Agenda Item Title:
Title
Arcadia Apartments Phase 2 - Mixed Use Development (Site Plan Review)
172 West Harrison Street (8920 South)
[Community #1 - Northwest Exposure]
Body
Presenter:
Mike Willcox
Body
Description/Background:
Mr. Adam Lankford of Wasatch Group, has submitted an application for a site plan of the second phase of the Arcadia Apartments, which is part of the 90th South Mixed Use Project. The proposal is part of the nearly sixteen (16) acre mixed-use master planned developed by Miller Family Real Estate, LLC. It is also part of the North Study Area in the Cairns Master Plan. This phase is to be built on approximately 3.08 acres of the site, where the former auto maintenance shop sits. This project was conceptually approved last December with a 20% parking reduction. Part of that approval was that this site come back before the Planning Commission for a review the site design details and building elevations.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission find that the preliminary site plan review is complete for the proposed Arcadia Apartments – Phase 2 Mixed Use Site Plan, located at approximately 172 West Harrison Street, based upon the following conditions:
1. That street improvements be carried out according to Plan and Profiles approved by the Sandy City Engineer and specifically:
a. That Harrison Street be improved to a thirty-six and one half (36.5’) half width including asphalt, curb, gutter, eight foot (8’) parkstrip, eight foot (8’) multi-use trail, and streetscape (including 2 inch caliper street trees). The variety of street tree required to match the street tree species and spacing of Phase1. Street trees shall be coordinated with street light locations, sight triangles at driveways and intersections as well as other utilities.
b. That Monroe Street not be improved by the applicant as these improvements will be completed with the proposed City/UDOT project. The developer will be required to provide a supplemental site, grading, and landscape/irrigation plan to staff for approval after the design of the road is finalized. A bond will be required to ensure these plans and improvements between the building and the street are further designed and completed.
2. That the developer proceed through the final site plan review process with staff according to the Site Plan Review Procedures Handout.
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 Mixed Use (MU) District, the Sandy City Development Code and all conditions of approval imposed by the Planning Commission regarding this project prior to issuance of a building permit including but not limited to: compliance with the Sandy City Water Policy, trash enclosures, compliance with the Sign Ordinance and obtaining sign permits for all signs proposed, front landscaping, screening of all roof mounted mechanical equipment and vents, installation of all required public improvements, provide staff with a specific water efficient landscape and irrigation plan prior to final approval of the site plan and undergrounding of existing overhead utility poles across this property (as may be required by the Sandy City Public Utilities Department).
5. 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.
6. 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.
7. That the developer have their Engineer certify the existing grades of the property before grubbing and grading work starts. Also, that the final grades be certified by the developers Engineer prior to the start of footing and foundations. Each certification shall be given to the Sandy City Development Engineer for review prior to continuing with the next step of construction.
8. That at least two (2) building entrances be added along Harrison St. and one (1) added along Monroe St. Entrances shall be architecturally enhanced and oriented to the public street to create an inviting entrance. Residential units on the ground level shall be designed with direct access doors and enlarged stoops/porch areas (except those with more than four feet (4’) of elevation difference from the street grade and building finished floor elevation. That secondary access (e.g. stair towers) be further emphasized and made into an inviting entrance with more glass windows, doors and awnings.
9. That the architectural materials be approved as shown by the applicant.
10. That the applicant provide a detailed Urban Streetscape Plan for all public streets. The plan should include landscape, fencing (if any), hardscape, urban furniture, and other urban amenities.
11. That the amenities illustrated on the preliminary site plan be a requirement of this development.
12. 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 at final review with Staff.