CC - Staff Report for 4-12 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 4/12/2022
Legend
DATE: Project Location A-1
TO: Mayor&City Council C_1
FROM: Joseph Dodson,Associate Planner
208-884-5533
® C'-fV r
SUBJECT: H-2021-0104 R-1 C
Eagle Crossing MDA R g R-13 R1 C gyg R1
RU R-
LOCATION: 3117 E. Ustick Rd. R-15 R-2 R-g R- RU
T 2 15
The project encompasses 4 existing lots R_2
located at the southwest corner of S. ® Rd Rl J 1
Eagle Road and E.Ustick Road, in the �RTF�4 R1 R-4 L-O
�R 8 R R-40 R-B:
NE 1/4 of the NE 1/4 of Section 5, ❑ - R1 RUT
Township 3N.,Range I
I. PROJECT DESCRIPTION
Modification to the existing Development Agreement(Inst. #2019-121599) for the purpose of
updating the existing concept plan.
II. APPLICANT INFORMATION
A. Applicant:
Taylor Lindsley,Wadsworth Development Group— 166 E. 14000 S., Suite 210,Draper,UT
84020
B. Owner:
Wadsworth Meridian,LLC— 166 E. 14000 S., Suite 210,Draper,UT 84020
C. Representative:
Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
newspaper 3/6/2022
Radius notice mailed to
properties within 500 feet 3/7/2022
Page 1
Public hearing notice sign posted 3/31/2022
NextDoor Posting 3/08/2022
IV. STAFF ANALYSIS
Property History—
Property was annexed and zoned in 2005 (Sadie Creek Commons,AZ-05-052). In 2019, a DA
Modification was approved to remove the subject site from the original DA to enter into a new one
specific to this site(H-2019-0082,DA Inst. #2019-121599). Pre-plat approval was granted in 2021 to
subdivide property into 5 lots (H-2020-0104). Other administrative approvals have been granted on
the subject site: A-2019-0376&A-2021-0010(CZC for parking lot, landscaping, and other relevant
site improvements);A-2021-0012(CZC and Design Review approval of the southwest multi-tenant
building); PBA-2021-0020 (boundary adjustment to remove a lot along the north boundary creating 4
buildable lots instead of 5).
Development Agreement Modification—
The existing concept plan within the approved Development Agreement(DA) (Inst. #2019-121599)
depicts four buildings on the subject site(Exhibit VI.A below)with the two closest to the north
boundary and Ustick Road being multi-tenant buildings or similarly sized commercial buildings.
Since this concept plan was approved the property has changed ownership and according to the new
owners,the existing concept plan is not best suited for site development. Therefore,the Applicant is
requesting to modify the existing DA for the purpose of updating the concept plan to show two drive-
through uses along the north boundary instead of two larger commercial buildings.
None of the existing provisions contained within the recorded DA preclude additional drive-through
uses from occurring on the property—the approved multi-tenant building in the southwest corner of
the site is approved with a drive-through. Because of this existing drive-through approval,the request
would conceptually allow three(3)drive-throughs within this project. The two(2)new drive-
throughs shown on the updated conceptual development plan will need to obtain Conditional use
Permit(CUP)approval prior to submitting for building permits because of the existing drive-through
noted. Staff does not have specific comments on the site plans of each drive-through but notes that
revisions to their individual circulation patterns may occur with the future CUP applications. In
addition,the proposed concept plan shows a reduction in commercial square footage because the
drive-through restaurants are smaller than the currently shown multi-tenant buildings and propose a
more car dominant development than currently shown on the concept plan.
Access to the development is existing via a drive aisle connection to a shared driveway from E.
Ustick Rd. approved with the Villasport project(H-2018-0121)along the west boundary of the site
and a recorded cross-access easement via N. Centrepoint Way,N. Cajun Ln. and E. Seville Ln. The
Applicant is not proposing any revisions to the ingress/egress for the overall site but access to
Centrepoint Way to the west is indirect until such time the property to the west develops. Within the
site,preliminary analysis shows that there should be ample parking for the four(4)proposed
buildings and their uses(four restaurants and one urgent care/clinic) and internal circulation shown
on the concept plan should meet all requirements of the UDC. Should Council determine additional
drive-through uses on the subject site are warranted,the subject DA Modification should be
approved.
Page 2
V. DECISION
A. Staff:
Staff recommends approval of the proposed MDA per the provisions in Section VI.
Page 3
VI. EXHIBITS
A. Existing Conceptual Development Plan
WYK
rmiL
- -
w
1 � M1 hlZ �w
1 _ SRcp
+r - - - - ----------- - CA
- y
lilt
Page 4
B. Proposed Conceptual Development Plan—
>i
II I I � _ � 1 �' •� �s
.___�--.-.-�.._.-.-.-.tom-•_--'f ��
I I I 9
I
B1 LOi1 I +
' B1 LOTS
go t Jd
f rr
W
I �I.
j f...
I o-
Qui
LU
...
_. a
- 61 LOTS - - BV
I
I III � I
- OVERALL
SITE PLAN
NOft N S1 SIZE PLAN
Page 5
C. Proposed Revisions to the existing Development Agreement Provisions—
1. Future development of this site shall substantially comply with the updated conceptual
development plan and provisions contained herein.
2. Owner/Developer shall adhere to all previous conditions of approval associated with this site
including but not limited to: H-2020-0104; A-2019-0376;A-2021-0010;A-2021-0012; PBA-
2021-0020.
3. Any future drive-through establishment use shall obtain Conditional Use Permit(CUP)
gpproval prior to submittal for any other applications with the City,per UDC 11-4-3-11.
4. The applicant shall be responsible for all costs associated with the sewer and water service
extension and hook-up to City services.
5. Any existing domestic wells and/or septic systems within this project shall be removed from
their domestic service,per City Ordinance Section 5-7-517;wells may be used for non-
domestic purposes such as landscape irrigation.
6. Ft4we development of this site shall s4sta*tially eemply with the conceptual development
7. The Developer shall r-eeer-maintain the recorded cross-access/ingress-egress easement to
the adjacent propertyies to the west (Parcel#51105110111, Inst. #106169335
91105110110 Q. S 1105110120). n e ,of the eee-aoa easement(s) sha l be s4mit4e to the
Plapmiag Division with the first development applieation for-the s
8. Future development shall comply with the structure and site design standards listed in UDC
11-3A-19 and the design standards listed in the Architectural Standards Manual.
9. A 10 feet wide multi use pathway with a publie use easement and pedestrian ligh4ing and
4G.3.
Page 6