Agenda Item Title:
Title
The Summit Two @ the Cairn's Mixed Use Development Master Plan and Phase Two Preliminary Site Plan Review
10281 S. Monroe St.
[Community #9 - South Towne]
Body
Presenter:
Doug Wheelwright
Body
Description/Background:
The applicants, Mr. Ron Raddon, representing Raddon Development, and the Sandy City Redevelopment Agency are requesting the Sandy City Planning Commission to consider a Master Site Plan for an approximate 7.89 acre property, and Preliminary Commercial Site Plan Review for the proposed 6.02 acre portion titled Summit Two @ the Cairn’s Mixed Use Development project. A Mixed Use Development requires a Conditional Use approval in both the CBD-O and the CBD-P zoning districts, and the Conditional Use review will be considered in a separate agenda item and in a separate staff report on this same agenda. The Planning Commission is the approval body for these actions as specified in the Sandy City Development Code.
This 6.02 acre property is located within the Central Business District-Office (CBD-O) and the Central Business District-Parkway (CBD-P) Zoning districts, and the site is currently vacant. This proposed Mixed-Use commercial project will include (1) a 14 story, 211 foot tall, 265,000 square foot mixed use commercial building containing ground and top floor restaurants, a 218 room hotel, a ten thousand square foot convention space, with 26 units of luxury residential condominiums, located on the western portion of the property, fronting Monroe Street. (2) A 6 story, 75 foot tall, 321,000 square foot, 297 unit apartment building (including 16,000 square feet of “Flex-Commercial Space” at the ground level on the eastern portion of the site fronting the eastern portion of Centennial Parkway and 10200 South Street). And (3) a 3-level, approximately 1,060 parking stall, 463,000 square foot concrete parking structure, spanning under and between the two main buildings. This project is proposed to replace the current northbound portion of Centennial Parkway (street) (between 10200 South Street and the north Mall Ring Road) and the defunct wetland pond (which is being replaced and relocated to the Riverside Golf Course property). It is also part of the South Village Area in the Cairns Master Plan and is subject to the Cairns Design Standards.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission accept the proposed Master Site Plan, with two phases and find that the preliminary site plan review is complete for Phase 1, Summit Two @ the Cairns Mixed Use Development located at approximately 10281 S. Monroe Street, based upon this staff report, the following four findings and the thirteen conditions:
Findings:
A. That the proposed first phase development project will effectively implement the goals and purposes of the base zoning, CBD-O and CBD-P, and the Cairns Design Standards for Sandy’s downtown district and incorporates the “Mountain Meets Urban” design theme elements.
B. That the “Wetlands Education Pond” property is better used for incorporation into this mixed use project than to continue in its current state. Relocation of the wetland habitat and educational functions to the new and larger site at the golf course, will be an improvement.
C. That the reconfiguring of the Centennial Parkway street system as proposed and as approved by the City Engineer and City Transportation Engineer, will better serve the transportation needs and long term development of Sandy’s downtown area.
D. That the addition of the convention facility to the hotel project is highly desired by Sandy City Administration and City Council to further the long range economic goals of the City.
Conditions:
1. That street improvements be carried out according to Plan and Profiles approved by the Sandy City Engineer as to Monroe Street, 10200 South Street, and the northbound portion of Centennial Parkway as proposed.
2. That a future subdivision be approved by the City and recorded with the Salt Lake County Recorder, which reflects the final parcel configuration, required street and easement dedications, on-street parking and lane configurations as approved by the City Engineer and allows for the approved streetscape designs of the three street which front the property.
3. That the related Conditional Use application for a Mixed Use development be approved by the Planning Commission.
4. That the developer proceeds through the final site plan review process with staff prior to any vertical construction. The Final Site Plan shall be in compliance with all Development Code requirements and those modifications required by the Planning Commission.
5. That the development complies with all Building & Safety, Fire and Life Safety Codes applicable to this type of use.
6. That the developer be responsible to meet all provisions of the CDB-O and CBD-P Zones and Cairns Design Standards as modified by the Planning Commission.
7. That the exceptions to the Cairns Design Standards addressed in the staff report and as detailed in the “Appendix D” document, be approved as the design meets the intent of the regulations, Master Plan, and achieves a similar quality design.
8. 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.
9. 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. 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.
10. That the applicant complies with all department requirements as noted in all Preliminary Review letters prior to submittal for final site plan review with staff.
11. That the architectural materials and colors be approved as per the drawings presented. That all roof mounted mechanical equipment be fully screened.
12. That the amenities illustrated on the preliminary site plan be a requirement of this development.
13. That project signs be allowed upon receiving a detailed sign package that complies with the Sandy City Sign Ordinance. Signs will need to be reviewed by separate applications by Planning Staff.