Blender Bottle 1.pdf
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
Blender Bottle Buildings 2 & 3 Conditional Use and Site Plan Approval Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing zoning: General Plan Designation: Existing Land Use: Surrounding Zoning and Land Use:
Date of Last DRC Review: Assigned Planner Planning Commission: City Council:
Andrew Bollschweiler Approval of a site plan and conditional use Approximately 200 South 850 East 10.1 acres Commercial Commercial Undeveloped North: Commercial Blender Bottle South: Industrial Willow Creek Court (S&K Industrial) East: Commerical Mill Pond Plaza West: R-2.5 Broadmoor Park March 23, 2016 Tippe Morlan Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09-050 (B) from the Lehi City Development Code states that in approving a conditional use permit, the Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of the Lehi City General Plan and this Code, and to assure the operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses in the general vicinity. These conditions may include: 1. That the site will be suitable landscaped and maintained and that the design, setbacks, fences, walls, and buffers of all buildings and other structures are adequate to protect property and preserve and/or enhance the appearance and character of the area. 2. That all buildings or other structures are architecturally attractive and add to the quality of the area. 3. Provision of parking facilities, including vehicular ingress and egress and the surfacing of parking areas and driveways to specified standards. 4. Street and highway dedication and improvements, including sidewalks, curbs, and gutters. 5. Water supply and fire protection. 6. The mitigation of nuisance factors such as noise, vibrations, smoke, dust, dirt, odors, gases, noxious matter, heat, glare, electromagnetic disturbances and radiation. 7. The regulation of operating hours for activities affecting normal neighborhood schedules and functions. 8. Regulation of signs. 9. Provisions for a guarantee, bond, or other surety that the proposed conditional use will be maintained and operated in compliance with all approval, conditions, and requirements. Such other conditions determined necessary by the Commission to allow the establishment and operation of the proposed conditional use in an orderly and efficient manner and in compliance with all elements of the General Plan, and the intent and purpose of this Code. HISTORY March 4, 1986 – A part of the subject property was included as a part of the Lee Atkinson Annexation. January 26, 1999 – A majority of the subject property was included Kirkham Annexation September 13, 2012 – The original Blender Bottle Site Plan was approved by the Planning Commission with a Conditional Use Permit. February 11, 2016 – The Planning Commission approved the Blender Bottle Expansion concept plan for this project with the following motion: Janys Hutchings moved to approve Steve Sorenson’s request for Concept Plan for an expansion of Blender Bottle, a 10.1 acre commercial development located at350 South 850 East in an existing Commercial zone includ-
1
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
ing all DRC comments noting that it falls within the general concept plan of Lehi City and also conforms to the goals and policies of the City and is not detrimental to the health, safety or welfare of the City. Second by Kelly Ash. Motion carried unanimous. ANALYSIS The applicant is requesting approval of a site plan with a conditional use for the Blender Bottle Buildings 2 and 3. These buildings will be located at approximately 200 South 850 East, just south of the existing Blender Bottle office/warehouse building. This site plan has been filed concurrently with a 3-lot commercial subdivision which will allow each building to be on its own lot. Building 2 is proposed at 83,927 square feet and Building 3 is proposed at 75,600 square feet. Requested Uses Office/warehouse is an allowed use in the Commercial zone; however, the applicant is requesting conditional use approval to allow one full module (two rows) of parking between the building and the street front at 850 East. This would match the existing parking configuration along the east side of the existing Blender Bottle building. An exception can be allowed as a conditional use approval. Additionally, based on the layout of the site and the need for loading docks and large truck parking for the office/warehouse use, staff would support an exception in this case. The applicant may also request a conditional use to allow Building 3, the southernmost building, to potentially be used solely as a warehouse. While office/warehouse is a permitted use in this zone, a warehouse use is allowed as a conditional use. Parking The applicant has broken down the square footage of office and warehousing on the plan as follows:
With 48,201 square feet of office space and 59,641 square feet of warehouse space in Building 2, the applicant is providing 168 parking spaces meeting the parking requirements exactly. Building 3 is proposed with 11,340 square feet of office space and 64,260 square feet of warehouse space, requiring 65 parking stalls which the applicant meets exactly. The Development Code states that office uses require 1 space for each 300 square feet of gross floor area and the warehouse use requires 1 stall for each person employed during regular working hours. Elevations The building elevations mostly match the design of the existing Blender Bottle buildings, although there does need to be some additional architectural variation. The elevations that front 850 East need to appear as the front of the building. The DRC noted that in particular, Building 3 should add some design variations and prominent features on the east side of the building which faces 850 East, stating, “On Building #3, recommend maintaining the architectural hierarchy/consistency of the other buildings along 850 East by adding some upper story windows, awnings, or other features that are on the other two buildings on the northeast corner of building 3.” The DRC also commented on the elevations of the east side of the building, recommending additional color variations, larger windows, and/or awnings along the side that fronts 850 East as it will be the most visible side of the building. Mini Creek The applicant will be piping Mini Creek that runs through the rear/west side of the site. Mini Creek is currently piped along the existing Blender Bottle building and is proposed to be piped in the same manner along the remainder of the property. The DRC indicated that the applicant will need to provide written verification that Mini Creek is allowed to be piped. Please consider other DRC comments as part of the motion.
2
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
RECOMMENDATIONS/POSSIBLE ACTIONS The Planning Division Staff recommends APPROVAL of the proposed site plan and conditional use requests contingent upon addressing all DRC comments and based on the following findings: 1. 2. 3.
4. 5.
The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience. The proposed use will be located and conducted in a manner in compliance with the goals and policies of the Lehi City General Plan and the purposes of this Code. That the property on which the use, building, or other structure is proposed to be established is of adequate size and dimensions to permit construction of the facilities and the conduct of the use in such a manner that it will not be detrimental to adjoining properties and the area. The proposed site plan and conditional uses meet the requirements and intent of the Development Code. Additional findings based upon information presented during the public hearing.
3
Lehi City Development Review Committee
March 23, 2016
Blender Bottle Buildings 2 and 3 Site Plan DRC Redline Comments Andrew Bollschweiler – Requests Site Plan review for Blender Bottle Buildings 2 and 3 located at approximately 200 South 850 East in an existing Commercial zone. (2nd submittal – last reviewed on 3/9/16) DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Mike Beck, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Scott Thorsen, David Kuhn, and Andrew Bollschweiler Date of Plans Reviewed: 3/17/16 Time Start: 1:05 PM Time End: 1:25 PM DRC REDLINE COMMENTS: Brent – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: 1. Add construction valves as follows: a. Sheet C3.1 Add construction valves where connecting to existing water main on 850 east, note 2. b. Sheet C3.2 Install 10” gate valve to the east, 8” gate valve to the south, 6” gate valves to the north and east, note 2. c. Sheet C3.3 install 10” tee with 10”x4” reducer with 4” valve where connecting to existing water main, 10” valve to the north and to the east, install 4” temporary blow off for pressure and bacteria testing Notes 3 & 4. Todd – Public Works: No comments. Kim – Planning: 2. Provide written verification that Mini Creek is allowed to be piped. 3. On Building #3, recommend maintaining the architectural hierarchy/consistency of the other buildings along 850 East by adding some upper story windows, awnings, or other features that are on the other two buildings on the northeast corner of building 3. Also, correct the labels (north, south, east, west) on the architectural drawings. 4. Recommend additional color variations, larger windows, and/or awnings along the east side of the third building since it fronts 850 East. Gary/Mike – Building/Inspections: No comments. Mike – Public Works: No comments. Ross – Engineering: No comments. Craig – Parks: No comments. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow or Letter of Credit Bond Agreement and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Reimbursement Agreement for any reimbursable improvement items must be in place. 4. Surveyor’s and engineer’s stamps on construction drawings. 5. New property line adjacent to existing roads must be staked and reviewed by the City. 6. Provide signed easement verification sheet. 7. New project startup form for Lehi City Storm Water and NOI. 8. Address comments from Planning Commission approval
DRC GENERAL COMMENTS: 1. On the power, developer will install conduit; Lehi City Power will install all other required power infrastructure shown on the plans and charge the developer for the costs. These costs are separate from power impact fees that are paid with the building permit. 2. Developer is responsible to purchase, move or remove any existing RMP facilities. 3. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 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 2
Lehi City Development Review Committee 4.
5. 6. 7. 8. 9.
March 23, 2016
Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for check-off. Check-off plans consist of one 24x36 set of plans submitted to the Planning Department. When changes need to be made to a check-off set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. Prior to the pre-construction meeting, Lehi City Staff will make copies of plans for the meeting from the check-off set and the developer will pay fees for the copies. All signage will require a separate review and approval process The approval of a development shall be effective for a period of two (2) years from the date the development is approved by the Planning Commission or City Council, whichever is applicable. Continue coordination with the Engineering and Water Departments for off-site water improvements. POWER CRITICAL ISSUE: Under current conditions the circuits feeding the proposed area have no available capacity. Until further review and system improvements are designed and or in place we are unable to serve this project. (Power Dept. is awaiting a bore permit from U.P.R.R. A permit from UTA/Frontrunner has been received for the rail crossing required to complete circuit improvements).
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON APRIL 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. 2 of 2
Meeting Date: April 14, 2016
Blender Bottle Buildings 2 & 3 Conditional Use and Site Plan Approval Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing zoning: General Plan Designation: Existing Land Use: Surrounding Zoning and Land Use:
Date of Last DRC Review: Assigned Planner Planning Commission: City Council:
Andrew Bollschweiler Approval of a site plan and conditional use Approximately 200 South 850 East 10.1 acres Commercial Commercial Undeveloped North: Commercial Blender Bottle South: Industrial Willow Creek Court (S&K Industrial) East: Commerical Mill Pond Plaza West: R-2.5 Broadmoor Park March 23, 2016 Tippe Morlan Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09-050 (B) from the Lehi City Development Code states that in approving a conditional use permit, the Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of the Lehi City General Plan and this Code, and to assure the operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses in the general vicinity. These conditions may include: 1. That the site will be suitable landscaped and maintained and that the design, setbacks, fences, walls, and buffers of all buildings and other structures are adequate to protect property and preserve and/or enhance the appearance and character of the area. 2. That all buildings or other structures are architecturally attractive and add to the quality of the area. 3. Provision of parking facilities, including vehicular ingress and egress and the surfacing of parking areas and driveways to specified standards. 4. Street and highway dedication and improvements, including sidewalks, curbs, and gutters. 5. Water supply and fire protection. 6. The mitigation of nuisance factors such as noise, vibrations, smoke, dust, dirt, odors, gases, noxious matter, heat, glare, electromagnetic disturbances and radiation. 7. The regulation of operating hours for activities affecting normal neighborhood schedules and functions. 8. Regulation of signs. 9. Provisions for a guarantee, bond, or other surety that the proposed conditional use will be maintained and operated in compliance with all approval, conditions, and requirements. Such other conditions determined necessary by the Commission to allow the establishment and operation of the proposed conditional use in an orderly and efficient manner and in compliance with all elements of the General Plan, and the intent and purpose of this Code. HISTORY March 4, 1986 – A part of the subject property was included as a part of the Lee Atkinson Annexation. January 26, 1999 – A majority of the subject property was included Kirkham Annexation September 13, 2012 – The original Blender Bottle Site Plan was approved by the Planning Commission with a Conditional Use Permit. February 11, 2016 – The Planning Commission approved the Blender Bottle Expansion concept plan for this project with the following motion: Janys Hutchings moved to approve Steve Sorenson’s request for Concept Plan for an expansion of Blender Bottle, a 10.1 acre commercial development located at350 South 850 East in an existing Commercial zone includ-
1
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
ing all DRC comments noting that it falls within the general concept plan of Lehi City and also conforms to the goals and policies of the City and is not detrimental to the health, safety or welfare of the City. Second by Kelly Ash. Motion carried unanimous. ANALYSIS The applicant is requesting approval of a site plan with a conditional use for the Blender Bottle Buildings 2 and 3. These buildings will be located at approximately 200 South 850 East, just south of the existing Blender Bottle office/warehouse building. This site plan has been filed concurrently with a 3-lot commercial subdivision which will allow each building to be on its own lot. Building 2 is proposed at 83,927 square feet and Building 3 is proposed at 75,600 square feet. Requested Uses Office/warehouse is an allowed use in the Commercial zone; however, the applicant is requesting conditional use approval to allow one full module (two rows) of parking between the building and the street front at 850 East. This would match the existing parking configuration along the east side of the existing Blender Bottle building. An exception can be allowed as a conditional use approval. Additionally, based on the layout of the site and the need for loading docks and large truck parking for the office/warehouse use, staff would support an exception in this case. The applicant may also request a conditional use to allow Building 3, the southernmost building, to potentially be used solely as a warehouse. While office/warehouse is a permitted use in this zone, a warehouse use is allowed as a conditional use. Parking The applicant has broken down the square footage of office and warehousing on the plan as follows:
With 48,201 square feet of office space and 59,641 square feet of warehouse space in Building 2, the applicant is providing 168 parking spaces meeting the parking requirements exactly. Building 3 is proposed with 11,340 square feet of office space and 64,260 square feet of warehouse space, requiring 65 parking stalls which the applicant meets exactly. The Development Code states that office uses require 1 space for each 300 square feet of gross floor area and the warehouse use requires 1 stall for each person employed during regular working hours. Elevations The building elevations mostly match the design of the existing Blender Bottle buildings, although there does need to be some additional architectural variation. The elevations that front 850 East need to appear as the front of the building. The DRC noted that in particular, Building 3 should add some design variations and prominent features on the east side of the building which faces 850 East, stating, “On Building #3, recommend maintaining the architectural hierarchy/consistency of the other buildings along 850 East by adding some upper story windows, awnings, or other features that are on the other two buildings on the northeast corner of building 3.” The DRC also commented on the elevations of the east side of the building, recommending additional color variations, larger windows, and/or awnings along the side that fronts 850 East as it will be the most visible side of the building. Mini Creek The applicant will be piping Mini Creek that runs through the rear/west side of the site. Mini Creek is currently piped along the existing Blender Bottle building and is proposed to be piped in the same manner along the remainder of the property. The DRC indicated that the applicant will need to provide written verification that Mini Creek is allowed to be piped. Please consider other DRC comments as part of the motion.
2
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
RECOMMENDATIONS/POSSIBLE ACTIONS The Planning Division Staff recommends APPROVAL of the proposed site plan and conditional use requests contingent upon addressing all DRC comments and based on the following findings: 1. 2. 3.
4. 5.
The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience. The proposed use will be located and conducted in a manner in compliance with the goals and policies of the Lehi City General Plan and the purposes of this Code. That the property on which the use, building, or other structure is proposed to be established is of adequate size and dimensions to permit construction of the facilities and the conduct of the use in such a manner that it will not be detrimental to adjoining properties and the area. The proposed site plan and conditional uses meet the requirements and intent of the Development Code. Additional findings based upon information presented during the public hearing.
3
Lehi City Development Review Committee
March 23, 2016
Blender Bottle Buildings 2 and 3 Site Plan DRC Redline Comments Andrew Bollschweiler – Requests Site Plan review for Blender Bottle Buildings 2 and 3 located at approximately 200 South 850 East in an existing Commercial zone. (2nd submittal – last reviewed on 3/9/16) DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Mike Beck, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Scott Thorsen, David Kuhn, and Andrew Bollschweiler Date of Plans Reviewed: 3/17/16 Time Start: 1:05 PM Time End: 1:25 PM DRC REDLINE COMMENTS: Brent – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: 1. Add construction valves as follows: a. Sheet C3.1 Add construction valves where connecting to existing water main on 850 east, note 2. b. Sheet C3.2 Install 10” gate valve to the east, 8” gate valve to the south, 6” gate valves to the north and east, note 2. c. Sheet C3.3 install 10” tee with 10”x4” reducer with 4” valve where connecting to existing water main, 10” valve to the north and to the east, install 4” temporary blow off for pressure and bacteria testing Notes 3 & 4. Todd – Public Works: No comments. Kim – Planning: 2. Provide written verification that Mini Creek is allowed to be piped. 3. On Building #3, recommend maintaining the architectural hierarchy/consistency of the other buildings along 850 East by adding some upper story windows, awnings, or other features that are on the other two buildings on the northeast corner of building 3. Also, correct the labels (north, south, east, west) on the architectural drawings. 4. Recommend additional color variations, larger windows, and/or awnings along the east side of the third building since it fronts 850 East. Gary/Mike – Building/Inspections: No comments. Mike – Public Works: No comments. Ross – Engineering: No comments. Craig – Parks: No comments. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow or Letter of Credit Bond Agreement and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Reimbursement Agreement for any reimbursable improvement items must be in place. 4. Surveyor’s and engineer’s stamps on construction drawings. 5. New property line adjacent to existing roads must be staked and reviewed by the City. 6. Provide signed easement verification sheet. 7. New project startup form for Lehi City Storm Water and NOI. 8. Address comments from Planning Commission approval
DRC GENERAL COMMENTS: 1. On the power, developer will install conduit; Lehi City Power will install all other required power infrastructure shown on the plans and charge the developer for the costs. These costs are separate from power impact fees that are paid with the building permit. 2. Developer is responsible to purchase, move or remove any existing RMP facilities. 3. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 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 2
Lehi City Development Review Committee 4.
5. 6. 7. 8. 9.
March 23, 2016
Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for check-off. Check-off plans consist of one 24x36 set of plans submitted to the Planning Department. When changes need to be made to a check-off set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. Prior to the pre-construction meeting, Lehi City Staff will make copies of plans for the meeting from the check-off set and the developer will pay fees for the copies. All signage will require a separate review and approval process The approval of a development shall be effective for a period of two (2) years from the date the development is approved by the Planning Commission or City Council, whichever is applicable. Continue coordination with the Engineering and Water Departments for off-site water improvements. POWER CRITICAL ISSUE: Under current conditions the circuits feeding the proposed area have no available capacity. Until further review and system improvements are designed and or in place we are unable to serve this project. (Power Dept. is awaiting a bore permit from U.P.R.R. A permit from UTA/Frontrunner has been received for the rail crossing required to complete circuit improvements).
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON APRIL 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. 2 of 2
