Lehi Spectrum Office #1 Site Plan Approval Planning Commission
Lehi City Planning Commission Staff Report
Meeting Date: August 10, 2017
Lehi Spectrum Office #1 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;
The Boyer Company Approval of a proposed site plan 1650 West Digital Drive 7.6 acres Commercial CR (Regional Commercial) Undeveloped North: Commercial Approved Young Living site South: Industrial Lehi Block plant East: Commercial Undeveloped West: Commercial Undeveloped July 19, 2017 Mike West
Required Action Planning Commission: City Council:
Final approval No action required
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.250 (A) (2) 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 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 Feb 20, 1975: Jan 7, 2016: June 8, 2017: July 26, 2017:
The Lehi Industrial Park annexation was recorded and included the subject property. The Lehi Botanical subdivision was recorded and re-platted the original Lehi Industrial Park. The Lehi Spectrum concept plan was approved and included three 125,000 square foot office buildings. The Lehi Spectrum subdivision was recorded and created a separate lot for the proposed site plan.
ANALYSIS The applicant is requesting site plan approval for Lehi Spectrum Office #1 to be located at 1650 West Digital Drive. The proposed use is classified by the Development Code as a permitted use in the Commercial zone. The proposed building includes 125,000 square feet of floor area on five floors, and is the first of three proposed phases. The building layout and design is similar to the approved concept plan. The proposed site plan meets the requirements of the Development Code and shows the building oriented toward the corner of Sandalwood Drive and Digital Drive with parking on the sides and rear of the building. A pedestrian connection is shown from the building entrance to the future trail that will be constructed with the I-15 Technology Corridor project. The future trail will provide direct access from this site up to the Murdock Canal trail and down to 1200 West. Pedestrian access is shown through the parking lot from the building entrance and connecting to the sidewalk along Slipstream Avenue. The site plan shows 605 total stalls which meet and exceed the required 416 parking stalls. Landscaping is shown at 22 percent of the overall site which meets and exceeds the 10 percent requirement. The site plan notes 42 secure bike stalls will be included inside the building, which meets the 10 percent bike parking requirement. The proposed site includes a high level of landscaping
in the parking lot with planted landscaped islands provided between each parking module. The building elevations show the use of glass, brick, aluminum panels, and synthetic wood as exterior building materials. The architecture of the building is modern with floor-to-ceiling curtainwall glass in some areas. The building includes roofline variations, recessed wall areas, changes in building materials, and sunshades on all sides of the building. The building includes a functioning public entrance on the street side and meets the Development Code requirement for entrances. Outdoor sports court and barbeque areas are shown adjacent to the building and are intended to serve the employees. The DRC commented that a note should be provided to indicate that the sidewalk (from the building entrance and parking lot) will need to connect to the future trail at the time of the I-15 project construction. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed Lehi Spectrum Office #1 site plan including the DRC comments from July 19, 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 and will not be detrimental to the public health, safety, general welfare or convenience. 2. 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. 3. 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. 4. Additional findings based upon information presented during the public meeting.
Lehi City Development Review Committee
July 19, 2017
Lehi Spectrum Office #1 Site Plan DRC Redline Comments Boyer Company – Requests review of the Lehi Spectrum Office #1 site plan, a 7.6-acre commercial development located at approximately 1500 West Digital Drive in a Commercial 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: Ryan Simmons and Jared Ford Date of Plans Reviewed: 7/13/17 Time Start: 2:40 PM Time End: 3:10 PM DRC REDLINE COMMENTS: Glade – Power: 1. Show existing Lehi Power poles and equipment on drawing. Existing overhead line (double circuit) to be relocated by UDOT to N.E. PUE. Developer option to move to UGP. Kerry – Fire: 2. Show the fire hydrant line as 8” coming off the Frontage Road. Greg – Water/Sewer: 3. Sheet C-300 remove general notes 11 & 12 4. 4” water meter will require a 5’ x 7’ concrete vault, show a mainline valve flanged to the main for this 4” service 5. Both construction valves on the frontage road must be butterfly valves 6. Add 2” temporary blow off with a drain on the end of the 24” PI main on the frontage road, move the 6” blow off to the end of the 14” culinary main, this blow off needs a main line valve 7. Label all mechanical bends Todd – Public Works: 8. Provide the standard flared drive approach detail. Kim – Planning: 9. Provide a note indicating the sidewalk will be connected to the future trail at the time of the I-15 project construction. Also, show the sidewalk on the landscaping plan. Gary – Building/Inspections: 10. On C-100 parking table add an ADA Van line with 2. Ross – Engineering: No comments Trent – Parks: 11. Provide tabulation for % landscaping in parking lot (10% min.) 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. Surveyor’s and engineer’s stamps on construction drawings. 4. New project startup form for Lehi City Storm Water. 5. Address comments from Planning Commission approval. 6. Written and recorded offsite power easement. 7. Water dedication is required as a condition of final approval of the site plan. Coordinate with Kim Struthers for calculations and dedication. 8. Provide written and recorded detention easements. 9. Subdivision plat must be recorded 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. 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 2.
3. 4. 5. 6.
7. 8.
July 19, 2017
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. 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. All signage will require a separate review and approval process 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. 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. Connection and impact fees will need to be paid. Show coordination with UDOT on site plan and utilities.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION AUGUST 10, 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: August 10, 2017
Lehi Spectrum Office #1 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;
The Boyer Company Approval of a proposed site plan 1650 West Digital Drive 7.6 acres Commercial CR (Regional Commercial) Undeveloped North: Commercial Approved Young Living site South: Industrial Lehi Block plant East: Commercial Undeveloped West: Commercial Undeveloped July 19, 2017 Mike West
Required Action Planning Commission: City Council:
Final approval No action required
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.250 (A) (2) 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 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 Feb 20, 1975: Jan 7, 2016: June 8, 2017: July 26, 2017:
The Lehi Industrial Park annexation was recorded and included the subject property. The Lehi Botanical subdivision was recorded and re-platted the original Lehi Industrial Park. The Lehi Spectrum concept plan was approved and included three 125,000 square foot office buildings. The Lehi Spectrum subdivision was recorded and created a separate lot for the proposed site plan.
ANALYSIS The applicant is requesting site plan approval for Lehi Spectrum Office #1 to be located at 1650 West Digital Drive. The proposed use is classified by the Development Code as a permitted use in the Commercial zone. The proposed building includes 125,000 square feet of floor area on five floors, and is the first of three proposed phases. The building layout and design is similar to the approved concept plan. The proposed site plan meets the requirements of the Development Code and shows the building oriented toward the corner of Sandalwood Drive and Digital Drive with parking on the sides and rear of the building. A pedestrian connection is shown from the building entrance to the future trail that will be constructed with the I-15 Technology Corridor project. The future trail will provide direct access from this site up to the Murdock Canal trail and down to 1200 West. Pedestrian access is shown through the parking lot from the building entrance and connecting to the sidewalk along Slipstream Avenue. The site plan shows 605 total stalls which meet and exceed the required 416 parking stalls. Landscaping is shown at 22 percent of the overall site which meets and exceeds the 10 percent requirement. The site plan notes 42 secure bike stalls will be included inside the building, which meets the 10 percent bike parking requirement. The proposed site includes a high level of landscaping
in the parking lot with planted landscaped islands provided between each parking module. The building elevations show the use of glass, brick, aluminum panels, and synthetic wood as exterior building materials. The architecture of the building is modern with floor-to-ceiling curtainwall glass in some areas. The building includes roofline variations, recessed wall areas, changes in building materials, and sunshades on all sides of the building. The building includes a functioning public entrance on the street side and meets the Development Code requirement for entrances. Outdoor sports court and barbeque areas are shown adjacent to the building and are intended to serve the employees. The DRC commented that a note should be provided to indicate that the sidewalk (from the building entrance and parking lot) will need to connect to the future trail at the time of the I-15 project construction. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed Lehi Spectrum Office #1 site plan including the DRC comments from July 19, 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 and will not be detrimental to the public health, safety, general welfare or convenience. 2. 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. 3. 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. 4. Additional findings based upon information presented during the public meeting.
Lehi City Development Review Committee
July 19, 2017
Lehi Spectrum Office #1 Site Plan DRC Redline Comments Boyer Company – Requests review of the Lehi Spectrum Office #1 site plan, a 7.6-acre commercial development located at approximately 1500 West Digital Drive in a Commercial 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: Ryan Simmons and Jared Ford Date of Plans Reviewed: 7/13/17 Time Start: 2:40 PM Time End: 3:10 PM DRC REDLINE COMMENTS: Glade – Power: 1. Show existing Lehi Power poles and equipment on drawing. Existing overhead line (double circuit) to be relocated by UDOT to N.E. PUE. Developer option to move to UGP. Kerry – Fire: 2. Show the fire hydrant line as 8” coming off the Frontage Road. Greg – Water/Sewer: 3. Sheet C-300 remove general notes 11 & 12 4. 4” water meter will require a 5’ x 7’ concrete vault, show a mainline valve flanged to the main for this 4” service 5. Both construction valves on the frontage road must be butterfly valves 6. Add 2” temporary blow off with a drain on the end of the 24” PI main on the frontage road, move the 6” blow off to the end of the 14” culinary main, this blow off needs a main line valve 7. Label all mechanical bends Todd – Public Works: 8. Provide the standard flared drive approach detail. Kim – Planning: 9. Provide a note indicating the sidewalk will be connected to the future trail at the time of the I-15 project construction. Also, show the sidewalk on the landscaping plan. Gary – Building/Inspections: 10. On C-100 parking table add an ADA Van line with 2. Ross – Engineering: No comments Trent – Parks: 11. Provide tabulation for % landscaping in parking lot (10% min.) 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. Surveyor’s and engineer’s stamps on construction drawings. 4. New project startup form for Lehi City Storm Water. 5. Address comments from Planning Commission approval. 6. Written and recorded offsite power easement. 7. Water dedication is required as a condition of final approval of the site plan. Coordinate with Kim Struthers for calculations and dedication. 8. Provide written and recorded detention easements. 9. Subdivision plat must be recorded 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. 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 2.
3. 4. 5. 6.
7. 8.
July 19, 2017
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. 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. All signage will require a separate review and approval process 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. 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. Connection and impact fees will need to be paid. Show coordination with UDOT on site plan and utilities.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION AUGUST 10, 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
