Rod Works Conditional Use and Site Plan Approval Planning ...
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
Rod Works Conditional Use and Site Plan Approval Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing zoning: General Plan Designation: Existing Land Use: Surrounding Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
The Greet Co Approval of a conditional use and site plan 4275 N Thanksgiving Way 1.64 acres Commercial Commercial Rod Works retail and storage building North: I-15 I-15 East: Commercial Harward Irrigation building/retail South: Planned Community Gymcats West: Light Industrial Storage Units April 27, 2016 Christie Hutchings Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09.060. Conditions A. Conditions. In granting a Conditional Use permit, the Commission may impose such requirements and conditions which the Commission, in its sole discretion, deems necessary for the protection of persons and properties in the vicinity of the proposed Conditional Use, as well as the preservation of the integrity of the General Plan. Said requirements and conditions may include (but are not limited to) location, construction, size, maintenance, operation, site planning, traffic control and parking, relocations, dedications, installation and upgrading of public services and roads, and time limits for the proposed Conditional Use, in addition to the following non-exclusive list of potential requirements and conditions: 1. That the site will be suitably landscaped and maintained and that the design, setbacks, fences, walls and buffers of all buildings and other structures are adequate to protect property and preserve and/or enhance the appearance and character of the area. 2. That all buildings or other structures are architecturally attractive and add to the quality of the area. 3. Provision of parking facilities, including vehicular ingress and egress and the surfacing of parking areas and driveways to specified standards. 4. Street and highway dedication and improvements, including sidewalks, curbs and gutters. 5. Water supply and fire protection. 6. The mitigation of nuisance factors such as noise, vibrations, smoke, dust, dirt, odors, gases, noxious matter, heat, glare, electro-magnetic disturbances and radiation. 7. The regulation of operating hours for activities affecting normal neighborhood schedules and functions. 8. Regulation of signs. 9. Provisions for a guarantee, bond or other surety that the proposed conditional use will be maintained and operated in compliance with all approval conditions and requirements. 10. Such other conditions determined necessary by the Commission to allow the establishment and operation of the proposed conditional use in an orderly and efficient manner and in compliance with all elements of the General Plan, and the intent and purpose of this Code. The Commission may require guarantees, bonds, or other assurances that such requirements and conditions are being, or will be, satisfied, including (but not limited to) requiring an applicant to prepare and record covenants running with the land and to be binding upon the applicant and its successors in interest
Section 37.010. Commercial Design Standards A.
Architectural Standards. The following architectural standards shall apply to new development and exterior
Page 1 of 3
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
remodels of commercial properties within Lehi City: 1. General Design Concepts. New development shall be designed for its specific context with a design unique to Lehi City. Developments containing two (2) or more buildings shall possess a similar design theme, and the site shall be designed such that the overall development is cohesive. Building architecture, exterior materials and colors shall coordinate. 2. Compatibility. All commercial developments should be appropriate in scale, mass and proportion, and be in character with the architectural theme and color palate of significant adjacent buildings. 3. Entrances. Major street front entrances shall be developed on all new buildings, relating to the sidewalks and pedestrian travel. Building entrances should be located at intervals of no more than seventy-five (75) feet along any elevation facing a street. If building entrances are located more than seventy-five (75) feet apart, or if there is a single entrance point on a façade greater than one hundred fifty (150) feet in length, the areas between the entrances shall utilize shaded sidewalks, awnings, windows, or other similar pedestrian-friendly architectural features. Off-street parking behind new commercial buildings may dictate additional public entrances, conveniently located near the major parking areas. 4. Street Facades. The façade that faces the street is the most prominent in any commercial building. It shall be designed with large panes of clear glass on the main level oriented to the sidewalk. Opaque, heavily tinted, or reflective glass is inappropriate and shall not be used. 5. Side and Rear Facades. The design of a building shall be considered on all sides of the building, with each façade being required to meet the terms of this Section. 6. Variation. Commercial buildings shall be designed with architectural wall variations spaced at intervals of thirty (30) to fifty (50) feet in linear width, depending on the size of the project (see Figure 3). At least four (4) or more of the following architectural features shall be incorporated into the design of the building: a change in building materials, building projections measuring at least three (3) feet in depth, roof line variations measuring at least three (3) feet in height, awnings and lighting, or another architectural variation that creates visual interest. 7. Vertical Separation. Buildings in excess of two (2) stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories. This may be accomplished by a mid-façade cornice or trim, a change in material, style or color, a façade step-back or roof pitch with dormer windows, or other methods. 8. Building Materials. The majority of each façade (51% or more of the wall excluding windows and doors) shall be constructed of the following building materials: brick, stone, earth-tone colored decorative block, fiber/cement siding, wood, concrete, or other durable building material as approved by the Planning Commission. Exterior building materials shall be limited to no more than three types of materials per building. Stucco, metal, or untreated concrete block (CMU) may be allowed by the Planning Commission as an accent or secondary material only. Metal clad buildings, or large sections of stucco or vinyl siding are prohibited.
Section 37.070. 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. High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. 2. LEED Silver certification. 3. Additional landscaping – Including at least a one hundred (100) percent increase in open space in addition to the zoning open space requirements. 4. 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. 5. Landscape and specialty building lighting. 6. Water features – Including fountains, faux streams, waterfalls, pond, or similar feature. 7. Sports courts – Including a minimum five hundred (500) square foot area built of concrete or other equivalent hard surface material.
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Lehi City Planning Commission Staff Report 8. 9. 10. 11. 12. 13.
Meeting Date: May 12, 2016
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.
HISTORY April 19, 2002 – This property was annexed into the City as the Steve Taylor Annexation. The main retail building and two storage buildings were built while the property was still in Utah County. ANALYSIS The applicant is requesting conditional use and site plan approval to construct a 10,000 square foot office warehouse building on the existing RodWorks site. Office warehouse is classified as a permitted use in the Commercial Zone; however the applicant is requesting variations to the commercial design standards from Chapter 37, thus a conditional use approval is required. The applicant is also requesting conditional use approval for a warehouse use on the existing red metal building that is currently on site. The applicant is seeking an exception to Chapter 37 Design Standards, for the proposed building. The building is proposed to face southeast in a direction resulting in the rear of the building to be built on the property line next to Extra Space Storage located to the north. The applicant is seeking for an exception to the design standards for the north side of the building that will be adjacent to the storage units, because the building is proposed to be constructed on the property line and would be mostly obscured by the storage units, which are only one foot off of the property line. As per the DRC review on April 27, 2016, staff would support an exception for the exterior materials on the rear elevation adjacent to the storage units; however would recommend that additional architectural features be added to the other three sides. The applicant has resubmitted updated elevations in an attempt to meet this requirement. The new elevations are proposed to be constructed from split-faced masonry block, and is asking an exception to the requirement for vertical relief or “pop-outs” on the side adjacent to the storage units, as this side is mostly obscured by the adjacent storage unit development. RECOMMENDATIONS/POSSIBLE ACTIONS The Planning Division Staff recommends APPROVAL of the proposed site plan and conditional use requests contingent upon addressing all DRC comments from April 27, 2016, and based on the following findings: 1. The proposed plans will bring the site into better compliance with the Development Code. 2. The applicant has agreed to the DRC findings stated in both the temporary use extension approval and site plan and conditional use recommendations. 3. 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. 4. 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. 5. 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. 6. The proposed site plan and conditional uses meet the requirements and intent of the Development Code. 7. Additional findings based upon information presented during the public hearing.
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Lehi City Development Review Committee
April 27, 2016
Rod Works Building 3 Site Plan and Conditional Use DRC Redline Comments The Greer Company – Requests Site Plan and Conditional Use review for Rod Works Building 3 located at 4275 North Thanksgiving Way in an existing Commercial zone. DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Ken Berg and Jake Bryant Date of Plans Reviewed: 4/21/16 Time Start: 11:30 AM Time End: 11:50 AM DRC REDLINE COMMENTS: Brent – Power: No comments Kerry – Fire: 1. Add one additional hydrant on an 8” PI line with an easement adjacent to the new building. Greg – Water/Sewer: 2. Provide a USC approved backflow preventer with a heated enclosure. Todd – Public Works: No comments Kim – Planning: 3. The landscaping along the west property line does not meet the City’s standards for xeriscaping. At least 50% of a xeriscaped area needs to contain plantings. 4. The building needs to meet the architectural standards contained in Chapter 37 including at least 51% of the exterior building materials being hard surface (brick, rock, Hardie siding or cement fiber siding, or other durable material). Also, architectural wall variations are required at intervals of no less than 50 feet. These requirements must be met on each wall elevation. Staff would support an exception for the exterior materials on the rear elevation adjacent to the storage units, however we would recommend that additional architectural features should be added to the other 3 sides. The applicant would need to file a conditional use application and provide the required justification and the required additional features in order to allow an exception to be granted. Gary – Building/Inspections: 5. Provide a soils report. 6. Provide one ADA parking stall. Mike – Public Works: 7. C3 – Curb and gutter detail – extend road base 1 foot behind curb. 8. C3 – Sidewalk detail – show only 4” of base. Ross – Engineering: No comments Craig – Parks: No comments PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow or Letter of Credit Bond Agreement 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 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 4.
5. 6. 7. 8. 9.
April 27, 2016
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. If the subject property is subject to the Gardner-Plumb agreement with Lehi City, the conditions of that agreement apply here. 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.
THIS ITEM WILL BE TENTATIVELY SCHEDULED FOR PLANNING COMMISSION MAY 12TH, 2016 PENDING UPDATED BUILDING ELEVATIONS BEING PROVIDED TO THE PLANNING DIVISION BEFORE MAY 5TH.
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 12, 2016
Rod Works Conditional Use and Site Plan Approval Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing zoning: General Plan Designation: Existing Land Use: Surrounding Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
The Greet Co Approval of a conditional use and site plan 4275 N Thanksgiving Way 1.64 acres Commercial Commercial Rod Works retail and storage building North: I-15 I-15 East: Commercial Harward Irrigation building/retail South: Planned Community Gymcats West: Light Industrial Storage Units April 27, 2016 Christie Hutchings Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09.060. Conditions A. Conditions. In granting a Conditional Use permit, the Commission may impose such requirements and conditions which the Commission, in its sole discretion, deems necessary for the protection of persons and properties in the vicinity of the proposed Conditional Use, as well as the preservation of the integrity of the General Plan. Said requirements and conditions may include (but are not limited to) location, construction, size, maintenance, operation, site planning, traffic control and parking, relocations, dedications, installation and upgrading of public services and roads, and time limits for the proposed Conditional Use, in addition to the following non-exclusive list of potential requirements and conditions: 1. That the site will be suitably landscaped and maintained and that the design, setbacks, fences, walls and buffers of all buildings and other structures are adequate to protect property and preserve and/or enhance the appearance and character of the area. 2. That all buildings or other structures are architecturally attractive and add to the quality of the area. 3. Provision of parking facilities, including vehicular ingress and egress and the surfacing of parking areas and driveways to specified standards. 4. Street and highway dedication and improvements, including sidewalks, curbs and gutters. 5. Water supply and fire protection. 6. The mitigation of nuisance factors such as noise, vibrations, smoke, dust, dirt, odors, gases, noxious matter, heat, glare, electro-magnetic disturbances and radiation. 7. The regulation of operating hours for activities affecting normal neighborhood schedules and functions. 8. Regulation of signs. 9. Provisions for a guarantee, bond or other surety that the proposed conditional use will be maintained and operated in compliance with all approval conditions and requirements. 10. Such other conditions determined necessary by the Commission to allow the establishment and operation of the proposed conditional use in an orderly and efficient manner and in compliance with all elements of the General Plan, and the intent and purpose of this Code. The Commission may require guarantees, bonds, or other assurances that such requirements and conditions are being, or will be, satisfied, including (but not limited to) requiring an applicant to prepare and record covenants running with the land and to be binding upon the applicant and its successors in interest
Section 37.010. Commercial Design Standards A.
Architectural Standards. The following architectural standards shall apply to new development and exterior
Page 1 of 3
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
remodels of commercial properties within Lehi City: 1. General Design Concepts. New development shall be designed for its specific context with a design unique to Lehi City. Developments containing two (2) or more buildings shall possess a similar design theme, and the site shall be designed such that the overall development is cohesive. Building architecture, exterior materials and colors shall coordinate. 2. Compatibility. All commercial developments should be appropriate in scale, mass and proportion, and be in character with the architectural theme and color palate of significant adjacent buildings. 3. Entrances. Major street front entrances shall be developed on all new buildings, relating to the sidewalks and pedestrian travel. Building entrances should be located at intervals of no more than seventy-five (75) feet along any elevation facing a street. If building entrances are located more than seventy-five (75) feet apart, or if there is a single entrance point on a façade greater than one hundred fifty (150) feet in length, the areas between the entrances shall utilize shaded sidewalks, awnings, windows, or other similar pedestrian-friendly architectural features. Off-street parking behind new commercial buildings may dictate additional public entrances, conveniently located near the major parking areas. 4. Street Facades. The façade that faces the street is the most prominent in any commercial building. It shall be designed with large panes of clear glass on the main level oriented to the sidewalk. Opaque, heavily tinted, or reflective glass is inappropriate and shall not be used. 5. Side and Rear Facades. The design of a building shall be considered on all sides of the building, with each façade being required to meet the terms of this Section. 6. Variation. Commercial buildings shall be designed with architectural wall variations spaced at intervals of thirty (30) to fifty (50) feet in linear width, depending on the size of the project (see Figure 3). At least four (4) or more of the following architectural features shall be incorporated into the design of the building: a change in building materials, building projections measuring at least three (3) feet in depth, roof line variations measuring at least three (3) feet in height, awnings and lighting, or another architectural variation that creates visual interest. 7. Vertical Separation. Buildings in excess of two (2) stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories. This may be accomplished by a mid-façade cornice or trim, a change in material, style or color, a façade step-back or roof pitch with dormer windows, or other methods. 8. Building Materials. The majority of each façade (51% or more of the wall excluding windows and doors) shall be constructed of the following building materials: brick, stone, earth-tone colored decorative block, fiber/cement siding, wood, concrete, or other durable building material as approved by the Planning Commission. Exterior building materials shall be limited to no more than three types of materials per building. Stucco, metal, or untreated concrete block (CMU) may be allowed by the Planning Commission as an accent or secondary material only. Metal clad buildings, or large sections of stucco or vinyl siding are prohibited.
Section 37.070. 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. High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. 2. LEED Silver certification. 3. Additional landscaping – Including at least a one hundred (100) percent increase in open space in addition to the zoning open space requirements. 4. 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. 5. Landscape and specialty building lighting. 6. Water features – Including fountains, faux streams, waterfalls, pond, or similar feature. 7. Sports courts – Including a minimum five hundred (500) square foot area built of concrete or other equivalent hard surface material.
Page 2 of 3
Lehi City Planning Commission Staff Report 8. 9. 10. 11. 12. 13.
Meeting Date: May 12, 2016
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.
HISTORY April 19, 2002 – This property was annexed into the City as the Steve Taylor Annexation. The main retail building and two storage buildings were built while the property was still in Utah County. ANALYSIS The applicant is requesting conditional use and site plan approval to construct a 10,000 square foot office warehouse building on the existing RodWorks site. Office warehouse is classified as a permitted use in the Commercial Zone; however the applicant is requesting variations to the commercial design standards from Chapter 37, thus a conditional use approval is required. The applicant is also requesting conditional use approval for a warehouse use on the existing red metal building that is currently on site. The applicant is seeking an exception to Chapter 37 Design Standards, for the proposed building. The building is proposed to face southeast in a direction resulting in the rear of the building to be built on the property line next to Extra Space Storage located to the north. The applicant is seeking for an exception to the design standards for the north side of the building that will be adjacent to the storage units, because the building is proposed to be constructed on the property line and would be mostly obscured by the storage units, which are only one foot off of the property line. As per the DRC review on April 27, 2016, staff would support an exception for the exterior materials on the rear elevation adjacent to the storage units; however would recommend that additional architectural features be added to the other three sides. The applicant has resubmitted updated elevations in an attempt to meet this requirement. The new elevations are proposed to be constructed from split-faced masonry block, and is asking an exception to the requirement for vertical relief or “pop-outs” on the side adjacent to the storage units, as this side is mostly obscured by the adjacent storage unit development. RECOMMENDATIONS/POSSIBLE ACTIONS The Planning Division Staff recommends APPROVAL of the proposed site plan and conditional use requests contingent upon addressing all DRC comments from April 27, 2016, and based on the following findings: 1. The proposed plans will bring the site into better compliance with the Development Code. 2. The applicant has agreed to the DRC findings stated in both the temporary use extension approval and site plan and conditional use recommendations. 3. 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. 4. 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. 5. 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. 6. The proposed site plan and conditional uses meet the requirements and intent of the Development Code. 7. Additional findings based upon information presented during the public hearing.
Page 3 of 3
Lehi City Development Review Committee
April 27, 2016
Rod Works Building 3 Site Plan and Conditional Use DRC Redline Comments The Greer Company – Requests Site Plan and Conditional Use review for Rod Works Building 3 located at 4275 North Thanksgiving Way in an existing Commercial zone. DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Ken Berg and Jake Bryant Date of Plans Reviewed: 4/21/16 Time Start: 11:30 AM Time End: 11:50 AM DRC REDLINE COMMENTS: Brent – Power: No comments Kerry – Fire: 1. Add one additional hydrant on an 8” PI line with an easement adjacent to the new building. Greg – Water/Sewer: 2. Provide a USC approved backflow preventer with a heated enclosure. Todd – Public Works: No comments Kim – Planning: 3. The landscaping along the west property line does not meet the City’s standards for xeriscaping. At least 50% of a xeriscaped area needs to contain plantings. 4. The building needs to meet the architectural standards contained in Chapter 37 including at least 51% of the exterior building materials being hard surface (brick, rock, Hardie siding or cement fiber siding, or other durable material). Also, architectural wall variations are required at intervals of no less than 50 feet. These requirements must be met on each wall elevation. Staff would support an exception for the exterior materials on the rear elevation adjacent to the storage units, however we would recommend that additional architectural features should be added to the other 3 sides. The applicant would need to file a conditional use application and provide the required justification and the required additional features in order to allow an exception to be granted. Gary – Building/Inspections: 5. Provide a soils report. 6. Provide one ADA parking stall. Mike – Public Works: 7. C3 – Curb and gutter detail – extend road base 1 foot behind curb. 8. C3 – Sidewalk detail – show only 4” of base. Ross – Engineering: No comments Craig – Parks: No comments PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow or Letter of Credit Bond Agreement 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 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 4.
5. 6. 7. 8. 9.
April 27, 2016
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. If the subject property is subject to the Gardner-Plumb agreement with Lehi City, the conditions of that agreement apply here. 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.
THIS ITEM WILL BE TENTATIVELY SCHEDULED FOR PLANNING COMMISSION MAY 12TH, 2016 PENDING UPDATED BUILDING ELEVATIONS BEING PROVIDED TO THE PLANNING DIVISION BEFORE MAY 5TH.
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
