Dry Creek Office Park Site Plan Approval Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: August 25, 2016
Dry Creek Office Park Site Plan Approval Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: General Plan Land Use Designation: Existing Land Use: Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner;
Marty Biljanic – Wadsworth Development Approval of a proposed site plan Approximately 1600 West 3200 North 20 acres BP (Business Park) BP (Business Park) Undeveloped/agriculture North: BP Undeveloped South: R-3 Condominiums East: BP Fox Hollow Elementary West: BP Undeveloped August 10, 2016 Mike West
Required Action Planning Commission: City Council:
Final approval No action required
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.250. Site Plan Approval Process. (Am 5/22/01; 08/13/02; 11/09/04) The review and approval process for a Site Plan shall be as follows: Permitted Uses (2) Site Plans associated with a permitted use and with a total valuation, including building and all associated improvements, greater than $500,000 dollars shall require approval by the Planning Commission, following a review by the DRC. The Planning Commission may require that the approval of a Site Plan be forwarded to the City Council if they determine a project is likely to have a significant impact on traffic, environmental quality, lighting, compatibility of uses, or the health, safety, or general welfare of the surrounding properties, property values, or residents. The Planning Commission and or City Council may hold a public hearing on any project likely to have a significant impact on the surrounding property, values or residents. Section 37.070(C)(2) Pedestrian Corridors. (a) Any parking lot in excess of one hundred (100) stalls shall provide a hard surface walkway with a minimum width of five (5) feet from the parking lot and/or street to the entrance of the building (see Figures 33 and 34). (b) Planter areas with trees and/or shrubs shall be placed along the pedestrian walkway as part of the required ten percent (10%) parking open space requirement. HISTORY August 27, 2015 – The Planning Commission approved the concept plan for Lehi Business Commons which included an identical layout as what is proposed. The project name has since been changed to Dry Creek Office Park. April 21, 2016 – The EPWA annexation was recorded which included the subject property and assigned the property in the Business Park zone. ANALYSIS The applicant is requesting site plan approval for Dry Creek Office Park which includes 4 new office buildings with a total of 231,000 square feet of floor area. The proposed office use is classified as a permitted use in the Business Park but requires approval by the Planning Commission since the valuation exceeds $500,000. This proposed site plan has been submitted concurrently with a 4-lot commercial subdivision. The buildings range in height from 2 to 3 floors and in size from 47,000 – 82,000 square feet. The buildings are oriented to the street with only ADA accessible ramps and landscaping between the buildings and the street which meets the requirement of
the Design Standards. Entrances are also shown along the street with sidewalk connections as required by the Design Standards. Pedestrian access is also accommodated in the parking lot with a sidewalk connection for each building which meets the requirement of the Design Standards; however, the DRC commented that the pedestrian walkways on the north side need to include planter areas with trees and/or shrubs along the walkway similar to what is proposed on the south side of the project (see Section 37.070(C)(2) of the Development Code above). Staff supports the use of compact stalls on the north side to accommodate the landscaping along the pedestrian walkways. The site plan shows a total of 1,253 parking spaces which meets and exceeds the required 772 parking spaces. Bike parking is proposed with 64 total spaces which exceeds the required 39 spaces and utilizes bike racks adjacent to the parking lot side building entrances. Landscaping is shown at 28% of the overall site which is shy of the 30% requirement for the Business Park zone. Additional landscaping would be in the parking lot along the pedestrian accesses and potentially along the narrow strip of property adjacent to the south that the City currently owns which could help bring the percentage up to 30%. The building elevations show the use of glass, metal, and tilt-up concrete for exterior building materials which meets the Design Standards requirement. Architectural variations are provided with pop-outs, parapet extensions, a concrete canopy entry feature, trim features that wrap around the façade, and changes in building materials. In staff’s opinion the building elevations meet the requirements of the Design Standards for architecture. The DRC recommended removing turf grass out of the parking lot islands and parts of the planter strips and placing additional xeriscaping in those areas. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed Dry Creek Office Park site plan including the DRC comments. This recommendation is based on the following findings: 1. 2. 3. 4. 5.
The proposed use is consistent with the Business Park zone and was intended to be office. The buildings meet the Design Standard requirements for building orientation and architecture and will provide additional quality office space for Lehi City. The proposed site plan is not detrimental to the public health, safety, and welfare of Lehi City. The proposed site plan meets the requirements of the Lehi City Development Code in regards to site plan approval. Other findings based upon information presented during the Planning Commission approval.
Lehi City Development Review Committee
August 10, 2016
Dry Creek Office Park Site Plan DRC Redline Comments Wadsworth Development – Requests Site Plan review for Dry Creek Office Park, a 20 acre commercial development located at 3200 North Triumph Blvd in a Business Park 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: Marty Biljanic and Braden Morris Date of Plans Reviewed: 8/4/16 Time Start: 11:40 AM Time End: 12:00 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: 1. The sewer easement must be located entirely on one lot. 2. C300 – Remove the concrete vault portion of Note 7. 3. C300 – Adjust the storm drain grade to avoid conflict with the water main near building 4. 4. C501 – Update standard details to 2016 details. Todd – Public Works: No comments Kim – Planning: 5. On pedestrian walkways through the parking lot on the north side of the project, the walkways need to include planter areas with trees and/or shrubs along the pedestrian walkway like the ones on the south side. This requirement is found in Section 37.070. Staff supports the use of compact stalls in order to accommodate the landscaped pedestrian walkway. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: No comments Craig – Parks: 6. Recommend removing the sod in the parking lot islands and some in the planter strips. Recommend additional xeriscaping with some variations of sod. Update overall irrigated area accordingly. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow or Letter of Credit Bond Agreement and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Surveyor’s and engineer’s stamps on construction drawings. 4. Need Irrigation Company signature on the construction drawings for the irrigation piping. 5. Off-site easements (turnarounds, utilities, power, etc). 6. New project startup form for Lehi City Storm Water. 7. Provide a completed TSSD pretreatment survey. 8. Address comments from Planning Commission approval. DRC GENERAL COMMENTS: 1. On the power, developer will install conduit; Lehi City Power will install all other required power infrastructure shown on the plans and charge the developer for the costs. These costs are separate from power impact fees that are paid with the building permit. 2. Developer is responsible to purchase, move or remove any existing RMP facilities. 3. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 4. Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for checkoff. Check-off plans consist of one 24x36 set of plans submitted to the Planning Department. When changes need to be
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 10, 2016
made to a check-off set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. 5. Prior to the pre-construction meeting, Lehi City Staff will make copies of plans for the meeting from the check-off set and the developer will pay fees for the copies. 6. All signage will require a separate review and approval process 7. 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. 8. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either a twenty (20) foot minimum width temporary or permanent road, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be kept clear of all fencing, barricades, dumpsters, vehicles, construction materials and debris and maintained until permanent fire apparatus access roads are available. 9. Staff would encourage some variation in the footprints and height between the buildings as noted in the applicant’s narrative to add variety and visual interest between the buildings. 10. Provide a copy of the lighting plan to Glade Kirkham with the Power Department. 11. Line extension from E4-J10 to the Perry Switch south of D3-117 is required to adequately serve this location (Lehi Power is developing the circuit design). THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION AUGUST 25, 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: August 25, 2016
Dry Creek Office Park Site Plan Approval Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: General Plan Land Use Designation: Existing Land Use: Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner;
Marty Biljanic – Wadsworth Development Approval of a proposed site plan Approximately 1600 West 3200 North 20 acres BP (Business Park) BP (Business Park) Undeveloped/agriculture North: BP Undeveloped South: R-3 Condominiums East: BP Fox Hollow Elementary West: BP Undeveloped August 10, 2016 Mike West
Required Action Planning Commission: City Council:
Final approval No action required
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.250. Site Plan Approval Process. (Am 5/22/01; 08/13/02; 11/09/04) The review and approval process for a Site Plan shall be as follows: Permitted Uses (2) Site Plans associated with a permitted use and with a total valuation, including building and all associated improvements, greater than $500,000 dollars shall require approval by the Planning Commission, following a review by the DRC. The Planning Commission may require that the approval of a Site Plan be forwarded to the City Council if they determine a project is likely to have a significant impact on traffic, environmental quality, lighting, compatibility of uses, or the health, safety, or general welfare of the surrounding properties, property values, or residents. The Planning Commission and or City Council may hold a public hearing on any project likely to have a significant impact on the surrounding property, values or residents. Section 37.070(C)(2) Pedestrian Corridors. (a) Any parking lot in excess of one hundred (100) stalls shall provide a hard surface walkway with a minimum width of five (5) feet from the parking lot and/or street to the entrance of the building (see Figures 33 and 34). (b) Planter areas with trees and/or shrubs shall be placed along the pedestrian walkway as part of the required ten percent (10%) parking open space requirement. HISTORY August 27, 2015 – The Planning Commission approved the concept plan for Lehi Business Commons which included an identical layout as what is proposed. The project name has since been changed to Dry Creek Office Park. April 21, 2016 – The EPWA annexation was recorded which included the subject property and assigned the property in the Business Park zone. ANALYSIS The applicant is requesting site plan approval for Dry Creek Office Park which includes 4 new office buildings with a total of 231,000 square feet of floor area. The proposed office use is classified as a permitted use in the Business Park but requires approval by the Planning Commission since the valuation exceeds $500,000. This proposed site plan has been submitted concurrently with a 4-lot commercial subdivision. The buildings range in height from 2 to 3 floors and in size from 47,000 – 82,000 square feet. The buildings are oriented to the street with only ADA accessible ramps and landscaping between the buildings and the street which meets the requirement of
the Design Standards. Entrances are also shown along the street with sidewalk connections as required by the Design Standards. Pedestrian access is also accommodated in the parking lot with a sidewalk connection for each building which meets the requirement of the Design Standards; however, the DRC commented that the pedestrian walkways on the north side need to include planter areas with trees and/or shrubs along the walkway similar to what is proposed on the south side of the project (see Section 37.070(C)(2) of the Development Code above). Staff supports the use of compact stalls on the north side to accommodate the landscaping along the pedestrian walkways. The site plan shows a total of 1,253 parking spaces which meets and exceeds the required 772 parking spaces. Bike parking is proposed with 64 total spaces which exceeds the required 39 spaces and utilizes bike racks adjacent to the parking lot side building entrances. Landscaping is shown at 28% of the overall site which is shy of the 30% requirement for the Business Park zone. Additional landscaping would be in the parking lot along the pedestrian accesses and potentially along the narrow strip of property adjacent to the south that the City currently owns which could help bring the percentage up to 30%. The building elevations show the use of glass, metal, and tilt-up concrete for exterior building materials which meets the Design Standards requirement. Architectural variations are provided with pop-outs, parapet extensions, a concrete canopy entry feature, trim features that wrap around the façade, and changes in building materials. In staff’s opinion the building elevations meet the requirements of the Design Standards for architecture. The DRC recommended removing turf grass out of the parking lot islands and parts of the planter strips and placing additional xeriscaping in those areas. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed Dry Creek Office Park site plan including the DRC comments. This recommendation is based on the following findings: 1. 2. 3. 4. 5.
The proposed use is consistent with the Business Park zone and was intended to be office. The buildings meet the Design Standard requirements for building orientation and architecture and will provide additional quality office space for Lehi City. The proposed site plan is not detrimental to the public health, safety, and welfare of Lehi City. The proposed site plan meets the requirements of the Lehi City Development Code in regards to site plan approval. Other findings based upon information presented during the Planning Commission approval.
Lehi City Development Review Committee
August 10, 2016
Dry Creek Office Park Site Plan DRC Redline Comments Wadsworth Development – Requests Site Plan review for Dry Creek Office Park, a 20 acre commercial development located at 3200 North Triumph Blvd in a Business Park 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: Marty Biljanic and Braden Morris Date of Plans Reviewed: 8/4/16 Time Start: 11:40 AM Time End: 12:00 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: 1. The sewer easement must be located entirely on one lot. 2. C300 – Remove the concrete vault portion of Note 7. 3. C300 – Adjust the storm drain grade to avoid conflict with the water main near building 4. 4. C501 – Update standard details to 2016 details. Todd – Public Works: No comments Kim – Planning: 5. On pedestrian walkways through the parking lot on the north side of the project, the walkways need to include planter areas with trees and/or shrubs along the pedestrian walkway like the ones on the south side. This requirement is found in Section 37.070. Staff supports the use of compact stalls in order to accommodate the landscaped pedestrian walkway. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: No comments Craig – Parks: 6. Recommend removing the sod in the parking lot islands and some in the planter strips. Recommend additional xeriscaping with some variations of sod. Update overall irrigated area accordingly. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow or Letter of Credit Bond Agreement and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Surveyor’s and engineer’s stamps on construction drawings. 4. Need Irrigation Company signature on the construction drawings for the irrigation piping. 5. Off-site easements (turnarounds, utilities, power, etc). 6. New project startup form for Lehi City Storm Water. 7. Provide a completed TSSD pretreatment survey. 8. Address comments from Planning Commission approval. DRC GENERAL COMMENTS: 1. On the power, developer will install conduit; Lehi City Power will install all other required power infrastructure shown on the plans and charge the developer for the costs. These costs are separate from power impact fees that are paid with the building permit. 2. Developer is responsible to purchase, move or remove any existing RMP facilities. 3. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 4. Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for checkoff. Check-off plans consist of one 24x36 set of plans submitted to the Planning Department. When changes need to be
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 10, 2016
made to a check-off set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. 5. Prior to the pre-construction meeting, Lehi City Staff will make copies of plans for the meeting from the check-off set and the developer will pay fees for the copies. 6. All signage will require a separate review and approval process 7. 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. 8. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either a twenty (20) foot minimum width temporary or permanent road, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be kept clear of all fencing, barricades, dumpsters, vehicles, construction materials and debris and maintained until permanent fire apparatus access roads are available. 9. Staff would encourage some variation in the footprints and height between the buildings as noted in the applicant’s narrative to add variety and visual interest between the buildings. 10. Provide a copy of the lighting plan to Glade Kirkham with the Power Department. 11. Line extension from E4-J10 to the Perry Switch south of D3-117 is required to adequately serve this location (Lehi Power is developing the circuit design). THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION AUGUST 25, 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
