Thanksgiving Point Office Site Plan Approval Planning ... · December 10, 2015 – The Planning Commission reviewed the proposed concept plan where it was tabled. The following motion

Lehi City Planning Commission Staff Report Meeting Date: March 24, 2016

Thanksgiving Point Office Site Plan Approval

Planning Commission Report

Applicant: Sean Onyon – VCBO Architecture

Requested Action/Purpose: Approval of a commercial site plan

Location: 3201 North Garden Drive (Thanksgiving Point)

Project Area: Approximately 12 acres

Existing Zoning: Resort Community

General Plan Land Use Designation: Resort Community

Existing Land Use: Thanksgiving Point Golf Course Driving Range

Adjacent Zoning and Land Use: North: Resort Community South: Resort Community Golf Course/Single family residential

East: Resort Community Front Runner right-of-way

West: Resort Community Golf Course

Date of Last DRC Review: March 16, 2016

Assigned Planner: Christie Hutchings

Required Action

Planning Commission: Final approval

City Council: No action required

APPLICABLE DEVELOPMENT CODE REGULATIONS Section 06.080. Development Approvals and Permits. B. Expedited Site Plan Review Process: Site Plans with a total valuation, including building and all associated improvements, greater than 10,000,000 dollars shall follow the City’s standard procedures for review and approval of a site plan including approval by the Planning Commission, following a review by the Reviewing Departments. Section 28.070. Development Standards. Where a Resort Community Zone proposes a mix of recreational and commercial or business park uses, the following development standards shall apply in addition to any other commercial development standards contained in this Code or the Design Standards and Public Improvement Specifications manual: A. Building Design. The proposed structures shall be complimentary to the surrounding architecture in terms of scale, massing, roof shape, and exterior materials. Buildings should not create large bulky masses, but should be scaled down into groupings of smaller attached structures. Buildings adjacent to single family detached units should be limited to 2 stories or 35 feet. B. Parking. Large expanses of asphalt shall be reduced and broken into smaller parking lots. Parking lots shall include ample landscaping to buffer cars from neighboring properties including the use of berms and landscaped islands (see Section 12-090 C). C. Access and Traffic. Adequate vehicular and pedestrian access must be provided. Direct access from an arterial or collector street to the office and professional service uses must be provided. A traffic impact study shall be required as part of the Area Plan, to project auto and truck traffic generated by the uses proposed. D. Roof Design. Flat or low-pitched roofs shall be avoided and rooflines should blend in with surrounding buildings. Roof design may be further defined as part of an approved Area Plan. E. Materials. New buildings should blend with the materials of surrounding buildings. Building materials may be further defined as part of an approved Area Plan. F. Signage. Signage of buildings should be part of a coordinated signage system for the entire Resort development.

Signage should help unify the development and provide a positive image. Natural materials such as wood, stone, rock and

metal with external illumination are encouraged. The use of monument signs is also encouraged. The size and location of signage shall conform to the requirements and design guidelines of Chapter 23, Signs, of this Code. G. Lighting. Outdoor lighting should be screened by shields or hoods to prevent glare onto adjacent properties. The intensity of large fixtures should be reduced by utilizing a larger number of smaller light poles of twelve (12) to eighteen (18) feet. Incandescent lights should be used in smaller pedestrian spaces where quality light is especially important. Section 37.010. Commercial Design Standards. A. Architectural Standards.

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.

B. Site Design Standards.

1. (a) Buildings shall be oriented to the right-of-way in order to create a “streetwall” along the street edge with no front yard setback except to allow for some minor landscaped areas, courtyards, plazas, or a drive thru if the site constraints do not allow for an alternative design.

HISTORY December 26, 1995 – Thanksgiving Point annexation – The subject property was included in this annexation and assigned

Planned Community zoning. Later the Thanksgiving Point Area Plan was amended and this property was assigned Resort Community zoning.

December 10, 2015 – The Planning Commission reviewed the proposed concept plan where it was tabled. The following

motion was made:

Donna Barnes moved to approve VCBO Architect’s request for a Concept Plan for Thanksgiving Point Office, proposed office and stake center buildings located at approximately Garden Drive and Desert Forest Lane in a Resort Community zone seeing it would not be detrimental to the safety, welfare or well-being of our community and include DRC comments. Second by Jared Peterson. Motion carried unanimous.

ANALYSIS The applicant is requesting site plan approval for a 4-story, 135,000 square foot office building in the Thanksgiving Point development – professional office is classified as a Permitted Use by the Thanksgiving Point Area Plan. The Planning Commission granted concept approval for an office building and church building on December 10, 2015; however at this time, the applicant is only seeking approval for the office building – the church building will be submitted for a separate review and Conditional Use approval in the future. The current use of the property is the golf course driving range, which is planned to be moved adjacent to the Children’s Museum. (Approval for the new location of the driving range is not included in this request) The office building is oriented towards Garden Drive, with parking on the sides and rear of the building. The previous concept plan showed a pick-up/drop-off area in front of the building, which has now been removed because of conflict with the approved county/UDOT trail along the frontage. Funding for this project is in place and Utah County owns the right-of-way in front of the project along Garden Drive, and because of potential conflict between the trail users and pick-up/drop-off, the County has not approved the two additional accesses required for the pick-up/drop-off area, thus it has been removed. Although a church building is proposed to be constructed as a future phase, all site improvements, including the parking for the entire project, is being constructed with this phase. As per the Area Plan, a minimum of 4.5 parking stalls are required for every 1,000 square feet of gross leasable space. The proposed building is 98,400 square feet, for a requirement of 443 stalls. There are 494 stalls shown on the proposed site plan. Parking for the future phase will be evaluated at the time of Conditional Use Approval. Additionally, 45 bike parking spaces are being provided for inside the office building.

50% of the site is shown as landscaped, which is in excess of the minimum requirement of 10%. A significant amount of landscaping is located on the south and west boundaries of the project, adjacent to residential and golf course uses, to provide buffering and screening. Proposed building elevations show the use of brick, metal accents and glass with pop-outs, awnings, decorative lighting, roof cantilevers, and a recessed entry for architectural variations. As discussed above, the building orientation is to Garden Drive, in accordance with the Commercial Design Standards from Chapter 37, which aids in pedestrian accessibility which is especially important considering the proximity to the Lehi Front Runner Station. A traffic study has been submitted to the City’s Engineering Department, and is currently being reviewed. As per the traffic report, a traffic signal is proposed at 2150 North 2300 West. The developer and staff are currently working with UDOT to coordinate the signal. RECOMMENDATIONS/POSSIBLE ACTIONS The Planning Division Staff recommends that the Planning Commission grant approval to the proposed site plan, as the proposed use is a permitted use within the Thanksgiving Point Resort Community, with the condition that the City, the Developer and UDOT come to an agreement regarding roadway and signal improvements that maybe required to mitigate potential traffic issues caused by this development, including all DRC redline comments, and with the following findings: 1. The proposed site plan is not detrimental to the public health, safety, and welfare of Lehi City. 2. The proposed site plan meets the requirements of the Lehi City Development Code and Thanksgiving Point Resort

Community in regards to site plan approval. 3. Other findings based upon information presented during the Planning Commission approval.

Lehi City Development Review Committee March 16, 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.

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Thanksgiving Point Office Site Plan DRC Redline Comments

VCBO Architecture – Requests Site Plan review for Thanksgiving Point Office located at Garden Drive and Desert Forest

Lane in a Resort Community zone. (fifth submittal - date of last review 2/24/16) DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross

Dinsdale, Craig Barratt Representatives of the Applicant Present: none present Date of Plans Reviewed: N/A Time Start: 10:00 Time End: 10:20 CRITICAL ISSUE: Under current conditions, the circuits feeing the proposed area have no available capacity. Until further review and system improvement are designed and or in place we are unable to serve this project DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: 1. Remove the culinary service line and valve off of the fire line off of both buildings (relocate as per Lehi Water Dept) 2. Sheet C300 – add a hydrant on the southwest front of the church Greg – Water/Sewer: 3. Sheet C301 – note #12, irrigation service will be either 2-inch or 4-inch Todd – Public Works: No comments Kim – Planning: 4. Submit a fully revised site plan with the new trail alignment Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 5. Continue to work with UDOT and City regarding proposed traffic signal locations Craig – Parks: 6. Sheet L-100 – bold the point of connection

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. Approval from Thanksgiving Point Architectural Review Committee on the design of the building, parking, lighting and

landscaping 6. Written/recorded 20-foot easement over the looped PI and culinary line 7. Written/recorded 20-foot sewer access and maintenance easement over the golf cart path and pipe 8. The Thanksgiving Point Architectural Control Guidelines call for 9’x20’ size parking stalls with 25’ aisles. The site plan

either needs to be adjusted to meet these standards or otherwise approved by the Thanksgiving Point ARC. 9. On the future trail that runs along Garden Drive, coordinate with Lehi City and Utah County on the design and

construction 10. Under current conditions the circuits feeding the proposed area have no available capacity. Until further review and

system improvements are designed and or in place we are unable to serve this project. 11. Provide an approval from Thanksgiving Point allowing the pedestrian connection to the golf course 12. Comments from Planning Commission approval DRC GENERAL COMMENTS:

Lehi City Development Review Committee March 16, 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.

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1. A line extension, conduit and equipment will be required for a master plan tie circuit in order to provide adequate service to this project. Lehi Power provided sketch with points of attachment and power infrastructure to be constructed.

2. Developer is responsible to furnish adequate rights of way or easements for construction of off-site power line extensions. 3. 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.

4. 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.

5. 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.

THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MARCH 24, 2016