Addison Cove Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
Addison Cove Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Number of Lots/Units: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Planning Commission: City Council:
BNB Homes/Herring Homes Review and recommendation on a concept 385 South 1100 West 3.44 acres 7 RA-1 (proposed R-1-12) Low Density Residential North: R-1-8 Single-family residential – Sadlebrook II South: RA-1 Single-family residential – Bridle Creek Estates East: A-1 Residential/Agrulculture West: TH-5 Residential/Agriculture June 29, 2016 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 conceptual 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 May 3, 1984 – This property was included in the Artesian Aqua Annexation. May 26, 2016 – The Planning Commission reviewed an earlier stage of this concept plan with 8 lots and made the following recommendation: Motion:
Commissioner Hutchings moved to recommend denial to the City Council for BNB Homes/Herring Homes’ request for the Addison Cove concept, an 8-lot residential subdivision located at approximately 385 South 1100 West in a proposed R-1-Flex zone; finding that the frontage does not meet the requirements of the RA-1 zone; and that it’s not consistent with the surrounding area; and include the DRC comments. Commissioner Peterson seconded the motion.
The Motion passed unanimously. June 14, 2016 – The City Council denied the 8-lot concept plan on the basis of the denial of the proposed R-1-Flex zoning on this property. ANALYSIS The applicant requests approval of a concept plan for a proposed 7-lot residential subdivision at 385 South 1100 West. This is a standard subdivision with no PUD or PRD overlay. This application has been submitted concurrently with a zone change, and all lots proposed meet the standards of the proposed R-1-12 zone with the exception of Lot 7 which needs to meet the minimum frontage requirement of 90 feet at the 25 foot setback. Approval of this concept should be contingent upon approval of the zone change. Lot sizes range from 12,000 square feet to 30,000 square feet. As per the DRC comments, a Right-to-Farm analysis and Rightto-Farm fencing may be required along the eastern boundary, depending on the stage of development of the Ivory Homes parcel at the time this project is at final plat. The DRC also noted that the design standards referenced on the plans need to be
updated to reflect the recently approved 2016 Lehi City Standards. Please consider all DRC comments as part of the motion. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Addison Cove concept plan contingent upon approval of the proposed zone change and upon Lot 7 meeting the requirements of the R1-12 zone, and including all DRC comments. This recommendation is based on the following findings: 1. The applicant has filed a zone change to R-1-12, which is in line with the property’s General Plan designation. 2. The proposed layout must meet the requirements of the proposed R-1-12 zone. 3. The proposed concept is consistent with the Lehi City Development Code 4. The proposed concept conforms to the goals and policies of the General Plan. 5. The proposed concept does not affect the health, safety, welfare, and morals of the City. The Planning Commission may recommend approval, approval with conditions, or denial of the concept plan. Please remember to include findings as a part of the motion. The Planning Commission may also advise the applicant of specific changes or additions, if any that would be required in the layout as a prerequisite to the approval of the site plan.
Lehi City Development Review Committee
June 29, 2016 Addison Cove Concept DRC Redline Comments
BNB Homes/Herring Homes – Requests Concept review for Addison Cove, an 8-lot residential subdivision located at approximately 385 South 1100 West in a proposed R-1-12 zone. (2nd submittal – last reviewed on 5/11/16) 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: Don Lyster Date of Plans Reviewed: 6/23/16 Time Start: 10:35 AM Time End: 10:40 AM DRC REDLINE COMMENTS: Glade – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: a) Design standards need to be updated to reflect the 2016 Lehi City standards. b) On Sheet UP-01, call culinary water services out at ¾”. Todd – Public Works: No comments. Kim – Planning: c) Right to farm fencing may be required along the eastern boundary, depending on the stage of development of the Ivory Homes parcel at the time this project is at final plat. d) Lot 7 needs to meet the minimum frontage requirement of 90 feet at the 25 foot setback to meet the requirements for the R-1-12 Zone. e) Remove the final plat and other utility drawing information. This is a concept plan review only. Gary – Building/Inspections: f) Provide a soils report at the time of preliminary subdivision. Mike – Public Works: No comments. Ross – Engineering: g) Payment in lieu of detention will be required. h) A reimbursement agreement will be required for 1100 West which is a 70’ Master Planned right-of-way road. Craig – Parks: No comments. i) A 6’ agricultural fence or a letter from the adjacent property owner on the east side that they are okay with no fence will be required.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON JULY 14, 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: July 14, 2016
Addison Cove Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Number of Lots/Units: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Planning Commission: City Council:
BNB Homes/Herring Homes Review and recommendation on a concept 385 South 1100 West 3.44 acres 7 RA-1 (proposed R-1-12) Low Density Residential North: R-1-8 Single-family residential – Sadlebrook II South: RA-1 Single-family residential – Bridle Creek Estates East: A-1 Residential/Agrulculture West: TH-5 Residential/Agriculture June 29, 2016 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 conceptual 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 May 3, 1984 – This property was included in the Artesian Aqua Annexation. May 26, 2016 – The Planning Commission reviewed an earlier stage of this concept plan with 8 lots and made the following recommendation: Motion:
Commissioner Hutchings moved to recommend denial to the City Council for BNB Homes/Herring Homes’ request for the Addison Cove concept, an 8-lot residential subdivision located at approximately 385 South 1100 West in a proposed R-1-Flex zone; finding that the frontage does not meet the requirements of the RA-1 zone; and that it’s not consistent with the surrounding area; and include the DRC comments. Commissioner Peterson seconded the motion.
The Motion passed unanimously. June 14, 2016 – The City Council denied the 8-lot concept plan on the basis of the denial of the proposed R-1-Flex zoning on this property. ANALYSIS The applicant requests approval of a concept plan for a proposed 7-lot residential subdivision at 385 South 1100 West. This is a standard subdivision with no PUD or PRD overlay. This application has been submitted concurrently with a zone change, and all lots proposed meet the standards of the proposed R-1-12 zone with the exception of Lot 7 which needs to meet the minimum frontage requirement of 90 feet at the 25 foot setback. Approval of this concept should be contingent upon approval of the zone change. Lot sizes range from 12,000 square feet to 30,000 square feet. As per the DRC comments, a Right-to-Farm analysis and Rightto-Farm fencing may be required along the eastern boundary, depending on the stage of development of the Ivory Homes parcel at the time this project is at final plat. The DRC also noted that the design standards referenced on the plans need to be
updated to reflect the recently approved 2016 Lehi City Standards. Please consider all DRC comments as part of the motion. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Addison Cove concept plan contingent upon approval of the proposed zone change and upon Lot 7 meeting the requirements of the R1-12 zone, and including all DRC comments. This recommendation is based on the following findings: 1. The applicant has filed a zone change to R-1-12, which is in line with the property’s General Plan designation. 2. The proposed layout must meet the requirements of the proposed R-1-12 zone. 3. The proposed concept is consistent with the Lehi City Development Code 4. The proposed concept conforms to the goals and policies of the General Plan. 5. The proposed concept does not affect the health, safety, welfare, and morals of the City. The Planning Commission may recommend approval, approval with conditions, or denial of the concept plan. Please remember to include findings as a part of the motion. The Planning Commission may also advise the applicant of specific changes or additions, if any that would be required in the layout as a prerequisite to the approval of the site plan.
Lehi City Development Review Committee
June 29, 2016 Addison Cove Concept DRC Redline Comments
BNB Homes/Herring Homes – Requests Concept review for Addison Cove, an 8-lot residential subdivision located at approximately 385 South 1100 West in a proposed R-1-12 zone. (2nd submittal – last reviewed on 5/11/16) 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: Don Lyster Date of Plans Reviewed: 6/23/16 Time Start: 10:35 AM Time End: 10:40 AM DRC REDLINE COMMENTS: Glade – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: a) Design standards need to be updated to reflect the 2016 Lehi City standards. b) On Sheet UP-01, call culinary water services out at ¾”. Todd – Public Works: No comments. Kim – Planning: c) Right to farm fencing may be required along the eastern boundary, depending on the stage of development of the Ivory Homes parcel at the time this project is at final plat. d) Lot 7 needs to meet the minimum frontage requirement of 90 feet at the 25 foot setback to meet the requirements for the R-1-12 Zone. e) Remove the final plat and other utility drawing information. This is a concept plan review only. Gary – Building/Inspections: f) Provide a soils report at the time of preliminary subdivision. Mike – Public Works: No comments. Ross – Engineering: g) Payment in lieu of detention will be required. h) A reimbursement agreement will be required for 1100 West which is a 70’ Master Planned right-of-way road. Craig – Parks: No comments. i) A 6’ agricultural fence or a letter from the adjacent property owner on the east side that they are okay with no fence will be required.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON JULY 14, 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
