1500 N Business Park Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
1500 N Business Park Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Trevor Sharp Review and recommendation on a proposed concept plan 876 West 1500 North Approximately 1.25 acres Mixed Use Commercial North: MU Commercial Development (RPH Engineering, Best Buy Blinds and Shutters) South: R-2, RA-1 Residential, Abbington Manor East: C, MU Commercial Businesses (Extreme Diesel, Lee’s Round-Up Car Wash) West: MU AAA Self Storage October 19, 2016 Tippe Morlan Required Action Review and recommendation Final Approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.010. Concept Plan – Applicability: The Concept Plan gives the applicant, staff, Planning Commission and City Council an opportunity to discuss the project in the c0onceptual stage. The applicant can use the Concept Plan meeting to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. HISTORY This property was a part of the original incorporation of Lehi City. ANALYSIS The applicant requests approval of a concept plan for the 1500 N Business Park to be located at 876 West 1500 North. The proposed concept includes an existing 9,400 square foot warehouse building to be renovated and converted into 5 attached units of approximately 1,800 square feet each. The concept also includes a new 10,000 square foot building on the front of the parcel with 4 additional units. The applicant is proposing all units as office/warehouse space which will require a conditional use permit at the time of site plan approval. The existing building will be proposed with updated elevations to improve its look. The new building will have to meet all the requirements of the Commercial Design Standards. The DRC recommended a cross-access agreement on all three sides of the project along with shared accesses to 1500 North along both sides of the project. Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends APPROVAL of the proposed 1500 N Business Park concept including the DRC comments. This recommendation is based on the following findings: 1.
The proposed concept conforms to the goals and policies of the General Plan.
2. The proposed concept does not affect the health, safety, welfare, and morals of the City. 3.
Additional findings based upon information presented during the public meeting.
Lehi City Development Review Committee
October 19, 2016
1500 North Business Park Concept Plan DRC Redline Comments Trevor Sharp – Requests Concept Plan review for the 1500 North Business Park, a 1.251 acre commercial development located at 876 West 1500 North in a Mixed Use zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: None present. Date of Plans Reviewed: 10/13/16 Time Start: 1:15 PM Time End: 1:35 PM DRC REDLINE COMMENTS: Glade – Power: a) Show existing electrical utilities, poles & boxes. b) Convert service primary OHP to UGP to service buildings - multi-meter. c) Provide easements for primary line to transformer(s). d) Assure 10’ clear from end of cross-arm to building structure, per NESC. Kerry – Fire: e) Buildings may have to be sprinklered. Greg – Water/Sewer: f) There is no existing pressurized irrigation service for this property. g) A backflow prevention device will be required on all existing culinary services as well as any new culinary services. Todd – Public Works: No comments. Kim – Planning: h) The new building will need to meet all requirements of the Commercial Design Standards in Chapter 37 of the Development Code. This would include the following major items: i. 51% of each wall must have hard surface material. ii. Each wall must have at least 4 wall variations including horizontal and vertical popouts/popups, a change in building materials, awnings, decorative lighting, etc. iii. The end unit adjacent to 1500 North needs to have the architecture wrap around the corner so that the side that faces 1500 North has street front elements that address the street with at least 1 functioning door oriented to the public street. iv. The use of clear glass on the main level oriented to the street in which the property is accessed is strongly encouraged. The use of faux windows may be allowed if the use does not allow for windows on all sides of the building. v. On the example elevations of the existing building on 100 East, the sides and rear of the building did not meet the architectural requirements. Staff would recommend additional wall variations and would not recommend the use of Hardie board siding on the columns. Gary – Building/Inspections: No comments. i) Add required ADA parking to tabulations. Mike – Public Works: No comments. Ross – Engineering: j) Recommend cross-access easements on all three sides of the project. k) Recommend shared accesses on both sides of the project on 1500 North. l) Meet current storm water detention standards. Craig – Parks: No comments. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON NOVEMBER 10, 2016.
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 1
Meeting Date: November 10, 2016
1500 N Business Park Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Trevor Sharp Review and recommendation on a proposed concept plan 876 West 1500 North Approximately 1.25 acres Mixed Use Commercial North: MU Commercial Development (RPH Engineering, Best Buy Blinds and Shutters) South: R-2, RA-1 Residential, Abbington Manor East: C, MU Commercial Businesses (Extreme Diesel, Lee’s Round-Up Car Wash) West: MU AAA Self Storage October 19, 2016 Tippe Morlan Required Action Review and recommendation Final Approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.010. Concept Plan – Applicability: The Concept Plan gives the applicant, staff, Planning Commission and City Council an opportunity to discuss the project in the c0onceptual stage. The applicant can use the Concept Plan meeting to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. HISTORY This property was a part of the original incorporation of Lehi City. ANALYSIS The applicant requests approval of a concept plan for the 1500 N Business Park to be located at 876 West 1500 North. The proposed concept includes an existing 9,400 square foot warehouse building to be renovated and converted into 5 attached units of approximately 1,800 square feet each. The concept also includes a new 10,000 square foot building on the front of the parcel with 4 additional units. The applicant is proposing all units as office/warehouse space which will require a conditional use permit at the time of site plan approval. The existing building will be proposed with updated elevations to improve its look. The new building will have to meet all the requirements of the Commercial Design Standards. The DRC recommended a cross-access agreement on all three sides of the project along with shared accesses to 1500 North along both sides of the project. Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends APPROVAL of the proposed 1500 N Business Park concept including the DRC comments. This recommendation is based on the following findings: 1.
The proposed concept conforms to the goals and policies of the General Plan.
2. The proposed concept does not affect the health, safety, welfare, and morals of the City. 3.
Additional findings based upon information presented during the public meeting.
Lehi City Development Review Committee
October 19, 2016
1500 North Business Park Concept Plan DRC Redline Comments Trevor Sharp – Requests Concept Plan review for the 1500 North Business Park, a 1.251 acre commercial development located at 876 West 1500 North in a Mixed Use zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: None present. Date of Plans Reviewed: 10/13/16 Time Start: 1:15 PM Time End: 1:35 PM DRC REDLINE COMMENTS: Glade – Power: a) Show existing electrical utilities, poles & boxes. b) Convert service primary OHP to UGP to service buildings - multi-meter. c) Provide easements for primary line to transformer(s). d) Assure 10’ clear from end of cross-arm to building structure, per NESC. Kerry – Fire: e) Buildings may have to be sprinklered. Greg – Water/Sewer: f) There is no existing pressurized irrigation service for this property. g) A backflow prevention device will be required on all existing culinary services as well as any new culinary services. Todd – Public Works: No comments. Kim – Planning: h) The new building will need to meet all requirements of the Commercial Design Standards in Chapter 37 of the Development Code. This would include the following major items: i. 51% of each wall must have hard surface material. ii. Each wall must have at least 4 wall variations including horizontal and vertical popouts/popups, a change in building materials, awnings, decorative lighting, etc. iii. The end unit adjacent to 1500 North needs to have the architecture wrap around the corner so that the side that faces 1500 North has street front elements that address the street with at least 1 functioning door oriented to the public street. iv. The use of clear glass on the main level oriented to the street in which the property is accessed is strongly encouraged. The use of faux windows may be allowed if the use does not allow for windows on all sides of the building. v. On the example elevations of the existing building on 100 East, the sides and rear of the building did not meet the architectural requirements. Staff would recommend additional wall variations and would not recommend the use of Hardie board siding on the columns. Gary – Building/Inspections: No comments. i) Add required ADA parking to tabulations. Mike – Public Works: No comments. Ross – Engineering: j) Recommend cross-access easements on all three sides of the project. k) Recommend shared accesses on both sides of the project on 1500 North. l) Meet current storm water detention standards. Craig – Parks: No comments. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON NOVEMBER 10, 2016.
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 1
