Salt Lake City Planning Commission Staff Report

BOARD OF ADJUSTMENT STAFF REPORT
IHC Salt Lake Clinic
Special Exception PLNBOA2011-00222
Alternative parking/Grade change
365 S 900 East
June 20, 2011
Applicant:
Steve Dibble of IHC Health
Services, Inc
Staff:
Doug Dansie, 535-6182
[email protected]
Tax ID:
16-05-329-001, 002, 004,
005, 006,007, 015, 016, 017,
018, 021, 022, 027, 029
16-05-328-001, 002, 003,
004, 009
Current Zone:
UI Urban Institutional
Planning and Zoning Division
Department of Community
and Economic Development
Request
Intermountain Health Services, represented by Stephen Dibble, is requesting a
Special Exception for an alternative parking approval and a grade change in
excess of 2 feet at 365 S 900 East in order to reconstruct and consolidate the
existing Salt Lake Clinic into a new, more urban, format. The Board of
Adjustment has final decision making authority for Special Exceptions. Proof
of hardship is not required for approval
Recommendation
Based on the findings listed in the staff report, it is the Planning Staff’s opinion
that overall the project generally meets the applicable standards and therefore,
recommends the Board of Adjustment approve the request.
Potential Motions
Master Plan
Designation:
Central Community Master
Plan: Medium Density TOD
Council District:
District Four Luke Garrott
Community Council:
East Central
Lot Size:
Approximately 5.25 acres
Current Use:
Medical Clinic and vacant
Applicable Land Use
Regulations:
Section 21A.52.060
Attachments:
A. Site Plan &
Elevation Drawings.
B. Public Input.
C. Additional Applicant
Information
Consistent with Staff Recommendation: Based on the findings listed in the
staff report, testimony and plans presented, I move that the Board grant / deny
the special exception to allow a Special Exception for alternative parking and a
grade change in excess of 2 feet, located at approximately 365 S 900 East.
Not Consistent with Staff Recommendation: Based on the testimony, plans
presented and the following findings, I move that the Board grant / deny the
special exception to allow Special Exception for alternative parking and a
grade change in excess of 2 feet, located at approximately 365 S 900 East.
The Board shall make findings on the Special Exception standards as listed
below:
A. The proposal will be in compliance with ordinance and district purposes;
B. The proposal will not diminish or impair neighboring property values;
C. The proposal will not have a material adverse effect upon the character of the
area or the public health safety and general welfare;
D. The proposal will be compatible with development of surrounding property;
E. The proposed use and development will not result in the destruction, loss or
damage of natural, scenic or historic features of significant importance;
F. The proposed use and development will not cause material air, water, soil or noise
pollution or other types of pollution.
G. If other specific standards must be met for the Special Exception, include them
here.
VICINITY MAP
Background
Project Description
The Salt Lake Clinic is reconstructing the existing clinic into a new more urban format. A zoning
change has been approved by the Planning Commission and City Council that will allow the actual
clinic structure to relocate to the corner of 400 South and 900 East. The new clinic will primarily be a
“decompression“ of the old clinic: allowing the same uses in an expanded square footage. Some
additional services such as emergency care and consolidation of the Bryner Clinic into the Salt Lake
Clinic are also being accommodated. The parking is be relocated into a structure that is located at-grade
and underground in order to minimize the impact on the neighborhood. The design of the new building
The map will show an aerial photo with the underlying zoning districts, streets and lot lines that
has been negotiated with the neighborhood in order to move activity away from housing and closer to
transit. Additionally; A parcel on 300 South was rezoned residential to eliminate parking entry/exit into
the neighborhood.
The special exception is being requested to accommodate a reduction in parking
based on the building locating adjacent to mass transit and a desire to maximize open space and
residential buffering and an exception for grade change (in excess of 2 feet) in several locations to
accommodate the grade differences of the site. The maximum grade change at the lowest point is 4.5
feet.
Comments
Public Comments
The project was subject to numerous public meetings as part of a rezoning process. The proposed
design is the design that was shown to the community, Planning Commission and City Council
throughout the process (with minor modifications as well as constructing both phases at once.) The
Community Council met again June 9, 2011 and provided a letter in support of the special exception
(attached.)
Transportation Division Comments
Barry Walsh, of the Transportation Division, reviewed the request and responded on May 25, 2011.
(Please see attachment C) In general the Transportation Division is supportive of the alternative parking
request and has no opinion on the grade change.
Analysis
Options
Failure to grant this zoning change would still allow for the construction of the Salt Lake Clinic, but not
in the proposed format. Open Space would be compromised and the design of the building would need
to be modified.
Alternative Parking
Findings
General Criteria:
The standards of review for a special exception are set forth in Section 21A.52.060 of the Salt Lake City
Zoning Ordinance. The standards are as follows:
Standard A. Compliance With Ordinance And District Purposes: The proposed use and
development will be in harmony with the general and specific purposes for which this title was
enacted and for which the regulations of the district were established.
Findings: The 400 South corridor is designated as transit oriented development for planning purposes.
The building is oriented towards mass transit as per master plan recommendations.
The granting of alternative parking encourages transit use, while minimizing surface parking and
maximizing open space, consistent with the master plan and this title.
Standard B. No Substantial Impairment of Property Value: The proposed use and development
will not substantially diminish or impair the value of the property within the neighborhood in
which it is located.
Findings: The site is occupied by an existing Clinic. The new site plan has been designed with
community input to insure neighborhood compatibility. Uses orient toward the 400 south corridor and
mass transit, away from residential portions of the neighborhood. The alternative parking allows the
Clinic to “right-size” its parking based upon actual needs of the Clinic rather the square footage
requirements. By relying on need rather than square footage, the open space and buffering of the site is
maximized
Granting of the alternative parking will not substantially diminish or impair the neighborhood
Standard C. No Undue Adverse Impact: The proposed use and development will not have a
material adverse effect upon the character of the area or the public health, safety and general
welfare.
Findings: The site is occupied by an existing clinic that has been part of the neighborhood for numerous
years. A medical clinic is an asset to the public health and general welfare of the community. The new
site plan was generated with input from the community to minimize impacts.
The proposed project and alternative parking is an asset to the public health and general welfare of the
community.
Standard D. Compatible with Surrounding Development: The proposed special exception will be
constructed, arranged and operated so as to be compatible with the use and development of
neighboring property in accordance with the applicable district regulations.
Findings: Upon completion of the University light rail line, the City has encouraged an ongoing
transformation to transit oriented development along 400 South. The new design of the clinic is
intended to reorient the entire complex towards mass transit. The design also increases landscaping on
the site, hides parking and orients uses away from the residential portions of the neighborhood.
The alternative parking encourages transit use while balancing parking needs with open space and
neighborhood compatibility.
Standard E. No Destruction of Significant Features: The proposed use and development will not
result in the destruction, loss or damage of natural, scenic or historic features of significant
importance.
Findings: There are no historical or significant natural features on the site. The new development and
alternative parking will not result in the destruction of open space or historical or natural features.
Failure to grant the special exception would require the removal of proposed open space or other
building features to accommodate parking.
Standard F. No Material Pollution of Environment: The proposed use and development will not
cause material air, water, soil or noise pollution or other types of pollution.
Findings: The intent of the alternative parking request is to “right-size” parking to not encourage the
over use of the automobile. The building has been designed to be mass transit friendly and mass transit
usage is encouraged. The clinic has transit access to other IHC facilities on the same light rail line.
The granting of an alternative parking exception will minimize air pollution.
Standard G. Compliance with Standards: The proposed use and development complies with all
additional standards imposed on it pursuant to Section 21A.52.100 of this Chapter.
Findings: The proposed use also requires a special exception for grade change, also analyzed in this
report.
Specific criteria for alternative parking:
Standard A. That the proposed parking plan will satisfy the anticipated parking demand for the
use up to the maximum number specified in table 21A.44.060F, "Schedule Of Minimum Off Street
Parking Requirements", of this chapter;
Findings: The Salt Lake City Transportation Division has concurred that the statistics provided
adequately accommodate access to the Clinic.
The proposed parking will be adequate.
Standard B. That the proposed parking plan does not have a material adverse impact on adjacent
or neighboring properties;.
Findings: The parking plan is designed to maximize open space and buffering and to hide parking
below ground and encourage mass transit to minimize impact on the neighborhood
The proposed parking plan does not materially adverse effect the neighborhood.
Standard C. That the proposed parking plan includes mitigation strategies for any potential
impact on adjacent or neighboring properties; and
Findings: The parking plan balances parking with transit uses to minimize parking impacts.
The proposed parking plan balances parking with transit and open space
Standard D. That the proposed alternative parking requirement is consistent with applicable city
master plans and is in the best interest of the city.
Findings: The Central Community Master Plan encourages transit use along 400 South. The building
is oriented toward and maximizes use of transit.
The proposed parking plan requirement is consistent with applicable master plans.
Grade Change
Findings
General Criteria:
The standards of review for a special exception are set forth in Section 21A.52.060 of the Salt Lake City
Zoning Ordinance. The standards are as follows:
Standard A. Compliance With Ordinance And District Purposes: The proposed use and
development will be in harmony with the general and specific purposes for which this title was
enacted and for which the regulations of the district were established.
Findings: The grade of the building was set to at the corner of 400 South and 900 East to maximize the
accessibility of the main entry (adjacent to transit) and to minimize the height impacts on the
neighborhood. 900 East and 400 South slope up from that point, placing portions of the building below
grade in locations away from the main corner. The proposed grade change exceptions are on 900 East
adjacent to an outdoor dining area and on 400 South adjacent to a secondary entrance. The grade
change is down from the sidewalk, not up.
In order to comply with the district purposes, the grade change exception is necessary to minimize the
height of the building and to maximize the main entry via mass transit.
Standard B. No Substantial Impairment of Property Value: The proposed use and development
will not substantially diminish or impair the value of the property within the neighborhood in
which it is located.
Findings: The site is occupied by an existing Clinic. The new site plan has been designed with
community input to insure neighborhood compatibility. There is no evidence that the proposed grade
changes will impact property values.
Granting of the grade change exception will not substantially diminish or impair the neighborhood.
Standard C. No Undue Adverse Impact: The proposed use and development will not have a
material adverse effect upon the character of the area or the public health, safety and general
welfare.
Findings: The site is occupied by an existing clinic that has been part of the neighborhood for
numerous years.
The grade change exception will help to maintain an existing asset to the community while encouraging
use of mass transit and encourage interaction with the sidewalk by accommodating outdoor dining and
secondary entrances. There is no known adverse impact created by the grade change proposal.
Standard D. Compatible with Surrounding Development: The proposed special exception will be
constructed, arranged and operated so as to be compatible with the use and development of
neighboring property in accordance with the applicable district regulations.
Findings: The purpose of the grade change exception is to allow the building to be consistent with the
grade at the main corner (also allowing the parking lot in the back side to be consistent with the second
level of the building) In order to provide additional interaction with the sidewalk. The grade must be
accommodated at intermediate points.
The grade change will accommodate development compatible with the surrounding development.
Standard E. No Destruction of Significant Features: The proposed use and development will not
result in the destruction, loss or damage of natural, scenic or historic features of significant
importance.
Findings: There are no historical or significant natural features on the site.
The new development and alternative parking will not result in the destruction of open space or
historical or natural features. Failure to grant the special exception would require the removal of open
space or other building features to accommodate parking.
Standard F. No Material Pollution of Environment: The proposed use and development will not
cause material air, water, soil or noise pollution or other types of pollution.
Findings:
The proposed grade change has no effect on pollution of the environment.
Standard G. Compliance with Standards: The proposed use and development complies with all
additional standards imposed on it pursuant to Section 21A.52.100 of this Chapter.
Findings: The development complies with other building and zoning requirements.
Notification
Required notices mailed on June 7, 2011
Sign posted on property on June 7, 2011
Agenda posted on the Planning Division and State Website on June 7, 2011
Agenda sent to Planning Division Listserve on June 7, 2011
ATTACHMENT A
Site Plan & Elevation Drawings
ATTACHMENT B
Department Comments
May 25,2011
Doug Dansie, Planning
Re: PLNBOA2011-00222 Salt lake Clinic Alternative Parking (reduction) and grade changes.
The division of transportation review comments and recommendations area s follows:
The building permit was approved 3/28/2011 for 450 required parking stalls and 451 stalls to be
provided, From the information submitted the proposal has changed some of the site functions along
with adding outdoor dining over 500 square feet requiring additional parking requirement of 512 stalls
and reducing the stalls to be provided to 433 stalls. A 79 stall short fall. The alternative provision
proposed is to add car pool stall designation, recognize patient use of UTA systems and Instigate
employee transit Pass benefits to be provided by the Clinic. We recommend approval subject to
submittal of the final UTA Eco Pass agreements to insure the provision of passes etc to offset the
parking short fall.
The grade change issues present no impact the public transportation corridor and are recommended for
approval.
Sincerely,
Barry Walsh
cc Kevin Young, P.E.
ATTACHMENT C
Public Comments
ATTACHMENT D
Additional Applicant Information
Salt Lake Clinic
A. Grade changes more than 2 feet within the required setback
Area 1 –
1. The grade varies from compliance to 2.5 feet out of compliance.
2. The grade change at the lowest point is 4.5 feet lower than the grade at the property
line.
3. The area out of compliance is 770 square feet
4. This area is approximately 10 feet east of the sidewalk protected by a retaining wall
and decorative fence. There is no negative impact to the adjacent property owners.
5. This area is for an outdoor patio with direct access to the interior break/dining area.
It will become a vibrant and dynamic area, especially in good weather, filled with
tables, benches, landscaping, etc. to be used for short breaks and/or food centered
activities. It will add interest to this urban face to the building.
Area 2 –
1. The grade goes varies from compliance to 4 feet out of compliance.
2. The grade change at the lowest point is 6 feet lower than the grade at the property
line.
3. The area out of compliance is 96 square feet.
4. This area has no negative impact on adjacent property owners nor does it interfere
with the adjacent public sidewalk.
5. This area is a stair exit from the lower floor of the building. The exit is required and
made much easier onto a public sidewalk. It gives a direct access rather than exiting
out to the east into a parking driveway.