Bullock Two-Lot Subdivision Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: September 14, 2017
Bullock Two-Lot Subdivision Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: General Plan Land Use Designation: Existing Land Use: Adjacent Zoning and Land Use:
Date of DRC Review: Assigned Planner
Jenny Bullock Review and recommendation of a proposed 2-lot subdivision 550 West 2100 North 1.7 acres RA-1/Approved R-1-12 LDR (Low Density Residential) Single family home/Agriculture North: RA-1 Single family residential East: RA-1 Single family home South: Utah Single family home County West: A-1 Single family home August 30, 2017 Mike West
Required Action Planning Commission: Review and recommendation City Council: Chief Building Official authorized to sign final plat APPLICABLE DEVELOPMENT CODE PROVISIONS A. 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. HISTORY June 27, 2017: zoning.
The Thomas and Holly Bullock Annexation was approved by the city Council and included R-1-12
ANALYSIS The applicant is requesting approval for a two lot subdivision with an existing home. This item has been submitted concurrently with a conditional use for a flag lot. The proposed flag lot is 1.1 acres and the lot with the existing home is proposed to be 0.69 acres, which both meet the requirements of the RA-1 and R-1-12 zone districts. Each of the proposed lots meet the frontage requirements. The DRC made the following comments: the 10 foot PUEs are not required around the perimeter of the lot, only along the flag stem and lot frontage. Show a 6’ no-climb agriculture fence along the east and west property line, or provide letters agreeing to the existing or other type of fencing. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the Chief Building Official for the Bullock 2lot subdivision including the DRC comments from August 30, 2017. This recommendation is based on the following findings: 1. The proposed two-lot subdivision is not detrimental to the public health, safety, and welfare of Lehi City.
Lehi City Planning Commission Staff Report 2. 3.
Meeting Date: September 14, 2017
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.
Lehi City Development Review Committee
August 9, 2017 Bullock 2-Lot Subdivision DRC Redline Comments
Jenny Bullock – Requests review of the Bullock 2-lot subdivision with an existing home located at 550 West 2100 North in an approved R-1-22 zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Jenny Bullock and Tom Bullock Date of Plans Reviewed: 8/24/17 Time Start: 1:25 PM Time End: 1:40 PM DRC REDLINE COMMENTS: Glade – Power: 1. PUEs not required around the perimeter of the lot, only along the flag stem portion and lot frontage. Kerry – Fire: 2. Show the nearest fire hydrant on the utility plan. Greg – Water/Sewer: 3. Show and label water and PI meter locations 4. Label water connection sizes, ¾” culinary and 1” PI typical 5. Tie in sewer lateral above spring line on sewer main 6. Show sewer lateral grade, 2% minimum is required in Lehi City ROW Todd – Public Works: No comments Kim – Planning: 7. Remove the verbiage and signature in the title block for the City Engineer (keep the seal box below) Gary – Building/Inspections: 8. Add note to plat, A soils report will be required at the time of a building permit. 9. Add a note to the plat indicating all corners will be staked and pins put in the top of curb. Ross – Engineering: 10. Add a note that the lot must retain storm water on site and include an easement on the plat. Trent – Parks: 11. Show a 6’ no-climb agriculture fence along the east and west property line, or provide letters agreeing to the existing or other type of fencing. PRIOR TO RECORDING OF PLAT: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow Bond or Letter of Credit 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. Provide a Mylar of the final plat for recording with the owners notarized signature(s). 5. Include surveyor’s and engineer’s stamps and signatures on the plat and construction drawings. 6. Submit a title report to be reviewed by Lehi City Attorney. 7. Provide evidence that all property taxes (including rollback taxes) are paid. 8. Show lot addresses on the final plat (must coordinate with Mike West in the Planning Division). 9. Provide a disc with the final plat and design drawings in dxf format. 10. Provide a signed easement verification sheet (for proposed public utility easements on the plat). 11. Address any comments or conditions from Planning Commission 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 plans may be submitted for check-off. 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 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
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August 9, 2017
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. 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. 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. Developer is responsible to purchase, move or remove any existing Rocky Mountain Power facilities. Additionally, the Developer is responsible for all costs associated for the purchase of RMP equipment by Lehi City Power. These costs are separate from infrastructure, impact fees, and connection fees. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 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. 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. Annexation needs to be recorded prior to the CUP and subdivision being scheduled for Planning Commission approval.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION SEPTEMBER 14, 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: September 14, 2017
Bullock Two-Lot Subdivision Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: General Plan Land Use Designation: Existing Land Use: Adjacent Zoning and Land Use:
Date of DRC Review: Assigned Planner
Jenny Bullock Review and recommendation of a proposed 2-lot subdivision 550 West 2100 North 1.7 acres RA-1/Approved R-1-12 LDR (Low Density Residential) Single family home/Agriculture North: RA-1 Single family residential East: RA-1 Single family home South: Utah Single family home County West: A-1 Single family home August 30, 2017 Mike West
Required Action Planning Commission: Review and recommendation City Council: Chief Building Official authorized to sign final plat APPLICABLE DEVELOPMENT CODE PROVISIONS A. 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. HISTORY June 27, 2017: zoning.
The Thomas and Holly Bullock Annexation was approved by the city Council and included R-1-12
ANALYSIS The applicant is requesting approval for a two lot subdivision with an existing home. This item has been submitted concurrently with a conditional use for a flag lot. The proposed flag lot is 1.1 acres and the lot with the existing home is proposed to be 0.69 acres, which both meet the requirements of the RA-1 and R-1-12 zone districts. Each of the proposed lots meet the frontage requirements. The DRC made the following comments: the 10 foot PUEs are not required around the perimeter of the lot, only along the flag stem and lot frontage. Show a 6’ no-climb agriculture fence along the east and west property line, or provide letters agreeing to the existing or other type of fencing. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the Chief Building Official for the Bullock 2lot subdivision including the DRC comments from August 30, 2017. This recommendation is based on the following findings: 1. The proposed two-lot subdivision is not detrimental to the public health, safety, and welfare of Lehi City.
Lehi City Planning Commission Staff Report 2. 3.
Meeting Date: September 14, 2017
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.
Lehi City Development Review Committee
August 9, 2017 Bullock 2-Lot Subdivision DRC Redline Comments
Jenny Bullock – Requests review of the Bullock 2-lot subdivision with an existing home located at 550 West 2100 North in an approved R-1-22 zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Jenny Bullock and Tom Bullock Date of Plans Reviewed: 8/24/17 Time Start: 1:25 PM Time End: 1:40 PM DRC REDLINE COMMENTS: Glade – Power: 1. PUEs not required around the perimeter of the lot, only along the flag stem portion and lot frontage. Kerry – Fire: 2. Show the nearest fire hydrant on the utility plan. Greg – Water/Sewer: 3. Show and label water and PI meter locations 4. Label water connection sizes, ¾” culinary and 1” PI typical 5. Tie in sewer lateral above spring line on sewer main 6. Show sewer lateral grade, 2% minimum is required in Lehi City ROW Todd – Public Works: No comments Kim – Planning: 7. Remove the verbiage and signature in the title block for the City Engineer (keep the seal box below) Gary – Building/Inspections: 8. Add note to plat, A soils report will be required at the time of a building permit. 9. Add a note to the plat indicating all corners will be staked and pins put in the top of curb. Ross – Engineering: 10. Add a note that the lot must retain storm water on site and include an easement on the plat. Trent – Parks: 11. Show a 6’ no-climb agriculture fence along the east and west property line, or provide letters agreeing to the existing or other type of fencing. PRIOR TO RECORDING OF PLAT: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow Bond or Letter of Credit 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. Provide a Mylar of the final plat for recording with the owners notarized signature(s). 5. Include surveyor’s and engineer’s stamps and signatures on the plat and construction drawings. 6. Submit a title report to be reviewed by Lehi City Attorney. 7. Provide evidence that all property taxes (including rollback taxes) are paid. 8. Show lot addresses on the final plat (must coordinate with Mike West in the Planning Division). 9. Provide a disc with the final plat and design drawings in dxf format. 10. Provide a signed easement verification sheet (for proposed public utility easements on the plat). 11. Address any comments or conditions from Planning Commission 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 plans may be submitted for check-off. 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 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
3. 4.
5.
6. 7. 8.
9.
August 9, 2017
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. 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. 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. Developer is responsible to purchase, move or remove any existing Rocky Mountain Power facilities. Additionally, the Developer is responsible for all costs associated for the purchase of RMP equipment by Lehi City Power. These costs are separate from infrastructure, impact fees, and connection fees. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 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. 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. Annexation needs to be recorded prior to the CUP and subdivision being scheduled for Planning Commission approval.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION SEPTEMBER 14, 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
