Innovation Point Site Plan and Conditional Use ... AWS
Lehi City Planning Commission Staff Report
Meeting Date: May 11, 2017
Innovation Point Site Plan and Conditional Use Permit 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 East: BP West: BP April 19, 2017 Mike West
Undeveloped – Approved office park Single family home Office building
Required Action Final Approval None Required
APPLICABLE DEVELOPMENT CODE REGULATIONS Table 05.040B (footnote) Up to a 10% reduction in required open space in the Business Park District may be granted by the Planning Commission if the developer provides one or more of the following on the Site Plan: water features, sports courts, gazebos, connection to master planned trail, LEED certification, patio roof terrace, special lighting features and additional landscape plantings. 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 37.010(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.
High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. LEED Silver certification.
3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13.
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. Additional connections to a master planned trail – Where applicable and must be constructed of concrete or asphalt. Bicycle user end facilities – Including showers, locker and dressing rooms. Pedestrian plaza – Including a minimum seven hundred fifty (750) square feet with seating areas, raised planters, and tables. Patio roof terrace. 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 Sept 8, 2016: The Planning Commission reviewed a concept for this proposed project. From that meeting, the following motion was made: Commissioner Hutchings moved to grant approval of Kent England’s request for the Innovation Point Concept, a 20acre commercial development located at approximately 1500 West Bull River Road in a Business Park zone; noting that with the building standards on the parking issue in front of their building, we recommend they look at two options. A single row of parking in front of the buildings or do a double row of parking with appropriate screening that the Planning Department and Commission would feel comfortable with. Noting that the building other than the parking issue, meets the development code; that the architecture is consistent with the code; include DRC comments other than the comment about the building orientation; also making sure that the design elements and building material requirements will be followed. Commissioner Peterson seconded the motion. Amended Motion: Commissioner Hutchings amended her motion to include the findings for the exception granted is due to the unique topography and difference in elevations and the way the property has to be accessed from the road. Commissioner Peterson seconded the amendment to the motion.
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 site plan and conditional use for Innovation Point which includes one office building located at approximately 1500 West Bull River Road. The proposed 5-story building will be approximately 137,000 square feet of gross building area. The Development Code classifies professional office as a permitted use within the Business Park Zone. A conditional use is required for approval of the following two exceptions: 1) to allow two rows of parking along the front of the building, and 2) for an exception to the architectural standards for the east elevations. The applicant is also requesting an exception for a reduction in the required landscaping from 30% to 20% - this request does not require a conditional use permit. The proposed layout shows two office buildings with parking structures to the south of each building – this approval is for just the first phase, which consists of the building and improvements on the west side of the property. The applicant will need to return for approval of the second building and parking structure on the east side of the 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 building (one full module). 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). As per the Planning Commission approval of the concept plan, appropriate screening along the north of the property would be required to buffer the parking on the north side of the building. The Planning Commission should evaluate whether the landscaping proposed is sufficient to provide such a buffer. As per the DRC review, it was noted that the Planning Commission must determine if the east building elevation meets the wall variation requirement as per Section 37.010(4) of the Development Code. The current elevation has horizontal wall variations with the overhang between the first and upper floors and the cross bracing visible through the glass, as well as a change in the glazing coloring. Typically, one additional wall variation would be required, unless an exception is granted by the Planning Commission as a part of the Conditional Use Approval. The amount of open space shown is 20.15% of the site, which does not meet the 30% requirement for the Business Park zone. Up to a 10% reduction in required open space in the Business Park District may be granted by the Planning Commission if the developer provides one or more of the following on the Site Plan: water features, sports courts, gazebos, connection to master planned trail, LEED certification, patio roof terrace, special lighting features and additional landscape plantings. The applicant is asking for a full reduction in the landscape percentage. At concept review, the applicant had not yet provided figures for the landscape percentage, and the staff report noted that the site would need to conform to the minimum 30% landscape requirement. As per the Development Code requirement for 1 parking space per 300 square foot of office, the required parking is 457 stalls for this phase. There are 749 parking stalls provided, which is in excess of the requirements for this phase. 314 of those stalls will be within a structured parking garage, with the remaining being surface parking. As per the requirements for exceptions from Section 37.080 of the Development Code (as sited above), the applicant is proposing the following project amenities. Please refer to the applicant’s narrative for a description of how the proposed items are being addressed: 1) 2) 3) 4) 5) 6) 7)
High quality building materials Landscape and specialty building lighting Water features Connection to a master planned trail Bike user end facilities Pedestrian plaza Architectural elements
RECOMMENDATION The Planning Division staff recommends APPROVAL of the site plan and for the exception to allow for additional parking in the front of the building; however, staff recommends DENIAL of the proposed exception for the reduction in landscaping percentage, as the applicant is already asking for an exception to allow a full module of parking in front of the building on the north end. As per Planning Commission recommendation on the concept, it was approved contingent upon the applicant providing additional landscaping to off-set the parking in the front of the building. It is staff’s opinion that this condition cannot be met by allowing a reduction in the landscape percentage. This recommendation shall include all DRC comments from April 19, 207, and is based on the following findings: 1.
The proposed site plan is not consistent is with the Lehi City Development Code with regards to building orientation, architecture and landscape percentage. 2. The proposed office use is a permitted use within the Business Park zone. 3. The proposed concept does not affect the health, safety, welfare, and morals of the City.
Lehi City Development Review Committee
April 19, 2017
Innovation Point Site Plan and Conditional Use DRC Redline Comments Kent England – Requests review of the Innovation Pointe site plan and conditional use, a 20-acre commercial development located at 1600 West 3400 North in a Business Park zone (3rd submittal). DRC Members Present: Glade Kirkham, Eddie Hales, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Representatives of the Applicant Present: Justin McKinnon, Kent England, Robert Pinon, and Coury Morris Date of Plans Reviewed: 4/13/17 Time Start: 3:00 PM Time End: 3:20 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: 1. Need Irrigation Company signature on the construction drawings for the irrigation piping. Todd – Public Works: 2. Add a Lehi City standard erosion control sign to the detail sheet. Kim – Planning: 3. Provide additional details on the supports for the stairway coverings on the parking structure. 4. Show pedestrian access through the parking lot on phase 2. 5. The Planning Commission must determine if the east building elevation meets the wall variation requirements per Section 37.010(4). The current elevation has horizontal wall variations with the overhang between the first and upper floors and the cross bracing visible through the glass, and a change in the glazing coloring, but would typically require one additional wall variation unless an exception is granted by the Planning Commission as part of the applicant’s conditional use permit. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 6. An easement or written permission must be provided for off-site construction. 7. Coordinate with UDOT on the existing parking lot for the Utah County trail head. Trent – Parks: No comments 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. Reimbursement Agreement for any reimbursable improvement items must be in place. 4. Surveyor’s and engineer’s stamps on construction drawings. 5. Off-site easements (turnarounds, utilities, power, etc). 6. Provide required licenses (railroad, UDOT, UTA, aqueduct, canal, etc). 7. New project startup form for Lehi City Storm Water. 8. Innovation Point subdivision plat must be recorded. 9. 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. 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
April 19, 2017
4.
Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for check-off. 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. A building permit will be required for retaining walls over 4’ 10. A demolition permit will be required. 11. In order to change the name of Bull River Road to Innovation Way, the named portion of the road must extend to 1200 West. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MAY 11, 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: May 11, 2017
Innovation Point Site Plan and Conditional Use Permit 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 East: BP West: BP April 19, 2017 Mike West
Undeveloped – Approved office park Single family home Office building
Required Action Final Approval None Required
APPLICABLE DEVELOPMENT CODE REGULATIONS Table 05.040B (footnote) Up to a 10% reduction in required open space in the Business Park District may be granted by the Planning Commission if the developer provides one or more of the following on the Site Plan: water features, sports courts, gazebos, connection to master planned trail, LEED certification, patio roof terrace, special lighting features and additional landscape plantings. 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 37.010(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.
High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. LEED Silver certification.
3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13.
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. Additional connections to a master planned trail – Where applicable and must be constructed of concrete or asphalt. Bicycle user end facilities – Including showers, locker and dressing rooms. Pedestrian plaza – Including a minimum seven hundred fifty (750) square feet with seating areas, raised planters, and tables. Patio roof terrace. 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 Sept 8, 2016: The Planning Commission reviewed a concept for this proposed project. From that meeting, the following motion was made: Commissioner Hutchings moved to grant approval of Kent England’s request for the Innovation Point Concept, a 20acre commercial development located at approximately 1500 West Bull River Road in a Business Park zone; noting that with the building standards on the parking issue in front of their building, we recommend they look at two options. A single row of parking in front of the buildings or do a double row of parking with appropriate screening that the Planning Department and Commission would feel comfortable with. Noting that the building other than the parking issue, meets the development code; that the architecture is consistent with the code; include DRC comments other than the comment about the building orientation; also making sure that the design elements and building material requirements will be followed. Commissioner Peterson seconded the motion. Amended Motion: Commissioner Hutchings amended her motion to include the findings for the exception granted is due to the unique topography and difference in elevations and the way the property has to be accessed from the road. Commissioner Peterson seconded the amendment to the motion.
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 site plan and conditional use for Innovation Point which includes one office building located at approximately 1500 West Bull River Road. The proposed 5-story building will be approximately 137,000 square feet of gross building area. The Development Code classifies professional office as a permitted use within the Business Park Zone. A conditional use is required for approval of the following two exceptions: 1) to allow two rows of parking along the front of the building, and 2) for an exception to the architectural standards for the east elevations. The applicant is also requesting an exception for a reduction in the required landscaping from 30% to 20% - this request does not require a conditional use permit. The proposed layout shows two office buildings with parking structures to the south of each building – this approval is for just the first phase, which consists of the building and improvements on the west side of the property. The applicant will need to return for approval of the second building and parking structure on the east side of the 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 building (one full module). 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). As per the Planning Commission approval of the concept plan, appropriate screening along the north of the property would be required to buffer the parking on the north side of the building. The Planning Commission should evaluate whether the landscaping proposed is sufficient to provide such a buffer. As per the DRC review, it was noted that the Planning Commission must determine if the east building elevation meets the wall variation requirement as per Section 37.010(4) of the Development Code. The current elevation has horizontal wall variations with the overhang between the first and upper floors and the cross bracing visible through the glass, as well as a change in the glazing coloring. Typically, one additional wall variation would be required, unless an exception is granted by the Planning Commission as a part of the Conditional Use Approval. The amount of open space shown is 20.15% of the site, which does not meet the 30% requirement for the Business Park zone. Up to a 10% reduction in required open space in the Business Park District may be granted by the Planning Commission if the developer provides one or more of the following on the Site Plan: water features, sports courts, gazebos, connection to master planned trail, LEED certification, patio roof terrace, special lighting features and additional landscape plantings. The applicant is asking for a full reduction in the landscape percentage. At concept review, the applicant had not yet provided figures for the landscape percentage, and the staff report noted that the site would need to conform to the minimum 30% landscape requirement. As per the Development Code requirement for 1 parking space per 300 square foot of office, the required parking is 457 stalls for this phase. There are 749 parking stalls provided, which is in excess of the requirements for this phase. 314 of those stalls will be within a structured parking garage, with the remaining being surface parking. As per the requirements for exceptions from Section 37.080 of the Development Code (as sited above), the applicant is proposing the following project amenities. Please refer to the applicant’s narrative for a description of how the proposed items are being addressed: 1) 2) 3) 4) 5) 6) 7)
High quality building materials Landscape and specialty building lighting Water features Connection to a master planned trail Bike user end facilities Pedestrian plaza Architectural elements
RECOMMENDATION The Planning Division staff recommends APPROVAL of the site plan and for the exception to allow for additional parking in the front of the building; however, staff recommends DENIAL of the proposed exception for the reduction in landscaping percentage, as the applicant is already asking for an exception to allow a full module of parking in front of the building on the north end. As per Planning Commission recommendation on the concept, it was approved contingent upon the applicant providing additional landscaping to off-set the parking in the front of the building. It is staff’s opinion that this condition cannot be met by allowing a reduction in the landscape percentage. This recommendation shall include all DRC comments from April 19, 207, and is based on the following findings: 1.
The proposed site plan is not consistent is with the Lehi City Development Code with regards to building orientation, architecture and landscape percentage. 2. The proposed office use is a permitted use within the Business Park zone. 3. The proposed concept does not affect the health, safety, welfare, and morals of the City.
Lehi City Development Review Committee
April 19, 2017
Innovation Point Site Plan and Conditional Use DRC Redline Comments Kent England – Requests review of the Innovation Pointe site plan and conditional use, a 20-acre commercial development located at 1600 West 3400 North in a Business Park zone (3rd submittal). DRC Members Present: Glade Kirkham, Eddie Hales, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Representatives of the Applicant Present: Justin McKinnon, Kent England, Robert Pinon, and Coury Morris Date of Plans Reviewed: 4/13/17 Time Start: 3:00 PM Time End: 3:20 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: 1. Need Irrigation Company signature on the construction drawings for the irrigation piping. Todd – Public Works: 2. Add a Lehi City standard erosion control sign to the detail sheet. Kim – Planning: 3. Provide additional details on the supports for the stairway coverings on the parking structure. 4. Show pedestrian access through the parking lot on phase 2. 5. The Planning Commission must determine if the east building elevation meets the wall variation requirements per Section 37.010(4). The current elevation has horizontal wall variations with the overhang between the first and upper floors and the cross bracing visible through the glass, and a change in the glazing coloring, but would typically require one additional wall variation unless an exception is granted by the Planning Commission as part of the applicant’s conditional use permit. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 6. An easement or written permission must be provided for off-site construction. 7. Coordinate with UDOT on the existing parking lot for the Utah County trail head. Trent – Parks: No comments 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. Reimbursement Agreement for any reimbursable improvement items must be in place. 4. Surveyor’s and engineer’s stamps on construction drawings. 5. Off-site easements (turnarounds, utilities, power, etc). 6. Provide required licenses (railroad, UDOT, UTA, aqueduct, canal, etc). 7. New project startup form for Lehi City Storm Water. 8. Innovation Point subdivision plat must be recorded. 9. 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. 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
April 19, 2017
4.
Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for check-off. 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. A building permit will be required for retaining walls over 4’ 10. A demolition permit will be required. 11. In order to change the name of Bull River Road to Innovation Way, the named portion of the road must extend to 1200 West. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MAY 11, 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
