STAFF REPORT. Project Description. Proposal. Snyderville Basin Planning Commission From:

Transcription

1 STAFF REPORT To: Snyderville Basin Planning Commission From: Ray Milliner, County Planner Date of Meeting: May 12, 2015 Type of Item: Public Hearing, No Action Process: Administrative Review RECOMMENDATION: Staff requests that the Planning Commission review the proposed amendments to the Canyon Corners Development Agreement located at 6622 North Landmark Drive, conduct a public hearing, and provide the applicant and staff with direction. Project Description Project Name: Applicant(s): Property Owner(s): Location: Zone District: Parcel Number and Size: Type of Process: Final Land Use Authority: Canyon Corners Development Agreement Centercal Properties, Alec Paddock Representative W Meeks Wirthlin Investment Company LLC 6622 North Landmark Drive Town Center (TC) Parcel # CANCOR-1, 8.42 Acres Administrative Summit County Council Proposal The applicant is proposing an amendment to the existing Canyon Corners Development agreement. The proposal would modify the approved site plan to accommodate a new site configuration with a 43,000 square foot retail structure as the anchor tenant and one smaller building (18,000 square feet) as a secondary tenant. The total square footage requested is 61,000. Canyon Corners May 12,

2 Vicinity Map Background On March 24, 2015 the Snyderville Basin Planning Commission (SBPC) held a work session for an amendment to the Canyon Corners Development Agreement. At the meeting, the Commission reviewed the proposed changes and provided the applicant and staff with direction. Since the meeting, the applicant has met with staff to review proposed changes and has submitted revisions with the following changes: Reduction in project square footage from 68,000 square feet to 61,000 square feet, consistent with the existing development agreement. Reduction in proposed parking spaces from 294 spaces to 268 spaces (development agreement approved 279 spaces). 2 Canyon Corners May 12,

3 Eliminated the proposed secondary access from HWY 224 and placed it through to Landmark Drive. Increased the amount of proposed open space from approximately 2.73 acres to Project Description The property is 8.42 acres located at 6622 North Landmark Drive. There is an existing driveway access from Landmark Drive. Across Landmark Drive is the existing Ruby Tuesday restaurant, and the Tanger Outlet Mall. The Best Western Hotel is immediately adjacent to the south. The proposed amendments feature a new site plan for the development featuring 2 buildings labeled buildings A and B. The total density requested is 61,000 square feet. Building A = 43,000 square foot structure. Permitted use = Grocery Store, with general retail and restaurant uses. Building B = 18,000 square foot structure. Permitted use = General Retail, Office The number of buildings would decrease by 5, and the total amount of square footage would stay the same. Summary of Existing Development Agreement The approved development agreement assigns building location, footprint, square footage, use and architectural design. There are seven (7) specific building sites. Building A = 7,000 square foot structure. Permitted use = Evening Oriented Restaurant with peak usage after 5:00 pm. This was done to mitigate traffic circulation issues on site. No drive-through restaurants are allowed. Building B = 4,500 square foot structure. Permitted use = Morning oriented restaurant with peak usage before 3:00 pm. This was done to mitigate traffic circulation issues on site. No drive-through restaurants are allowed. Building C = 4,500 square foot structure. Permitted use = Drive-through financial structure. Building D = 12,000 square foot structure. Permitted use = Office, General Retail Building E = 7,500 square foot structure. Permitted use = Office, General Retail Building F = 11,000 square foot structure. Permitted use = Office, General Retail Building G = 14,500 square foot structure. Permitted use = Drive-through financial institution on the upper level only, General Retail and Office on the lower level only. The buildings are to be built per the elevation drawings in the exhibits section of the development agreement. Minor modifications to the permitted uses or architecture of the buildings will be reviewed as either a low impact permit, or conditional use permit per a determination by the Community Development Director. Canyon Corners May 12,

4 Issues for Discussion Community Benefits Chapter of the Development Code establishes a base density in the Town Center Zone as one (1) unit per twenty (20) acres on developable land. In order to receive an increase in density, a land owner must demonstrate significant community benefits subject to the regulations in the TC zone, and the regulations in Section Specially Planned Areas. The approved community benefits were: Construction of trails to connect existing community trails to the I-80 pedestrian bridge (Completed) Construction of two crosswalks across Landmark Drive (Completed) Construction of a bus shelter and turn-around on site (turn-around completed but bus shelter not) Improvement of an onsite storm water detention area (Completed) Construction of a Landmark Drive Deceleration lane (Completed) Maintenance and construction of a sidewalk (Sidewalk built, maintenance on-going) Financial contribution of $150,000 to Summit County for traffic related studies and/or improvements in the Kimball Junction area (to be completed at time of certificate of occupancy issuance for buildings) Due to inactivity on site, it is possible that some of these improvements would need to be updated or maintained prior to final occupation of the site. In addition to the benefits discussed above, and based on direction from the Planning Commission, staff has discussed the following community benefits with the applicant: Ensure that the onsite bus stop that is integrated into the overall design of the project and not an afterthought. Include features that would make waiting for a bus comfortable. Participate in the proposed Kimball Circulation shuttle. The applicant has met with staff from both the County and Park City Transportation to discuss the potential of partnering to create a shuttle system that would circulate from the Outlet Mall around to New Park, enabling shoppers to park in one place, and shop the entire area. Create an employee parking mitigation plan. This plan would be prepared by the applicant and would create employee incentives to carpool, ride the bus, walk or bike to work. The plan would be reviewed by the Engineering and Planning Departments as part of the building permit review. Create a bicycle sharing project on site. The system would be similar to those seen in Downtown Salt Lake City, Seattle and other metropolitan areas where a person swipes a credit card, and is able to use a bike for an allotted amount of time. It is anticipated that Canyon Corners May 12,

5 once the system is in place, there will be other properties in the area that will want to participate in the project. Transportation and Circulation As part of the submittal package, the applicant submitted a traffic study for the property (the study is available electronically from staff). It was reviewed by the Planning Commission, which raised concerns relating to a number of issues. The applicant continues to work with staff to resolve: On site circulation. The applicant needs to ensure that traffic flow on the site is adequate for both deliveries and patrons, while making certain that pedestrian circulation does not become an afterthought. Traffic impacts to and from the site. Concerns have been raised that the new grocery/retail use will generate more traffic on Landmark than what was anticipated in the approval. The submitted traffic study states that Landmark Drive has the capacity to accommodate it, but staff has requested a more detailed analysis. The proposed secondary access from Highway 224. The Commission expressed concerns relating to the access from HWY 224. The applicant addressed them by eliminating said access and creating a secondary access along Landmark Drive. Siting of the required transit stop. Direction has been given to make sure that the transit stop is conveniently located for both patrons of the site and pedestrians, with a minimal impact of traffic on Landmark Drive. Discussions between the applicant and staff are ongoing. Affordable Housing Chapter states, There shall be a base requirement to provide affordable housing throughout all zones of the Snyderville Basin. The base requirement shall apply to all new residential, commercial, and mixed use development, and shall be calculated using affordable unit equivalents (AUEs). An "AUE" is defined as a "two (2) bedroom unit with nine hundred (900) square feet of net livable space, measured exterior wall to exterior wall". Staff has calculated the AUEs required for the proposed development as follows: Per Chapter , the requirement for Commercial/Retail uses = 3.3 full time equivalents per 1,000 square feet of net leasable area. The Canyon Corners Commercial development application is a 61,000 square foot project, the first 5,000 square feet are exempt so the calculation is done on 56,000 square feet. Canyon Corners May 12,

6 Employee generation, general category: (3.3 x 56,000) / 1,000 = employees generated Mitigation: 185 employees multiplied by 0.20 (mitigation rate) = employees divided by 1.5 (workers per household) = employees divided by 1.2 (jobs per worker) = 20.5 AUEs Per Chapter of the Code, the applicant may meet the obligation in one of the following ways: 1. Construct on site affordable units. 2. Construct off site affordable units 3. Pay a fee in lieu 4. Purchase existing unit(s) 5. Donate land The applicant has questioned whether or not affordable housing is required as part of the project. He states that when the project was approved in 2003, there was no specific requirement for affordable housing in the Development Code, and that it was not conditioned as one of the Community Benefits. Nonetheless, the Community Development Director has determined affordable housing is required because all development applications are subject to the requirements and standards in the Development Code at the time of submittal. At the time of this writing, the applicant is determining whether or not to appeal the Director s determination to the County Council. Commission Questions Staff is requesting that the Planning Commission review and provide direction on the following issues: 1. Are the proposed modifications to the site plan appropriate for the site? 2. If so, are there any further changes/modifications that need to be made? 3. Is the discussed public benefit package sufficient to mitigate the proposed increases on the site? 4. If not, what other public benefits should be considered? Recommendation Canyon Corners May 12,

7 Staff requests that the Planning Commission review the proposed amendments to the Canyon Corners Development Agreement located at 6622 North Landmark Drive, conduct a public hearing, and provide the applicant and staff with direction. Attachments Exhibit A Amended Site Plan and Elevations Copies of the existing and proposed development agreements, and traffic studies were provided to the Commission as part of the March 24, 2015 work session. If you would like a copy of these documents, please contact staff who will provide them. Canyon Corners May 12,

8 PLAN KEY BUILDING 'A' - 43,000 SF BUILDING 'B' - 18,000 SF TOTAL BUILDING - 61,000 SF PARKING STALLS PARKING RATIO - 4.4/1,000 SF BU ILD 'B' ING BUILDING 'A' CLIENT: PROJECT: PACKAGE: CENTERCAL PLANNING COMMISION DATE: BY: JTW PROJECT #: Illustrative Site Plan

9 BUILDING - B 18,000 SF PLAN KEY BUILDING SETBACK LINE BUILDING 'A' 43,000 SF BUILDING 'B' 18,000 SF TOTAL SITE 61,000 SF PARKING STALLS 268 PARKING RATIO 4.4/1,000 SF NEW SITE ACCESS FROM WALKING PATH NEW CROSSWALK FOR TANGER OUTLET ACCESS VAN POOL PARKING & RESORT SHUTTLES NEW SITE ACCESS FROM WALKING PATH NEW SIDEWALK EXISTING CROSSWALK BUILDING - A 43,000 SF BUS STOP CLIENT: PROJECT: PACKAGE: CENTERCAL SUMMIT CO. COORDINATION DATE: BY: JLM PROJECT #: Site Plan 9

10 C SUMMIT COUNTY, UTAH

11 C SUMMIT COUNTY, UTAH

12 KEY PLAN HORIZONTAL WOOD SIDING GLULAM POST AND BEAM W/ STOREFRONT 34'-6" GARAGE DOOR GLULAM POST AND BEAM W/ STOREFRONT BOARD FORMED CONCRETE PLANTER ALUMINUM STOREFRONT W/ CLEAR GLAZING WIDE FLANGE STEEL FRAME ALUMINUM STOREFRONT W/ CLEAR GLAZING STEEL AND WOOD TRELLIS VERTICAL WOOD SIDING 36'-6" 31'-6" 28'-0" 22'-0" 22'-0" 19'-4" NORTH ELEVATION HORIZONTAL WOOD SIDING 34'-6" VERTICAL WOOD SIDING HORIZONTAL WOOD SIDING WIDE FLANGE STEEL FRAME GLULAM POST AND BEAM W/ STOREFRONT 31'-6" GARAGE DOOR 22'-0" 19'-4" EAST ELEVATION CLIENT: PROJECT: PACKAGE: CENTERCAL PLANNING COMMISION DATE: BY: JTW PROJECT #: Building 'A' Elevations

13 KEY PLAN HORIZONTAL WOOD SIDING ALUMINUM STOREFRONT VERTICAL WOOD SIDING 12'-6" HORIZONTAL WOOD SIDING STEEL CANOPY ALUMINUM STOREFRONT 00'-00" SOUTH ELEVATION GLULAM POST AND BEAM W/ STOREFRONT VERTICAL WOOD SIDING HORIZONTAL WOOD SIDING ALUMINUM STOREFRONT 36'-6" 31'-0" 28'-0" 00'-00" 22'-0" WEST ELEVATION CLIENT: PROJECT: PACKAGE: CENTERCAL PLANNING COMMISION DATE: BY: JTW PROJECT #: Building 'A' Elevations

14 KEY PLAN BACKLITE LOUVERS HORIZONTAL LATTICE WOOD RAIN SCREEN 28'-0" BACKLITE LOUVERS HORIZONTAL LATTICE WOOD RAIN SCREEN 28'-6" WIDE FLANGE STEEL FRAME 24'-0" 22'-0" BOARD FORMED CONCRETE PLANTER WOOD STOREFRONT DOORS WEATHERED ALUMINUM STOREFRONT W/ CLEAR GLAZING BOARD FORMED CONCRETE PLANTER SOUTH ELEVATION BACKLITE LOUVERS HORIZONTAL LATTICE WOOD RAIN SCREEN BOARD FORMED CONCRETE HORIZONTAL LATTICE WOOD RAIN SCREEN STEEL DOOR 24'-0" 20'-0" NORTH ELEVATION CLIENT: PROJECT: PACKAGE: CENTERCAL PLANNING COMMISION DATE: BY: JTW PROJECT #: Building 'B' Elevations

15 KEY PLAN HORIZONTAL LATTICE WOOD RAIN SCREEN BOARD FORMED CONCRETE PLANTER GARAGE DOOR 28'-0" 24'-0" WEST ELEVATION HORIZONTAL LATTICE WOOD RAIN SCREEN BOARD FORMED CONCRETE PLANTER GARAGE DOOR 28'-6" 24'-0" EAST ELEVATION CLIENT: PROJECT: PACKAGE: CENTERCAL PLANNING COMMISION DATE: BY: JTW PROJECT #: Building 'B' Elevations