Agenda Item Title:
Title
Sandy Shulsen Mixed Use (Cairns MU Site Plan Preliminary Review)
10115 S. Monroe St.
[Commercial Area, #9]
Body
Presenter:
Mike Wilcox, Planning Director
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Description/Background:
The applicant, Howard Cooke of Gardner Group (representing the property owner, Riverdale Center, LC), is requesting preliminary site plan review of a mixed use site plan within the Cairns District known as Sandy Shulsen Mixed Use on a property located at 10115 S. Monroe St. The proposal is to construct a five-story mixed use building consisting of primarily residential for-rent apartments, ground floor retail, and office (see Exhibit “A” for application materials).
For full details and exhibits, please see the attached staff report, plans, reports, and documents.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission determine preliminary site plan review is complete for the Sandy Shulsen Mixed Use located at 10115 S. Monroe 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-A&C 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 South 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 Street be further improved and dedicated to include on-street parking and 16 foot wide streetscape behind the curb and gutter.
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. building height of less than eight stories and approved to be a minimum of five stories
b. fenestration of base, middle, and top less than 40% as shown in the architectural elevations
c. building setback reduction of 2 feet to allow for a 14 foot setback on the southeast side of building
d. driveway approach width over 24 feet to allow up to 35 feet
e. allow the sidewalk to be placed behind the curb and gutter, with the parkstrip behind the sidewalk
f. no pedestrian crossing refuge island be installed on Monroe Street
5. That the developer be responsible to install the following development enhancements to offset the listed exceptions:
a. neighborhood open space (21,400 sq. ft.) within UDOT owned property
b. rooftop amenity area
c. wrapped parking structure
d. secondary monument sign & at least two pedestrian wayfinding signs
6. That the development be approved with a 15.3% parking reduction. The development shall provide 393 parking stalls within the on-site parking garage and 12 on-street stalls on Monroe St.
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 with the provision that the applicant work with staff to ensure that no elevations exceed 20% stucco/plaster.
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 to amend and extend the Sandy City Centre Plat.
12. That the applicant work with staff to determine an appropriate implementation of public art within the project area.