Innovation Point Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
Innovation Point 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:
Kent England Approval of a proposed concept plan Approx. 1500 West Bull River Road 17.5 acres Business Park Business Park North: Timpanogos Hwy Timpanogos Hwy South: BP Undeveloped – Approved office park East: BP Single family home West: BP Office building 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. Section 37.010(B)(1) Buildings shall be oriented to the right-of-way in order to create a “streetwall” along the street edge with no front yard setback except to allow for some minor landscaped areas, courtyards, plazas, or a drive thru if the site constraints do not allow for an alternative design. Section 37.080. Exceptions Exceptions to these standards, excluding Section 37.060 Parking Standards, may be made by the Planning Commission if the criteria set forth in this section are met. In the determination of an exception, the burden of proof will be the responsibility of the applicant to show clear and convincing evidence to demonstrate strict adherence to these standards would cause a negative impact to the proposed use or surrounding uses. All exceptions require Conditional Use approval. A. At least two of the following additional architectural or landscaping features must be provided in order for the Planning Commission to consider an exception. These additional features include but are not limited to: 1. 2. 3. 4. 5. 6. 7. 8.
High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. LEED Silver certification. Additional landscaping – Including at least a one hundred (100) percent increase in open space in addition to the zoning open space requirements. Indoor bicycle /covered secure bicycle parking –Provide bicycle parking equivalent to double the number of required bicycle parking stalls for a project within an enclosed portion of the primary structure or exterior secure structure. Landscape and specialty building lighting. Water features – Including fountains, faux streams, water falls, pond, or similar feature. Sports courts – Including a minimum five hundred (500) square foot area built of concrete or other equivalent hard surface material. Gazebos – Covered with a minimum one hundred (100) square feet including benches.
9. Additional connections to a master planned trail – Where applicable and must be constructed of concrete or asphalt. 10. Bicycle user end facilities – Including showers, locker and dressing rooms. 11. Pedestrian plaza – Including a minimum seven hundred fifty (750) square feet with seating areas, raised planters, and tables. 12. Patio roof terrace. 13. Additional architectural elements – Including awnings, cornices, ornamental features, pop-outs, or other features. In the event an exception is granted to the requirements of Section 37.010 (B)(1)(a) or Section 37.040(B)(7), a maximum of one single row of parking may be allowed between the building and street. Large office buildings over one hundred twenty five thousand (125,000) square feet may be allowed up to a full module of parking between the building and street. When an exception is granted to allow a full module of parking in front of a large office building, a landscaped berm shall be provided between the street and parking area. In any case an exception is proposed to allow parking in front of a building located on a corner lot, only one street frontage shall be allowed to have parking between the street and building HISTORY Aug 26, 2013:
The Perry Commercial Lehi Addition annexation was recorded which included the subject property and zoned it Business Park.
ANALYSIS The applicant requests approval of a concept plan for Innovation Point which includes two new office buildings located at approximately 1500 West Bull River Road. Each proposed building has 5 floors and approximately 146,000 square feet of gross building area. The Development Code classifies professional office as a permitted use within the Business Park Zone. The proposed layout shows two office buildings with parking structures to the south of each building. The applicant is requesting an exception to Section 37.010(B)(1) of the Development Code by proposing two rows of parking in front of the buildings. The Development Code may allow an exception for office buildings over 125,000 square feet if the applicant provides clear and convincing evidence that the Code requirement causes a negative impact to the proposed use or surrounding uses (see Section 37.080 above). The DRC commented that the buildings must meet the Design Standards including orienting the buildings to the street and recommended that the exception be denied. The adjacent Dry Creek Office Park was required to meet the standard in addition to other recent projects. Staff feels like there are alternative layouts that could meet the standard and also accommodate the applicant’s requirements for the site. Several iterations of potential building elevations were submitted that show several styles of how the buildings could be constructed. Each rendering shows the use of glass and the use of what appears to be EIFS. The DRC recommends the top-left rendering as the preferred option for the building. Each rendering shows architectural variations with the use of pop-outs, roofline variations, a cantilevered metal roof structure, the use of some exterior structural girders, changes in material, and vertical separation from the first floor to the upper floors. The required parking for each building is 488 stalls for a total of 976 required stalls combined. There are 1,289 proposed parking stalls which meet and exceed the required number of parking stalls. The amount of open space has not been identified on the concept plan but would be required to meet the 30% requirement for the Business Park zone. The DRC made the following comments: Bicycle parking will be required at a rate of 5% of the required amount of required vehicular parking (must be located within the building or secured and covered area – projects located along a master planned trail must provide 10% of the required parking as well); Pedestrian circulation must be addressed through the large surface parking lot to the west through landscaped islands and peninsulas; Show a connection from this project to the Murdock Canal Trail; Need to remove the existing turnaround located adjacent to the trailhead as part of the extension of Bull River Road; The applicant must continue to work with staff on the road layout and access to adjacent roads. Please consider other DRC comments as part of the motion. RECOMMENDATION The Planning Division staff recommends DENIAL of the proposed exception to allow two rows of parking between the building and street. It is the opinion of staff that the applicant considers alternate layouts that meet the building orientation requirements that can be agreeable to the applicant and City before an exception should be considered. Staff recommends that the proposed use and the building architecture be approved once an alternate building placement option is considered. This recommendation is based on the following findings: 1. 2.
The proposed concept is not consistent is with the Lehi City Development Code with regards to building orientation. Only one conceptual layout has been presented to staff and the Commission and does not show an effort to find an
option that meets the Development Code. Staff’s opinion that the burden of proof to determine that strict adherence to the building orientation standards creates a negative impact on the use has not been met. 4. The proposed building architecture is consistent with the requirements of the Development Code. 5. The proposed office use is a permitted use within the Business Park zone. 6. The proposed concept does not affect the health, safety, welfare, and morals of the City. 3.
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 Innovation Point Concept DRC Redline Comments
Kent England – Requests review of the Innovation Point Concept, a 20 acre commercial development located at approximately 1500 West Bull River Road 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: Coury Morris, Mark Bennet, Robert Pinon, Brett Mackay Date of Plans Reviewed: 8/15/16 Time Start: 2:10 PM Time End: 2:45 PM DRC REDLINE COMMENTS: Glade – Power: 1. Overhead powerline will be buried underground and a 2nd circuit would be installed in the area with City participation. Kerry – Fire: No comments Greg – Water/Sewer: 2. Master Planned water lines are shown in Bull River Road and will need to be extended. Todd – Public Works: No comments Kim – Planning: 3. The buildings must comply with all of the commercial design standards of Chapter 37 in the Lehi City Development Code including: a. The building needs to be oriented to the street with no parking between the street and the building. The applicant is requesting an exception, but staff recommends that the exception be denied. The adjacent Dry Creek Office project was required to meet this standard along with most other recent office projects. Staff feels like there are alternative layouts on this property that can meet the standard. b. Vertical and horizontal wall variations are required as well as windows, awnings and lighting or another architectural variation that creates visual interest at least every 50 feet. c. At least 51% of the exterior materials (excluding windows and doors) of each wall elevation need to be hard surface, with stucco limited to 49% or less. 4. Bicycle parking will be required at a rate of 5% of the amount of required vehicular parking. 5. Need to address pedestrian circulation in the large surface parking field on the west side of the site with pedestrian walkway through the parking lot to the building entrance. 6. Show a connection from this project to the adjacent Murdock Canal Trail. 7. The Business Park zone requires 30% open space/landscaping, and the parking areas require an additional 10% landscaping within the parking lots through landscaped islands, peninsulas, etc. 8. Need to remove the existing turnaround by the Murdock Canal Trailhead as part of the extension of Bull River Road. 9. Staff recommends the top left building elevation on the elevation options sheet. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 10. Bull River Road is master planned as a 62’ road ROW. 11. Master planned 12” culinary and 16” PI lines will be required in Bull River Road from the existing trailhead to 1200 West. Standard size utilities will be required in Bull River Road west of the existing trailhead. 12. Continue to work with staff on the road layout and access to adjacent roads. 13. Provide fire flow requirements at the time of site plan. Craig – Parks: No comments THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION 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. 1 of 1
Meeting Date: September 8, 2016
Innovation Point 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:
Kent England Approval of a proposed concept plan Approx. 1500 West Bull River Road 17.5 acres Business Park Business Park North: Timpanogos Hwy Timpanogos Hwy South: BP Undeveloped – Approved office park East: BP Single family home West: BP Office building 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. Section 37.010(B)(1) Buildings shall be oriented to the right-of-way in order to create a “streetwall” along the street edge with no front yard setback except to allow for some minor landscaped areas, courtyards, plazas, or a drive thru if the site constraints do not allow for an alternative design. Section 37.080. Exceptions Exceptions to these standards, excluding Section 37.060 Parking Standards, may be made by the Planning Commission if the criteria set forth in this section are met. In the determination of an exception, the burden of proof will be the responsibility of the applicant to show clear and convincing evidence to demonstrate strict adherence to these standards would cause a negative impact to the proposed use or surrounding uses. All exceptions require Conditional Use approval. A. At least two of the following additional architectural or landscaping features must be provided in order for the Planning Commission to consider an exception. These additional features include but are not limited to: 1. 2. 3. 4. 5. 6. 7. 8.
High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. LEED Silver certification. Additional landscaping – Including at least a one hundred (100) percent increase in open space in addition to the zoning open space requirements. Indoor bicycle /covered secure bicycle parking –Provide bicycle parking equivalent to double the number of required bicycle parking stalls for a project within an enclosed portion of the primary structure or exterior secure structure. Landscape and specialty building lighting. Water features – Including fountains, faux streams, water falls, pond, or similar feature. Sports courts – Including a minimum five hundred (500) square foot area built of concrete or other equivalent hard surface material. Gazebos – Covered with a minimum one hundred (100) square feet including benches.
9. Additional connections to a master planned trail – Where applicable and must be constructed of concrete or asphalt. 10. Bicycle user end facilities – Including showers, locker and dressing rooms. 11. Pedestrian plaza – Including a minimum seven hundred fifty (750) square feet with seating areas, raised planters, and tables. 12. Patio roof terrace. 13. Additional architectural elements – Including awnings, cornices, ornamental features, pop-outs, or other features. In the event an exception is granted to the requirements of Section 37.010 (B)(1)(a) or Section 37.040(B)(7), a maximum of one single row of parking may be allowed between the building and street. Large office buildings over one hundred twenty five thousand (125,000) square feet may be allowed up to a full module of parking between the building and street. When an exception is granted to allow a full module of parking in front of a large office building, a landscaped berm shall be provided between the street and parking area. In any case an exception is proposed to allow parking in front of a building located on a corner lot, only one street frontage shall be allowed to have parking between the street and building HISTORY Aug 26, 2013:
The Perry Commercial Lehi Addition annexation was recorded which included the subject property and zoned it Business Park.
ANALYSIS The applicant requests approval of a concept plan for Innovation Point which includes two new office buildings located at approximately 1500 West Bull River Road. Each proposed building has 5 floors and approximately 146,000 square feet of gross building area. The Development Code classifies professional office as a permitted use within the Business Park Zone. The proposed layout shows two office buildings with parking structures to the south of each building. The applicant is requesting an exception to Section 37.010(B)(1) of the Development Code by proposing two rows of parking in front of the buildings. The Development Code may allow an exception for office buildings over 125,000 square feet if the applicant provides clear and convincing evidence that the Code requirement causes a negative impact to the proposed use or surrounding uses (see Section 37.080 above). The DRC commented that the buildings must meet the Design Standards including orienting the buildings to the street and recommended that the exception be denied. The adjacent Dry Creek Office Park was required to meet the standard in addition to other recent projects. Staff feels like there are alternative layouts that could meet the standard and also accommodate the applicant’s requirements for the site. Several iterations of potential building elevations were submitted that show several styles of how the buildings could be constructed. Each rendering shows the use of glass and the use of what appears to be EIFS. The DRC recommends the top-left rendering as the preferred option for the building. Each rendering shows architectural variations with the use of pop-outs, roofline variations, a cantilevered metal roof structure, the use of some exterior structural girders, changes in material, and vertical separation from the first floor to the upper floors. The required parking for each building is 488 stalls for a total of 976 required stalls combined. There are 1,289 proposed parking stalls which meet and exceed the required number of parking stalls. The amount of open space has not been identified on the concept plan but would be required to meet the 30% requirement for the Business Park zone. The DRC made the following comments: Bicycle parking will be required at a rate of 5% of the required amount of required vehicular parking (must be located within the building or secured and covered area – projects located along a master planned trail must provide 10% of the required parking as well); Pedestrian circulation must be addressed through the large surface parking lot to the west through landscaped islands and peninsulas; Show a connection from this project to the Murdock Canal Trail; Need to remove the existing turnaround located adjacent to the trailhead as part of the extension of Bull River Road; The applicant must continue to work with staff on the road layout and access to adjacent roads. Please consider other DRC comments as part of the motion. RECOMMENDATION The Planning Division staff recommends DENIAL of the proposed exception to allow two rows of parking between the building and street. It is the opinion of staff that the applicant considers alternate layouts that meet the building orientation requirements that can be agreeable to the applicant and City before an exception should be considered. Staff recommends that the proposed use and the building architecture be approved once an alternate building placement option is considered. This recommendation is based on the following findings: 1. 2.
The proposed concept is not consistent is with the Lehi City Development Code with regards to building orientation. Only one conceptual layout has been presented to staff and the Commission and does not show an effort to find an
option that meets the Development Code. Staff’s opinion that the burden of proof to determine that strict adherence to the building orientation standards creates a negative impact on the use has not been met. 4. The proposed building architecture is consistent with the requirements of the Development Code. 5. The proposed office use is a permitted use within the Business Park zone. 6. The proposed concept does not affect the health, safety, welfare, and morals of the City. 3.
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 Innovation Point Concept DRC Redline Comments
Kent England – Requests review of the Innovation Point Concept, a 20 acre commercial development located at approximately 1500 West Bull River Road 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: Coury Morris, Mark Bennet, Robert Pinon, Brett Mackay Date of Plans Reviewed: 8/15/16 Time Start: 2:10 PM Time End: 2:45 PM DRC REDLINE COMMENTS: Glade – Power: 1. Overhead powerline will be buried underground and a 2nd circuit would be installed in the area with City participation. Kerry – Fire: No comments Greg – Water/Sewer: 2. Master Planned water lines are shown in Bull River Road and will need to be extended. Todd – Public Works: No comments Kim – Planning: 3. The buildings must comply with all of the commercial design standards of Chapter 37 in the Lehi City Development Code including: a. The building needs to be oriented to the street with no parking between the street and the building. The applicant is requesting an exception, but staff recommends that the exception be denied. The adjacent Dry Creek Office project was required to meet this standard along with most other recent office projects. Staff feels like there are alternative layouts on this property that can meet the standard. b. Vertical and horizontal wall variations are required as well as windows, awnings and lighting or another architectural variation that creates visual interest at least every 50 feet. c. At least 51% of the exterior materials (excluding windows and doors) of each wall elevation need to be hard surface, with stucco limited to 49% or less. 4. Bicycle parking will be required at a rate of 5% of the amount of required vehicular parking. 5. Need to address pedestrian circulation in the large surface parking field on the west side of the site with pedestrian walkway through the parking lot to the building entrance. 6. Show a connection from this project to the adjacent Murdock Canal Trail. 7. The Business Park zone requires 30% open space/landscaping, and the parking areas require an additional 10% landscaping within the parking lots through landscaped islands, peninsulas, etc. 8. Need to remove the existing turnaround by the Murdock Canal Trailhead as part of the extension of Bull River Road. 9. Staff recommends the top left building elevation on the elevation options sheet. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 10. Bull River Road is master planned as a 62’ road ROW. 11. Master planned 12” culinary and 16” PI lines will be required in Bull River Road from the existing trailhead to 1200 West. Standard size utilities will be required in Bull River Road west of the existing trailhead. 12. Continue to work with staff on the road layout and access to adjacent roads. 13. Provide fire flow requirements at the time of site plan. Craig – Parks: No comments THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION 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. 1 of 1
