REQUEST: Design Review for Proposed Head Start Early Learning Center 2825 S 200 E

PLANNING COMMISSION STAFF REPORT

MEETING DATE: 6 June 2013

APPLICANT: South Salt Lake City

REQUEST: Design Review for proposed Head Start Early Learning Center 2825 S 200 E

ZONE: Community Facilities District (CF)

PREPARED BY: Kristen Clifford, City Planner

SYNOPSIS: Head Start has purchased approximately 1.5 acres of the Central Park (former Woodrow Wilson Elementary) site for the construction of an early learning center/pre-school. The subdivision was approved in April, 2012 by the Planning Commission. A zone change from R-1 to Community Facilities (CF) was approved by the Planning Commission in December, 2012 and by the City Council January 24, 2013.

Head Start’s goal for the Early Learning Center is to build a hub for early learning and family services in an underserved area of South Salt Lake City. The Center will be located to the south of the existing community center, Police Athletic League (PAL) program, and the community park. Community food programs are proposed to be centered at this location with a commercial kitchen to serve Head Start, community gardens, a proposed refugee kitchen, and food pantry supplies and meals served to youth and families. The Center includes the school and a kitchen/cafeteria area which is a combined total of ~13,500 Square Feet (SF). Proposed building materials include: Concrete Masonry Unit (CMU) block and lap siding, with painted tube steel canopies and trellises as accent features. Proposed opening is 2014.

SUMMARY:

·  The proposed design includes overhead doors on the front façade, facing 200 East, which requires Planning Commission approval in accordance with Section 17.24.330.

·  As conditioned, the proposed design meets the requirements of Chapter 17.24.

·  Staff recommends conditional approval.

PLANNING COMMISSION STAFF REPORT

General Information:

Location: 2825 South 200 East Central Park / PAL Gymnasium / Head Start

Figure 1: Aerial

Requirements:

17.24.330 – Design Requirements.

A. Buildings shall not contain any overhead doors, docking bays, or other vehicle oriented doors in front facades nor should such features be included in corner side facades.

2. Exception. A request to the planning commission may be made for a special exception which may be granted upon consideration of the factors enumerated in this section and the overall design criteria expressed in this chapter. In any case where exempted or a special exception is granted, the design shall still provide adequate space for maneuvering of vehicles on-site, and appropriate staging and deliver areas.

D. CPTED (Crime Prevention Through Environmental Design) principles shall be incorporated into building, site layout and landscaping designs.

E. All sites must include screened enclosures for garbage receptacles. Such enclosures must be lcoated where least visible and not in front or corner side yards.

17.24.340 – Architectural Considerations.

Buildings shall be architecturally compatible with the character of the neighborhood and contribute to continued improvement of the building stock in the city. The city may require changes in materials, features, colors, and other items as detained necessary to accomplish better design, compatibility and contribution.

Figure 2: Elevations

Staff Recommendation:

A recommendation to the South Salt Lake Planning Commission to approve the Head Start Early Learning Center, with the following conditions:

1.  Windows in the kitchen area shall match or better complement those on the remaining west façade.

2.  Ornamentation that clearly articulates the front entry (facing 200 East), that is more prominent than the proposed shed overhang, is required in order to strengthen the appearance of the west façade.

3.  The north façade shall function as an additional primary façade due to its high visibility from the courtyard space and shall serve as an entry and exit to the building. A blank wall is not acceptable. Additional windows or doors would create additional surveillance into and out of the building and further comply with CPTED principles. The public entrance on the north side shall have direct pedestrian connection into the courtyard space and shall be an architecturally prominent feature to the north façade.

4.  Signage is not approved with this design review. A separate sign permit application shall be submitted for review in accordance with Chapter 17.16.

5.  The overhead doors shall match the submitted drawings as reviewed and approved by the Planning Commission.