Britannia 2-Lot Subdivision Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: August 23, 2016
Britannia 2-Lot Subdivision 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:
Nick Ball and Shon Harper Approval of a 2-lot subdivision The southwest corner of 400 North and 100 West 0.38 acres R-2 Medium Density Residential Single-family residential North: R-2 Single-family residential East: R-2 Single-family residential South: R-2 Single-family residential West: R-2 Single-family residential August 3, 2016 Tippe Morlan Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.060. Two (2) Lot Subdivision with an Existing Home Two (2) Lot Subdivision Criteria. For the purposes of this section a two (2) lot subdivision is defined as a subdivision which includes an existing home (at least five (5) years old) and where both lots can meet the criteria outlined under the “Urban” category of Table 12-060 and are in compliance with all other development requirements and standards with the following exceptions: 1. The lot with an existing home shall be exempt from the curb and sidewalk improvements. However, this exemption does not apply to a 2 lot subdivision with a flag lot. 2. Both lots shall be exempt from the Right to Farm mitigation requirements specified in Section 18.030 of this Code, including the agricultural no climb fence. 3. In determining whether connection to the City sewer and water systems are required, the additional 150 feet (sewer) in Note 1 and the additional 250 feet (water) in note 3 of Table 12-060 shall not apply for the lot with an existing home. ANALYSIS The applicant is requesting approval of a two-lot subdivision with an existing home. The subject property was a part of the original incorporation of Lehi City. This request splits the property in two creating one lot at 8,471 square feet and a second lot at 8,000 square feet. Lot 1 has an existing home which is to remain. Both lots meet the requirements of an R-2 zone, including a minimum 75-foot of frontage and 8,000 square feet in lot size. The DRC made comments about items that are missing or are extraneous on the plat including sewer, water, and irrigation main lines that need to be shown, and extra signature boxes which are not needed. Please refer to the DRC comments for a full list. The typical setback table shown on the plat also needs to be revised to reflect Lehi City setback requirements. Please consider all DRC comments as a part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed two-lot subdivision with an existing home, including all DRC comments. This recommendation is based on the following findings: 1. 2. 3.
The proposed two-lot subdivision is not detrimental to the public health, safety, and welfare of Lehi City. The proposed two-lot subdivision meets the requirements of the Lehi City Development Code in regards to twolot subdivision approvals. Other findings based upon information presented at the public hearing.
1
Lehi City Development Review Committee
August 3, 2016 Brittania 2-Lot Subdivision DRC Redline Comments
Nick Ball & Shon Harper – Requests review of the Brittania 2-lot subdivision with an existing home located at approximately 400 North 100 West in an existing R-2 zone. DRC Members Present: Joel Eaves, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Nick Ball and Shon Harper Date of Plans Reviewed: 7/28/16 Time Start: 1:25 PM Time End: 1:50 PM DRC REDLINE COMMENTS: Joel – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: 1. Show the sewer, water, and irrigation mains in the road. 2. Show a PI service next to the culinary service to Lot 2. 3. Remove Note 6 referencing the culinary fire hydrant. Todd – Public Works: No comments. Kim – Planning: 4. On the final plat page: a. Remove the building envelopes shown on the lots. b. Clean up the vicinity map text. c. Remove the utilities approval language and utility company signature lines and the right to farm language. d. Delete notes 2, 4, and 6. e. Remove the signature line for the Mayor and City Attorney. 5. On UP-01, consider a 5’ planter strip on the road cross section and plan view. Coordinate with the Engineering Department. Gary – Building/Inspections: 6. Correct the setback table on the plat for R-2 zone. On the final plat page, update the typical setback diagram to show 15’ rear yard on corner lot, 25’ rear yard on interior lot, and show an 8’ minimum side yard on the interior side of the corner lot and 8’ minimum on the interior lot with total combined side yards not less than 20’. 7. Add note to plat, “soils report will be required at the time of building permit.” Mike – Public Works: 8. On the Cover Sheet, Note 3 needs to show 2016 instead of 2009 standards. 9. Show cross slopes from the existing edge of asphalt to the lip of curb if the curb, gutter, and sidewalk are going in. Ross – Engineering: 10. On the plat, extend the dimensions from the centerline of road to the right-of-way on the opposite side of the road. Craig – Parks: No comments. PRIOR TO RECORDING OF PLAT: 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. Provide a Mylar of the final plat for recording with the owners notarized signature(s). 4. Include surveyor’s and engineer’s stamps and signatures on the plat and construction drawings. 5. Submit a title report to be reviewed by Lehi City Attorney. 6. Provide evidence that all property taxes (including rollback taxes) are paid. \ 7. Developer shall provide a letter with an exhibit of the property covered from their title company guaranteeing that the property taxes including greenbelt taxes have been paid of open space or right of way is being dedicated. 8. Show lot addresses on the final plat (must coordinate with Christie Hutchings in the Planning Division). 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 9. 10. 11. 12. 13.
August 3, 2016
Provide a disc with the final plat and design drawings in dxf format. Provide a signed easement verification sheet (for proposed public utility easements on the plat). New property line adjacent to existing roads and any new trails must be staked and reviewed by the City. New project startup form for Lehi City Storm Water Address any comments or conditions from City Council approval.
DRC GENERAL COMMENTS: 1. Please note that ALL of the DRC Redline and Prior to Recording of Plat comments MUST be completed before a preconstruction meeting can be scheduled. 2. Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for checkoff. Check-off plans consist of one set of 24x36-inch plans submitted to the Planning Division office. When changes need to be made to a check set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. It is the responsibility of the applicant to follow through with completing the check-off items. 3. 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. 4. 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. 5. 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. 6. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either a twenty (20) foot minimum width temporary or permanent road, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be kept clear of all fencing, barricades, dumpsters, vehicles, construction materials and debris and maintained until permanent fire apparatus access roads are available.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON AUGUST 25, 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: August 23, 2016
Britannia 2-Lot Subdivision 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:
Nick Ball and Shon Harper Approval of a 2-lot subdivision The southwest corner of 400 North and 100 West 0.38 acres R-2 Medium Density Residential Single-family residential North: R-2 Single-family residential East: R-2 Single-family residential South: R-2 Single-family residential West: R-2 Single-family residential August 3, 2016 Tippe Morlan Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.060. Two (2) Lot Subdivision with an Existing Home Two (2) Lot Subdivision Criteria. For the purposes of this section a two (2) lot subdivision is defined as a subdivision which includes an existing home (at least five (5) years old) and where both lots can meet the criteria outlined under the “Urban” category of Table 12-060 and are in compliance with all other development requirements and standards with the following exceptions: 1. The lot with an existing home shall be exempt from the curb and sidewalk improvements. However, this exemption does not apply to a 2 lot subdivision with a flag lot. 2. Both lots shall be exempt from the Right to Farm mitigation requirements specified in Section 18.030 of this Code, including the agricultural no climb fence. 3. In determining whether connection to the City sewer and water systems are required, the additional 150 feet (sewer) in Note 1 and the additional 250 feet (water) in note 3 of Table 12-060 shall not apply for the lot with an existing home. ANALYSIS The applicant is requesting approval of a two-lot subdivision with an existing home. The subject property was a part of the original incorporation of Lehi City. This request splits the property in two creating one lot at 8,471 square feet and a second lot at 8,000 square feet. Lot 1 has an existing home which is to remain. Both lots meet the requirements of an R-2 zone, including a minimum 75-foot of frontage and 8,000 square feet in lot size. The DRC made comments about items that are missing or are extraneous on the plat including sewer, water, and irrigation main lines that need to be shown, and extra signature boxes which are not needed. Please refer to the DRC comments for a full list. The typical setback table shown on the plat also needs to be revised to reflect Lehi City setback requirements. Please consider all DRC comments as a part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed two-lot subdivision with an existing home, including all DRC comments. This recommendation is based on the following findings: 1. 2. 3.
The proposed two-lot subdivision is not detrimental to the public health, safety, and welfare of Lehi City. The proposed two-lot subdivision meets the requirements of the Lehi City Development Code in regards to twolot subdivision approvals. Other findings based upon information presented at the public hearing.
1
Lehi City Development Review Committee
August 3, 2016 Brittania 2-Lot Subdivision DRC Redline Comments
Nick Ball & Shon Harper – Requests review of the Brittania 2-lot subdivision with an existing home located at approximately 400 North 100 West in an existing R-2 zone. DRC Members Present: Joel Eaves, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Nick Ball and Shon Harper Date of Plans Reviewed: 7/28/16 Time Start: 1:25 PM Time End: 1:50 PM DRC REDLINE COMMENTS: Joel – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: 1. Show the sewer, water, and irrigation mains in the road. 2. Show a PI service next to the culinary service to Lot 2. 3. Remove Note 6 referencing the culinary fire hydrant. Todd – Public Works: No comments. Kim – Planning: 4. On the final plat page: a. Remove the building envelopes shown on the lots. b. Clean up the vicinity map text. c. Remove the utilities approval language and utility company signature lines and the right to farm language. d. Delete notes 2, 4, and 6. e. Remove the signature line for the Mayor and City Attorney. 5. On UP-01, consider a 5’ planter strip on the road cross section and plan view. Coordinate with the Engineering Department. Gary – Building/Inspections: 6. Correct the setback table on the plat for R-2 zone. On the final plat page, update the typical setback diagram to show 15’ rear yard on corner lot, 25’ rear yard on interior lot, and show an 8’ minimum side yard on the interior side of the corner lot and 8’ minimum on the interior lot with total combined side yards not less than 20’. 7. Add note to plat, “soils report will be required at the time of building permit.” Mike – Public Works: 8. On the Cover Sheet, Note 3 needs to show 2016 instead of 2009 standards. 9. Show cross slopes from the existing edge of asphalt to the lip of curb if the curb, gutter, and sidewalk are going in. Ross – Engineering: 10. On the plat, extend the dimensions from the centerline of road to the right-of-way on the opposite side of the road. Craig – Parks: No comments. PRIOR TO RECORDING OF PLAT: 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. Provide a Mylar of the final plat for recording with the owners notarized signature(s). 4. Include surveyor’s and engineer’s stamps and signatures on the plat and construction drawings. 5. Submit a title report to be reviewed by Lehi City Attorney. 6. Provide evidence that all property taxes (including rollback taxes) are paid. \ 7. Developer shall provide a letter with an exhibit of the property covered from their title company guaranteeing that the property taxes including greenbelt taxes have been paid of open space or right of way is being dedicated. 8. Show lot addresses on the final plat (must coordinate with Christie Hutchings in the Planning Division). 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 9. 10. 11. 12. 13.
August 3, 2016
Provide a disc with the final plat and design drawings in dxf format. Provide a signed easement verification sheet (for proposed public utility easements on the plat). New property line adjacent to existing roads and any new trails must be staked and reviewed by the City. New project startup form for Lehi City Storm Water Address any comments or conditions from City Council approval.
DRC GENERAL COMMENTS: 1. Please note that ALL of the DRC Redline and Prior to Recording of Plat comments MUST be completed before a preconstruction meeting can be scheduled. 2. Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for checkoff. Check-off plans consist of one set of 24x36-inch plans submitted to the Planning Division office. When changes need to be made to a check set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. It is the responsibility of the applicant to follow through with completing the check-off items. 3. 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. 4. 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. 5. 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. 6. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either a twenty (20) foot minimum width temporary or permanent road, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be kept clear of all fencing, barricades, dumpsters, vehicles, construction materials and debris and maintained until permanent fire apparatus access roads are available.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON AUGUST 25, 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
