Grays Farms Office Site Plan Approval Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: September 14, 2017
Grays Farms Office 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:
Richard Ellsworth Review and approval of a site plan 2176 West Main Street 4.68 acres PC Commercial Undeveloped North: R-3 South: PC East: PC West: PC August 23, 2017 Landon Hawes
Multi-family residential Single-family and multi-family residential Multi-family residential Commercial
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. HISTORY August 16, 1999 – This property was annexed into Lehi as part of the Kolan Annexation. ANALYSIS The applicant requests approval of the Grays Farms Office Site Plan, a two-building office site located on 4.68 acres of property. Building #1 will be 39,000 square feet, while Building #2 will be 33,000 square feet. Staff supports the location of the two buildings, which have been brought close to the street, thus creating a “street wall” effect. The DRC had several comments for this project. First, the DRC recommended that the exterior colors of brick and EIFS be changed to more closely match the colors of the existing buildings across the street and the 7-11. Second, it was noted that the percentage of brick on the east and west elevations needs to be slightly increased to meet the 51% hard surface requirements of the code. And third, it was requested that clarification be giving on the type of fencing to be used. Please consider all DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed Grays Farms Office site plan, including the DRC comments from August 23, 2017. This recommendation is based on the following findings: 1. The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity
2. 3.
4.
and will not be detrimental to the public health, safety, general welfare or convenience. The proposed use will be located and conducted in a manner in compliance with the goals and policies of the Lehi City General Plan and the purposes of this Code. That the property on which the use, building, or other structure is proposed to be established is of adequate size and dimensions to permit construction of the facilities and the conduct of the use in such a manner that it will not be detrimental to adjoining properties and the area. Additional findings based upon information presented during the public meeting.
Lehi City Development Review Committee
August 23, 2017 Gray Farms Office Site Plan DRC Redline Comments
Ellsworth-Paulsen – Requests review of the Gray Farms Office site plan, a 4.68-acre commercial development located at 2176 West Main Street in a Planned Community zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Todd Stone, Colin Fawcett, Dayton Law, Richard Ellsworth, Rob Fetzer, Brian Romney Date of Plans Reviewed: 8/17/17 Time Start: 1:08 PM Time End: DRC REDLINE COMMENTS: Glade – Power: 1. Sheet E1.02: - Remove UGP line shown along south boundary. Remove notes 3,4,5. - Add note at west entrance: relocate GS/S see C-102 #25 - Add note 4” dia. conduit from fused compartment of H3-103 to xfmr. - Recommend one transformer** ($4,600 savings). 2. One transformer or two? (2) 300kVA = (2) $9,800 = $19,600 or (1) 750kVA =$15,000 Kerry – Fire: No comments Greg – Water/Sewer: 3. Label both culinary water meters, note 14, 2” blue CTS poly water service Todd – Public Works: No comments Kim – Planning: 4. Recommend changing exterior colors of brick and EFIS to more closely match the colors of the existing buildings across the street and the 7-11. 5. On the east and west elevations, increase the percentage of brick slightly to meet the 51% hard surface requirement (each side of the building must meet the 51% requirement). Right now the elevations show 49% brick (1071.5 sq. ft. brick out of 2165.3 total wall area). 6. Show decorative street lighting with a note indicating participation by Lehi City on the difference between standard lights and decorative lights. Gary – Building/Inspections: No comments Ross – Engineering: 7. Provide inside fire flow requirements for the office buildings 8. Record public access easement overo the north-south drive aisle. Trent – Parks: 9. Clarify what kind of fencing will be used. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow Bond or Letter of Credit and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Roadway reimbursement agreement must be in place. 4. Roadway must be dedicated. 5. Surveyor’s and engineer’s stamps on construction drawings. 6. New property line adjacent to existing roads must be staked and reviewed by the City. 7. Provide signed easement verification sheet. 8. Off-site easements (turnarounds, utilities, power, etc). 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
9. New project startup form for Lehi City Storm Water. 10. 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 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. Consider using decorative street lighting to match lighting on the north side of Main Street. Planning staff would support a reduction in the hard surface requirement if the decorative lighting is used. 10. Recommend keeping the wrought iron fencing along the townhomes. 11. Recommend landscaping the small peninsula at the southeast corner of the east building. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON SEPTEMBER 14, 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
Grays Farms Office 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:
Richard Ellsworth Review and approval of a site plan 2176 West Main Street 4.68 acres PC Commercial Undeveloped North: R-3 South: PC East: PC West: PC August 23, 2017 Landon Hawes
Multi-family residential Single-family and multi-family residential Multi-family residential Commercial
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. HISTORY August 16, 1999 – This property was annexed into Lehi as part of the Kolan Annexation. ANALYSIS The applicant requests approval of the Grays Farms Office Site Plan, a two-building office site located on 4.68 acres of property. Building #1 will be 39,000 square feet, while Building #2 will be 33,000 square feet. Staff supports the location of the two buildings, which have been brought close to the street, thus creating a “street wall” effect. The DRC had several comments for this project. First, the DRC recommended that the exterior colors of brick and EIFS be changed to more closely match the colors of the existing buildings across the street and the 7-11. Second, it was noted that the percentage of brick on the east and west elevations needs to be slightly increased to meet the 51% hard surface requirements of the code. And third, it was requested that clarification be giving on the type of fencing to be used. Please consider all DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed Grays Farms Office site plan, including the DRC comments from August 23, 2017. This recommendation is based on the following findings: 1. The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity
2. 3.
4.
and will not be detrimental to the public health, safety, general welfare or convenience. The proposed use will be located and conducted in a manner in compliance with the goals and policies of the Lehi City General Plan and the purposes of this Code. That the property on which the use, building, or other structure is proposed to be established is of adequate size and dimensions to permit construction of the facilities and the conduct of the use in such a manner that it will not be detrimental to adjoining properties and the area. Additional findings based upon information presented during the public meeting.
Lehi City Development Review Committee
August 23, 2017 Gray Farms Office Site Plan DRC Redline Comments
Ellsworth-Paulsen – Requests review of the Gray Farms Office site plan, a 4.68-acre commercial development located at 2176 West Main Street in a Planned Community zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Todd Stone, Colin Fawcett, Dayton Law, Richard Ellsworth, Rob Fetzer, Brian Romney Date of Plans Reviewed: 8/17/17 Time Start: 1:08 PM Time End: DRC REDLINE COMMENTS: Glade – Power: 1. Sheet E1.02: - Remove UGP line shown along south boundary. Remove notes 3,4,5. - Add note at west entrance: relocate GS/S see C-102 #25 - Add note 4” dia. conduit from fused compartment of H3-103 to xfmr. - Recommend one transformer** ($4,600 savings). 2. One transformer or two? (2) 300kVA = (2) $9,800 = $19,600 or (1) 750kVA =$15,000 Kerry – Fire: No comments Greg – Water/Sewer: 3. Label both culinary water meters, note 14, 2” blue CTS poly water service Todd – Public Works: No comments Kim – Planning: 4. Recommend changing exterior colors of brick and EFIS to more closely match the colors of the existing buildings across the street and the 7-11. 5. On the east and west elevations, increase the percentage of brick slightly to meet the 51% hard surface requirement (each side of the building must meet the 51% requirement). Right now the elevations show 49% brick (1071.5 sq. ft. brick out of 2165.3 total wall area). 6. Show decorative street lighting with a note indicating participation by Lehi City on the difference between standard lights and decorative lights. Gary – Building/Inspections: No comments Ross – Engineering: 7. Provide inside fire flow requirements for the office buildings 8. Record public access easement overo the north-south drive aisle. Trent – Parks: 9. Clarify what kind of fencing will be used. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow Bond or Letter of Credit and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Roadway reimbursement agreement must be in place. 4. Roadway must be dedicated. 5. Surveyor’s and engineer’s stamps on construction drawings. 6. New property line adjacent to existing roads must be staked and reviewed by the City. 7. Provide signed easement verification sheet. 8. Off-site easements (turnarounds, utilities, power, etc). 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
9. New project startup form for Lehi City Storm Water. 10. 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 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. Consider using decorative street lighting to match lighting on the north side of Main Street. Planning staff would support a reduction in the hard surface requirement if the decorative lighting is used. 10. Recommend keeping the wrought iron fencing along the townhomes. 11. Recommend landscaping the small peninsula at the southeast corner of the east building. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON SEPTEMBER 14, 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
