Park Estates and Park Place Villas Preliminary Subdivision Review ...
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
Park Estates and Park Place Villas Preliminary 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 Planning Commission: City Council:
Ivory Development Review and recommendation for a proposed preliminary subdivision Approximately 700 West 3200 North LDR (Low Density Residential) PC (Planned Community) Undeveloped 87 lots North: R-1-10 Single family residential South: PC Single family residential East: PC Ivory Ridge Park West: PC/R-1-12 Single family residential/Church October 19, 2016 Mike West Required Action Review and Recommendation Final Approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.080. Preliminary Plat Approval Process. The review and approval process for a Preliminary Subdivision Plat is identified in the appendix of this code, including review by the Development Review Committee, review and recommendation following a public hearing by the Planning Commission and review and approval by the City Council. Section 11.100. Effect of Preliminary Subdivision Plat Approval. A preliminary subdivision plat shall not authorize the development of land. After a preliminary subdivision plat has been approved by the City Council, the applicant may file an application for final subdivision plat approval. HISTORY Aug 22, 2005: Nov 15, 2005: Mar 28, 2006:
The Ivory Ridge Addition II annexation was recorded which included the subject property. The Ivory Ridge Area Plan was approved and included the subject property. The Ivory Ridge preliminary subdivision was approved by the City Council. This preliminary subdivision included 835 lots and included the subject property.
ANALYSIS The applicant is requesting review and recommendation for a proposed preliminary subdivision for Park Estates and Park Place Villas at Ivory Ridge. A preliminary plat was approved in 2006 that platted the subject property but the applicant is looking to update the plans for the area with the proposed preliminary subdivision. The purpose of the subdivision is to update the street layout and create an area that includes lots with larger sizes to accommodate some larger homes. There are 87 lots proposed which has no change on the number of lots. The lot sizes range from approximately 8,000 to 19,000 square feet. The road layout of the proposed subdivision reduces the number of cul-de-sacs and improves the overall street connectivity and walkability. Mid-block pedestrian paths are shown connecting between some homes and over to Ivory Ridge Park. The DRC commented that the applicant provide a circulation plan/information on circulation that addresses street connectivity index, block length dimensions, and pedestrian circulation. In addition the DRC recommended adding an additional street connection to 3200 North or at a minimum, a trail connection to 3200 North. Proposed with the subdivision are 3 landscaped circles in the roads, one of which is at the intersection of 3000 North and Park Ridge Drive and the other 2 are mid-block on the two eastern roads. Planning staff recommends approval of the landscaped circles; however, the DRC did have comments regarding the circles. The DRC commented that a 28-foot radius is
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
required for the fire to maneuver through the circles and that a cross section or details be provided on the traffic circles. In addition the DRC noted that a note should be added to explain how the maintenance of the traffic circles would be handled. The DRC made the following additional comments: If the lots along 3200 are rear facing, staff would highly recommend providing an additional 5’ of landscaping between the sidewalk and the arterial roadway fence. Also need to label the required 6’ masonry wall along 3200 North. On the plat, dimensions must be provided for the full righ-of-way width on 3200 North. On the landscape plan, show the trail connection between lots 139/140. Also connect to the park trail and repair any damaged areas. Please consider other DRC comments as part of the motion. ACTION/RECOMMENDATIONS Planning Division Staff recommends a POSITIVE recommendation to the City Council for the proposed Park Estates and Park Place Villas preliminary subdivision including the DRC comments. This recommendation is based on the following findings: 1. The proposed subdivision improves the street layout and creates a more walkable neighborhood. 2. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. 3. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. 4. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
October 19 , 2016
Park Estates @ Park Place Villas @ Ivory Ridge Preliminary DRC Redline Comments Ivory Development – Requests Preliminary Subdivision review of Park Estates @ Park Place Villas @ Ivory Ridge, an 87 lot residential development located at 3200 North 700 West in a Planned Community zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Brad Mackey and Travis Benson Date of Plans Reviewed: October 13, 2016 Time Start: 10:00 Time End: 10:45 DRC REDLINE COMMENTS: Glade – Power: 1. Does the easement between lots 110 and 111 exist, or does it need to be purchased? 2. Provide full access to 10’ PUE along 3200 N from the street - i.e. in buffer space. 3. Point of attachment is E4-J33 at the NE corner of the property. (Circ. 8-11) Kerry – Fire: 4. 28-foot radius is required for fire department to maneuver through the roundabouts Greg – Water/Sewer: 5. Drainage easement between lots 158 and 159, and lot 163 on the plat need to be minimum 20-foot Todd – Public Works: 6. Provide a cross section/detail of the traffic circle Kim – Planning: 7. If the lots along 3200 North are to be rear facing, staff would highly recommend providing an additional 5’ of landscaping between the sidewalk and the arterial roadway fence. Also need to label the required 6’ masonry wall along 3200 North. 8. Add a note explaining how the maintenance of the traffic circles will be handled (HOA?). 9. Provide a circulation plan/information on circulation that addresses street connectivity index, block length dimensions, and pedestrian circulation. 10. Recommend adding an additional street connection from Street D to 3200 North where it would line up with 700 West. If a street connection is not made, staff recommends, at a minimum, a trail connection. Also show the location of the existing street intersections on the north side of 3200 North. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 11. On the plat on 3200 North, dimension the full right of way width 12. Recommend lots fronting 3200 North, instead of double-fronting lots Craig – Parks: 13. On the landscape plan, show the trail connection between lot 139/140. Also connect to the park trail and repair any damaged areas THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION NOVEMBER 10, 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: November 10, 2016
Park Estates and Park Place Villas Preliminary 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 Planning Commission: City Council:
Ivory Development Review and recommendation for a proposed preliminary subdivision Approximately 700 West 3200 North LDR (Low Density Residential) PC (Planned Community) Undeveloped 87 lots North: R-1-10 Single family residential South: PC Single family residential East: PC Ivory Ridge Park West: PC/R-1-12 Single family residential/Church October 19, 2016 Mike West Required Action Review and Recommendation Final Approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.080. Preliminary Plat Approval Process. The review and approval process for a Preliminary Subdivision Plat is identified in the appendix of this code, including review by the Development Review Committee, review and recommendation following a public hearing by the Planning Commission and review and approval by the City Council. Section 11.100. Effect of Preliminary Subdivision Plat Approval. A preliminary subdivision plat shall not authorize the development of land. After a preliminary subdivision plat has been approved by the City Council, the applicant may file an application for final subdivision plat approval. HISTORY Aug 22, 2005: Nov 15, 2005: Mar 28, 2006:
The Ivory Ridge Addition II annexation was recorded which included the subject property. The Ivory Ridge Area Plan was approved and included the subject property. The Ivory Ridge preliminary subdivision was approved by the City Council. This preliminary subdivision included 835 lots and included the subject property.
ANALYSIS The applicant is requesting review and recommendation for a proposed preliminary subdivision for Park Estates and Park Place Villas at Ivory Ridge. A preliminary plat was approved in 2006 that platted the subject property but the applicant is looking to update the plans for the area with the proposed preliminary subdivision. The purpose of the subdivision is to update the street layout and create an area that includes lots with larger sizes to accommodate some larger homes. There are 87 lots proposed which has no change on the number of lots. The lot sizes range from approximately 8,000 to 19,000 square feet. The road layout of the proposed subdivision reduces the number of cul-de-sacs and improves the overall street connectivity and walkability. Mid-block pedestrian paths are shown connecting between some homes and over to Ivory Ridge Park. The DRC commented that the applicant provide a circulation plan/information on circulation that addresses street connectivity index, block length dimensions, and pedestrian circulation. In addition the DRC recommended adding an additional street connection to 3200 North or at a minimum, a trail connection to 3200 North. Proposed with the subdivision are 3 landscaped circles in the roads, one of which is at the intersection of 3000 North and Park Ridge Drive and the other 2 are mid-block on the two eastern roads. Planning staff recommends approval of the landscaped circles; however, the DRC did have comments regarding the circles. The DRC commented that a 28-foot radius is
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
required for the fire to maneuver through the circles and that a cross section or details be provided on the traffic circles. In addition the DRC noted that a note should be added to explain how the maintenance of the traffic circles would be handled. The DRC made the following additional comments: If the lots along 3200 are rear facing, staff would highly recommend providing an additional 5’ of landscaping between the sidewalk and the arterial roadway fence. Also need to label the required 6’ masonry wall along 3200 North. On the plat, dimensions must be provided for the full righ-of-way width on 3200 North. On the landscape plan, show the trail connection between lots 139/140. Also connect to the park trail and repair any damaged areas. Please consider other DRC comments as part of the motion. ACTION/RECOMMENDATIONS Planning Division Staff recommends a POSITIVE recommendation to the City Council for the proposed Park Estates and Park Place Villas preliminary subdivision including the DRC comments. This recommendation is based on the following findings: 1. The proposed subdivision improves the street layout and creates a more walkable neighborhood. 2. The proposed subdivision is not detrimental to the public health, safety, and welfare of Lehi City. 3. The proposed subdivision meets the requirements of the Lehi City Development Code in regards to subdivision approvals. 4. Other findings based upon information presented at the public hearing.
Lehi City Development Review Committee
October 19 , 2016
Park Estates @ Park Place Villas @ Ivory Ridge Preliminary DRC Redline Comments Ivory Development – Requests Preliminary Subdivision review of Park Estates @ Park Place Villas @ Ivory Ridge, an 87 lot residential development located at 3200 North 700 West in a Planned Community zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Brad Mackey and Travis Benson Date of Plans Reviewed: October 13, 2016 Time Start: 10:00 Time End: 10:45 DRC REDLINE COMMENTS: Glade – Power: 1. Does the easement between lots 110 and 111 exist, or does it need to be purchased? 2. Provide full access to 10’ PUE along 3200 N from the street - i.e. in buffer space. 3. Point of attachment is E4-J33 at the NE corner of the property. (Circ. 8-11) Kerry – Fire: 4. 28-foot radius is required for fire department to maneuver through the roundabouts Greg – Water/Sewer: 5. Drainage easement between lots 158 and 159, and lot 163 on the plat need to be minimum 20-foot Todd – Public Works: 6. Provide a cross section/detail of the traffic circle Kim – Planning: 7. If the lots along 3200 North are to be rear facing, staff would highly recommend providing an additional 5’ of landscaping between the sidewalk and the arterial roadway fence. Also need to label the required 6’ masonry wall along 3200 North. 8. Add a note explaining how the maintenance of the traffic circles will be handled (HOA?). 9. Provide a circulation plan/information on circulation that addresses street connectivity index, block length dimensions, and pedestrian circulation. 10. Recommend adding an additional street connection from Street D to 3200 North where it would line up with 700 West. If a street connection is not made, staff recommends, at a minimum, a trail connection. Also show the location of the existing street intersections on the north side of 3200 North. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 11. On the plat on 3200 North, dimension the full right of way width 12. Recommend lots fronting 3200 North, instead of double-fronting lots Craig – Parks: 13. On the landscape plan, show the trail connection between lot 139/140. Also connect to the park trail and repair any damaged areas THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION NOVEMBER 10, 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
