Lehi Spectrum Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: June 8, 2017
Lehi Spectrum 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:
Nate Boyer Approval of a proposed plan 1501 West Slipstream Avenue 21.75 acres Commercial (C) Regional Commercial (CR) North: Commercial South: Industrial East: Commercial West: Commercial May 17, 2017 Mike West
Approved Young Living office Lehi Block UDOT maintenance facility Undeveloped
Required Action Final approval (site plan) or review and recommendation (subdivision) None required (site plan) or Final Approval (subdivision)
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 Feb 20, 1975: Jan 7, 2016:
The Lehi Industrial Park annexation was recorded and included the subject property. The Lehi Botanical subdivision was recorded which created the subject parcel.
ANALYSIS The applicant requests approval of a concept plan for Lehi Spectrum located at 1501 West Slipstream Avenue in an existing Commercial zone. The proposed concept includes three-125,000 square foot office buildings. Each office building is five floors and is oriented to the East Frontage Road. Parking is located to the sides and rear of each building which meets the requirements of the Development Code for orientation. The I-15 Technology Corridor project includes a trail along the frontage of these buildings which will provide increased pedestrian access. The proposed plan shows 1,604 parking stalls which meets and exceeds the required 1,250 stalls. The DRC commented that the phase 1 parking exceeds the required parking by more than 1.5 times which triggers a requirement for structured parking. The applicant could propose to reduce the number of stalls for phase 1 below the structured parking requirement threshold. The DRC noted that bicycle parking will be required a 10% of the required number of vehicular parking stalls, which equates to a total of 42 bike stalls per building. Bicycle parking must also be secured and covered to meet the requirements of the Development Code. The building elevations show the use of glass, brick, aluminum panels, and synthetic wood as exterior building materials. The architecture of the building is modern with floor-to-ceiling glass in some areas. The building includes roofline variations, recessed wall areas, changes in building materials, and sunshades on all sides of the building. The DRC made the following additional comments: Recommend considering additional mix of uses on the property such as restaurant and retail on the corners or at the main entrances to the project. Need to address pedestrian circulation for the project including circulation within the parking areas to provide safe and convenient pedestrian travel through the large surface parking fields to the fronts of the buildings. This needs to
include planter areas with trees and/or shrubs along the pedestrian walkway as part of the required 10% parking open space requirement. The side of the building fronting/adjacent to Digital Drive needs to have an entrance from the public street and address the street architecturally
Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends APPROVAL of the proposed Lehi Spectrum concept plan including the DRC comments. This recommendation is based on the following findings: 1. 2.
The proposed concept is consistent with the Lehi City Development Code The proposed concept conforms to the goals and policies of the General Plan. 3. The proposed concept does not affect the health, safety, welfare, and morals of the City. 4. Other findings based upon information presented at the public hearing. 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
May 17, 2017
Lehi Spectrum DRC Redline Comments Lehi Spectrum Concept Plan Nate Boyer – Requests review of the Lehi Spectrum concept, a 21.75-acre commercial development located at 1501 West Slipstream Ave in an existing Commercial zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Jared Ford, Ryan Simmons, Brian Davis, and Dave Anderson Date of Plans Reviewed: 5/11/17 Time Start: 10:45 AM Time End: 11:10 AM DRC REDLINE COMMENTS: Glade – Power: 1. At time of site plan, show all existing power utilities. (Double Circuit – multiple cabinets) 2. Bury the overhead line along the frontage road. Kerry – Fire: No comments Greg – Water/Sewer: 3. No water, PI, or sewer in the frontage road. Todd – Public Works: No comments Kim – Planning: 4. This area was annexed many years ago and although the property is zoned commercial, no water dedication has occurred on the property (the annexation agreement deferred the dedication until the time of development). Prior to submission of an application for site plan, the owner needs to complete the required water dedication for the Commercial Zone. The amount of water required is 1.35 acre feet per acre of culinary water and 1.25 acre feet per acre of irrigation water. 5. The new buildings must meet the architectural design requirements for non-residential buildings in Chapter 37 of the Development Code including: a. Non-residential buildings shall be designed with architectural wall variations spaced at intervals of thirty (30) to fifty (50) feet in linear width, depending on the size of the project. The following architectural features shall be incorporated into the design of each façade of the building: i. Change in building materials; ii. Building projections measuring at least eighteen (18) inches to three (3) feet in depth based on the scale of the proposed building; iii. Roof line variations measuring at least three (3) feet in height; and iv. Awnings and lighting, or another architectural variation approved on a case-by-case basis that creates visual interest. 6. The majority of each façade (51% or more of the wall area excluding windows and doors) shall be constructed of the following hard surface building materials: brick, stone, treated or split face decorative block (CMU), fiber cement siding and panels, wood, concrete, or other durable building material as approved by the Planning Commission. Stucco, EIFS, or untreated concrete block (CMU) may be allowed by the Planning Commission as an accent or secondary material only. The Planning Commission may approve metal as an exterior building material and as a primary material on a case-by-case basis if an applicant can show that the type of metal is of a high grade and provides architectural quality to a building. 7. Only 416 parking stalls are required by the Development Code for phase 1 and 632 are proposed. Because the amount proposed stalls exceeds 1.5 times the number required, this would trigger the requirement for structured parking on a minimum of 50% of the proposed parking to prevent excessive areas of surface parking. 8. Bicycle parking will be required at a rate of 10% of the required number of vehicle parking spaces. Bicycle parking must be located within the building or a secured, covered shelter. 9. Recommend considering additional mix of uses on the property such as restaurant and retail on the corners or at the main entrances to the project. 10. Need to address pedestrian circulation for the project including circulation within the parking areas to provide safe and convenient pedestrian travel through the large surface parking fields to the fronts of the buildings. This needs to 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
May 17, 2017
include planter areas with trees and/or shrubs along the pedestrian walkway as part of the required 10% parking open space requirement. 11. The side of the building fronting/adjacent to Digital Drive needs to have an entrance from the public street and address the street architecturally. 12. Change East Frontage Road to Digital Drive. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 13. Coordinate with Craig Hancock ((801) 928-9158) with UDOT about access locations along Digital Dr. 14. Roadway improvements along Digital Dr need to be completed. 15. Culinary waterline in the frontage road is a master planned 14 inch pipe 16. Pressurized irrigation in the frontage road is a master planned 24 inch pipe 17. Closest sewer is along the frontage road at Sandalwood Dr, or at the 2100 North interchange 18. Need to detain storm water per the requirements of the subdivision plat 19. Digital Drive is a master planned 80’ ROW road Trent – Parks: No comments THIS ITEM WILL BE SCHEDULED BY PLANNING COMMISSION ON JUNE 8, 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: June 8, 2017
Lehi Spectrum 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:
Nate Boyer Approval of a proposed plan 1501 West Slipstream Avenue 21.75 acres Commercial (C) Regional Commercial (CR) North: Commercial South: Industrial East: Commercial West: Commercial May 17, 2017 Mike West
Approved Young Living office Lehi Block UDOT maintenance facility Undeveloped
Required Action Final approval (site plan) or review and recommendation (subdivision) None required (site plan) or Final Approval (subdivision)
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 Feb 20, 1975: Jan 7, 2016:
The Lehi Industrial Park annexation was recorded and included the subject property. The Lehi Botanical subdivision was recorded which created the subject parcel.
ANALYSIS The applicant requests approval of a concept plan for Lehi Spectrum located at 1501 West Slipstream Avenue in an existing Commercial zone. The proposed concept includes three-125,000 square foot office buildings. Each office building is five floors and is oriented to the East Frontage Road. Parking is located to the sides and rear of each building which meets the requirements of the Development Code for orientation. The I-15 Technology Corridor project includes a trail along the frontage of these buildings which will provide increased pedestrian access. The proposed plan shows 1,604 parking stalls which meets and exceeds the required 1,250 stalls. The DRC commented that the phase 1 parking exceeds the required parking by more than 1.5 times which triggers a requirement for structured parking. The applicant could propose to reduce the number of stalls for phase 1 below the structured parking requirement threshold. The DRC noted that bicycle parking will be required a 10% of the required number of vehicular parking stalls, which equates to a total of 42 bike stalls per building. Bicycle parking must also be secured and covered to meet the requirements of the Development Code. The building elevations show the use of glass, brick, aluminum panels, and synthetic wood as exterior building materials. The architecture of the building is modern with floor-to-ceiling glass in some areas. The building includes roofline variations, recessed wall areas, changes in building materials, and sunshades on all sides of the building. The DRC made the following additional comments: Recommend considering additional mix of uses on the property such as restaurant and retail on the corners or at the main entrances to the project. Need to address pedestrian circulation for the project including circulation within the parking areas to provide safe and convenient pedestrian travel through the large surface parking fields to the fronts of the buildings. This needs to
include planter areas with trees and/or shrubs along the pedestrian walkway as part of the required 10% parking open space requirement. The side of the building fronting/adjacent to Digital Drive needs to have an entrance from the public street and address the street architecturally
Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends APPROVAL of the proposed Lehi Spectrum concept plan including the DRC comments. This recommendation is based on the following findings: 1. 2.
The proposed concept is consistent with the Lehi City Development Code The proposed concept conforms to the goals and policies of the General Plan. 3. The proposed concept does not affect the health, safety, welfare, and morals of the City. 4. Other findings based upon information presented at the public hearing. 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
May 17, 2017
Lehi Spectrum DRC Redline Comments Lehi Spectrum Concept Plan Nate Boyer – Requests review of the Lehi Spectrum concept, a 21.75-acre commercial development located at 1501 West Slipstream Ave in an existing Commercial zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Jared Ford, Ryan Simmons, Brian Davis, and Dave Anderson Date of Plans Reviewed: 5/11/17 Time Start: 10:45 AM Time End: 11:10 AM DRC REDLINE COMMENTS: Glade – Power: 1. At time of site plan, show all existing power utilities. (Double Circuit – multiple cabinets) 2. Bury the overhead line along the frontage road. Kerry – Fire: No comments Greg – Water/Sewer: 3. No water, PI, or sewer in the frontage road. Todd – Public Works: No comments Kim – Planning: 4. This area was annexed many years ago and although the property is zoned commercial, no water dedication has occurred on the property (the annexation agreement deferred the dedication until the time of development). Prior to submission of an application for site plan, the owner needs to complete the required water dedication for the Commercial Zone. The amount of water required is 1.35 acre feet per acre of culinary water and 1.25 acre feet per acre of irrigation water. 5. The new buildings must meet the architectural design requirements for non-residential buildings in Chapter 37 of the Development Code including: a. Non-residential buildings shall be designed with architectural wall variations spaced at intervals of thirty (30) to fifty (50) feet in linear width, depending on the size of the project. The following architectural features shall be incorporated into the design of each façade of the building: i. Change in building materials; ii. Building projections measuring at least eighteen (18) inches to three (3) feet in depth based on the scale of the proposed building; iii. Roof line variations measuring at least three (3) feet in height; and iv. Awnings and lighting, or another architectural variation approved on a case-by-case basis that creates visual interest. 6. The majority of each façade (51% or more of the wall area excluding windows and doors) shall be constructed of the following hard surface building materials: brick, stone, treated or split face decorative block (CMU), fiber cement siding and panels, wood, concrete, or other durable building material as approved by the Planning Commission. Stucco, EIFS, or untreated concrete block (CMU) may be allowed by the Planning Commission as an accent or secondary material only. The Planning Commission may approve metal as an exterior building material and as a primary material on a case-by-case basis if an applicant can show that the type of metal is of a high grade and provides architectural quality to a building. 7. Only 416 parking stalls are required by the Development Code for phase 1 and 632 are proposed. Because the amount proposed stalls exceeds 1.5 times the number required, this would trigger the requirement for structured parking on a minimum of 50% of the proposed parking to prevent excessive areas of surface parking. 8. Bicycle parking will be required at a rate of 10% of the required number of vehicle parking spaces. Bicycle parking must be located within the building or a secured, covered shelter. 9. Recommend considering additional mix of uses on the property such as restaurant and retail on the corners or at the main entrances to the project. 10. Need to address pedestrian circulation for the project including circulation within the parking areas to provide safe and convenient pedestrian travel through the large surface parking fields to the fronts of the buildings. This needs to 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
May 17, 2017
include planter areas with trees and/or shrubs along the pedestrian walkway as part of the required 10% parking open space requirement. 11. The side of the building fronting/adjacent to Digital Drive needs to have an entrance from the public street and address the street architecturally. 12. Change East Frontage Road to Digital Drive. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 13. Coordinate with Craig Hancock ((801) 928-9158) with UDOT about access locations along Digital Dr. 14. Roadway improvements along Digital Dr need to be completed. 15. Culinary waterline in the frontage road is a master planned 14 inch pipe 16. Pressurized irrigation in the frontage road is a master planned 24 inch pipe 17. Closest sewer is along the frontage road at Sandalwood Dr, or at the 2100 North interchange 18. Need to detain storm water per the requirements of the subdivision plat 19. Digital Drive is a master planned 80’ ROW road Trent – Parks: No comments THIS ITEM WILL BE SCHEDULED BY PLANNING COMMISSION ON JUNE 8, 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
