Staybridge Hotel Conditional Use and Site Plan ... AWS
Lehi City Planning Commission Staff Report
Meeting Date: May 11, 2017
Staybridge Hotel 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:
Scott Argyle Approval of a site plan and conditional use Approximately 2300 North Triumph Blvd. 3.5 acres Commercial Commercial Regional Undeveloped North: Business Park Office (Oracle) East: Business Park Undeveloped South: Commercial UTA Railroad, Lehi City Rail Trail West: Business Park Office, MaritzCX April 19, 2017 Mike West Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Table 05-040-B Note 3. Up to a 10% reduction in required open space in the Business Park District may be granted by the Planning Commission if the developer provides one or more of the following on the Site Plan: water features, sports courts, gazebos, connection to master planned trail, LEED certification, patio roof terrace, special lighting features and additional landscape plantings. Section 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.
1
Lehi City Planning Commission Staff Report
Meeting Date: May 11, 2017
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 37.080. Exceptions Exceptions to these standards, excluding Section 37.060 Parking Standards, may be made by the Planning Commission if the criteria set forth in this section are met. In the determination of an exception, the burden of proof will be the responsibility of the applicant to show clear and convincing evidence to demonstrate strict adherence to these standards would cause a negative impact to the proposed use or surrounding uses. All exceptions require Conditional Use approval. A. At least two of the following additional architectural or landscaping features must be provided in order for the Planning Commission to consider an exception. These additional features include but are not limited to: 1. 2. 3. 4.
5. 6. 7. 8. 9. 10. 11. 12. 13.
High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. LEED Silver certification. Additional landscaping – Including at least a one hundred (100) percent increase in open space in addition to the zoning open space requirements. Indoor bicycle /covered secure bicycle parking –Provide bicycle parking equivalent to double the number of required bicycle parking stalls for a project within an enclosed portion of the primary structure or exterior secure structure. Landscape and specialty building lighting. Water features – Including fountains, faux streams, waterfalls, pond, or similar feature. Sports courts – Including a minimum five hundred (500) square foot area built of concrete or other equivalent hard surface material. Gazebos – Covered with a minimum one hundred (100) square feet including benches. Additional connections to a master planned trail – Where applicable and must be constructed of concrete or asphalt. Bicycle user end facilities – Including showers, locker and dressing rooms. Pedestrian plaza – Including a minimum seven hundred fifty (750) square feet with seating areas, raised planters, and tables. Patio roof terrace. Additional architectural elements – Including awnings, cornices, ornamental features, pop-outs, or other features.
B. In the event an exception is granted to the requirements of Section 37.010 (B)(1)(a) or Section 37.040(B)(7), a maximum of one single row of parking may be allowed between the building and street. Large office buildings over one hundred twenty five thousand (125,000) square feet may be allowed up to a full module of parking between the building and street. When an exception is granted to allow a full module of parking in front of a large office building, a landscaped berm shall be provided between the street and parking area. In any case an exception is proposed to allow parking in front of a building located on a corner lot, only one street frontage shall be allowed to have parking between the street and building. HISTORY June 30, 1978: Aug 2, 2013: Feb 23, 2017:
The Calvin G. Fox annexation was recorded which included the subject property. The Perry Commercial subdivision was recorded and created the lot for the proposed concept. The Planning Commission approved the Lot 3 Traverse Ridge Center concept plan. The concept plan included the proposed hotel and a future office building.
ANALYSIS The applicant is requesting site plan and conditional use approval for Staybridge Hotel located at 3400 North Triumph Boulevard. Hotels are classified as a permitted use in the Business Park zone; however, in this case, the applicant is requesting a conditional use permit to allow the hotel portion of the Staybridge Hotel Concept Plan to be offset from the road by a single row of parking on the north side of the building. The applicant must indicate what two items will be used to meet the requirements of the exception to allow a single row of parking between the building and street.
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Lehi City Planning Commission Staff Report
Meeting Date: May 11, 2017
The total building area is 80,000 square feet. The total landscaping is 23.62% of the total site area, which is less than the 30 percent requirement for the Business Park zone. A reduction of up to 10 percent could be allowed if the applicant provides an item described in sub note 3 on Table 05-040-B (refer to the list on the first page of the report). The site plan includes 116 rooms on four floors, as well as an outdoor pool, garden area, and some conference space. The site plan shows 173 parking stalls, which meets and exceeds the required 126 stalls. Bike parking is located adjacent to the front door of the building, with 13 bike stalls. This meets the minimum 10% of the total required vehicular parking requirement. The proposed hotel is oriented to Triumph Boulevard with no parking between the building and street, and one row of parking located between the building and 3400 North. The site plan addresses the corner of Triumph Boulevard and 3200 North with enhanced landscaping that includes raised planters, a pergola, and flower beds. This enhances the corner, and the landscaping continues along the east side of Triumph Blvd. Three pedestrian crosswalks are featured in the parking lot, per Lehi City standards. In addition, the hotel and future office building are located adjacent to the future TRAX corridor, and compliments the transit with increased commercial density and mixture of uses; this promotes walkability and leads to increases in transit ridership. The hotel’s location is also optimum due to the easy access to the TRAX corridor for business travelers or visitors to the City. The proposed building elevations show the use of stone, EIFS, and glass for exterior materials. The DRC commented that the glazing (glass) would need to be determined a durable material by the Planning Commission in order to be counted toward the 51 percent hard surface requirement. The DRC also recommended using material types or colors that are used on the adjacent buildings (metal accent areas, etc.). It is staff’s opinion that the elevations meet the architectural variations requirements with the use of pop-outs, roofline variations, changes in building materials, architectural louvers. Please consider the remaining DRC comments as part of the motion. RECOMMENDATIONS Planning Division staff recommends APPROVAL of the proposed Staybridge Hotel Site Plan including the DRC comments from April 19, 2017. This recommendation includes the exception for the single row of parking and the reduced landscape area if the applicant demonstrates that three items have been provided as required by the Development Code. This recommendation is based upon the following findings: 1. 2. 3.
4.
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. 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. 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. Additional findings based upon information presented during the public hearing.
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Lehi City Development Review Committee
April 19, 2017
Staybridge Hotel Site Plan and Conditional Use DRC Redline Comments Scott Argyle – Requests review of the Staybridge Hotel site plan and conditional use to be located at approximately 2300 North Triumph Blvd in a Commercial zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Jake Thompson, Scott Argyle, and Matt Swain Date of Plans Reviewed: 4/13/17 Time Start: 2:40 PM Time End: 3:00 PM DRC REDLINE COMMENTS: Glade – Power: 1. Correct scale on Electrical Plan. Show civil background to establish switch locations for off-site connection points and avoid conflicts with other utilities. Switch on the West is not shown; Switch on the East is incorrectly located. Label existing switch as mid-voltage switch, label new mid-voltage switch, and mid-voltage switch by others. Also label new mid-voltage ground-sleeve/sectionalizer and reference detail 5.2.3. Show separation of items in this scope vs. future phase scope. 2. Separate key notes by Power Utility work, Site Electrical and Communications work. (a) Note 1: See Detail 3.7 & 3.71; (b) Note 2: Provide non-combustible barrier or surround if the transformer is closer than 10’ to the building structure. Transformer must be located within 50’ of main service breaker/meter. Transformer Pad shown on detail 5.5. (c) Note 3 is general in nature, not a “keyed note item”- Replace with “conduit sizes as shown on Plan – see trench detail 5.3. & 5.4” (d) Note 9: Existing Switch, coordinate with Lehi power for compartment to land 6” diameter conduit. (e) Note 10: “All Power Utility trenching” (f) Note 13: Transformer for street lighting, contractor shall provide pre-cast fiber reinforced concrete base & ground rod. See detail 5.1.1. (g) Note 14: All power utility work shall comply with the details shown on E1.0B and applicable codes. Additional specifications are found at https://.... For conflicts or questions contact Lehi Power Planning & Engineering. (Brent Thomas 385.201.2625) Kerry – Fire: 3. Show valves flanged to the tee for fire hydrants. Greg – Water/Sewer: 4. Remove “reuse” note from the storm drain and provide a storm drain profile. Todd – Public Works: No comments Kim – Planning: 5. On the building materials the glazing would need to be determined a durable material by the Planning Commission in order to be counted toward the 51 percent hard surface requirement. 6. Recommend using material types or colors that are used on the adjacent buildings (metal accent areas, etc.). Gary – Building/Inspections: No comments Mike – Public Works: 7. Change keyed note P2 – sidewalk should be 4 foot. Ross – Engineering: 8. Coordinate with the city on the northeast access location. Trent – Parks: No comments PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow Bond or Letter of Credit and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Reimbursement Agreement for any reimbursable improvement items must be in place. Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 2
Lehi City Development Review Committee
April 19, 2017
4. 5. 6. 7. 8. 9. 10. 11. 12.
Provide a title report to be reviewed by Lehi City Attorney. Surveyor’s and engineer’s stamps on construction drawings. New property line adjacent to existing roads must be staked and reviewed by the City. Provide signed easement verification sheet. Need Irrigation Company signature on the construction drawings for the irrigation piping. Off-site easements (turnarounds, utilities, power, etc). Provide a copy of any necessary boundary line agreement(s). Provide required licenses (railroad, UDOT, UTA, aqueduct, canal, etc). Warranty deed/title insurance (open space, detention, City park property, City trails, some road dedication). Title insurance policies on each to be obtained through Marnae at Vanguard Title 801-610-1670. 13. Developer shall provide a letter with exhibit of property covered from their title company guaranteeing that the greenbelt taxes have been paid. 14. New project startup form for Lehi City Storm Water. 15. 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. 4. Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for check-off. Check-off plans consist of one 24x36 set of plans submitted to the Planning Department. When changes need to be made to a check-off set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. 5. Prior to the pre-construction meeting, Lehi City Staff will make copies of plans for the meeting from the check-off set and the developer will pay fees for the copies. 6. All signage will require a separate review and approval process 7. The approval of a development shall be effective for a period of two (2) years from the date the development is approved by the Planning Commission or City Council, whichever is applicable. 8. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either a twenty (20) foot minimum width temporary or permanent road, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be kept clear of all fencing, barricades, dumpsters, vehicles, construction materials and debris and maintained until permanent fire apparatus access roads are available. 9. A separate building permit will be required for the retaining walls. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MAY 11, 2017
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 2 of 2
Meeting Date: May 11, 2017
Staybridge Hotel 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:
Scott Argyle Approval of a site plan and conditional use Approximately 2300 North Triumph Blvd. 3.5 acres Commercial Commercial Regional Undeveloped North: Business Park Office (Oracle) East: Business Park Undeveloped South: Commercial UTA Railroad, Lehi City Rail Trail West: Business Park Office, MaritzCX April 19, 2017 Mike West Required Action Final approval None
APPLICABLE DEVELOPMENT CODE REGULATIONS Table 05-040-B Note 3. Up to a 10% reduction in required open space in the Business Park District may be granted by the Planning Commission if the developer provides one or more of the following on the Site Plan: water features, sports courts, gazebos, connection to master planned trail, LEED certification, patio roof terrace, special lighting features and additional landscape plantings. Section 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.
1
Lehi City Planning Commission Staff Report
Meeting Date: May 11, 2017
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 37.080. Exceptions Exceptions to these standards, excluding Section 37.060 Parking Standards, may be made by the Planning Commission if the criteria set forth in this section are met. In the determination of an exception, the burden of proof will be the responsibility of the applicant to show clear and convincing evidence to demonstrate strict adherence to these standards would cause a negative impact to the proposed use or surrounding uses. All exceptions require Conditional Use approval. A. At least two of the following additional architectural or landscaping features must be provided in order for the Planning Commission to consider an exception. These additional features include but are not limited to: 1. 2. 3. 4.
5. 6. 7. 8. 9. 10. 11. 12. 13.
High quality building materials – Minimum eighty (80) percent coverage of high quality building materials such as rock or brick. LEED Silver certification. Additional landscaping – Including at least a one hundred (100) percent increase in open space in addition to the zoning open space requirements. Indoor bicycle /covered secure bicycle parking –Provide bicycle parking equivalent to double the number of required bicycle parking stalls for a project within an enclosed portion of the primary structure or exterior secure structure. Landscape and specialty building lighting. Water features – Including fountains, faux streams, waterfalls, pond, or similar feature. Sports courts – Including a minimum five hundred (500) square foot area built of concrete or other equivalent hard surface material. Gazebos – Covered with a minimum one hundred (100) square feet including benches. Additional connections to a master planned trail – Where applicable and must be constructed of concrete or asphalt. Bicycle user end facilities – Including showers, locker and dressing rooms. Pedestrian plaza – Including a minimum seven hundred fifty (750) square feet with seating areas, raised planters, and tables. Patio roof terrace. Additional architectural elements – Including awnings, cornices, ornamental features, pop-outs, or other features.
B. In the event an exception is granted to the requirements of Section 37.010 (B)(1)(a) or Section 37.040(B)(7), a maximum of one single row of parking may be allowed between the building and street. Large office buildings over one hundred twenty five thousand (125,000) square feet may be allowed up to a full module of parking between the building and street. When an exception is granted to allow a full module of parking in front of a large office building, a landscaped berm shall be provided between the street and parking area. In any case an exception is proposed to allow parking in front of a building located on a corner lot, only one street frontage shall be allowed to have parking between the street and building. HISTORY June 30, 1978: Aug 2, 2013: Feb 23, 2017:
The Calvin G. Fox annexation was recorded which included the subject property. The Perry Commercial subdivision was recorded and created the lot for the proposed concept. The Planning Commission approved the Lot 3 Traverse Ridge Center concept plan. The concept plan included the proposed hotel and a future office building.
ANALYSIS The applicant is requesting site plan and conditional use approval for Staybridge Hotel located at 3400 North Triumph Boulevard. Hotels are classified as a permitted use in the Business Park zone; however, in this case, the applicant is requesting a conditional use permit to allow the hotel portion of the Staybridge Hotel Concept Plan to be offset from the road by a single row of parking on the north side of the building. The applicant must indicate what two items will be used to meet the requirements of the exception to allow a single row of parking between the building and street.
2
Lehi City Planning Commission Staff Report
Meeting Date: May 11, 2017
The total building area is 80,000 square feet. The total landscaping is 23.62% of the total site area, which is less than the 30 percent requirement for the Business Park zone. A reduction of up to 10 percent could be allowed if the applicant provides an item described in sub note 3 on Table 05-040-B (refer to the list on the first page of the report). The site plan includes 116 rooms on four floors, as well as an outdoor pool, garden area, and some conference space. The site plan shows 173 parking stalls, which meets and exceeds the required 126 stalls. Bike parking is located adjacent to the front door of the building, with 13 bike stalls. This meets the minimum 10% of the total required vehicular parking requirement. The proposed hotel is oriented to Triumph Boulevard with no parking between the building and street, and one row of parking located between the building and 3400 North. The site plan addresses the corner of Triumph Boulevard and 3200 North with enhanced landscaping that includes raised planters, a pergola, and flower beds. This enhances the corner, and the landscaping continues along the east side of Triumph Blvd. Three pedestrian crosswalks are featured in the parking lot, per Lehi City standards. In addition, the hotel and future office building are located adjacent to the future TRAX corridor, and compliments the transit with increased commercial density and mixture of uses; this promotes walkability and leads to increases in transit ridership. The hotel’s location is also optimum due to the easy access to the TRAX corridor for business travelers or visitors to the City. The proposed building elevations show the use of stone, EIFS, and glass for exterior materials. The DRC commented that the glazing (glass) would need to be determined a durable material by the Planning Commission in order to be counted toward the 51 percent hard surface requirement. The DRC also recommended using material types or colors that are used on the adjacent buildings (metal accent areas, etc.). It is staff’s opinion that the elevations meet the architectural variations requirements with the use of pop-outs, roofline variations, changes in building materials, architectural louvers. Please consider the remaining DRC comments as part of the motion. RECOMMENDATIONS Planning Division staff recommends APPROVAL of the proposed Staybridge Hotel Site Plan including the DRC comments from April 19, 2017. This recommendation includes the exception for the single row of parking and the reduced landscape area if the applicant demonstrates that three items have been provided as required by the Development Code. This recommendation is based upon the following findings: 1. 2. 3.
4.
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. 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. 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. Additional findings based upon information presented during the public hearing.
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Lehi City Development Review Committee
April 19, 2017
Staybridge Hotel Site Plan and Conditional Use DRC Redline Comments Scott Argyle – Requests review of the Staybridge Hotel site plan and conditional use to be located at approximately 2300 North Triumph Blvd in a Commercial zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Trent Dyer Representatives of the Applicant Present: Jake Thompson, Scott Argyle, and Matt Swain Date of Plans Reviewed: 4/13/17 Time Start: 2:40 PM Time End: 3:00 PM DRC REDLINE COMMENTS: Glade – Power: 1. Correct scale on Electrical Plan. Show civil background to establish switch locations for off-site connection points and avoid conflicts with other utilities. Switch on the West is not shown; Switch on the East is incorrectly located. Label existing switch as mid-voltage switch, label new mid-voltage switch, and mid-voltage switch by others. Also label new mid-voltage ground-sleeve/sectionalizer and reference detail 5.2.3. Show separation of items in this scope vs. future phase scope. 2. Separate key notes by Power Utility work, Site Electrical and Communications work. (a) Note 1: See Detail 3.7 & 3.71; (b) Note 2: Provide non-combustible barrier or surround if the transformer is closer than 10’ to the building structure. Transformer must be located within 50’ of main service breaker/meter. Transformer Pad shown on detail 5.5. (c) Note 3 is general in nature, not a “keyed note item”- Replace with “conduit sizes as shown on Plan – see trench detail 5.3. & 5.4” (d) Note 9: Existing Switch, coordinate with Lehi power for compartment to land 6” diameter conduit. (e) Note 10: “All Power Utility trenching” (f) Note 13: Transformer for street lighting, contractor shall provide pre-cast fiber reinforced concrete base & ground rod. See detail 5.1.1. (g) Note 14: All power utility work shall comply with the details shown on E1.0B and applicable codes. Additional specifications are found at https://.... For conflicts or questions contact Lehi Power Planning & Engineering. (Brent Thomas 385.201.2625) Kerry – Fire: 3. Show valves flanged to the tee for fire hydrants. Greg – Water/Sewer: 4. Remove “reuse” note from the storm drain and provide a storm drain profile. Todd – Public Works: No comments Kim – Planning: 5. On the building materials the glazing would need to be determined a durable material by the Planning Commission in order to be counted toward the 51 percent hard surface requirement. 6. Recommend using material types or colors that are used on the adjacent buildings (metal accent areas, etc.). Gary – Building/Inspections: No comments Mike – Public Works: 7. Change keyed note P2 – sidewalk should be 4 foot. Ross – Engineering: 8. Coordinate with the city on the northeast access location. Trent – Parks: No comments PRIOR TO PRECONSTRUCTION MEETING: 1. Provide an engineer’s cost estimate for the cost of all improvements. 2. Escrow Bond or Letter of Credit and Public/Private Improvement Agreement for all public and private improvements must be in place. 3. Reimbursement Agreement for any reimbursable improvement items must be in place. Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 2
Lehi City Development Review Committee
April 19, 2017
4. 5. 6. 7. 8. 9. 10. 11. 12.
Provide a title report to be reviewed by Lehi City Attorney. Surveyor’s and engineer’s stamps on construction drawings. New property line adjacent to existing roads must be staked and reviewed by the City. Provide signed easement verification sheet. Need Irrigation Company signature on the construction drawings for the irrigation piping. Off-site easements (turnarounds, utilities, power, etc). Provide a copy of any necessary boundary line agreement(s). Provide required licenses (railroad, UDOT, UTA, aqueduct, canal, etc). Warranty deed/title insurance (open space, detention, City park property, City trails, some road dedication). Title insurance policies on each to be obtained through Marnae at Vanguard Title 801-610-1670. 13. Developer shall provide a letter with exhibit of property covered from their title company guaranteeing that the greenbelt taxes have been paid. 14. New project startup form for Lehi City Storm Water. 15. 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. 4. Once approved by the Planning Commission or City Council (whichever is applicable) plans may be submitted for check-off. Check-off plans consist of one 24x36 set of plans submitted to the Planning Department. When changes need to be made to a check-off set, revise the affected sheets only. Each new submittal will require a revision date on each new sheet. 5. Prior to the pre-construction meeting, Lehi City Staff will make copies of plans for the meeting from the check-off set and the developer will pay fees for the copies. 6. All signage will require a separate review and approval process 7. The approval of a development shall be effective for a period of two (2) years from the date the development is approved by the Planning Commission or City Council, whichever is applicable. 8. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either a twenty (20) foot minimum width temporary or permanent road, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be kept clear of all fencing, barricades, dumpsters, vehicles, construction materials and debris and maintained until permanent fire apparatus access roads are available. 9. A separate building permit will be required for the retaining walls. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MAY 11, 2017
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 2 of 2
