Bronson's Corner Preliminary Subdivision Review Planning ... - AWS
Lehi City Planning Commission Staff Report
Meeting Date: June 8, 2017
Bronson’s Corner Preliminary Subdivision Review Planning Commission Report Applicant: Requested Action/Purpose: Location: Existing General Plan Designation: Existing Zoning: Existing Land Use: Number of Lots:/Units Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner
Alan Prince Review and recommendation for a proposed preliminary subdivision SW corner of 600 East and 3200 North Very Low Density Residential (VLDR) RA-1 Single family home/Agriculture 20 lots North: PC Single family residential South: RA-1 Single family home/Agriculture East: RA-1 Church/Single family residential West: A-1 Single family residential/Agriculture May 24, 2017 Mike West
Required Action Planning Commission: Review and Recommendation City Council: Final Approval APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.080. Preliminary Plat Approval Process. The review and approval process for a Preliminary Subdivision Plat is identified in the appendix of this code, including review by the Development Review Committee, review and recommendation following a public hearing by the Planning Commission and review and approval by the City Council. Section 11.100. Effect of Preliminary Subdivision Plat Approval. A preliminary subdivision plat shall not authorize the development of land. After a preliminary subdivision plat has been approved by the City Council, the applicant may file an application for final subdivision plat approval. HISTORY June 25, 1979: Apr 14, 1986: Mar 10, 2004: Apr 11, 2017:
The Jones Annexation was recorded and included the southern portion of the subject property. The North Annexation was recorded and included the majority of the subject property. The Martinson Addition was recorded and included the western portion of the subject property. The City Council approved a concept plan for Bronson’s Corner which included a one lot density bonus and lot size flexibility in lieu of the city reimbursing the applicant for the construction of a 10 foot trail, roadway improvements, and dedication of right-of-way.
ANALYSIS The applicant is requesting review and recommendation of the proposed Bronson’s Corner preliminary subdivision located on the southwest corner of 600 East and 3200 North. The proposed subdivision includes 20 single family lots ranging in size from approximately 13,000 to 16,000 square feet. A density bonus is proposed to include one additional lot and lot size flexibility in lieu of reimbursement by the city for the 10 foot trail, roadway improvements, and road right-of-way for 3200 North and 600 East. Lots 6-9 and 13-14 are proposed to meet the size and frontage requirements of the RA-1 zone. A concept plan was approved by the City Council on April 11, 2017, which included the proposed one lot density bonus and lot size flexibility. The approval of the density bonus is contingent on the adoption of the revised Lehi City Bicycle and Pedestrian Master Plan (scheduled for City Council on June 13, 2017, for adoption). The street connectivity standards are met with a 1.5 connectivity index and the block and cul-de-sac maximum lengths being met. The DRC noted in their general comments that water dedication will be required prior to final plat, and the trail surface should be asphalt or saw-cut concrete. Please consider the DRC comments as part of the motion. ACTION/RECOMMENDATIONS
Lehi City Planning Commission Staff Report
Meeting Date: June 8, 2017
Planning staff recommends a POSITIVE recommendation to the City Council for the Bronson’s Corner preliminary subdivision including the DRC comments from May 24, 2017. This recommendation is based on the following findings: 1. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. 2. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. 3. The proposed subdivision includes a section of trail that helps to connect Skyridge High School to the future Peck Park. 4. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
May 24, 2017
Bronson’s Corner Preliminary Subdivision DRC Redline Comments Alan Prince – Requests preliminary subdivision review for Bronson’s Corner, a 20-lot residential development located at 600 East 3200 North in an RA-1 zone (1st submittal). DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Alan Prince, Jason Peterson, Steven Eldridge, and Julie Eldridge Date of Plans Reviewed: 5/18/17 Time Start: 2:50 PM Time End: 3:35 PM DRC REDLINE COMMENTS: Glade – Power: 1. Show 10’ Power/PUE begins behind walk/trail. (Line relocations required.) 2. Provide a plan sheet for power circuit routing and equipment placement. (Similar to C202, with existing features greyed back, as well as the proposed wet utilities. Also indicate location of the PUE. Prefer scale 1”=50’). 3. Provide power details sheet. (Design and details to be provided by Lehi Power). Kerry – Fire: No comments Greg – Water/Sewer: 4. Sheet C202 sewer laterals must connect to the sewer main, not into a manhole. Each lot must have a separate culinary and PI service and meter. 5. Sheet C203 Lehi City design standards only allow single pipe connections to SDCB’s, you are showing piped through at lot 1. 6. Underground “retention” must be above ground “detention” basin, connection to storm drain in 2600 North must go into a manhole. 7. Proposed drainage into the existing irrigation ditch will not work, the outfall for this irrigation ditch is being eliminated downstream with development. Any piping or other alteration of the irrigation ditch will require Irrigation Co approval. Todd – Public Works: No comments Kim – Planning: 8. Provide a note on the plat indicating a lot has been granted in lieu of reimbursement from the city for the trail, road ROW, and asphalt (reimbursement would be provided for roadway and asphalt on the Brooks property). 9. The streets must have coordinates for names. Gary – Building/Inspections: Mike – Public Works: 10. Clarify in the road cross sections what is existing – recommend shading existing. Ross – Engineering: Trent – Parks: No comments DRC GENERAL COMMENTS: 1. Water dedication on the Brooks property needs to be completed prior to recording the final plat. 2. A demolition permit will be needed for any structures to be demolished. 3. At time of final – show road base extending 6” beyond the sidewalks. 4. At final plat - match tops of pipes on the sewer connection in 600 E. 5. At final plat – the trail surface should be asphalt or saw cut concrete. The ADA ramps for the trail will need 10’ wide truncated domes. 6. Any existing water and sewer utilities will have to be eliminated. 7. Any existing well must be eliminated by a certified well driller. 8. Label correct asphalt widths from proposed lip of gutter to the existing edge of asphalt. 9. 600 E drainage needs to be collected and not be allowed to run onto neighboring properties. 10. Tie in above existing sewer line in 600 East.
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
May 24, 2017
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION JUNE 8, 2017
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: June 8, 2017
Bronson’s Corner Preliminary Subdivision Review Planning Commission Report Applicant: Requested Action/Purpose: Location: Existing General Plan Designation: Existing Zoning: Existing Land Use: Number of Lots:/Units Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner
Alan Prince Review and recommendation for a proposed preliminary subdivision SW corner of 600 East and 3200 North Very Low Density Residential (VLDR) RA-1 Single family home/Agriculture 20 lots North: PC Single family residential South: RA-1 Single family home/Agriculture East: RA-1 Church/Single family residential West: A-1 Single family residential/Agriculture May 24, 2017 Mike West
Required Action Planning Commission: Review and Recommendation City Council: Final Approval APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.080. Preliminary Plat Approval Process. The review and approval process for a Preliminary Subdivision Plat is identified in the appendix of this code, including review by the Development Review Committee, review and recommendation following a public hearing by the Planning Commission and review and approval by the City Council. Section 11.100. Effect of Preliminary Subdivision Plat Approval. A preliminary subdivision plat shall not authorize the development of land. After a preliminary subdivision plat has been approved by the City Council, the applicant may file an application for final subdivision plat approval. HISTORY June 25, 1979: Apr 14, 1986: Mar 10, 2004: Apr 11, 2017:
The Jones Annexation was recorded and included the southern portion of the subject property. The North Annexation was recorded and included the majority of the subject property. The Martinson Addition was recorded and included the western portion of the subject property. The City Council approved a concept plan for Bronson’s Corner which included a one lot density bonus and lot size flexibility in lieu of the city reimbursing the applicant for the construction of a 10 foot trail, roadway improvements, and dedication of right-of-way.
ANALYSIS The applicant is requesting review and recommendation of the proposed Bronson’s Corner preliminary subdivision located on the southwest corner of 600 East and 3200 North. The proposed subdivision includes 20 single family lots ranging in size from approximately 13,000 to 16,000 square feet. A density bonus is proposed to include one additional lot and lot size flexibility in lieu of reimbursement by the city for the 10 foot trail, roadway improvements, and road right-of-way for 3200 North and 600 East. Lots 6-9 and 13-14 are proposed to meet the size and frontage requirements of the RA-1 zone. A concept plan was approved by the City Council on April 11, 2017, which included the proposed one lot density bonus and lot size flexibility. The approval of the density bonus is contingent on the adoption of the revised Lehi City Bicycle and Pedestrian Master Plan (scheduled for City Council on June 13, 2017, for adoption). The street connectivity standards are met with a 1.5 connectivity index and the block and cul-de-sac maximum lengths being met. The DRC noted in their general comments that water dedication will be required prior to final plat, and the trail surface should be asphalt or saw-cut concrete. Please consider the DRC comments as part of the motion. ACTION/RECOMMENDATIONS
Lehi City Planning Commission Staff Report
Meeting Date: June 8, 2017
Planning staff recommends a POSITIVE recommendation to the City Council for the Bronson’s Corner preliminary subdivision including the DRC comments from May 24, 2017. This recommendation is based on the following findings: 1. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. 2. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. 3. The proposed subdivision includes a section of trail that helps to connect Skyridge High School to the future Peck Park. 4. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
May 24, 2017
Bronson’s Corner Preliminary Subdivision DRC Redline Comments Alan Prince – Requests preliminary subdivision review for Bronson’s Corner, a 20-lot residential development located at 600 East 3200 North in an RA-1 zone (1st submittal). DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Alan Prince, Jason Peterson, Steven Eldridge, and Julie Eldridge Date of Plans Reviewed: 5/18/17 Time Start: 2:50 PM Time End: 3:35 PM DRC REDLINE COMMENTS: Glade – Power: 1. Show 10’ Power/PUE begins behind walk/trail. (Line relocations required.) 2. Provide a plan sheet for power circuit routing and equipment placement. (Similar to C202, with existing features greyed back, as well as the proposed wet utilities. Also indicate location of the PUE. Prefer scale 1”=50’). 3. Provide power details sheet. (Design and details to be provided by Lehi Power). Kerry – Fire: No comments Greg – Water/Sewer: 4. Sheet C202 sewer laterals must connect to the sewer main, not into a manhole. Each lot must have a separate culinary and PI service and meter. 5. Sheet C203 Lehi City design standards only allow single pipe connections to SDCB’s, you are showing piped through at lot 1. 6. Underground “retention” must be above ground “detention” basin, connection to storm drain in 2600 North must go into a manhole. 7. Proposed drainage into the existing irrigation ditch will not work, the outfall for this irrigation ditch is being eliminated downstream with development. Any piping or other alteration of the irrigation ditch will require Irrigation Co approval. Todd – Public Works: No comments Kim – Planning: 8. Provide a note on the plat indicating a lot has been granted in lieu of reimbursement from the city for the trail, road ROW, and asphalt (reimbursement would be provided for roadway and asphalt on the Brooks property). 9. The streets must have coordinates for names. Gary – Building/Inspections: Mike – Public Works: 10. Clarify in the road cross sections what is existing – recommend shading existing. Ross – Engineering: Trent – Parks: No comments DRC GENERAL COMMENTS: 1. Water dedication on the Brooks property needs to be completed prior to recording the final plat. 2. A demolition permit will be needed for any structures to be demolished. 3. At time of final – show road base extending 6” beyond the sidewalks. 4. At final plat - match tops of pipes on the sewer connection in 600 E. 5. At final plat – the trail surface should be asphalt or saw cut concrete. The ADA ramps for the trail will need 10’ wide truncated domes. 6. Any existing water and sewer utilities will have to be eliminated. 7. Any existing well must be eliminated by a certified well driller. 8. Label correct asphalt widths from proposed lip of gutter to the existing edge of asphalt. 9. 600 E drainage needs to be collected and not be allowed to run onto neighboring properties. 10. Tie in above existing sewer line in 600 East.
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
May 24, 2017
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION JUNE 8, 2017
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
