Terrace at Traverse Pylon Sign Conditional Use and Site Plan ...
Lehi City Planning Commission Staff Report
Meeting Date: March 24, 2016
Terrace at Traverse Pylon Sign 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: Planning Commission: City Council:
Kent Hyde – YESCO Approval of a site plan and conditional use for a pylon sign SR-92 and Triumph Boulevard Approximately 27 acres Planned Community (PC) Commercial Retail center under construction North: PC Buried Jordan Aqueduct East: PC Buried Jordan Aqueduct South: SR-92 SR-92 West: PC Hyatt Hotel/Outlets at Traverse Mtn. March 9, 2016 Required Action Final decision None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09-050 (B) from the Lehi City Development Code states that in approving a conditional use permit, the Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of the Lehi City General Plan and this Code, and to assure the operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses in the general vicinity. These conditions may include: 1. That the site will be suitable 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, electromagnetic 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. 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. Section 23.060(I) 6. The total allowable size of the pylon sign is calculated as fifteen percent (15%) of the total square footage for the wall adjacent to the site's street frontage, or two hundred (200) square feet, whichever is less. For example, a wall with a total square footage of two hundred (200) sq. ft. would be permitted a thirty (30) sq. ft. sign (Wall Square Footage X 0. 15 = Permitted Size) (200 X 0. 15 = 30). For multi-tenant commercial projects the Planning Commission may allow additional sign area on a case by case basis. Additional area shall be based on the number of tenants displayed on the sign. In no case shall the total size of the sign exceed six hundred (600) square feet. 10 For large, multi-parcel and/or multi-tenant, retail-based projects of at least three (3) acres, exceptions may be allowed by the Planning Commission as a Conditional Use, provided that an overall sign package for the project is established to create consistency in the overall signage for the project. Increase in signage shall be approved on a site specific, case-by-case basis. It shall be the responsibility of the applicant to provide sufficient information and detail to justify the requested increase.
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Lehi City Planning Commission Staff Report HISTORY July 26, 1997: Dec 4, 2000: Nov 12, 2013: June 11, 2015: Aug 13, 2015: Oct 22, 2015:
Meeting Date: March 24, 2016
This property was annexed to Lehi City as the Deerfield Annexation included the subject property and most of what is now within the Traverse Mountain Planned Community. The Fox Ridge Area Plan was recorded for what is now Traverse Mountain which designated Planned Community zoning to the subject property. The Traverse Mountain Area Plan was later amended in 2012 to the current plan. The Riverbend Traverse Mountain Commercial preliminary plat and grading permit were approved by City Council which both included the subject property. The Terrace at Traverse Mountain site plan was approved which included the site access and central parking lot for the overall site which includes the proposed Building Package #1. The Terrace at Traverse Mountain Building Package #2 site plan was approved by the Planning Commission. The Terrace at Traverse Mountain Building Package #3 site plan was approved by the Planning Commission.
ANALYSIS The applicant is requesting approval of a conditional use permit for a pylon sign to be located at the new Terrace at Traverse retail center currently under construction located on the northeast corner of SR-92 and Triumph Boulevard. The sign is proposed to be located along the SR-92 frontage on the east side of Building E. The applicant is requesting an exception to allow a taller sign with additional signage area. The Development Code allows the Planning Commission to approve pylon signs with additional height and size if it is a large multi-tenant project with a minimum area of 3 acres (see Development Codes Sections 23.060(I) 6 and 10 above). The applicant is responsible to provide justification for the size increase. The proposed sign is 40 feet tall and includes a total of 466 square feet of signage per side of the pylon sign which is less than the maximum 600 square feet for a multi-tenant exception. The Development Code has a maximum pylon sign height of 25 feet unless an exception is approved. The DRC stated that the proposed height and size increases of the sign seem reasonable to accommodate the large number of tenants located within the Terrace at Traverse development. The applicant has indicated that a monument sign will also be included and located along Triumph Boulevard as part of the overall sign package. The exterior material of the sign support structure is painted aluminum and the sign features color changing LED illumination for the cabinets in the sign that do not contain tenant signage. The DRC stated that the sign must use materials that relate the sign to the buildings. The DRC recommended the use of brick or another element to tie in the design of the buildings to the sign. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed conditional use permit for the Terrace at Traverse Pylon Sign based on the following findings: 1. The Development Code allows exceptions to be granted for large multi-tenant projects. 2. The exceptions proposed as part of the conditional use permit seem to be within reason for the size of development for which it will serve. 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. Additional findings based upon information presented during the public hearing. In approving a conditional use application the Planning Commission may impose such requirements and conditions with respect to location, construction, maintenance, operation, site planning, traffic control and time limits for the conditional use permit as deemed necessary for the protection of adjacent properties and the public interest. The Commission may require guarantees or other evidence that such conditions are being, or will be, met and complied with. The Planning Commission may approve or approve with conditions this request for conditional use permit and site plan approval. Any conditions or requirements as well as findings (reason and justification) for approval must be included in the Planning Commission’s motion.
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Lehi City Development Review Committee
March 9, 2016
Terrace at Traverse Pylon Sign Conditional Use DRC Redline Comments YESCO – Requests Conditional Use review for a proposed pylon sign for the Terrace at Traverse development located at SR-92 and Triumph Boulevard in an existing Planned Community zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Mike Beck, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Kent Hyde and Joel Warden Date of Plans Reviewed: 2/29/16 Time Start: 11:05 AM Time End: 11:20 AM DRC REDLINE COMMENTS: Brent (Glade) – Power: 1. Assure Signage is out of PUE - ensure the 10’ PUE and 2’ Traverse Mountain easement are shown. 2. Power supply for signs shall be from the Building service/panel Kerry – Fire: No comments Greg – Water/Sewer: 3. Ensure the sign is located out of the 20 foot storm drain easement. Todd – Public Works: No comments Kim – Planning: 4. The increase in height on the main pylon sign seems reasonable to accommodate the large number of tenants in the Terrace @ TM project and the fact that only 2 signs for the entire project are proposed (vs. several smaller monument signs that could be allowed) 5. Per the design standards in the Development Code, both signs need to utilize building materials that relate the sign to the buildings. Recommend the use of brick or another element that is on the adjacent buildings in the design of the sign. Gary (Mike B) – Building/Inspections: 6. Provide some dimensions to the footing location from a permanent structure (building, curb, etc.) Mike – Public Works: No comments Ross – Engineering: 7. Overlay the proposed sign on the utility plan. Craig – Parks: No comments 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. 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. 3. 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. 4. This sign will require a building permit. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MARCH 24, 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: March 24, 2016
Terrace at Traverse Pylon Sign 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: Planning Commission: City Council:
Kent Hyde – YESCO Approval of a site plan and conditional use for a pylon sign SR-92 and Triumph Boulevard Approximately 27 acres Planned Community (PC) Commercial Retail center under construction North: PC Buried Jordan Aqueduct East: PC Buried Jordan Aqueduct South: SR-92 SR-92 West: PC Hyatt Hotel/Outlets at Traverse Mtn. March 9, 2016 Required Action Final decision None
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09-050 (B) from the Lehi City Development Code states that in approving a conditional use permit, the Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of the Lehi City General Plan and this Code, and to assure the operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses in the general vicinity. These conditions may include: 1. That the site will be suitable 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, electromagnetic 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. 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. Section 23.060(I) 6. The total allowable size of the pylon sign is calculated as fifteen percent (15%) of the total square footage for the wall adjacent to the site's street frontage, or two hundred (200) square feet, whichever is less. For example, a wall with a total square footage of two hundred (200) sq. ft. would be permitted a thirty (30) sq. ft. sign (Wall Square Footage X 0. 15 = Permitted Size) (200 X 0. 15 = 30). For multi-tenant commercial projects the Planning Commission may allow additional sign area on a case by case basis. Additional area shall be based on the number of tenants displayed on the sign. In no case shall the total size of the sign exceed six hundred (600) square feet. 10 For large, multi-parcel and/or multi-tenant, retail-based projects of at least three (3) acres, exceptions may be allowed by the Planning Commission as a Conditional Use, provided that an overall sign package for the project is established to create consistency in the overall signage for the project. Increase in signage shall be approved on a site specific, case-by-case basis. It shall be the responsibility of the applicant to provide sufficient information and detail to justify the requested increase.
1
Lehi City Planning Commission Staff Report HISTORY July 26, 1997: Dec 4, 2000: Nov 12, 2013: June 11, 2015: Aug 13, 2015: Oct 22, 2015:
Meeting Date: March 24, 2016
This property was annexed to Lehi City as the Deerfield Annexation included the subject property and most of what is now within the Traverse Mountain Planned Community. The Fox Ridge Area Plan was recorded for what is now Traverse Mountain which designated Planned Community zoning to the subject property. The Traverse Mountain Area Plan was later amended in 2012 to the current plan. The Riverbend Traverse Mountain Commercial preliminary plat and grading permit were approved by City Council which both included the subject property. The Terrace at Traverse Mountain site plan was approved which included the site access and central parking lot for the overall site which includes the proposed Building Package #1. The Terrace at Traverse Mountain Building Package #2 site plan was approved by the Planning Commission. The Terrace at Traverse Mountain Building Package #3 site plan was approved by the Planning Commission.
ANALYSIS The applicant is requesting approval of a conditional use permit for a pylon sign to be located at the new Terrace at Traverse retail center currently under construction located on the northeast corner of SR-92 and Triumph Boulevard. The sign is proposed to be located along the SR-92 frontage on the east side of Building E. The applicant is requesting an exception to allow a taller sign with additional signage area. The Development Code allows the Planning Commission to approve pylon signs with additional height and size if it is a large multi-tenant project with a minimum area of 3 acres (see Development Codes Sections 23.060(I) 6 and 10 above). The applicant is responsible to provide justification for the size increase. The proposed sign is 40 feet tall and includes a total of 466 square feet of signage per side of the pylon sign which is less than the maximum 600 square feet for a multi-tenant exception. The Development Code has a maximum pylon sign height of 25 feet unless an exception is approved. The DRC stated that the proposed height and size increases of the sign seem reasonable to accommodate the large number of tenants located within the Terrace at Traverse development. The applicant has indicated that a monument sign will also be included and located along Triumph Boulevard as part of the overall sign package. The exterior material of the sign support structure is painted aluminum and the sign features color changing LED illumination for the cabinets in the sign that do not contain tenant signage. The DRC stated that the sign must use materials that relate the sign to the buildings. The DRC recommended the use of brick or another element to tie in the design of the buildings to the sign. Please consider other DRC comments as part of the motion. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends APPROVAL of the proposed conditional use permit for the Terrace at Traverse Pylon Sign based on the following findings: 1. The Development Code allows exceptions to be granted for large multi-tenant projects. 2. The exceptions proposed as part of the conditional use permit seem to be within reason for the size of development for which it will serve. 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. Additional findings based upon information presented during the public hearing. In approving a conditional use application the Planning Commission may impose such requirements and conditions with respect to location, construction, maintenance, operation, site planning, traffic control and time limits for the conditional use permit as deemed necessary for the protection of adjacent properties and the public interest. The Commission may require guarantees or other evidence that such conditions are being, or will be, met and complied with. The Planning Commission may approve or approve with conditions this request for conditional use permit and site plan approval. Any conditions or requirements as well as findings (reason and justification) for approval must be included in the Planning Commission’s motion.
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Lehi City Development Review Committee
March 9, 2016
Terrace at Traverse Pylon Sign Conditional Use DRC Redline Comments YESCO – Requests Conditional Use review for a proposed pylon sign for the Terrace at Traverse development located at SR-92 and Triumph Boulevard in an existing Planned Community zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Mike Beck, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Kent Hyde and Joel Warden Date of Plans Reviewed: 2/29/16 Time Start: 11:05 AM Time End: 11:20 AM DRC REDLINE COMMENTS: Brent (Glade) – Power: 1. Assure Signage is out of PUE - ensure the 10’ PUE and 2’ Traverse Mountain easement are shown. 2. Power supply for signs shall be from the Building service/panel Kerry – Fire: No comments Greg – Water/Sewer: 3. Ensure the sign is located out of the 20 foot storm drain easement. Todd – Public Works: No comments Kim – Planning: 4. The increase in height on the main pylon sign seems reasonable to accommodate the large number of tenants in the Terrace @ TM project and the fact that only 2 signs for the entire project are proposed (vs. several smaller monument signs that could be allowed) 5. Per the design standards in the Development Code, both signs need to utilize building materials that relate the sign to the buildings. Recommend the use of brick or another element that is on the adjacent buildings in the design of the sign. Gary (Mike B) – Building/Inspections: 6. Provide some dimensions to the footing location from a permanent structure (building, curb, etc.) Mike – Public Works: No comments Ross – Engineering: 7. Overlay the proposed sign on the utility plan. Craig – Parks: No comments 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. 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. 3. 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. 4. This sign will require a building permit. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MARCH 24, 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
