Agenda Item Title:
Title
Sandy Station Townhomes - Preliminary Cairns Site Plan Review
8925 S. Harrison St.
[Community #1, Northwest Exposure]
Body
Presenter:
Mike Wilcox, Planning Director
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Description/Background:
The applicant, David Kelley of DR Horton (representing the property owner Interim Capital, LLC), is requesting a preliminary site plan and subdivision review for the property located within the Cairns District at approximately 8925 South Harrison St. The proposal is to construct 63 residential townhome units in accordance with the previously approved mixed use master plan for this area. The property will also be subdivided allowing for the private ownership of units. Based upon the applicant’s submittal, they are also seeking approval of several exceptions and development enhancements to the Cairns Design Standards. Please reference the applicant’s letter (Exhibit A) and application materials (Exhibit B).
See the attached detailed staff report and exhibits for full details of the request.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission determine that the preliminary site plan review for the Sandy Station Townhomes located at 8925 S. Harrison St. is substantially complete 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.
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. That the proposed configuration is an efficient use of the land.
5. That the various City Departments and Divisions have recommended preliminarily approval of the proposed development.
Conditions:
1. That street improvements be carried out according to Plan and Profiles approved by the Sandy City Engineer and specifically:
a. If allowed by UDOT, 9000 South Street be further improved and dedicated to include an 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 Harrison Street be further improved and dedicated to include a 16-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 submittal 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 for meeting all provisions of the Cairns Design Standards, with the following approved exceptions summarized below (and fully described in the staff report and applicant letter):
a. Type 4 Streetscape on 9000 South (unless permitted by UDOT)
b. On-street Parking on Harrison Street
c. Building base façade materials
d. Building Articulation
e. Cairns Building Design
f. Max Driveway Entrance Width
g. Publicly Accessible Open Space within ¼ Mile
h. Max Building Setback along 9000 S.
i. Pedestrian Mew Design Standards
5. That the developer be responsible to install the following development enhancements to offset the listed exceptions:
a. Pedestrian mews will use saw-cut concrete to provide irregular shapes.
b. Raised front patio/porch areas will be used on the majority of the units.
c. Every unit will have a 4’ deep balcony.
d. Extended eyebrow ledges will be added on the outside corner of the units.
e. Landscaping along both pedestrian mews will meander with hardscape materials.
f. Connections between the two five foot pedestrian paths on Dyess Court will be stamped or colored concrete.
g. Establish two pedestrian streets that provide mid-block breaks.
h. Provide roughly 6,000 SF of informal recreational opportunity space that will be dedicated as private open space to residents of this development.
i. Add architectural lighting to the buildings to providing pedestrian mew lighting. In areas without buildings fronting the mews, that light poles be used to supplement gaps in lighting.
j. Additional landscaping be implemented on the adjacent UDOT properties along the I-15 freeway to include granite boulders, meadow grasses, wildflowers, and mountain shrubs (as listed in the approved list of Cairns Design Standard landscape materials).
k. Design and install a primary gateway monument sign for the Cairns District nearest to the I-15 interchange along 9000 South. This shall include an enhanced landscaping area along the 9000 South frontage shall include landscape mounds, granite boulders, mix of deciduous and evergreen trees and other landscape materials from the approved list of Cairns Design Standard landscape materials.
l. Install a Cairns Pedestrian Sign along the 9000 South pedestrian trail.
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 as shown in the application materials.
9. That a vehicular cross access be implemented between the MVP facility and the easterly corner of this development.