PLANNING COMMISSION STAFF REPORT

MEETING DATE: June 6, 2019

PROJECT NUMBER: S-19-002

REQUEST: Final Plat approval for a two-lot subdivision

ADDRESS: 3330 South 500 West

PARCEL NUMBER: 15-25-351-033-0000

PROPERTY OWNER: LTD. SHADOW MOUNTAIN IV

SYNOPSIS:

Maverik is petitioning, on behalf of LTD. Shadow

Mountain IV, the Planning Commission for a two-lot

subdivision. The entire property is currently vacant

land. The property owner has future plans to enter

into a ground lease with Maverik for construction of

a new convenience store with gas pumps on lot 2.

The existing parcel must be subdivided for the area

Maverik will lease. Lot 1 of the proposed subdivision

will remain vacant land until future development.

The proposed use of lot 2 requires a Conditional

Use Permit that is reviewed at a staff level. The

Planning Commission is the land use authority on

subdivisions.

STAFF RECOMMENDATION:

Staff recommends final plat approval for a two-lot subdivision dividing an existing parcel located at 3330 S 500 W, with the

following conditions:

1. The applicant will continue to work with City staff to make all technical corrections necessary prior to recording;

2. Prior to plat recordation and occupancy of any new development within this plat, the applicant must provide city

staff the final plat mylar to include notarized signatures of owners’ consent to dedication; obtain signatures of all

entities indicated on the subdivision plat attached hereto;

3. Complete (or post an adequate improvement completion assurance), warrant and post required warranty assurance

for all required landscaping and public infrastructure improvements;

4. The property owner has stated that they will not be renewing the lease with Regan Billboards, thus terminating

and removing the existing billboard and any associated land interests as evidenced in the proposed plat.

5. All site improvements shall be installed consistent with the requirements of the South Salt Lake City Municipal Code;

PROPERTY ACCESS

3300 South, 500

West

SURROUNDING LAND USES

Light Industrial,

Warehouse,

EXISTING ZONING

Light Industrial

EXISTING USES

Vacant Land

PROPOSED LOT SIZES

Lot 1 – 1.77 acres Lot 2 – 2.75 acres

6. The easements located in the SE corner of the property need to be relocated to provide adequate easements for

existing utilities;

7. A cross access easement shall be added to the plat to allow future access between Lot 1 and Lot 2.

8. All existing easements remaining on the property shall be shown on the plat.

9. UDOT shall sign the plat for all improvements on 3300 South.

10. The applicant shall obtain a UDOT access permit for the 3300 South access drive aisle.

11. The applicant shall submit plans and obtain SSL Engineering and UDOT approval for all right of way improvements.

12. The ditch located on 500 West shall be improved to SSL Engineering standards.

13. The applicant shall enter into a development agreement with South Salt Lake City that requires the

applicant/property owner to pay their proportionate share of the costs of the 500 West public improvements.

14. The plat shall include language dedicating an easement to the City of South Salt for purposes of stormwater

management practices, in a form as approved by the City Attorney’s Office.

15. All items of the staff report.

PLANNING COMMISSION STAFF REPORT

GENERAL INFORMATION:

Location: 3330 – 3350 South 500 West

Proposed Project Size: Lot 1 – 1.77 acres; Lot 2 – 2.75 acres

Surrounding Current Land Uses

North: Industrial

South: Warehouse/Industrial

East: Warehouse/Industrial

West: Pick N Pull/Industrial

Figure 1: Aerial Site Plan

UTOPIA AVENUE

Figure 2: Street View

APPLICANT PROPOSAL:

The applicant is petitioning for a two-lot subdivision of a single parcel located at 3330 South 500 West. The property is

currently vacant land. The property owner has future plans to enter into a ground lease with Maverik for construction of a

new convenience store with gas pumps and a truck size carwash on lot 2. The proposed conceptual elevations are below:

3300 SOUTH LOOKING SOUTHEAST

As part of the proposed project, the property owner has stated they will terminate an existing lease with Reagan Outdoor

Advertising for the billboard pictured below. The entire billboard, including advertising faces and structure will be removed

as part of this project.

Figure 3: Applicant’s Conceptual Site Plan **Final Plat in attachments**

3300 SOUTH

50

0 W

EST

Lot 1: (Vacant Land)

Lot 2: (Maverik)

FIGURE 4: EXISTING EASEMENTS

1. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: MOUNTAIN STATES TELEPHONE AND

1. TELEGRAPH COMPANY PURPOSE: THE RIGHT, PRIVILEGE AND AUTHORITY TO CONSTRUCT, OPERATE, MAINTAIN

AND REPAIR ITS LINES OF TELEPHONE AND TELEGRAPH, INCLUDING UNDERGROUND CONDUIT, POLES, ANCHORS.

CABLES, WIRES AND FIXTURES UPON, UNDER, OVER AND ACROSS THE PROPERTY. BOOK/PAGE: 2456/116

2. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: MOUNTAIN STATES TELEPHONE AND

TELEGRAPH COMPANY PURPOSE: THE RIGHT, PRIVILEGE AND AUTHORITY TO CONSTRUCT, OPERATE, MAINTAIN

AND REPAIR ITS LINES OF TELEPHONE AND TELEGRAPH, INCLUDING UNDERGROUND CONDUIT, POLES, ANCHORS,

CABLES, WIRES AND FIXTURES UPON, UNDER, OVER AND ACROSS THE PROPERTY. BOOK/PAGE: 2456/117

3. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: WESTERNERS INCORPORATED GRANTEE: SALT

LAKE CITY SUBURBAN SANITARY DISTRICT PURPOSE: A RIGHT OF WAY AND EASEMENT FOR THE PURPOSE OF

DIGGING A TRENCH ALONG SAID RIGHT OF WAY, AND TO LAY, MAINTAIN, OPERATE, REPAIR, REMOVE OR REPLACE

THE PIPE LINE FOR TRANSPORTATION THROUGH AND ACROSS THE GRANTORS LAND AND PREMISES IN SALT LAKE

COUNTY, STATE OF UTAH, LOTS 9 AND 10, BLOCK 13, TEN ACRE PLAT "A", BIG FIELD SURVEY. BOOK/PAGE: 2545/123

A water line and sewer line are located outside of

the existing easements. The easement will need to be extended to cover the

utilities.

5 Book 9154 Page 8541.

REQUIREMENTS:

17.07.040. Land use authority designations.

Pursuant to state law, the following administrative land use authority designations are made:

B. Planning Commission. The planning commission is the land use authority on issues of: subdivision and subdivision

plat approval, except planned unit developments; vacating, altering or amending a subdivision plat; category II

conditional use applications; and the issuance of a building or demolition permit in a historic and landmark district.

GENERAL PLAN CONSIDERATIONS:

Goal LU-1. Regulate land uses based on compatibility with surrounding uses, residential areas and economic feasibility.

Maintain residential, business and industrial areas that are vibrant and where the health and safety of all are protected.

STAFF ANALYSIS:

Ordinance Finding Insufficiency

Title 15 – Land Development

15.12.640 – Lots & Building Sites

A. Results in developable lot Complies – New proposed lots

are the following sizes:

Lot 1 – 1.77 acres (Vacant

Land)

Lot 2 – 2.75 acres (Proposed

Maverik)

B. Frontage on public street Complies – Lot 1 has frontage

on 500 West, a SSL public

road. Lot 2 has frontage on

3300 South, a UDOT road, and

on 500 West, a SSL public

road.

C. Required yard areas Complies – The proposed lots

complies with yard area

requirements as outlined in

17.21.030. Any future building

is subject to the requirements

in 17.21.030

D. Flag lots Not applicable

E. Minimum dimensions of lots Complies – Lot dimensions

allow for a buildable lot as

outlined in Title 17.21

F. All lot lines are right angles Complies – RB&G Engineering

completing technical review

G. Corner lots for residential uses are10 feet

wider

Not applicable

H. Lots shall not divide City boundary Complies – All existing parcels

are located within South Salt

Lake City

I. No non-conforming remnant property Complies – Entirety of all lots

included in consolidation. No

non-conforming or remnant

property will be created with

this subdivision.

J. Double frontage lots Not applicable

K. Multiple building yard areas Not applicable

15.12.650 – Streets & Access

A. Locate access to existing streets Complies – Lot 1 has frontage

on 500 West, a SSL road. Lot 2

has frontage on 3300 South, a

UDOT road, and on 500 West,

a SSL road. Any new curb cuts

along 3300 South will require

UDOT approval. Staff is

requesting as a condition of

approval that the plat include

a cross access easement

between lot 1 and lot 2 for

any future development.

B. Street width Complies – The existing street

width of 500 West is 66 feet.

The existing street width of

3300 South varies from 120

feet to 134 feet. SSL

Engineering has reviewed; no

additional dedications are

required.

C. Curb, gutter, sidewalk on existing streets Complies – Curb, gutter, and

sidewalk is existing on 3300

south. Curb, gutter, and

sidewalk will be installed on

500 West in conjunction with

future ROW improvements by

South Salt Lake. The applicant

will bond for improvements

with SSL Engineering. UDOT

will be required to sign the

plat for all 3300 South

improvements. The applicant

will need to obtain a

development agreement with

SSL for to pay their

proportionate share of the 500

West improvements.

D. Street connection at minimum 85 degrees Complies – The proposed lot

and existing streets meet this

requirement.

E. Permanent cul-de-sacs serving no more

than 10 units

Not applicable

F. Temporary dead-end streets Not applicable

G. Alley access not permitted Not applicable

H. Private roads on any side not containnig

lots or common areas shall maintain 10

feet of landscaping

Not applicable

I. Protection strip Not applicable

J. Street signs Complies – All street signs are

existing

15.12.660 – Drainage

A. Drainage systems shall conform to City

specifications

Complies – An open storm

drain along 500 W will be

undergrounded by the

applicant. All site

improvements will need to be

reviewed and approved by SSL

Engineering.

B. Connection to approved system or facility Complies – All site

improvements will need to be

reviewed and approved by SSL

Engineering. If utilties connect

into 3300 South, UDOT will

also need to approve all

improvements.

C. Appurtenant structures required Complies – All site

improvements will need to be

reviewed and approved by SSL

Engineering. If utilties connect

into 3300 South, UDOT will

also need to approve all

improvements.

D. Subsurface water drains Complies – All site

improvements will need to be

reviewed and approved by SSL

Engineering. If utilties connect

into 3300 South, UDOT will

also need to approve all

improvements.

15.12.670 – Utilities

A. Underground service Complies – All utiltity will

serve letters have been

submitted.

B. Culinary water supply Complies – All utiltity will

serve letters have been

submitted.

C. Fire hydrants Complies – Two existing fire

hydrants are located on the

east side of 500 West across

the street from the proposed

subdivision. Future

development is subject to the

requirements of the SSL Fire

Marshal. Additional fire

hydrants may be required.

D. Public sanitary sewer connection Complies

E. Street lights required on public streets Complies – One existing street

light is located along 3300

South, adjacent to the subject

property. Development is

subject to the requirements of

the SSL Municipal Code. The

developer will need to install

street lights, where applicable

F. Private/interior street lighting Complies – Future

development is subject to the

requirements of 17.21 and

17.25

G. Private/public street intersection lighting Complies – Development is

subject to the requirements of

the SSL Municipal Code. The

developer will need to install

street lights, where applicable

H. Utility easements Insufficiency - The applicant is

proposing a 10’ Public Utility

Easement on the outer perimiter

of both proposed lots. RB&G

Engineering is completing a

technical review. The applicant

shall provide adequate

easements in the SE corner of

the property to include the

existing water and sewer line.

15.12.680 – Landscaping

A. Site entrance and street landscaping Complies – Future

development is subject to the

requirements of Title 17.27

B. Landscaping plant selection is appropriate

for local environment

Complies – Future

development is subject to the

requirements of Title 17.27

STAFF RECOMMENDATION:

Staff recommends final plat approval for a two-lot subdivision dividing an existing parcel located at 3330 S 500 W, with the

following conditions:

1. The applicant will continue to work with City staff to make all technical corrections necessary prior to recording;

2. Prior to plat recordation and occupancy of any new development within this plat, the applicant must provide city

staff the final plat mylar to include notarized signatures of owners’ consent to dedication; obtain signatures of all

entities indicated on the subdivision plat attached hereto;

3. Complete (or post an adequate improvement completion assurance), warrant and post required warranty assurance

for all required landscaping and public infrastructure improvements;

4. The property owner has stated that they will not be renewing the lease with Regan Billboards, thus terminating

and removing the existing billboard and any associated land interests as evidenced in the proposed plat.

5. All site improvements shall be installed consistent with the requirements of the South Salt Lake City Municipal Code;

6. The easements located in the SE corner of the property need to be relocated to provide adequate easements for

existing utilities;

7. A cross access easement shall be added to the plat to allow future access between Lot 1 and Lot 2.

8. All existing easements remaining on the property shall be shown on the plat.

9. UDOT shall sign the plat for all improvements on 3300 South.

10. The applicant shall obtain a UDOT access permit for the 3300 South access drive aisle.

11. The applicant shall submit plans and obtain SSL Engineering and UDOT approval for all right of way improvements.

12. The ditch located on 500 West shall be improved to SSL Engineering standards.

13. The applicant shall enter into a development agreement with South Salt Lake City that requires the

applicant/property owner to pay their proportionate share of the costs of the 500 West public improvements.

14. The plat shall include language dedicating an easement to the City of South Salt for purposes of stormwater

management practices, in a form as approved by the City Attorney’s Office.

15. All items of the staff report.

Attachments:

1. Final Plat

SIGN

3 3 0 0 S

O

U

T

H

S

T

R

E

E

T

5 0 0 W E S T S T R E E T

N 0°03'19" E122.66'

S 89

°44'5

8" E

163.3

9'

N 0°22'36" W 508.77'

S 88

°16'5

3" E

230.9

3'

SOUTH12.0'

EAST55.21'S 0°05'03" W 611.44'

S 89

°57'2

3" W

445.3

'

Lot 2

Lot 1

SURVEYOR'S CERTIFICATEI , Jerron R. Atkin II, do hereby certify that i am a Professional Land Surveyor and that I hold Certificate No. 5992544 inaccordance with Title 58, Chapter 22, of Utah State Code. I further certify by authority of the owner(s), that i have completeda survey of the property described in this plat in accordance with Section 17-23-17, of said Code and have subdivided saidtract of land into lots, blocks, streets, and easements, hereafter to be known as SHADOW MOUNTAINSUBDIVISION and the same has or will be correctly surveyed, staked, and monumented on the ground as shownon this plat, and that this plat is true and correct. The following documents recorded at the SALT LAKE COUNTY RecordersOffice were relied upon in conducting this survey: Warranty Deed as Entry No. 10964510, in Book 9830 at Page 6092.

Date of Plat: MAY 30, 2019

signature: .

Registration No.: 5992544

BOUNDARY DESCRIPTIONBEGINNING AT A POINT WHICH IS NORTH 89°57'53" EAST 907.50 FEET AND NORTH 0°03'19" EAST 403.80 FEETFROM THE SOUTHWEST CORNER OF SECTION 25, TOWNSHIP 1 SOUTH, RANGE 1 WEST, SALT LAKE BASE ANDMERIDIAN; AND RUNNING THENCE NORTH 0°03'19" EAST 122.66 FEET; THENCE SOUTH 89°44'58" EAST 163.39FEET; THENCE NORTH 0°22'36" WEST 508.77 FEET TO THE SOUTH LINE 3300 SOUTH STREET AS DISCLOSED BYTHAT CERTAIN FINAL ORDER OF CONDEMNATION RECORDED MARCH 7, 1972, AS ENTRY 2447856, IN BOOK3059, AT PAGE 166; THENCE ALONG SAID SOUTH LINE SOUTH 88°16'53" EAST 230.93 FEET; THENCE SOUTH12.0 FEET; THENCE EAST 55.21 FEET; THENCE SOUTH 0°05'03" WEST 611.44 FEET; THENCE SOUTH 89°57'23"WEST 444.85 FEET TO THE POINT OF BEGINNING.

CONTAINS: 196,941 SQ. FT. or 4.52 ACRES

SCALE: 1"=50'

0 20 5010

SET MONUMENT 5/8" REBAR AND CAPGALLOWAY

FOUND MONUMENT (AS DESCRIBED)

LEGEND

SECTION CORNER (AS DESCRIBED)

FIRE HYDRANT

STREET LIGHT

CENTERLINE MONUMENT (AS DESCRIBED)

SHADOW MOUNTAIN SUBDIVISION

MEASURED

ATLAS PLAT

SUBDIVISION PLAT

(M)

(S)

(P)

NARRATIVETHE PURPOSE OF THIS MAP IS TO SUBDIVIDE A PARCEL OF LAND AND CREATE 2 LOTS. BASIS OFBEARING: BEARINGS ARE BASED ON TWO FOUND MONUMENTS IN 700 WEST STREET AT THEINTERSECTION OF 3300 SOUTH AND A WITNESS CORNER. A LINE BEARING N 0°02'50" E BETWEEN THESEMONUMENTS WAS USED AT THE BASIS OF BEARINGS. THE MINIMUM LINEAR CLOSURE OF THEBOUNDARY OF THIS SUBDIVISION IS WITHIN 1:20,000 TOLERANCE.

CALCULATED(C)

SHADOW MOUNTAINSUBDIVISION

LOCATED IN THE SW 14 OF SECTION 2, AND THE SE 14 OF SECTION 3, TOWNSHIP 1 NORTH, RANGE 1 WEST,

SLB&M, U.S. SURVEYSOUTH SALT LAKE CITY, SALT LAKE COUNTY, UTAH

OWNER'S DEDICATION AND/OR CONSENT TO RECORDA UTAH LIMITED LIABILITY COMPANY, THE OWNER OF THE DESCRIBED TRACT OF LAND TO BE HEREAFTERKNOWN AS SHADOW MOUNTAIN SUBDIVISION, DOES HEREBY DEDICATE FOR THE PERPETUAL USE OF THEPUBLIC ALL STREETS, EASEMENTS AND OTHER PROPERTY AS SHOWN ON THIS PLAT TO BE DEDICATED FORPUBLIC USE AND HEREBY CONSENTS AND GIVES APPROVAL TO THE RECORDING OF THIS PLAT FOR ALLPURPOSES SHOWN THEREIN.

IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND THIS DAY OF , 20 .

, A UTAH LIMITED LIABILITY COMPANY

By: _________________________________________________Print Name: __________________________________________Title: ________________________________________________

Notary AcknowledgmentSTATE OF UTAH )

:ssCounty of SALT LAKE)

On this day of , in the year 20 , before me (name of notary public) , anotary public, personally appeared the (title) of provedon the basis of satisfactory evidence to be the person whose name is subscribed to in the foregoing Owner'sDedication and Consent regarding the SHADOW MOUNTAIN SUBDIVISION and was signed byhim/her on behalf of said and acknowledged that he/she/they executed the same.

Commission Number My Commission Expires

Print Name: A Notary Public Commissioned in Utah

515 South 700 East, Suite 3F

Salt Lake City, UT 84102

801.953.1357

GallowayUS.com

A PART OF LOT 10 AND 11, BLOCK 13, 10 ACRE PLAT "A" BIG FIELD SURVEYA PART OF THE SW QUARTER OF SECTION 25, TOWNSHIP 1 SOUTH, RANGE 1

WEST, SALT LAKE BASE & MERIDIAN, U.S. SURVEYSOUTH SALT LAKE CITY, SALT LAKE COUNTY, UTAH

NOT TO SCALEVICINITY MAP

3300 SOUTH

500 W

EST

300 W

EST

3300 SOUTH

UNION PACIFIC RAILROAD

I-15 NBI-15 SB

PROJECTSITE