Eddington Estates Preliminary Subdivision Review Planning
Lehi City Planning Commission Staff Report
Meeting Date: September 14, 2017
Eddington Estates Preliminary 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
Eddington Estates, LLC Public hearing, review and recommendation for a proposed preliminary subdivision 1250 West 700 South 9.76 acres R-1-22 Undeveloped 17 North: R-1-15 Single-family homes South: TH-5 Agricultural East: R-1-22 Single-family homes West: TH-5 Residential/agricultural August 23, 2017 Landon Hawes Required Action Review and Recommendation Final Approval
Planning Commission: City Council: 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 8, 2008 – The property affected by the zone change was included in the Stan Lewis annexation. June 8, 2017 – The Planning Commission recommended approval of the Eddington Estates concept plan and the R5 Development zone change. ANALYSIS The applicant requests approval of a 17-lot preliminary subdivision, Eddington Estates, located on 9.76 acres at 1250 West 700 South. The previously approved R5 Development zone change shifted the property’s zoning from TH-5 to R-1-22. Lots on the property will range from 11,154 square feet to 20,145 square feet. The subdivision would receive additional density in exchange for open space and trail improvements on the south side of the property. The DRC noted that the applicant will need to work with City staff on the trail alignments. They also strongly recommended that the existing trees on lot 110 not be removed unless absolutely necessary. Additionally, the DRC requested appropriate dimensions to be shown on the creek and trail cross-section, in order to ensure adequate space from the creek for safety and maintenance purposes. ACTION/RECOMMENDATIONS Planning staff recommends a POSITIVE recommendation to the City Council for the preliminary subdivision including the DRC comments from . This recommendation is based on the following findings: 1. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. 2. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. 3. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
August 23, 2017
Eddington Estates Preliminary Subdivision DRC Redline Comments Eddington Estates LLC – Requests review of the Eddington Estates preliminary subdivision, a 17-lot residential development located at approximately 1280 West 700 South in an R-1-22 zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Ross Dinsdale, Trenton Dyer Representatives of the Applicant Present: Ashley Hadfield, Jason Rickards Date of Plans Reviewed: 8/17/17 Time Start: 1:40 PM Time End: 2:02 PM DRC REDLINE COMMENTS: Glade – Power: 1. Add notes for connections to existing conduits and equipment. Add detail 4.1 to power details sheet D2. 2. Move street light 104 to the park/open space south and east across 1385 W.; add missing secondary 3” dia. conduit lots 110 & 109 to new light location. Kerry – Fire: No comments Greg – Water/Sewer: No comments Todd – Public Works: No comments Kim – Planning: 3. On the Powerline Trail, coordinate with the DRC on the trail alignment 4. Don’t remove the existing trees on lot 110 unless absolutely necessary. 5. On the cross section of the trail and Dry Creek, show a dimension from the edge of the pedestrian trail to the top of the stream bank. The trail needs to have adequate space from the Creek so that it is safe/maintainable. Gary – Building/Inspections: No comments Ross – Engineering: No comments Trent – Parks: 6. Trail labels are switched on sheet C3. DRC GENERAL COMMENTS 1. Add note to plat, No floor slabs to be below existing grade. 2. Lot elevations, for floor slabs, will be needed on the final plat. 3. Will need to pipe irrigation ditch along 700 S 4. Show outfall for west irrigation ditch 5. Preserve and protect as much vegetation along dry creek as possible. At final provide a plan showing vegetation/revegetation, cleanup, etc, along dry creek 6. Include bypass, or low flow channel in detention pond. Top of pipe tying into dry creek must match top of high water in channel 7. Lehi Irrigation company approval will be required for all irrigation ditch improvements, irrigation co minimum easement is 20’, irrigation co max manhole or box spacing is 400’ 8. All weather or hard surface access will be required to all Storm Drain and Irrigation structures located outside ROW 9. Minimum separation from all sewer mains and laterals to all culinary water mains and laterals must be maintained 10. Proposed culinary main on plans should be a 6” not an 8” 11. ADA ramp should be yellow 12. Add note, “Play structures/Site furnishings to be approved by Lehi City”
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 23, 2017
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON SEPTEMBER 14TH, 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: September 14, 2017
Eddington Estates Preliminary 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
Eddington Estates, LLC Public hearing, review and recommendation for a proposed preliminary subdivision 1250 West 700 South 9.76 acres R-1-22 Undeveloped 17 North: R-1-15 Single-family homes South: TH-5 Agricultural East: R-1-22 Single-family homes West: TH-5 Residential/agricultural August 23, 2017 Landon Hawes Required Action Review and Recommendation Final Approval
Planning Commission: City Council: 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 8, 2008 – The property affected by the zone change was included in the Stan Lewis annexation. June 8, 2017 – The Planning Commission recommended approval of the Eddington Estates concept plan and the R5 Development zone change. ANALYSIS The applicant requests approval of a 17-lot preliminary subdivision, Eddington Estates, located on 9.76 acres at 1250 West 700 South. The previously approved R5 Development zone change shifted the property’s zoning from TH-5 to R-1-22. Lots on the property will range from 11,154 square feet to 20,145 square feet. The subdivision would receive additional density in exchange for open space and trail improvements on the south side of the property. The DRC noted that the applicant will need to work with City staff on the trail alignments. They also strongly recommended that the existing trees on lot 110 not be removed unless absolutely necessary. Additionally, the DRC requested appropriate dimensions to be shown on the creek and trail cross-section, in order to ensure adequate space from the creek for safety and maintenance purposes. ACTION/RECOMMENDATIONS Planning staff recommends a POSITIVE recommendation to the City Council for the preliminary subdivision including the DRC comments from . This recommendation is based on the following findings: 1. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. 2. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. 3. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
August 23, 2017
Eddington Estates Preliminary Subdivision DRC Redline Comments Eddington Estates LLC – Requests review of the Eddington Estates preliminary subdivision, a 17-lot residential development located at approximately 1280 West 700 South in an R-1-22 zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Ross Dinsdale, Trenton Dyer Representatives of the Applicant Present: Ashley Hadfield, Jason Rickards Date of Plans Reviewed: 8/17/17 Time Start: 1:40 PM Time End: 2:02 PM DRC REDLINE COMMENTS: Glade – Power: 1. Add notes for connections to existing conduits and equipment. Add detail 4.1 to power details sheet D2. 2. Move street light 104 to the park/open space south and east across 1385 W.; add missing secondary 3” dia. conduit lots 110 & 109 to new light location. Kerry – Fire: No comments Greg – Water/Sewer: No comments Todd – Public Works: No comments Kim – Planning: 3. On the Powerline Trail, coordinate with the DRC on the trail alignment 4. Don’t remove the existing trees on lot 110 unless absolutely necessary. 5. On the cross section of the trail and Dry Creek, show a dimension from the edge of the pedestrian trail to the top of the stream bank. The trail needs to have adequate space from the Creek so that it is safe/maintainable. Gary – Building/Inspections: No comments Ross – Engineering: No comments Trent – Parks: 6. Trail labels are switched on sheet C3. DRC GENERAL COMMENTS 1. Add note to plat, No floor slabs to be below existing grade. 2. Lot elevations, for floor slabs, will be needed on the final plat. 3. Will need to pipe irrigation ditch along 700 S 4. Show outfall for west irrigation ditch 5. Preserve and protect as much vegetation along dry creek as possible. At final provide a plan showing vegetation/revegetation, cleanup, etc, along dry creek 6. Include bypass, or low flow channel in detention pond. Top of pipe tying into dry creek must match top of high water in channel 7. Lehi Irrigation company approval will be required for all irrigation ditch improvements, irrigation co minimum easement is 20’, irrigation co max manhole or box spacing is 400’ 8. All weather or hard surface access will be required to all Storm Drain and Irrigation structures located outside ROW 9. Minimum separation from all sewer mains and laterals to all culinary water mains and laterals must be maintained 10. Proposed culinary main on plans should be a 6” not an 8” 11. ADA ramp should be yellow 12. Add note, “Play structures/Site furnishings to be approved by Lehi City”
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 23, 2017
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON SEPTEMBER 14TH, 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
