La Ringhiera 1.pdf
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
La Ringhiera 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, LLC Review and recommendation for a proposed preliminary subdivision Near Toscana Hills Drive and Morning Vista Road Medium Density Residential/Environmentally Sensitive Area Planned Community Undeveloped 64 lots North: PC Single family residential (Vialetto Subdivision) South: PC Morning Vista Road East: PC Undeveloped/Approved Seasons Towns West: PC Morning Vista Road/Future park April 27, 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 July 26, 1997: Dec 4, 2000: Jan 12, 2016:
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. The City Council approved a concept plan for La Ringhiera which included 64 lots.
ANALYSIS The applicant is requesting review and recommendation of a proposed preliminary subdivision for La Ringhiera, a 64 lot subdivision located within Traverse Mountain. The proposed units include 60 twin homes units, 3 units in a tri-plex and a 1.57 acre single family lot. The applicant has indicated that this is a senior targeted project. This project is proposed as a gated community and includes private roads similar to a PUD. There are two access points into the subdivision as required for a subdivision with more than 50 units; however, Scalata Way is proposed as an emergency access only and the main access would some off Toscana Hills Drive into La Ringhiera Drive. The DRC recommended including a pedestrian access from La Ringhiera Drive to Morning Vista Road located near Scalata Way. The DRC also recommended tree plantings along the path with a bench up top for a viewing area. The DRC commented that the trail along Morning Vista Road shown in the Traverse Mountain Area Plan must be constructed as part of this project with reimbursement from the City. The Traverse Mountain Area Plan shows this property in area C1 which is a part of East Canyon. The C1 planning area is identified as Medium Density Residential with a maximum of 64 units allowed which has not been exceeded with this proposed subdivision. This property is not included with the East Canyon mass grading requirement to grade all properties
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
simultaneously and may be issued an independent grading permit. The Area Plan also shows open space around the proposed C1 planning area which is required to be dedicated to Lehi City. The DRC commented that all excess open space areas are to be dedicated to the City and that the applicant may propose what that footprint will look like.
Excerpt from Traverse Mountain Area Plan showing the C1 planning area
The proposed project amenities are targeted for seniors and include a 1,600 square foot clubhouse with an outdoor living area and a 1,200 square foot fenced patio area that includes a barbeque, fire pit, hot tub, and viewing area. The DRC commented that the amenities analysis done with the concept plan must be provided showing how the amenities are equal to or greater than the amenities typically required by Code. For a project with 64 units, the Code would typically require 6 picnic areas, 1 sports court, 2 playgrounds, and a clubhouse with a minimum of 750 square feet. The building elevations show the use of fiber cement and brick/stone for exterior building materials which meets the hard surface building requirement at 100%. The elevations show the use of varying roof heights, change in materials, decks popping out on the rear elevations, and some pop-outs on the front and side elevations which seems to meet the architectural variations requirement of the Code. The DRC made a comment that a landscape plan will be required. Please consider other DRC comments. ACTION/RECOMMENDATIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for the La Ringhiera preliminary subdivision including the DRC comments. This recommendation is based on the following findings: 1. 2. 3. 4.
The proposed subdivision is consistent with the requirements of the Traverse Mountain Area Plan. 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
April 27, 2016
La Ringhiera Preliminary Subdivision DRC Redline Comments Perry Development – Requests Preliminary Subdivision review for La Ringhiera, a 64-lot residential development located at approximately Toscana Hills Drive and La Ringhiera Drive in an existing Planned Community zone. DRC Members Present: Brent Thomas, 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: 4/21/16 Time Start: 10:35 AM Time End: 11:30 AM DRC REDLINE COMMENTS: Brent – Power: 1. Show the existing electrical boxes on Toscana Hills Drive. Kerry – Fire: No comments Greg – Water/Sewer: 2. C3.1 – Show water on the north and east sides of the roads and storm drain on the south of the roads. Realign the water and storm drain lines to prevent conflicts in Pomerance Lane, Cortona Lane, and Trenta Lane. 3. C3.1 – Intersection of Cortona Lane – the 2x3 curb inlets may only have one outlet pipe. Todd – Public Works: No comments Kim – Planning: 4. Provide a copy of the amenities analysis that was done as part of the concept plan review showing how the proposed amenities are equal to or greater than the amenities required by the Development Code. The trail along Morning Vista Drive needs to be constructed as part of this development. This would avoid future impacts that would occur if the trail were constructed after this development is built. The City will reimburse for the cost of the asphalt trail as per the fiscal analysis of the Area Plan. 5. On the building elevations, label the exterior building materials. 6. Recommend providing a pedestrian access from La Ringhiera Drive to the side path along Morning Vista Road near Scalata Way. Also recommend tree plantings along the pedestrian access and a bench at the top for a view area. Gary – Building/Inspections: 7. Verify that this area does not fall within the volcanic soils and verify if foundation drains will be required. Mike – Public Works: No comments Ross – Engineering: 8. Show all excess open space areas dedicated to Lehi City – the developer may propose a footprint for these areas. 9. At final plat, Questar approval will be required for road and utility crossings over the high pressure transmission line. Craig – Parks: 10. Provide a landscape and irrigation plans with plant tabulations, point of connection, and total irrigated area. 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. The developer will be responsible for the service conductors from the transformer to the units. 3. An erosion control plan and BMP detail sheet will be required at final. 4. Any retaining walls over 4 feet will require a building permit. 5. The drainage for this area has a maximum discharge rate of 0.4 cfs per acre and a payment in lieu of detention. 6. Consider adding drainage swales behind the twin homes along Morning Vista Drive. 7. An easement will be required for grading any areas that extend over the property line. 8. If the project is phased, the second access will be required at 50 units. 9. Coordinate on the existing access point that was cut into the adjacent property off of Morning Vista Drive that will not be used needs to be repaired/revegetated as part of this development. 10. This project needs to be a part of/participate in the master HOA as contemplated in the Area Plan. Need to note this in the CC&R’s. 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
April 27, 2016
11. Storm drain in this project must be labeled as “private” THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MAY 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. 2 of 2
Meeting Date: May 12, 2016
La Ringhiera 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, LLC Review and recommendation for a proposed preliminary subdivision Near Toscana Hills Drive and Morning Vista Road Medium Density Residential/Environmentally Sensitive Area Planned Community Undeveloped 64 lots North: PC Single family residential (Vialetto Subdivision) South: PC Morning Vista Road East: PC Undeveloped/Approved Seasons Towns West: PC Morning Vista Road/Future park April 27, 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 July 26, 1997: Dec 4, 2000: Jan 12, 2016:
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. The City Council approved a concept plan for La Ringhiera which included 64 lots.
ANALYSIS The applicant is requesting review and recommendation of a proposed preliminary subdivision for La Ringhiera, a 64 lot subdivision located within Traverse Mountain. The proposed units include 60 twin homes units, 3 units in a tri-plex and a 1.57 acre single family lot. The applicant has indicated that this is a senior targeted project. This project is proposed as a gated community and includes private roads similar to a PUD. There are two access points into the subdivision as required for a subdivision with more than 50 units; however, Scalata Way is proposed as an emergency access only and the main access would some off Toscana Hills Drive into La Ringhiera Drive. The DRC recommended including a pedestrian access from La Ringhiera Drive to Morning Vista Road located near Scalata Way. The DRC also recommended tree plantings along the path with a bench up top for a viewing area. The DRC commented that the trail along Morning Vista Road shown in the Traverse Mountain Area Plan must be constructed as part of this project with reimbursement from the City. The Traverse Mountain Area Plan shows this property in area C1 which is a part of East Canyon. The C1 planning area is identified as Medium Density Residential with a maximum of 64 units allowed which has not been exceeded with this proposed subdivision. This property is not included with the East Canyon mass grading requirement to grade all properties
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
simultaneously and may be issued an independent grading permit. The Area Plan also shows open space around the proposed C1 planning area which is required to be dedicated to Lehi City. The DRC commented that all excess open space areas are to be dedicated to the City and that the applicant may propose what that footprint will look like.
Excerpt from Traverse Mountain Area Plan showing the C1 planning area
The proposed project amenities are targeted for seniors and include a 1,600 square foot clubhouse with an outdoor living area and a 1,200 square foot fenced patio area that includes a barbeque, fire pit, hot tub, and viewing area. The DRC commented that the amenities analysis done with the concept plan must be provided showing how the amenities are equal to or greater than the amenities typically required by Code. For a project with 64 units, the Code would typically require 6 picnic areas, 1 sports court, 2 playgrounds, and a clubhouse with a minimum of 750 square feet. The building elevations show the use of fiber cement and brick/stone for exterior building materials which meets the hard surface building requirement at 100%. The elevations show the use of varying roof heights, change in materials, decks popping out on the rear elevations, and some pop-outs on the front and side elevations which seems to meet the architectural variations requirement of the Code. The DRC made a comment that a landscape plan will be required. Please consider other DRC comments. ACTION/RECOMMENDATIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for the La Ringhiera preliminary subdivision including the DRC comments. This recommendation is based on the following findings: 1. 2. 3. 4.
The proposed subdivision is consistent with the requirements of the Traverse Mountain Area Plan. 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
April 27, 2016
La Ringhiera Preliminary Subdivision DRC Redline Comments Perry Development – Requests Preliminary Subdivision review for La Ringhiera, a 64-lot residential development located at approximately Toscana Hills Drive and La Ringhiera Drive in an existing Planned Community zone. DRC Members Present: Brent Thomas, 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: 4/21/16 Time Start: 10:35 AM Time End: 11:30 AM DRC REDLINE COMMENTS: Brent – Power: 1. Show the existing electrical boxes on Toscana Hills Drive. Kerry – Fire: No comments Greg – Water/Sewer: 2. C3.1 – Show water on the north and east sides of the roads and storm drain on the south of the roads. Realign the water and storm drain lines to prevent conflicts in Pomerance Lane, Cortona Lane, and Trenta Lane. 3. C3.1 – Intersection of Cortona Lane – the 2x3 curb inlets may only have one outlet pipe. Todd – Public Works: No comments Kim – Planning: 4. Provide a copy of the amenities analysis that was done as part of the concept plan review showing how the proposed amenities are equal to or greater than the amenities required by the Development Code. The trail along Morning Vista Drive needs to be constructed as part of this development. This would avoid future impacts that would occur if the trail were constructed after this development is built. The City will reimburse for the cost of the asphalt trail as per the fiscal analysis of the Area Plan. 5. On the building elevations, label the exterior building materials. 6. Recommend providing a pedestrian access from La Ringhiera Drive to the side path along Morning Vista Road near Scalata Way. Also recommend tree plantings along the pedestrian access and a bench at the top for a view area. Gary – Building/Inspections: 7. Verify that this area does not fall within the volcanic soils and verify if foundation drains will be required. Mike – Public Works: No comments Ross – Engineering: 8. Show all excess open space areas dedicated to Lehi City – the developer may propose a footprint for these areas. 9. At final plat, Questar approval will be required for road and utility crossings over the high pressure transmission line. Craig – Parks: 10. Provide a landscape and irrigation plans with plant tabulations, point of connection, and total irrigated area. 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. The developer will be responsible for the service conductors from the transformer to the units. 3. An erosion control plan and BMP detail sheet will be required at final. 4. Any retaining walls over 4 feet will require a building permit. 5. The drainage for this area has a maximum discharge rate of 0.4 cfs per acre and a payment in lieu of detention. 6. Consider adding drainage swales behind the twin homes along Morning Vista Drive. 7. An easement will be required for grading any areas that extend over the property line. 8. If the project is phased, the second access will be required at 50 units. 9. Coordinate on the existing access point that was cut into the adjacent property off of Morning Vista Drive that will not be used needs to be repaired/revegetated as part of this development. 10. This project needs to be a part of/participate in the master HOA as contemplated in the Area Plan. Need to note this in the CC&R’s. 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
April 27, 2016
11. Storm drain in this project must be labeled as “private” THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MAY 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. 2 of 2
