The Exchange Concept Planning Commission Report - Amazon Web ...
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
The Exchange 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:
Edge Homes Review and recommendation of a proposed concept plan for a multifamily residential project Approximately 3800 W Hardman Way 72.2 acres R-3 HDR/MDR North: Commercial Undeveloped/agricultural South: TH-5/A-5 Residential/agricultural East: TH-5 Residential/agricultural West: Saratoga Springs Undeveloped June 29, 2016 Christie Hutchings 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. Section 17.010. Purpose and Intent. (Amended 2/27/01) A Planned Unit Development may be allowed at the discretion of the Planning Commission and City Council in any zoning district by complying with the provisions of this Chapter. No permit shall be issued for a Planned Unit Development unless and until the following requirements have been met. The intent of allowing Planned Unit Developments in certain districts within the city is: A. To encourage the construction of affordable housing units within the City under conditions and requirements that will insure development of residential environments of sustained desirability and stability; B. To permit development of housing and commercial projects within residential or commercial districts which are characterized by a harmonious grouping of attractive buildings situated on spacious surroundings and landscaped with well-kept lawns, trees and shrubs; and C. To allow more flexibility in the location of buildings on the land, the grouping of open spaces and the number of dwelling units in one building. D. To improve the overall quality of the built environment, maintain property values, and enhance the image of Lehi City and the character of its major corridors that serve as primary access into and through the City. A Planned Unit Development is intended to be an "overlay district" in that the proposed use must be consistent with the zoning district in which it is proposed as to the requirements of density, use and purpose. HISTORY 9/26/2008 – This property was recorded as a part of the Holbrook Annexation ANALYSIS The applicant requests approval of a concept plan for a high-density, multi-family residential project in an existing R-3 Zone. The subject property is several parcels totaling approximately 72.2 acres located south of Hardman Way, which is currently Page 1 of 2
being constructed, and north of the future 1500 North right-of-way. The concept consists of 798 housing units, with a mixture of the following housing types: Single family residential Single-family cottage homes Townhomes Condominiums
93 lots 98 lots 297 units 310 units
Total project density is approximately 11 units per acre. Maximum density for the R-3 Zone is 12 units per acre. Upon DRC review, it was noticed that all attached units must meet the multi-family design standards contained in Chapter 37 of the Development Code, including wall and roof variations and 51% hard surface materials on each wall. Additionally, entrances shall be oriented towards the public street or a common courtyard area with connecting pedestrian access and multifamily structures shall maintain a single family detached appearance to the greatest extent possible. The Planning Commission shall review building architecture and orientation for compliance with these standards. The Exchange is requesting PUD approval, which requires a minimum of 10%. The overall project open space is 11.0 acres, which is approximately 15% of the project area and in excess of the minimum PUD requirements. Open space within the project is proposed to consist of both public and private open spaces. A public park is proposed on the east side of the development, adjacent to 3600 West and underneath the power transmission lines. A rendering of the proposed layout has been submitted as a part of the packet. The other open spaces within the development are private, with amenities such as a pool and clubhouse, 2 pickle ball courts, a full basketball court, tot lots, picnic areas, and trail systems. The developer is also proposing community gardens. Instead of providing the exact number of amenities as required by Chapter 37 of the Code, the Developer is proposing to provide the same monetary value of amenities. The Planning Commission should review the proposed amenities to assure that there are adequate amenities provided. The parking as shown requires a Development Code amendment, which the application has filed concurrent with this request. If approved, the proposed amendment would allow tandem parking in the driveways for the condo units that have garages. Any motion for a recommendation of approval must be contingent upon the approval of the proposed parking table amendment. RECOMMENDATION The Planning Division staff recommends APPROVAL to the City Council, with all DRC comments from June 29, 2016. 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. This concept provides a variety of housing choices and affordable units. 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 development.
Page 2 of 2
Lehi City Development Review Committee
June 29, 2016
The Exchange Concept Plan Review DRC Comments Edge Homes – Requests Concept Plan review for The Exchange, a 823 unit residential development located at approximately 3800 West Hardman Way in an R-3 zone. (second submittal – date of last review 6/15/16) DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Curtis Leavitt and Brandon Watson Date of Plans Reviewed: 6/23/16 Time Start: 1:00 Time End: 1:40 DRC COMMENTS: Glade – Power: a) Under current conditions the circuits feeding 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 b) Coordinate with Lehi Power Engineering for infrastructure design and schedule c) Developer is responsible for a line extension, including the easements required to reach the site. Point of Attachment to be determined. No building construction can proceed prior to written and approved agreements are in place between RMP (Transmission provider) and Lehi Power. Kerry – Fire: No comments Greg – Water/Sewer: d) Provide a hard surface access along the existing waterline along the west boundary behind townhome lots, and 20-foot easement Todd – Public Works: No comments Kim – Planning: e) All attached units must meet the multi-family design standards contained in Chapter 37 of the Development Code including wall and roof variations, 51% hard surface on each wall, etc. Building entrances shall be oriented towards the public street or a common courtyard area with connecting pedestrian access. Multi-family structures shall maintain a single family detached appearance to the greatest extend possible – investigate “manor house” style units for the townhomes and other unit types to add variety to the architecture of the project. f) Amenities (type, location, amount) should be reviewed by the Planning Commission to assure there are adequate amenities g) Interior project streets shall include curb extensions, sidewalk furniture, and crosswalks h) At the time of preliminary plat, address fencing adjacent to the surrounding properties. Where the adjacent use is agricultural, a right to farm fence will be required or equivalent. Along Hardman Way, suggest 3-foot wrought iron fencing, with sidewalks and openings for pedestrian access onto Hardman Way. i) Verify water dedication requirements as per existing agreements j) Recommend limiting the height of townhome fencing to 3-foot to maintain an open space feel. Also, units should front the open space, with alley-load garages in the rear k) On the condo units, consider enclosing stairways l) As a part of this concept plan, the applicant is proposing impact fee credits in lieu of park improvements on the public park on the east side of the project m) Show landscape islands every 24 stalls, as per Lehi City Parking Standards Gary – Building/Inspections: n) Provide a soils report at the time of development o) Have a concern with the short driveways in the cluster lots and the lack of parking Mike – Public Works: No comments Ross – Engineering: p) Coordinate with Saratoga Springs for connections to the property to the west q) Because of the size of the project, a traffic study for the sizing of the internal roads is needed with the development submittal r) The culinary water tank will be required at 600 units 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 29, 2016
s) Retention is required until an outfall is acquired for this area t) Some road widening will be required on 1500 North u) No area can have over 50 units without a second access v) Suggest making the long east/west roadway a public street, as well as connections to adjacent properties w) Storage and source will need to be provided for culinary and PI water for the Starks parcel Craig – Parks: x) If the open space area on the east under the power lines is to be public, a parking lot, restrooms, play facilities, etc. are required y) On the proposed public park plan, show the location of power lines, poles and easements
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
The Exchange 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:
Edge Homes Review and recommendation of a proposed concept plan for a multifamily residential project Approximately 3800 W Hardman Way 72.2 acres R-3 HDR/MDR North: Commercial Undeveloped/agricultural South: TH-5/A-5 Residential/agricultural East: TH-5 Residential/agricultural West: Saratoga Springs Undeveloped June 29, 2016 Christie Hutchings 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. Section 17.010. Purpose and Intent. (Amended 2/27/01) A Planned Unit Development may be allowed at the discretion of the Planning Commission and City Council in any zoning district by complying with the provisions of this Chapter. No permit shall be issued for a Planned Unit Development unless and until the following requirements have been met. The intent of allowing Planned Unit Developments in certain districts within the city is: A. To encourage the construction of affordable housing units within the City under conditions and requirements that will insure development of residential environments of sustained desirability and stability; B. To permit development of housing and commercial projects within residential or commercial districts which are characterized by a harmonious grouping of attractive buildings situated on spacious surroundings and landscaped with well-kept lawns, trees and shrubs; and C. To allow more flexibility in the location of buildings on the land, the grouping of open spaces and the number of dwelling units in one building. D. To improve the overall quality of the built environment, maintain property values, and enhance the image of Lehi City and the character of its major corridors that serve as primary access into and through the City. A Planned Unit Development is intended to be an "overlay district" in that the proposed use must be consistent with the zoning district in which it is proposed as to the requirements of density, use and purpose. HISTORY 9/26/2008 – This property was recorded as a part of the Holbrook Annexation ANALYSIS The applicant requests approval of a concept plan for a high-density, multi-family residential project in an existing R-3 Zone. The subject property is several parcels totaling approximately 72.2 acres located south of Hardman Way, which is currently Page 1 of 2
being constructed, and north of the future 1500 North right-of-way. The concept consists of 798 housing units, with a mixture of the following housing types: Single family residential Single-family cottage homes Townhomes Condominiums
93 lots 98 lots 297 units 310 units
Total project density is approximately 11 units per acre. Maximum density for the R-3 Zone is 12 units per acre. Upon DRC review, it was noticed that all attached units must meet the multi-family design standards contained in Chapter 37 of the Development Code, including wall and roof variations and 51% hard surface materials on each wall. Additionally, entrances shall be oriented towards the public street or a common courtyard area with connecting pedestrian access and multifamily structures shall maintain a single family detached appearance to the greatest extent possible. The Planning Commission shall review building architecture and orientation for compliance with these standards. The Exchange is requesting PUD approval, which requires a minimum of 10%. The overall project open space is 11.0 acres, which is approximately 15% of the project area and in excess of the minimum PUD requirements. Open space within the project is proposed to consist of both public and private open spaces. A public park is proposed on the east side of the development, adjacent to 3600 West and underneath the power transmission lines. A rendering of the proposed layout has been submitted as a part of the packet. The other open spaces within the development are private, with amenities such as a pool and clubhouse, 2 pickle ball courts, a full basketball court, tot lots, picnic areas, and trail systems. The developer is also proposing community gardens. Instead of providing the exact number of amenities as required by Chapter 37 of the Code, the Developer is proposing to provide the same monetary value of amenities. The Planning Commission should review the proposed amenities to assure that there are adequate amenities provided. The parking as shown requires a Development Code amendment, which the application has filed concurrent with this request. If approved, the proposed amendment would allow tandem parking in the driveways for the condo units that have garages. Any motion for a recommendation of approval must be contingent upon the approval of the proposed parking table amendment. RECOMMENDATION The Planning Division staff recommends APPROVAL to the City Council, with all DRC comments from June 29, 2016. 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. This concept provides a variety of housing choices and affordable units. 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 development.
Page 2 of 2
Lehi City Development Review Committee
June 29, 2016
The Exchange Concept Plan Review DRC Comments Edge Homes – Requests Concept Plan review for The Exchange, a 823 unit residential development located at approximately 3800 West Hardman Way in an R-3 zone. (second submittal – date of last review 6/15/16) DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Curtis Leavitt and Brandon Watson Date of Plans Reviewed: 6/23/16 Time Start: 1:00 Time End: 1:40 DRC COMMENTS: Glade – Power: a) Under current conditions the circuits feeding 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 b) Coordinate with Lehi Power Engineering for infrastructure design and schedule c) Developer is responsible for a line extension, including the easements required to reach the site. Point of Attachment to be determined. No building construction can proceed prior to written and approved agreements are in place between RMP (Transmission provider) and Lehi Power. Kerry – Fire: No comments Greg – Water/Sewer: d) Provide a hard surface access along the existing waterline along the west boundary behind townhome lots, and 20-foot easement Todd – Public Works: No comments Kim – Planning: e) All attached units must meet the multi-family design standards contained in Chapter 37 of the Development Code including wall and roof variations, 51% hard surface on each wall, etc. Building entrances shall be oriented towards the public street or a common courtyard area with connecting pedestrian access. Multi-family structures shall maintain a single family detached appearance to the greatest extend possible – investigate “manor house” style units for the townhomes and other unit types to add variety to the architecture of the project. f) Amenities (type, location, amount) should be reviewed by the Planning Commission to assure there are adequate amenities g) Interior project streets shall include curb extensions, sidewalk furniture, and crosswalks h) At the time of preliminary plat, address fencing adjacent to the surrounding properties. Where the adjacent use is agricultural, a right to farm fence will be required or equivalent. Along Hardman Way, suggest 3-foot wrought iron fencing, with sidewalks and openings for pedestrian access onto Hardman Way. i) Verify water dedication requirements as per existing agreements j) Recommend limiting the height of townhome fencing to 3-foot to maintain an open space feel. Also, units should front the open space, with alley-load garages in the rear k) On the condo units, consider enclosing stairways l) As a part of this concept plan, the applicant is proposing impact fee credits in lieu of park improvements on the public park on the east side of the project m) Show landscape islands every 24 stalls, as per Lehi City Parking Standards Gary – Building/Inspections: n) Provide a soils report at the time of development o) Have a concern with the short driveways in the cluster lots and the lack of parking Mike – Public Works: No comments Ross – Engineering: p) Coordinate with Saratoga Springs for connections to the property to the west q) Because of the size of the project, a traffic study for the sizing of the internal roads is needed with the development submittal r) The culinary water tank will be required at 600 units 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 29, 2016
s) Retention is required until an outfall is acquired for this area t) Some road widening will be required on 1500 North u) No area can have over 50 units without a second access v) Suggest making the long east/west roadway a public street, as well as connections to adjacent properties w) Storage and source will need to be provided for culinary and PI water for the Starks parcel Craig – Parks: x) If the open space area on the east under the power lines is to be public, a parking lot, restrooms, play facilities, etc. are required y) On the proposed public park plan, show the location of power lines, poles and easements
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
