Canyon Trail Subdivision Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
Canyon Trail Subdivision Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Fieldstone Utah Investors Review and recommendation of a proposed concept plan Approx 5000 N Fox Canyon Road 27.8 acres Planned Community MDR and HDR North: Planned Community Single family residential South: Planned Community Single family residential East: Planned Community Undeveloped West: Planned Community Single family residential/School June 29, 2016 Mike West 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 July 26, 1997: Dec 4, 2000:
This property was annexed to Lehi City as the Deerfield Annexation included the subject property and most of what is now within the Traverse Mountain Planned Community. The Fox Ridge Area Plan was recorded for what is now Traverse Mountain which designated Planned Community zoning to the subject property. The Traverse Mountain Area Plan was later amended in 2012 to the current plan.
ANALYSIS The applicant requests approval of a concept plan for the Canyon Trail Subdivision to be located along Fox Canyon Road in Traverse Mountain. The proposed subdivision includes 97 single family lots that range in size from approximately 5,000 to 15,000 square feet. The total density is less than what the Traverse Mountain Area Plan would allow. The Traverse Mountain Area Plan shows the property on two land use designations within the Riverbend Planning District. The proposed subdivision accounts for all of Parcel A and a portion of Parcel B. Parcel A is designated as MDR and allows up to 107 units and Parcel B is designated as HDR with 280 total units (see map below for reference).
The 95 proposed units are below the allowed 107 units in the MDR designation and the portion of the 280 units within the HDR designation. The lot sizes meet the minimum size requirements for detached units within the MDR and HDR designations of the Area Plan. The roads within the subdivision are proposed to be private. The road cross section shows the Fox Canyon Trail on the west side of Fox Canyon Road, a sidewalk between the two roads and a sidewalk on the east side of the private road. The DRC recommended removing the sidewalk between Fox Canyon Road and the private road and carry the sidewalk back to the east side of Fox Canyon Road at Parcel C; the DRC also recommended planting scrub oak within the remaining 10 foot planter area between the two roads. The DRC made the following comments: a product mix will be required to ensure two home models are not located adjacent to each other. The applicant must coordinate with the Traverse Mountain Master Association on the maintenance of the landscaped areas. It is highly encouraged to preserve the existing vegetation (specifically the scrub oak) along the slope on all the lots. As part of preserving existing vegetation, it is encouraged to either create an open space buffer or provide a conservation easement along the slope areas of Lots 16-47. The DRC also commented that the layout should be revisited for Lots 91-97 to avoid placing the turnaround against the existing subdivision. Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends a POSITIVE recommendation to the City Council for the Canyon Trail Subdivision concept plan. This recommendation is based on the following findings: 1. 2. 3.
The proposed concept meets the requirements of the Traverse Mountain Area Plan for proposed density and lot sizes. The proposed concept is consistent with the Lehi City Development Code The proposed concept conforms to the goals and policies of the General Plan. 4. 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 Canyon Trail Concept Plan DRC Redline Comments
Fieldstone Utah Investors – Requests Concept Plan review for Canyon Trail, a 27.83 acre development located at approximately Fox Canyon Road in a Planned Community zone. 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: Dylan Young, Travis Benson, and Ben Duzett Date of Plans Reviewed: 6/22/16 Time Start: 2:45 PM Time End: 3:10 PM DRC COMMENTS: Glade – Power: 1. Provide a 10’ PUE behind walk for Power. 2. Point of attachment will be near the intersection of Fox Canyon Rd. & Center Canyon/Vialetto Way. (Equipment Next to the Lehi City well.) Kerry – Fire: 3. This project will be subject to the wildland/urban interface requirements. Greg – Water/Sewer: 4. The existing water mains must be preserved in place and provide adequate coverage. 5. Identify which pressure zone or tank that will service this project. Todd – Public Works: No comments Kim – Planning: 6. A product mix will be required to ensure two home models are not located adjacent to each other. 7. Recommend removing the sidewalk between Fox Canyon Road and Canyon Trail private road and carry the sidewalk back through Parcel C and continue the sidewalk along Fox Canyon from that point. Recommend planting scrub oak within the remaining 10 foot planter trip. 8. Coordinate with the Traverse Mountain Master Association on the maintenance of the landscaped areas. 9. Highly encourage preserving the existing vegetation along the slope on all the lots. 10. Encourage either an open space buffer or a conservation behind lots 20-47. 11. Revisit the layout for Lots 91-97 to avoid the turnaround against the existing subdivision and pull inward. Gary – Building/Inspections: 12. Soils report will be required at preliminary. Mike – Public Works: No comments Ross – Engineering: 13. Detain to the higher storm water standard that was determined with the first phase of the Hidden Canyon development. Craig – Parks: 14. A landscape plan and list of amenities for the park will be required at preliminary plat.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION 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
Canyon Trail Subdivision Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Fieldstone Utah Investors Review and recommendation of a proposed concept plan Approx 5000 N Fox Canyon Road 27.8 acres Planned Community MDR and HDR North: Planned Community Single family residential South: Planned Community Single family residential East: Planned Community Undeveloped West: Planned Community Single family residential/School June 29, 2016 Mike West 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 July 26, 1997: Dec 4, 2000:
This property was annexed to Lehi City as the Deerfield Annexation included the subject property and most of what is now within the Traverse Mountain Planned Community. The Fox Ridge Area Plan was recorded for what is now Traverse Mountain which designated Planned Community zoning to the subject property. The Traverse Mountain Area Plan was later amended in 2012 to the current plan.
ANALYSIS The applicant requests approval of a concept plan for the Canyon Trail Subdivision to be located along Fox Canyon Road in Traverse Mountain. The proposed subdivision includes 97 single family lots that range in size from approximately 5,000 to 15,000 square feet. The total density is less than what the Traverse Mountain Area Plan would allow. The Traverse Mountain Area Plan shows the property on two land use designations within the Riverbend Planning District. The proposed subdivision accounts for all of Parcel A and a portion of Parcel B. Parcel A is designated as MDR and allows up to 107 units and Parcel B is designated as HDR with 280 total units (see map below for reference).
The 95 proposed units are below the allowed 107 units in the MDR designation and the portion of the 280 units within the HDR designation. The lot sizes meet the minimum size requirements for detached units within the MDR and HDR designations of the Area Plan. The roads within the subdivision are proposed to be private. The road cross section shows the Fox Canyon Trail on the west side of Fox Canyon Road, a sidewalk between the two roads and a sidewalk on the east side of the private road. The DRC recommended removing the sidewalk between Fox Canyon Road and the private road and carry the sidewalk back to the east side of Fox Canyon Road at Parcel C; the DRC also recommended planting scrub oak within the remaining 10 foot planter area between the two roads. The DRC made the following comments: a product mix will be required to ensure two home models are not located adjacent to each other. The applicant must coordinate with the Traverse Mountain Master Association on the maintenance of the landscaped areas. It is highly encouraged to preserve the existing vegetation (specifically the scrub oak) along the slope on all the lots. As part of preserving existing vegetation, it is encouraged to either create an open space buffer or provide a conservation easement along the slope areas of Lots 16-47. The DRC also commented that the layout should be revisited for Lots 91-97 to avoid placing the turnaround against the existing subdivision. Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends a POSITIVE recommendation to the City Council for the Canyon Trail Subdivision concept plan. This recommendation is based on the following findings: 1. 2. 3.
The proposed concept meets the requirements of the Traverse Mountain Area Plan for proposed density and lot sizes. The proposed concept is consistent with the Lehi City Development Code The proposed concept conforms to the goals and policies of the General Plan. 4. 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 Canyon Trail Concept Plan DRC Redline Comments
Fieldstone Utah Investors – Requests Concept Plan review for Canyon Trail, a 27.83 acre development located at approximately Fox Canyon Road in a Planned Community zone. 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: Dylan Young, Travis Benson, and Ben Duzett Date of Plans Reviewed: 6/22/16 Time Start: 2:45 PM Time End: 3:10 PM DRC COMMENTS: Glade – Power: 1. Provide a 10’ PUE behind walk for Power. 2. Point of attachment will be near the intersection of Fox Canyon Rd. & Center Canyon/Vialetto Way. (Equipment Next to the Lehi City well.) Kerry – Fire: 3. This project will be subject to the wildland/urban interface requirements. Greg – Water/Sewer: 4. The existing water mains must be preserved in place and provide adequate coverage. 5. Identify which pressure zone or tank that will service this project. Todd – Public Works: No comments Kim – Planning: 6. A product mix will be required to ensure two home models are not located adjacent to each other. 7. Recommend removing the sidewalk between Fox Canyon Road and Canyon Trail private road and carry the sidewalk back through Parcel C and continue the sidewalk along Fox Canyon from that point. Recommend planting scrub oak within the remaining 10 foot planter trip. 8. Coordinate with the Traverse Mountain Master Association on the maintenance of the landscaped areas. 9. Highly encourage preserving the existing vegetation along the slope on all the lots. 10. Encourage either an open space buffer or a conservation behind lots 20-47. 11. Revisit the layout for Lots 91-97 to avoid the turnaround against the existing subdivision and pull inward. Gary – Building/Inspections: 12. Soils report will be required at preliminary. Mike – Public Works: No comments Ross – Engineering: 13. Detain to the higher storm water standard that was determined with the first phase of the Hidden Canyon development. Craig – Parks: 14. A landscape plan and list of amenities for the park will be required at preliminary plat.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION 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
