Cold Spring Ranch Planned Community Concept Planning ...
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
Cold Spring Ranch Planned Community Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Number of Units: Existing Zoning: Existing Land Use: Existing General Plan Land Use Designation: Proposed General Plan Designation: Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
DR Horton and The Gardner Company Concept review and recommendation Approximately 3600 West 400 North 297 1138 A-5 Residential/agricultural Commercial, HDR, MDR, LDR, VLDR, ESA Planned Community North: R-2, R-3, TH-5, R-1-8, R-1-15 Residential/agricultural South: Saratoga Springs High density residential East: Jordan River Jordan River West: Saratoga Springs Commercial June 22, 2016 Christie Hutchings Required Action Review and recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 06.010 Purpose and Intent: The intent of the Planned Community Zone and this Chapter is to provide for the implementation of the Lehi City General Plan. The standards for development contained herein are intended specifically to accomplish the following purposes: A. Allow the City to encourage and facilitate more detailed and specific planning and analysis for certain areas of the City. B. Establish provisions and requirements which enable the City to address unique areas of the City or where other characteristics exist that warrant a comprehensive set of land use policies and standards which will encourage an efficient and imaginative development pattern. C. Provide an opportunity for flexibility from the constraints of traditional zoning and allow for development on a performance basis. Higher density and intensity of uses may be achieved as higher quality development and performance standards are implemented within the zone. D. Provide a consolidated and structured framework for the processing of preliminary and final subdivision plat(s), preliminary and final site plans, and other permits and licenses required by this Code. An application for approval of a Planned Community Zone is a request by the applicant for additional flexibility beyond that allowed by the traditional zones within the City. It is the sole responsibility and burden of the applicant to convince the Planning Commission and City Council that the proposed Planned Community Zone is preferable to traditional zoning. Approval for use of the Planned Community Zone lies at the discretion of the City Council. Section 06.020 Planned Community Description: Each Planned Community Zone should include a cohesive mixture of land uses, including commercial and/or business park uses, which will provide services and employment opportunities to residents within the community. Residential uses should provide a range of housing types and densities to accommodate a variety of age and income groups and residential preferences, so that the community’s demographic diversity is maintained. Commercial uses should focus on retail services for the residents of the community and must include a unifying design theme which compliments the residential areas. Residential and commercial land uses should be integrated to promote a walkable, sustainable community. Development should promote creative lot configuration with usable public and private recreation areas, parks, trails and open space with assurance of maintenance. Preservation of open space and critical environmental areas is also highly encouraged Page 1 of 3
through the use of clustering and other innovative development options where a standard lot pattern is not practical or desirable due to physical constraints. Section 06.030 Design Compatibility: Development within a Planned Community Zone should promote attractive, unified architectural design. Development should be planned as one complex land use with a common architectural design theme that provides variety within a context of architectural compatibility, rather than an aggregation of individual, unrelated buildings located on separate, unrelated lots. In order to ensure that development within the Planned Community Zone is compatible and meets the purposes of this Chapter, the Planning Commission may recommend and the City Council may require that certain design guidelines be employed as part of the approval of an Area Plan for a PC Zone. The design guidelines may include, but are not limited to, architectural controls, colors, materials, building mass, innovative design of buildings and access, and any other features deemed appropriate by the City Council. As part of the design guidelines for any Planned Community Zone each single family detached or attached dwelling shall include, as a minimum standard, an enclosed one (1) car garage. 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 2/10/1999 – This property was annexed into the City as a part of the Lehi West Crossroads Annexation ANALYSIS The applicant requests approval of a concept plan for a Planned Community to be located on 297 acres at approximately 3600 West 400 North with approximately 1,138 proposed residential units. The property is bordered by Redwood Road on the west and the Jordan River on the east. The concept plan shows the proposed land uses for the various parcels that make up the subject property. DR Horton and Gardner Company are partnering to develop the property. Commercial land uses are shown adjacent to Redwood Road, with higher density land uses being shown on the west, and gradually reducing to the east with the lowest densities closest to the Jordan River. This item has been submitted concurrently with a General Plan amendment, as per the approval requirements from Chapter 6 of the Development Code. Base density for an area plan shall be three units per acre, and is calculated based upon the total project area minus areas of wetlands, stream channels, high water table, existing public roads, and master planned rights-of-way. A density bonus of up to 4.2 units per acre may be permitted in exchange for additional project amenities. Overall project acreage is 297 acres; however net acreage is 270.89. The concept shows 1138 proposed units, which equates to a density of 4.2 units per acre. In exchange for the density bonus, the developer is proposing the following project amenities: active recreation, common buildings, civic sites, fencing, attached garages on all single family and townhomes, roof materials, street beautification, landscaping, open space, and special water features. Additional details on each amenity are included with the supplementary materials. A Planned Community requires a minimum of 10% open space. The concept shows approximately 37.3 acres of public open space and 22.9 acres of private open space, for a total of 22.2% of the site. The existing cold spring on the property will be enhanced to create an open space amenity to the project, and the wetland areas will be preserved with a boardwalk constructed throughout the area. A linear open space is proposed through the center of the project, east of 3600 West. This open space is proposed to contain the club house and a splash pad, and is proposed to be sized large enough to accommodate all of the high density residential amenities that are required by the code. The developer is requesting approval to provide the splash pad instead of a pool. The project is also bordered on the east by the Jordan River, and development must comply with the Jordan River Overlay District requirements. The developer is also prosing a canoe/kayak launching area along the river as a part of the development improvements. A Planned Community, as identified in both the General Plan and Development Code, is established to address unique areas of the city and areas which may warrant more comprehensive planning. It encourages a comprehensive set of specific land use policies and standards and encourages a mix of uses and use densities in order to provide an opportunity for flexibility from traditional zoning constraints. In reviewing this plan, please refer to Chapter 6 of the Development Code in order to review the standards for establishing a Planned Community. Page 2 of 3
RECOMMENDATION The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council, including all DRC comments from June 22, 2016. This recommendation is based on the following findings: 1. 2. 3.
The proposed concept is consistent with the Lehi City Development Code The proposed concept conforms to the goals and policies of the General Plan. 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.
Page 3 of 3
Lehi City Development Review Committee
June 22, 2016
Cold Spring Ranch Concept Review DRC Comments DR Horton - Requests Concept Pan review for Cold Spring Ranch, a 297 acre development located at approximately 3600 West 400 North in a proposed Planned Community Zone. (second submittal – date of last review 6/8/16) 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: Walt Plumb, Boyd Martin, Greg Magleby, Merlin Huff, John Linton, George Usher, Robert Allred Date of Plans Reviewed: 6/15/16 Time Start: 1:15 Time End: 2:00 DRC COMMENTS: Glade – Power: a) A load study for electrical power, with circuit sizing and routing recommendation from a consulting engineering firm experienced in electrical utility design is required. Coordinate with Lehi Power for other study requirements b) Under current conditions, the circuits feeing 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 c) Coordinate with Lehi Power Engineering for design and schedule d) Developer is responsible for a line extension, including the easements required to reach the site. Point of attachment to be determined. e) As per Utah State Code requirements, owner/developer agree to work with Lehi Power to purchase and remove any existing RMP services to individual customers within the project area and connect them to Lehi City Power as a condition of recording any application for development being considered. This will be at the owner/developers expense, and are required to work with Lehi Power Dept. to provide Lehi City power to existing customers. If asset or customer purchase is required, Lehi City Power will send a request for facility/asset transfer to Rocky Mountain Power. All costs for the transfer will be passed on to the owner/developer f) Developer is responsible to provide adequate transmission easement from the north end of the development to a suitable substation site, and possible extensions g) POA and circuit(s) TBD. No building construction can proceed prior to written and approved agreements are in place between RMP (transmission provider) and Lehi Power. h) RMP customer and asset purchase, Line extension(s) and transmission easement, and an acceptable location for substation. No available capacity until a west side substation is in place. Kerry – Fire: No comments Greg – Water/Sewer: i) Incorporate the area plan water model with the current water model for the culinary and PI lines Todd – Public Works: No comments Kim – Planning: j) Provide a list of specific density bonus items that will be included in the development in order to justify additional density above the base density of 3 units per acre as per Section 06.120 of the Development CodeOn the tabulations, show the net usable area that excludes all wetlands, floodplain, and existing and master planned roadway areas. k) As part of the Area Plan and development process, verify that the Jordan River Overlay ordinance requirements are met. l) Encourage building on the Cold Springs theme for the overall development m) Define which open space areas are public vs. private (linear open space and community amenities would be better as private) n) If active park space is designed by the river, additional discussion on how to mitigate concerns relative to adjacent fur breeding operations and traffic through the neighborhood Gary – Building/Inspections: o) A soils report will be required at the time of development Mike – Public Works: No comments Ross – Engineering: 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
June 22, 2016
p) Water dedication will be required for culinary and PI will be required with the area plan q) Culinary and PI storage and source will need to be addressed r) Storm drainage and regional detention will need to be master planned s) The sewer utilities should follow the City’s master plan t) Determine project vs. master planned roadway sizing u) The area plan will need to have a fiscal analysis for all utilities, open space, roadways, v) Accesses onto Redwood Road will require UDOT review and approval w) Agricultural fencing will be required on the north border and a portion of the south border x) Traffic circulation will need to be addressed with the area plan Craig – Parks: No comments
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. 2 of 2
Meeting Date: July 14, 2016
Cold Spring Ranch Planned Community Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Number of Units: Existing Zoning: Existing Land Use: Existing General Plan Land Use Designation: Proposed General Plan Designation: Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
DR Horton and The Gardner Company Concept review and recommendation Approximately 3600 West 400 North 297 1138 A-5 Residential/agricultural Commercial, HDR, MDR, LDR, VLDR, ESA Planned Community North: R-2, R-3, TH-5, R-1-8, R-1-15 Residential/agricultural South: Saratoga Springs High density residential East: Jordan River Jordan River West: Saratoga Springs Commercial June 22, 2016 Christie Hutchings Required Action Review and recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 06.010 Purpose and Intent: The intent of the Planned Community Zone and this Chapter is to provide for the implementation of the Lehi City General Plan. The standards for development contained herein are intended specifically to accomplish the following purposes: A. Allow the City to encourage and facilitate more detailed and specific planning and analysis for certain areas of the City. B. Establish provisions and requirements which enable the City to address unique areas of the City or where other characteristics exist that warrant a comprehensive set of land use policies and standards which will encourage an efficient and imaginative development pattern. C. Provide an opportunity for flexibility from the constraints of traditional zoning and allow for development on a performance basis. Higher density and intensity of uses may be achieved as higher quality development and performance standards are implemented within the zone. D. Provide a consolidated and structured framework for the processing of preliminary and final subdivision plat(s), preliminary and final site plans, and other permits and licenses required by this Code. An application for approval of a Planned Community Zone is a request by the applicant for additional flexibility beyond that allowed by the traditional zones within the City. It is the sole responsibility and burden of the applicant to convince the Planning Commission and City Council that the proposed Planned Community Zone is preferable to traditional zoning. Approval for use of the Planned Community Zone lies at the discretion of the City Council. Section 06.020 Planned Community Description: Each Planned Community Zone should include a cohesive mixture of land uses, including commercial and/or business park uses, which will provide services and employment opportunities to residents within the community. Residential uses should provide a range of housing types and densities to accommodate a variety of age and income groups and residential preferences, so that the community’s demographic diversity is maintained. Commercial uses should focus on retail services for the residents of the community and must include a unifying design theme which compliments the residential areas. Residential and commercial land uses should be integrated to promote a walkable, sustainable community. Development should promote creative lot configuration with usable public and private recreation areas, parks, trails and open space with assurance of maintenance. Preservation of open space and critical environmental areas is also highly encouraged Page 1 of 3
through the use of clustering and other innovative development options where a standard lot pattern is not practical or desirable due to physical constraints. Section 06.030 Design Compatibility: Development within a Planned Community Zone should promote attractive, unified architectural design. Development should be planned as one complex land use with a common architectural design theme that provides variety within a context of architectural compatibility, rather than an aggregation of individual, unrelated buildings located on separate, unrelated lots. In order to ensure that development within the Planned Community Zone is compatible and meets the purposes of this Chapter, the Planning Commission may recommend and the City Council may require that certain design guidelines be employed as part of the approval of an Area Plan for a PC Zone. The design guidelines may include, but are not limited to, architectural controls, colors, materials, building mass, innovative design of buildings and access, and any other features deemed appropriate by the City Council. As part of the design guidelines for any Planned Community Zone each single family detached or attached dwelling shall include, as a minimum standard, an enclosed one (1) car garage. 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 2/10/1999 – This property was annexed into the City as a part of the Lehi West Crossroads Annexation ANALYSIS The applicant requests approval of a concept plan for a Planned Community to be located on 297 acres at approximately 3600 West 400 North with approximately 1,138 proposed residential units. The property is bordered by Redwood Road on the west and the Jordan River on the east. The concept plan shows the proposed land uses for the various parcels that make up the subject property. DR Horton and Gardner Company are partnering to develop the property. Commercial land uses are shown adjacent to Redwood Road, with higher density land uses being shown on the west, and gradually reducing to the east with the lowest densities closest to the Jordan River. This item has been submitted concurrently with a General Plan amendment, as per the approval requirements from Chapter 6 of the Development Code. Base density for an area plan shall be three units per acre, and is calculated based upon the total project area minus areas of wetlands, stream channels, high water table, existing public roads, and master planned rights-of-way. A density bonus of up to 4.2 units per acre may be permitted in exchange for additional project amenities. Overall project acreage is 297 acres; however net acreage is 270.89. The concept shows 1138 proposed units, which equates to a density of 4.2 units per acre. In exchange for the density bonus, the developer is proposing the following project amenities: active recreation, common buildings, civic sites, fencing, attached garages on all single family and townhomes, roof materials, street beautification, landscaping, open space, and special water features. Additional details on each amenity are included with the supplementary materials. A Planned Community requires a minimum of 10% open space. The concept shows approximately 37.3 acres of public open space and 22.9 acres of private open space, for a total of 22.2% of the site. The existing cold spring on the property will be enhanced to create an open space amenity to the project, and the wetland areas will be preserved with a boardwalk constructed throughout the area. A linear open space is proposed through the center of the project, east of 3600 West. This open space is proposed to contain the club house and a splash pad, and is proposed to be sized large enough to accommodate all of the high density residential amenities that are required by the code. The developer is requesting approval to provide the splash pad instead of a pool. The project is also bordered on the east by the Jordan River, and development must comply with the Jordan River Overlay District requirements. The developer is also prosing a canoe/kayak launching area along the river as a part of the development improvements. A Planned Community, as identified in both the General Plan and Development Code, is established to address unique areas of the city and areas which may warrant more comprehensive planning. It encourages a comprehensive set of specific land use policies and standards and encourages a mix of uses and use densities in order to provide an opportunity for flexibility from traditional zoning constraints. In reviewing this plan, please refer to Chapter 6 of the Development Code in order to review the standards for establishing a Planned Community. Page 2 of 3
RECOMMENDATION The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council, including all DRC comments from June 22, 2016. This recommendation is based on the following findings: 1. 2. 3.
The proposed concept is consistent with the Lehi City Development Code The proposed concept conforms to the goals and policies of the General Plan. 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.
Page 3 of 3
Lehi City Development Review Committee
June 22, 2016
Cold Spring Ranch Concept Review DRC Comments DR Horton - Requests Concept Pan review for Cold Spring Ranch, a 297 acre development located at approximately 3600 West 400 North in a proposed Planned Community Zone. (second submittal – date of last review 6/8/16) 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: Walt Plumb, Boyd Martin, Greg Magleby, Merlin Huff, John Linton, George Usher, Robert Allred Date of Plans Reviewed: 6/15/16 Time Start: 1:15 Time End: 2:00 DRC COMMENTS: Glade – Power: a) A load study for electrical power, with circuit sizing and routing recommendation from a consulting engineering firm experienced in electrical utility design is required. Coordinate with Lehi Power for other study requirements b) Under current conditions, the circuits feeing 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 c) Coordinate with Lehi Power Engineering for design and schedule d) Developer is responsible for a line extension, including the easements required to reach the site. Point of attachment to be determined. e) As per Utah State Code requirements, owner/developer agree to work with Lehi Power to purchase and remove any existing RMP services to individual customers within the project area and connect them to Lehi City Power as a condition of recording any application for development being considered. This will be at the owner/developers expense, and are required to work with Lehi Power Dept. to provide Lehi City power to existing customers. If asset or customer purchase is required, Lehi City Power will send a request for facility/asset transfer to Rocky Mountain Power. All costs for the transfer will be passed on to the owner/developer f) Developer is responsible to provide adequate transmission easement from the north end of the development to a suitable substation site, and possible extensions g) POA and circuit(s) TBD. No building construction can proceed prior to written and approved agreements are in place between RMP (transmission provider) and Lehi Power. h) RMP customer and asset purchase, Line extension(s) and transmission easement, and an acceptable location for substation. No available capacity until a west side substation is in place. Kerry – Fire: No comments Greg – Water/Sewer: i) Incorporate the area plan water model with the current water model for the culinary and PI lines Todd – Public Works: No comments Kim – Planning: j) Provide a list of specific density bonus items that will be included in the development in order to justify additional density above the base density of 3 units per acre as per Section 06.120 of the Development CodeOn the tabulations, show the net usable area that excludes all wetlands, floodplain, and existing and master planned roadway areas. k) As part of the Area Plan and development process, verify that the Jordan River Overlay ordinance requirements are met. l) Encourage building on the Cold Springs theme for the overall development m) Define which open space areas are public vs. private (linear open space and community amenities would be better as private) n) If active park space is designed by the river, additional discussion on how to mitigate concerns relative to adjacent fur breeding operations and traffic through the neighborhood Gary – Building/Inspections: o) A soils report will be required at the time of development Mike – Public Works: No comments Ross – Engineering: 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
June 22, 2016
p) Water dedication will be required for culinary and PI will be required with the area plan q) Culinary and PI storage and source will need to be addressed r) Storm drainage and regional detention will need to be master planned s) The sewer utilities should follow the City’s master plan t) Determine project vs. master planned roadway sizing u) The area plan will need to have a fiscal analysis for all utilities, open space, roadways, v) Accesses onto Redwood Road will require UDOT review and approval w) Agricultural fencing will be required on the north border and a portion of the south border x) Traffic circulation will need to be addressed with the area plan Craig – Parks: No comments
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. 2 of 2
