Crossing at Traverse Phase 3 Subdivision Review Planning
Lehi City Planning Commission Staff Report
Meeting Date: January 12, 2017
Crossing at Traverse Phase 3 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
Perry Development Review and recommendation for a proposed preliminary subdivision Approximately Traverse Terrace Drive and Mountain View Road HDR (High Density Residential) Planned Community Undeveloped 109 lots North: R-1-12 Single family residential South: PC Single family residential East: PC Undeveloped West: PC Approved townhomes December 7, 2016 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 May 27, 1999: Dec 4, 2000:
Mar 26, 2013:
This property was annexed to Lehi City as part of the Low Hills Annexation. 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. A preliminary subdivision for the Crossing at Traverse was approved by the City Council and included 189 single family lots.
ANALYSIS The applicant is requesting review and recommendation for the Crossing at Traverse Mountain Phase 3 preliminary subdivision and includes 109 single family lots. There was a preliminary subdivision previously approved on this property and this layout is intended to replace the previous approved layout. The phasing plan shows 4 phases to be approved as individual final subdivisions. The DRC recommended re-ordering the phasing to avoid off-site power improvements. The lots range in size from approximately 6,000 to 15,000 square feet. The lot sizes are consistent with the Traverse Mountain Area Plan minimum requirement of 2,800 square feet within an HDR designation. The proposed layout shows a conceptual location for the half acre park that was identified in this area during the approval of the Ridgeview Townhomes. The proposed street layout has a connectivity index of 1.63 which meets the minimum required 1.6 connectivity index. The cul-de-sac lengths are below the maximum cul-de-sac length. All the block lengths except in the northeast section of the subdivision are below the maximum allowed block length. The DRC noted that a road stub will be required to the east along Street D to ensure the maximum block length of 800 feet is met. The DRC recommended lining the required road stub with
Lehi City Planning Commission Staff Report
Meeting Date: January 12, 2017
Street B. The DRC recommended a trail connection to Micron’s property between lots 379 and 380 (adjacent to the required road stub potentially) to provide access to the future park identified in the Micron Area Plan. Staff recommends extending the sidepath along Mountain View Road through this project to provide improved access for the future residents of this project. The DRC recommended including the access from 900 West into the approved Ridgeview Townhome subdivision as noted by the Planning Commission during the approval of that subdivision. ACTION/RECOMMENDATIONS Planning Staff recommends a POSITIVE recommendation to be forwarded to the City Council for the proposed Crossing at Traverse Mountain Phase 3 preliminary subdivision including the DRC comments from December 7th, 2016. This recommendation is based on the following findings: 1. 2. 3. 4. 5.
The proposed subdivision meets the required connectivity index. The proposed subdivision meets the requirements of the Traverse Mountain Area Plan for lot size requirements. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
December 7, 2016
Traverse Crossing Phase 3 Preliminary Subdivision DRC Redline Comments Perry Homes – Requests review of Crossing at Traverse Phase 3 preliminary subdivision, a 109-unit residential development located at approximately Traverse Terrace and Mountain View Drive 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: Dan Reeve and Travis Benson Date of Plans Reviewed: 12/1/16 Time Start: 2:15 PM Time End: 2:50 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: 1. Make the connection from Ridgeview Townhomes into the Crossing Phase 3 as approved by the Planning Commission and City Council. Greg – Water/Sewer: 2. Determine which pressure zone this project belongs in. 3. Provide proof that we can meet the Utah Division of Drinking Water minimum/maximum pressure requirements, Rule R309-105-9. Todd – Public Works: No comments Kim – Planning: 4. Consider a trail connection through lots 379-380 to the future park on the Micron property. Also consider working with Micron to allow this development and their park to be integrated so that the park is more central and usable to this (Crossing @ TM) residential area. 5. The maximum block length is 800’. This is exceeded between Mountain View Road and Traverse Terrace Drive along the east side of the development. Need to stub a road to the east, recommend that it line up with Street D (east/west). 6. Need to show required fencing along the back of the double fronting lots 371-373. Gary – Building/Inspections: 7. Fix setback table, street side to 12’ to include the T.M. Easement. Mike – Public Works: No comments Ross – Engineering: No comments Craig – Parks: 8. Recommend the landscaping on Traverse Terrace Drive meets the Lehi standard detail for collector/arterial roads. DRC GENERAL COMMENTS: 1. 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. 2. Recommend changing the order of phased construction to avoid off-site power improvements. 3. The streets that don’t run parallel (or mostly parallel) to the City’s address grid will need to be named streets. Need to have the street names chosen prior to submission of final plat. 4. Culinary and PI impact fees must be paid upfront at the time of final subdivision. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION JANUARY 12, 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: January 12, 2017
Crossing at Traverse Phase 3 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
Perry Development Review and recommendation for a proposed preliminary subdivision Approximately Traverse Terrace Drive and Mountain View Road HDR (High Density Residential) Planned Community Undeveloped 109 lots North: R-1-12 Single family residential South: PC Single family residential East: PC Undeveloped West: PC Approved townhomes December 7, 2016 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 May 27, 1999: Dec 4, 2000:
Mar 26, 2013:
This property was annexed to Lehi City as part of the Low Hills Annexation. 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. A preliminary subdivision for the Crossing at Traverse was approved by the City Council and included 189 single family lots.
ANALYSIS The applicant is requesting review and recommendation for the Crossing at Traverse Mountain Phase 3 preliminary subdivision and includes 109 single family lots. There was a preliminary subdivision previously approved on this property and this layout is intended to replace the previous approved layout. The phasing plan shows 4 phases to be approved as individual final subdivisions. The DRC recommended re-ordering the phasing to avoid off-site power improvements. The lots range in size from approximately 6,000 to 15,000 square feet. The lot sizes are consistent with the Traverse Mountain Area Plan minimum requirement of 2,800 square feet within an HDR designation. The proposed layout shows a conceptual location for the half acre park that was identified in this area during the approval of the Ridgeview Townhomes. The proposed street layout has a connectivity index of 1.63 which meets the minimum required 1.6 connectivity index. The cul-de-sac lengths are below the maximum cul-de-sac length. All the block lengths except in the northeast section of the subdivision are below the maximum allowed block length. The DRC noted that a road stub will be required to the east along Street D to ensure the maximum block length of 800 feet is met. The DRC recommended lining the required road stub with
Lehi City Planning Commission Staff Report
Meeting Date: January 12, 2017
Street B. The DRC recommended a trail connection to Micron’s property between lots 379 and 380 (adjacent to the required road stub potentially) to provide access to the future park identified in the Micron Area Plan. Staff recommends extending the sidepath along Mountain View Road through this project to provide improved access for the future residents of this project. The DRC recommended including the access from 900 West into the approved Ridgeview Townhome subdivision as noted by the Planning Commission during the approval of that subdivision. ACTION/RECOMMENDATIONS Planning Staff recommends a POSITIVE recommendation to be forwarded to the City Council for the proposed Crossing at Traverse Mountain Phase 3 preliminary subdivision including the DRC comments from December 7th, 2016. This recommendation is based on the following findings: 1. 2. 3. 4. 5.
The proposed subdivision meets the required connectivity index. The proposed subdivision meets the requirements of the Traverse Mountain Area Plan for lot size requirements. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
December 7, 2016
Traverse Crossing Phase 3 Preliminary Subdivision DRC Redline Comments Perry Homes – Requests review of Crossing at Traverse Phase 3 preliminary subdivision, a 109-unit residential development located at approximately Traverse Terrace and Mountain View Drive 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: Dan Reeve and Travis Benson Date of Plans Reviewed: 12/1/16 Time Start: 2:15 PM Time End: 2:50 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: 1. Make the connection from Ridgeview Townhomes into the Crossing Phase 3 as approved by the Planning Commission and City Council. Greg – Water/Sewer: 2. Determine which pressure zone this project belongs in. 3. Provide proof that we can meet the Utah Division of Drinking Water minimum/maximum pressure requirements, Rule R309-105-9. Todd – Public Works: No comments Kim – Planning: 4. Consider a trail connection through lots 379-380 to the future park on the Micron property. Also consider working with Micron to allow this development and their park to be integrated so that the park is more central and usable to this (Crossing @ TM) residential area. 5. The maximum block length is 800’. This is exceeded between Mountain View Road and Traverse Terrace Drive along the east side of the development. Need to stub a road to the east, recommend that it line up with Street D (east/west). 6. Need to show required fencing along the back of the double fronting lots 371-373. Gary – Building/Inspections: 7. Fix setback table, street side to 12’ to include the T.M. Easement. Mike – Public Works: No comments Ross – Engineering: No comments Craig – Parks: 8. Recommend the landscaping on Traverse Terrace Drive meets the Lehi standard detail for collector/arterial roads. DRC GENERAL COMMENTS: 1. 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. 2. Recommend changing the order of phased construction to avoid off-site power improvements. 3. The streets that don’t run parallel (or mostly parallel) to the City’s address grid will need to be named streets. Need to have the street names chosen prior to submission of final plat. 4. Culinary and PI impact fees must be paid upfront at the time of final subdivision. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION JANUARY 12, 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
