Run Way, one vehicular wayfinding sign along State St., and one pedestrian wayfinding sign along Creek Run Way.
6. 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.
7. 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.
8. That the architectural massing, design, and proposed building materials be approved with the recommended changes by the Architectural Review Committee and staff being incorporated into the final building design.
9. That the applicant work with staff to determine an appropriate implementation of public art within the project area.