Vivian Estates Concept Planning Commission Report - Amazon Web ...
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
Vivian Estates 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:
Vivian Estates LLC – Nick Mingo Review and recommendation of a proposed concept plan 2600 North 600 East 90.21 acres Approved RA-1 and TH-5 VLDR (Very Low Density Residential) North: RA-1/R-1-15/A-1 Single family residential/Agriculture South: A-1/TH-5 Single family residential/Undeveloped East: TH-5/R-1-15 Undeveloped West: R-1-12/RA-1/County Single family residential/Undeveloped August 24, 2016 Mike West 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. HISTORY May 24, 2016 – The Vivian Carter Addition annexation was approved by the City Council which includes RA-1 and TH-5 zoning. ANALYSIS The applicant requests approval of a concept plan for Vivian Estates to be located at 2600 North 600 East in proposed RA-1 and TH-5 zones. The proposed concept plan includes 170 single family lots with sizes ranging from approximately 10,000 to 60,000 square feet. The allowed density for the project has not had a final determination as the TH-5 zone along the flood plain will require a final determination; however, the proposed density is reasonably less than what could be allowed on the property. Based on the tabulations on the concept plan (which shows flood plains and 30% slope areas) 225 units may be allowed on the property. The applicant is proposing reduced lot sizes, frontages, and potentially setbacks in lieu of the City reimbursing for the Dry Creek Trail right-of-way and some additional open space along Dry Creek. The DRC commented that utilizing this option is discretionary and requires Planning Commission and City Council approval. The DRC made the following comments: FEMA flood plain areas exist along Dry Creek and would require a permit for FEMA for any alterations. Planning staff does not recommend any major filling or disturbance to the flood plain areas along Dry Creek. Recommend working with the City to provide additional open space along Dry Creek – specifically Lots 1 and 6. Recommend a trail connection from the north area of the project to Dry Creek Trail. Lot 21 would need to work out issues with the base flood elevation and other FEMA issues to ensure it is a buildable lot. Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends a POSITIVE recommendation to the City Council for the proposed Vivian Estates 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 plan preserves property for the future Dry Creek Trail.
4. 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.
Lehi City Development Review Committee
August 24, 2016 Vivian Estates Concept DRC Comments
Jason Rickards – Requests reconsideration of the Vivian Estates Concept Plan, a proposed 170 lot single family subdivision located at approximately 600 East and 2600 North in a proposed RA-1 Zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd , Gary Smith, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Jason Rickards Date of Plans Reviewed: 8/15/16 Time Start: 10:12 AM Time End: 10:30 AM DRC COMMENTS: Glade – Power: 1. At preliminary & final plat show existing power infrastructure on and adjacent to the property. At final plat provide Power Department a “dwg” format drawing for circuits design Kerry – Fire: 2. Building lots in the wildland urban interface will need to be sprinklered. Show a dashed line on the plan indicating the boundary of the wildland urban interface. Greg (Gary) – Water/Sewer: 3. Call out Fox Ditch. Todd – Public Works: No comments Kim – Planning: 4. In the General Plan Land Use element, this property is identified as a “PUD/PRD Opportunity Area”. The intent of this designation is to allow for the clustering of residential development for the purposes of limiting development on pristine natural areas. The Planning Division strongly recommends that this property be required to be developed as a PUD or PRD in order to preserve as much of the Dry Creek corridor as possible, accommodate the Master Planned Dry Creek trail, and create a well planned residential development. 5. The General Plan includes the following goal as it relates to Dry Creek: Encourage the use of Planned Residential Developments (clustering of housing with preservation of open space) on remaining large parcels of land to acquire additional parks and open space in the east area, especially along the Dry Creek drainage. 6. The area around Dry Creek is designated as an Environmentally Sensitive Area and the General Plan states that it is there to help protect Dry Creek and special consideration should be given to development along the creek. 7. In addition to the trail, right of way for Dry Creek will be required at the time of subdivision from top of bank to top of bank. 8. FEMA flood plain areas exist along Dry Creek and any alterations must be approved through FEMA. Staff does not recommend any major filling or disturbance of the flood plain area along the Creek. 9. The proposed subdivision must meet the requirements of the Hillside Preservation Zone in Chapter 12-A of the Development Code. 10. Recommend working with the City to provide additional open space along Dry Creek – specifically Lots 1 and 6. 11. Recommend considering a trail connection from the north area of the Carter property to the Dry Creek Trail. 12. Lots 1-5 and 45-46 would need to work out issues with the base flood elevation and other FEMA issues to ensure they are buildable lots. 13. This concept would involve the allowance to have flexibility in lot size, frontage, etc. in exchange for trail right of way, road dedication, and other considerations. This is discretionary and the Planning Commission and City Council would need to approve the flexibility otherwise a standard layout would be required. 14. Staff would like to continue to coordinate with the developer on a potential land trade where off-site property that the City owns could be traded and developed in exchange for additional open space along Dry Creek. This option is highly recommended by staff. 15. Recommend providing additional open space dedication from Lots 1 and 6 as a concession for the reduced lot sizes and some reduced setbacks. Gary – Building/Inspections: 16. A soils report will be required for the property at preliminary plat. 17. Determine if there is sufficient buildable area on lots indicated with 30% slope. 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
August 24, 2016
Mike – Public Works: No comments Ross – Engineering: 18. Lehi Irrigation Company approval will be required for any alterations to Fox Ditch. 19. Coordinate with Lehi City on the design of 600 East. 20. 600 East is a 62’ total right-of-way road with 40’ of asphalt on the Master Transportation Plan. 21. A 6” waterline may need to be extended in 600 East from 2600 North. 22. An offsite sewer connection will be needed to service the project. 23. The box culvert in 600 East at Dry Creek will need to be widened. 24. A stream alteration permit will be required for the box culvert any changes to Dry Creek 25. Detention/retention will be required on site. 26. At the time of subdivision, address how to handle the springs to prevent risk of flooding new homes and/or infrastructure. 27. In lieu of any concessions on lot size and setbacks given in the RA-1 zone, trail and open space dedication in the TH-5 zone must be completed with that phase – need to modify the annexation agreement to include this language. Craig – Parks: 28. An agricultural no-climb fence or fencing agreement will be required for adjacent agricultural properties. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON SEPTEMBER 8, 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: September 8, 2016
Vivian Estates 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:
Vivian Estates LLC – Nick Mingo Review and recommendation of a proposed concept plan 2600 North 600 East 90.21 acres Approved RA-1 and TH-5 VLDR (Very Low Density Residential) North: RA-1/R-1-15/A-1 Single family residential/Agriculture South: A-1/TH-5 Single family residential/Undeveloped East: TH-5/R-1-15 Undeveloped West: R-1-12/RA-1/County Single family residential/Undeveloped August 24, 2016 Mike West 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. HISTORY May 24, 2016 – The Vivian Carter Addition annexation was approved by the City Council which includes RA-1 and TH-5 zoning. ANALYSIS The applicant requests approval of a concept plan for Vivian Estates to be located at 2600 North 600 East in proposed RA-1 and TH-5 zones. The proposed concept plan includes 170 single family lots with sizes ranging from approximately 10,000 to 60,000 square feet. The allowed density for the project has not had a final determination as the TH-5 zone along the flood plain will require a final determination; however, the proposed density is reasonably less than what could be allowed on the property. Based on the tabulations on the concept plan (which shows flood plains and 30% slope areas) 225 units may be allowed on the property. The applicant is proposing reduced lot sizes, frontages, and potentially setbacks in lieu of the City reimbursing for the Dry Creek Trail right-of-way and some additional open space along Dry Creek. The DRC commented that utilizing this option is discretionary and requires Planning Commission and City Council approval. The DRC made the following comments: FEMA flood plain areas exist along Dry Creek and would require a permit for FEMA for any alterations. Planning staff does not recommend any major filling or disturbance to the flood plain areas along Dry Creek. Recommend working with the City to provide additional open space along Dry Creek – specifically Lots 1 and 6. Recommend a trail connection from the north area of the project to Dry Creek Trail. Lot 21 would need to work out issues with the base flood elevation and other FEMA issues to ensure it is a buildable lot. Please consider other DRC comments as part of the motion. RECOMMENDATION Planning Division staff recommends a POSITIVE recommendation to the City Council for the proposed Vivian Estates 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 plan preserves property for the future Dry Creek Trail.
4. 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.
Lehi City Development Review Committee
August 24, 2016 Vivian Estates Concept DRC Comments
Jason Rickards – Requests reconsideration of the Vivian Estates Concept Plan, a proposed 170 lot single family subdivision located at approximately 600 East and 2600 North in a proposed RA-1 Zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd , Gary Smith, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Jason Rickards Date of Plans Reviewed: 8/15/16 Time Start: 10:12 AM Time End: 10:30 AM DRC COMMENTS: Glade – Power: 1. At preliminary & final plat show existing power infrastructure on and adjacent to the property. At final plat provide Power Department a “dwg” format drawing for circuits design Kerry – Fire: 2. Building lots in the wildland urban interface will need to be sprinklered. Show a dashed line on the plan indicating the boundary of the wildland urban interface. Greg (Gary) – Water/Sewer: 3. Call out Fox Ditch. Todd – Public Works: No comments Kim – Planning: 4. In the General Plan Land Use element, this property is identified as a “PUD/PRD Opportunity Area”. The intent of this designation is to allow for the clustering of residential development for the purposes of limiting development on pristine natural areas. The Planning Division strongly recommends that this property be required to be developed as a PUD or PRD in order to preserve as much of the Dry Creek corridor as possible, accommodate the Master Planned Dry Creek trail, and create a well planned residential development. 5. The General Plan includes the following goal as it relates to Dry Creek: Encourage the use of Planned Residential Developments (clustering of housing with preservation of open space) on remaining large parcels of land to acquire additional parks and open space in the east area, especially along the Dry Creek drainage. 6. The area around Dry Creek is designated as an Environmentally Sensitive Area and the General Plan states that it is there to help protect Dry Creek and special consideration should be given to development along the creek. 7. In addition to the trail, right of way for Dry Creek will be required at the time of subdivision from top of bank to top of bank. 8. FEMA flood plain areas exist along Dry Creek and any alterations must be approved through FEMA. Staff does not recommend any major filling or disturbance of the flood plain area along the Creek. 9. The proposed subdivision must meet the requirements of the Hillside Preservation Zone in Chapter 12-A of the Development Code. 10. Recommend working with the City to provide additional open space along Dry Creek – specifically Lots 1 and 6. 11. Recommend considering a trail connection from the north area of the Carter property to the Dry Creek Trail. 12. Lots 1-5 and 45-46 would need to work out issues with the base flood elevation and other FEMA issues to ensure they are buildable lots. 13. This concept would involve the allowance to have flexibility in lot size, frontage, etc. in exchange for trail right of way, road dedication, and other considerations. This is discretionary and the Planning Commission and City Council would need to approve the flexibility otherwise a standard layout would be required. 14. Staff would like to continue to coordinate with the developer on a potential land trade where off-site property that the City owns could be traded and developed in exchange for additional open space along Dry Creek. This option is highly recommended by staff. 15. Recommend providing additional open space dedication from Lots 1 and 6 as a concession for the reduced lot sizes and some reduced setbacks. Gary – Building/Inspections: 16. A soils report will be required for the property at preliminary plat. 17. Determine if there is sufficient buildable area on lots indicated with 30% slope. 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
August 24, 2016
Mike – Public Works: No comments Ross – Engineering: 18. Lehi Irrigation Company approval will be required for any alterations to Fox Ditch. 19. Coordinate with Lehi City on the design of 600 East. 20. 600 East is a 62’ total right-of-way road with 40’ of asphalt on the Master Transportation Plan. 21. A 6” waterline may need to be extended in 600 East from 2600 North. 22. An offsite sewer connection will be needed to service the project. 23. The box culvert in 600 East at Dry Creek will need to be widened. 24. A stream alteration permit will be required for the box culvert any changes to Dry Creek 25. Detention/retention will be required on site. 26. At the time of subdivision, address how to handle the springs to prevent risk of flooding new homes and/or infrastructure. 27. In lieu of any concessions on lot size and setbacks given in the RA-1 zone, trail and open space dedication in the TH-5 zone must be completed with that phase – need to modify the annexation agreement to include this language. Craig – Parks: 28. An agricultural no-climb fence or fencing agreement will be required for adjacent agricultural properties. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON SEPTEMBER 8, 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
