Ozancin Estates Final Subdivision Review Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
Ozancin Estates Final Subdivision Review Planning Commission Report Applicant: Requested Action/Purpose: Location: Existing General Plan Designation: Existing Zoning: Existing Land Use: Number of Lots:/Units Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner
Ozancin Family Trust Review and recommendation for a proposed preliminary subdivision 2600 North and Center Street VLDR (Very Low Density Residential) RA-1 Single family home/undeveloped 17 lots North: A-1 Church South: R-1-12 Single family residential East: RA-1 Single family residential West: A-1/RA-1 Single family residential/Agriculture August 24, 2016 Mike West
Required Action Planning Commission: Review and Recommendation City Council: Final Approval APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.180. Effective Period of Final Subdivision Plat Approval. The approval of a final subdivision plat shall be effective for a period of two (2) years from the date the final plat is approved and signed by the City Council, at the end of which time such final subdivision plat shall have been recorded in the office of the Utah County Recorder. Section 37.050(E)(2). Maximum Block Lengths (Residential Connectivity Standards) 1. Maximum Block Lengths. Maximum block lengths allowed shall be required based on the project density as identified on the following table: Density Maximum Block Length 0-2.5 DU/AC 1,000 ft. 2.6-4 DU/AC 800 ft. 4.1+ DU/AC 600 ft. (a) Increase in Block Length. The maximum allowed block length may be increased if the applicant provides clear and convincing evidence that it is impossible or impracticable to achieve due to the following limitations: i. Topography; ii. Natural features including lakes, rivers, designated wetlands; iii. Existing adjacent development; iv. Rail corridors; v. Limited access roadways. Increases in block length will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the City Council. HISTORY April 14, 1986: The North Annexation was recorded which included the subject property. July 14, 2016: The Planning Commission reviewed the Ozancin Estates preliminary subdivision and recommended approval and made the following motion: Commissioner Hutchings moved to forward a positive recommendation to the City Council for the Ozancin Estates preliminary subdivision, a 17-lot residential development located at approximately 100 East 2600 North in an existing RA-1 (residential/agriculture) zone; noting that as a Planning Commission they believe the original plan that was laid out approximately 10 years ago that shows a cul-de-sac
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
approximately where the 2650 North street is at is a better plan. Seeing that 2600 North is a collector street and Center Street is also a major street; that the cul-de-sac would provide a better health, safety, and welfare for the citizens of that community and provide a better ability to enjoy their lifestyle without the busy roads. They understand that this does not quite meet the connectivity standards but they as a Commission believe that in this instance it is a better situation for the City even though it is 1.3 instead of 1.5 on the connectivity standards; include all Development Review Committee comments. Commissioner Dean seconded the motion. Amended Motion: Commissioner Hutchings amended her motion to note that on the connectivity they are going to make an exception based on the public health, safety, and welfare. Commissioner Dean’s second stands. Amended Motion: Commissioner Hutchings amended her motion to note that the applicant prefers the cul-de-sac option. Commissioner Dean’s second stands. The motion passed unanimously.
Aug 9, 2016:
The City Council approved the preliminary subdivision for Ozancin Estates and made the following motion: Councilor Condie moved to grant preliminary subdivision approval for Ozancin Estates, a 17-lot residential development located at approximately 100 East 2600 North in an existing RA-1 zone; subject to the completion of all Development Review Committee and Planning Commission comments. Councilor Hancock seconded the motion. Roll Call Vote: Councilor Hancock, Yes; Councilor Southwick, Yes, and Councilor Condie, Yes. The motion passed unanimously.
ANALYSIS The applicant is requesting an exception to the block length for the proposed Ozancin Estates final subdivision. Typically a final subdivision is not reviewed by the Planning Commission but in the case of an exception to the block length, the Planning Commission must provide a formal recommendation to the City Council. The proposed subdivision meets the minimum 1.5 connectivity index by providing a pedestrian access to Center Street from the 2650 North cul-de-sac. The block length (as measured along 2700 N and 100 E from Lindy Drive to 2600 N) is 1,143 feet which exceeds the 1,000 block length which requires an exception. In order for an exception to be considered, existing adjacent development or other limiting feature listed in section 37.0 (see above) must be identified as a barrier hindering the ability to meet the block length standards. In this case the existing church to the north prevents a connection which could allow for the consideration of an exception. Since the proposed Ozancin Estates preliminary subdivision was presented to the Planning Commission the layout changed to show 2650 North with a cul-de-sac with a 10 foot asphalt path connecting to Center Street in order to meet the connectivity index and improve walkability in the area. An additional 5 feet of landscaping and right-of-way is proposed along Center Street to help buffer the sidewalk from the required fencing. The applicant is proposing reduced lot frontages on several lots in lieu of reimbursement for the additional landscaping and right-of-way along Center Street. The DRC commented that the applicant must identify if they are proposing reduced building setbacks as a consideration of the applicant providing additional landscaping along Center Street. Please consider other DRC comments as part of the motion. ACTION/RECOMMENDATIONS Planning Staff recommends a POSITIVE recommendation to the City Council for an exception to the maximum 1,000 foot block length on the proposed Ozancin Estates final subdivision including the DRC comments. This recommendation is based on the following findings: 1. 2. 3.
The proposed connectivity index is meets the required 1.5 connectivity index for a subdivision with a density less than 2.6 units per acre. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
August 24, 2016
Ozancin Estates Final Subdivision DRC Redline Comments Ozancin Family Trust – Requests review of Ozancin Estates final subdivision, a 17 lot residential development located at 100 East 2600 North in an RA-1 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: Morgan Sharp and Nate Walter Date of Plans Reviewed: 8/15/16 Time Start: 11:55 AM Time End: 12:10 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: 1. Existing storm drain in center street must be potholed to provide an accurate depth as to avoid conflicts with other existing utilities, provide a profile plan for offsite storm drain 2. Add a valve symbol on the fire hydrant in front of Lot 13. 3. Change SDR-18 to DR-18 on the cover page for PI piping. Todd – Public Works: No comments Kim – Planning: 4. Add a note on the final plat indicating that reduced lot frontages and setbacks (if requested) have been allowed in lieu of additional landscaping and ROW along Center Street and 2600 North. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 5. Plat – Note on additional right-of-way on Center Street – remove “to be” and should read “Dedicated to Lehi City” Craig – Parks: 6. Add rock with boulders in the landscaped areas of Parcel A. Provide additional variety of shrubs in the planters and show additional trees according to Lehi arterial road standards. 7. Show plantings along 2600 North to be similar to Center Street. Also add landscape detail sheets per Lehi City standards. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. 10% Warranty Escrow or Letter of Credit Bond Agreement and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Pay all necessary inspection fees and any up-front supply costs required by the City for power supplies, water system supplies, public signs (stop signs, address signs, etc.) and any other associated costs so that the City can order all necessary supplies for the development. 4. Include surveyor’s and engineer’s stamps and signatures on the construction drawings. 5. Provide a disc with the final plat and design drawings in dxf format. 6. New property line adjacent to existing roads and any new trails must be staked and reviewed by the City. 7. New project startup form for Lehi City Storm Water 8. Provide a Rocky Mountain Power agreement and cost estimate for the relocation of the RMP power poles which shall be included in the bond. The developer is responsible to pay all costs for relocation at the time the bond is posted. 9. Infrastructure needs to be approved by all City Inspectors 10. Address any comments or conditions from City Council approval. PRIOR TO RECORDING OF PLAT: 11. Provide a Mylar of the final plat for recording with the owners notarized signature(s). 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 24, 2016
12. Include surveyor’s and engineer’s stamps and signatures on the plat. 13. Submit a title report to be reviewed by Lehi City Attorney. 14. Provide evidence that all property taxes (including rollback taxes) are paid. Developer shall provide a letter with an exhibit of the property covered from their title company guaranteeing that the property taxes including greenbelt taxes have been paid. 15. Show lot addresses on the final plat (must coordinate with Christie Hutchings in the Planning Division). 16. Provide a signed easement verification sheet (for proposed public utility easements on the plat). 17. Provide a signed original copy of the CC&Rs to record with the plat (to be reviewed by City Attorney). 18. All City utilities have been accepted by Lehi City Inspectors 19. Release of warranty bond DRC GENERAL COMMENTS: 1. Please note that ALL of the DRC Redline and Prior to Recording of Plat comments MUST be completed before a preconstruction meeting can be scheduled. 2. 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 set of 24x36-inch plans submitted to the Planning Division office. When changes need to be made to a check set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. It is the responsibility of the applicant to follow through with completing the check-off items. 3. 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. 4. 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. 5. Developer is responsible to purchase, move or remove any existing Rocky Mountain Power facilities. Additionally, the Developer is responsible for all costs associated for the purchase of RMP equipment by Lehi City Power. These costs are separate from infrastructure, impact fees, and connection fees. 6. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 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. An exception will be required from the Connectivity Standards to allow for a block length that exceeds the 1,000’ maximum. The exception seems justified due to the adjacent Church recreational property and stake center that do not allow roads to the north and the exception is minor in nature at approximately 140’ over the block length. 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. 2 of 2
Meeting Date: September 8, 2016
Ozancin Estates Final Subdivision Review Planning Commission Report Applicant: Requested Action/Purpose: Location: Existing General Plan Designation: Existing Zoning: Existing Land Use: Number of Lots:/Units Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner
Ozancin Family Trust Review and recommendation for a proposed preliminary subdivision 2600 North and Center Street VLDR (Very Low Density Residential) RA-1 Single family home/undeveloped 17 lots North: A-1 Church South: R-1-12 Single family residential East: RA-1 Single family residential West: A-1/RA-1 Single family residential/Agriculture August 24, 2016 Mike West
Required Action Planning Commission: Review and Recommendation City Council: Final Approval APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.180. Effective Period of Final Subdivision Plat Approval. The approval of a final subdivision plat shall be effective for a period of two (2) years from the date the final plat is approved and signed by the City Council, at the end of which time such final subdivision plat shall have been recorded in the office of the Utah County Recorder. Section 37.050(E)(2). Maximum Block Lengths (Residential Connectivity Standards) 1. Maximum Block Lengths. Maximum block lengths allowed shall be required based on the project density as identified on the following table: Density Maximum Block Length 0-2.5 DU/AC 1,000 ft. 2.6-4 DU/AC 800 ft. 4.1+ DU/AC 600 ft. (a) Increase in Block Length. The maximum allowed block length may be increased if the applicant provides clear and convincing evidence that it is impossible or impracticable to achieve due to the following limitations: i. Topography; ii. Natural features including lakes, rivers, designated wetlands; iii. Existing adjacent development; iv. Rail corridors; v. Limited access roadways. Increases in block length will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the City Council. HISTORY April 14, 1986: The North Annexation was recorded which included the subject property. July 14, 2016: The Planning Commission reviewed the Ozancin Estates preliminary subdivision and recommended approval and made the following motion: Commissioner Hutchings moved to forward a positive recommendation to the City Council for the Ozancin Estates preliminary subdivision, a 17-lot residential development located at approximately 100 East 2600 North in an existing RA-1 (residential/agriculture) zone; noting that as a Planning Commission they believe the original plan that was laid out approximately 10 years ago that shows a cul-de-sac
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
approximately where the 2650 North street is at is a better plan. Seeing that 2600 North is a collector street and Center Street is also a major street; that the cul-de-sac would provide a better health, safety, and welfare for the citizens of that community and provide a better ability to enjoy their lifestyle without the busy roads. They understand that this does not quite meet the connectivity standards but they as a Commission believe that in this instance it is a better situation for the City even though it is 1.3 instead of 1.5 on the connectivity standards; include all Development Review Committee comments. Commissioner Dean seconded the motion. Amended Motion: Commissioner Hutchings amended her motion to note that on the connectivity they are going to make an exception based on the public health, safety, and welfare. Commissioner Dean’s second stands. Amended Motion: Commissioner Hutchings amended her motion to note that the applicant prefers the cul-de-sac option. Commissioner Dean’s second stands. The motion passed unanimously.
Aug 9, 2016:
The City Council approved the preliminary subdivision for Ozancin Estates and made the following motion: Councilor Condie moved to grant preliminary subdivision approval for Ozancin Estates, a 17-lot residential development located at approximately 100 East 2600 North in an existing RA-1 zone; subject to the completion of all Development Review Committee and Planning Commission comments. Councilor Hancock seconded the motion. Roll Call Vote: Councilor Hancock, Yes; Councilor Southwick, Yes, and Councilor Condie, Yes. The motion passed unanimously.
ANALYSIS The applicant is requesting an exception to the block length for the proposed Ozancin Estates final subdivision. Typically a final subdivision is not reviewed by the Planning Commission but in the case of an exception to the block length, the Planning Commission must provide a formal recommendation to the City Council. The proposed subdivision meets the minimum 1.5 connectivity index by providing a pedestrian access to Center Street from the 2650 North cul-de-sac. The block length (as measured along 2700 N and 100 E from Lindy Drive to 2600 N) is 1,143 feet which exceeds the 1,000 block length which requires an exception. In order for an exception to be considered, existing adjacent development or other limiting feature listed in section 37.0 (see above) must be identified as a barrier hindering the ability to meet the block length standards. In this case the existing church to the north prevents a connection which could allow for the consideration of an exception. Since the proposed Ozancin Estates preliminary subdivision was presented to the Planning Commission the layout changed to show 2650 North with a cul-de-sac with a 10 foot asphalt path connecting to Center Street in order to meet the connectivity index and improve walkability in the area. An additional 5 feet of landscaping and right-of-way is proposed along Center Street to help buffer the sidewalk from the required fencing. The applicant is proposing reduced lot frontages on several lots in lieu of reimbursement for the additional landscaping and right-of-way along Center Street. The DRC commented that the applicant must identify if they are proposing reduced building setbacks as a consideration of the applicant providing additional landscaping along Center Street. Please consider other DRC comments as part of the motion. ACTION/RECOMMENDATIONS Planning Staff recommends a POSITIVE recommendation to the City Council for an exception to the maximum 1,000 foot block length on the proposed Ozancin Estates final subdivision including the DRC comments. This recommendation is based on the following findings: 1. 2. 3.
The proposed connectivity index is meets the required 1.5 connectivity index for a subdivision with a density less than 2.6 units per acre. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
August 24, 2016
Ozancin Estates Final Subdivision DRC Redline Comments Ozancin Family Trust – Requests review of Ozancin Estates final subdivision, a 17 lot residential development located at 100 East 2600 North in an RA-1 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: Morgan Sharp and Nate Walter Date of Plans Reviewed: 8/15/16 Time Start: 11:55 AM Time End: 12:10 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: 1. Existing storm drain in center street must be potholed to provide an accurate depth as to avoid conflicts with other existing utilities, provide a profile plan for offsite storm drain 2. Add a valve symbol on the fire hydrant in front of Lot 13. 3. Change SDR-18 to DR-18 on the cover page for PI piping. Todd – Public Works: No comments Kim – Planning: 4. Add a note on the final plat indicating that reduced lot frontages and setbacks (if requested) have been allowed in lieu of additional landscaping and ROW along Center Street and 2600 North. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 5. Plat – Note on additional right-of-way on Center Street – remove “to be” and should read “Dedicated to Lehi City” Craig – Parks: 6. Add rock with boulders in the landscaped areas of Parcel A. Provide additional variety of shrubs in the planters and show additional trees according to Lehi arterial road standards. 7. Show plantings along 2600 North to be similar to Center Street. Also add landscape detail sheets per Lehi City standards. PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. 10% Warranty Escrow or Letter of Credit Bond Agreement and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Pay all necessary inspection fees and any up-front supply costs required by the City for power supplies, water system supplies, public signs (stop signs, address signs, etc.) and any other associated costs so that the City can order all necessary supplies for the development. 4. Include surveyor’s and engineer’s stamps and signatures on the construction drawings. 5. Provide a disc with the final plat and design drawings in dxf format. 6. New property line adjacent to existing roads and any new trails must be staked and reviewed by the City. 7. New project startup form for Lehi City Storm Water 8. Provide a Rocky Mountain Power agreement and cost estimate for the relocation of the RMP power poles which shall be included in the bond. The developer is responsible to pay all costs for relocation at the time the bond is posted. 9. Infrastructure needs to be approved by all City Inspectors 10. Address any comments or conditions from City Council approval. PRIOR TO RECORDING OF PLAT: 11. Provide a Mylar of the final plat for recording with the owners notarized signature(s). 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 24, 2016
12. Include surveyor’s and engineer’s stamps and signatures on the plat. 13. Submit a title report to be reviewed by Lehi City Attorney. 14. Provide evidence that all property taxes (including rollback taxes) are paid. Developer shall provide a letter with an exhibit of the property covered from their title company guaranteeing that the property taxes including greenbelt taxes have been paid. 15. Show lot addresses on the final plat (must coordinate with Christie Hutchings in the Planning Division). 16. Provide a signed easement verification sheet (for proposed public utility easements on the plat). 17. Provide a signed original copy of the CC&Rs to record with the plat (to be reviewed by City Attorney). 18. All City utilities have been accepted by Lehi City Inspectors 19. Release of warranty bond DRC GENERAL COMMENTS: 1. Please note that ALL of the DRC Redline and Prior to Recording of Plat comments MUST be completed before a preconstruction meeting can be scheduled. 2. 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 set of 24x36-inch plans submitted to the Planning Division office. When changes need to be made to a check set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. It is the responsibility of the applicant to follow through with completing the check-off items. 3. 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. 4. 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. 5. Developer is responsible to purchase, move or remove any existing Rocky Mountain Power facilities. Additionally, the Developer is responsible for all costs associated for the purchase of RMP equipment by Lehi City Power. These costs are separate from infrastructure, impact fees, and connection fees. 6. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 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. An exception will be required from the Connectivity Standards to allow for a block length that exceeds the 1,000’ maximum. The exception seems justified due to the adjacent Church recreational property and stake center that do not allow roads to the north and the exception is minor in nature at approximately 140’ over the block length. 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. 2 of 2
