Public Comment for Planning Commission Items

Lone Star Builders submitted a concept plan for a new Quick Quack Car Wash on 1200 West. The concept shows a carwash building and a smaller drive-thru building.

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The applicant requests review and approval of the Lehi Drive Thru Concept located at 600 West State Street. The concept shows the layout of the two drive thru buildings, parking, and potential future landscaping. The development of this parcel is being done in conjunction with the City to complete improvements along State Street. You can see a copy of the proposed plan in the "Documents" section on the right hand side of this page.

The proposed concept plan shows two approximately 1,000 square foot buildings with drive thru facilities. The drive thru facilities are a conditional use in the Mixed-Use zone and will need to be applied for at the time of site plan. Both buildings would have patio areas on the west side of the building for outdoor dining. Parking will be provided for employees and people getting takeout. This development is located within the Urban Village district in Chapter 37 of the Development Code. The Development Review Committee commented that it would be subject to the requirements in that section for site design and architecture.

Separate drive thru facilities will surround both buildings and will allow for stacking within the parking lot areas. In addition, the buildings will have the drive aisle between the buildings and State Street. The Development Review Committee commented that parking lots or drive aisles are not allowed between the building and street in the Urban Village District. The applicant is requesting that an exception be granted to allow the drive aisles.

Landscaping will be provided throughout the site. The site will need to meet the landscape standards for non-residential uses, including a minimum of 50% waterwise landscaping. Due to the residential to the north of the site, a landscape buffer will need to be provided to buffer between the commercial and residential uses. The Development Review Committee commented that the site will need to provide fencing and sufficient landscape buffering along the residential property lines. The applicant has indicated in their narrative that they are requesting an exception to encroach on the buffer zone with the property to the north, which can be considered in a Mixed Use zone. The Planning Commission will need to determine whether this exception is warranted.

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Eric Woodley requests approval of the DPWW Office Building Concept. A proposed four-story office building located across the street from strap tank.

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DR Horton requests to put a construction trailer on their property by the Micron Plant. The trailer will hold construction equipment.

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The applicant is requesting approval of a conditional use permit to allow for an existing monument sign to be upgraded with an electronic display sign (EDS) for Lehi Dental located at 216 East Main Street. Typically EDM signs are not allowed in the Historic District, however the Lehi Hearing Officer granted a variance to allow them to apply for this specific sign due to a change in the Code that impacted them after they had started talking to the City and designing the sign. The applicant was still required to come to Planning Commission for a conditional use permit because of the EDS conversion.

The existing sign is 10 feet in height and just over 7 feet in width. The dimensions for the sign are allowed because the sign was approved and constructed before the existing monument sign requirements of the Code were approved. It exists as a legal, non-conforming monument sign. The EDS portion on the sign does appear to exceed 50 percent of the overall sign area currently, but the applicant mentioned that the existing sign shows text in the upper triangle area. They propose to put the address in the updated building matched timber frame truss triangular piece and use that sign area to meet the 50% requirement. The Planning Commission will need to determine if that is acceptable as contributing towards the total sign area. If so, the 50 percent EDS requirement would be satisfied.

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Ethan Moon requests approval of a pylon sign next to the new Fabulous Freddy's Car Wash located at 1085 East Main Street. The proposed sign is 25 feet tall and has 192 square feet of sign area. It matches the design of the existing Lehi Crossing Sign.

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The applicant is requesting review and recommendation to amend the General Plan land use designation of this approximately 13-acre property from VLDRA (Very Low Density Residential Agriculture) to VLDR (Very Low Density Residential). The current General Plan land use designation of VLDRA would allow an overall neighborhood density up to 1.75 units per acre. The applicant requests the amendment to VLDR, which would allow an overall neighborhood density of up to 2.5 units per acre.

The applicant’s narrative states that the proposed amendment is desired because they believe that a subdivision development project is only viable if the density is increased to 2.5 units per acre. The change in the General Plan would facilitate the creation of a subdivision with slightly smaller, but new large lot homes that are more affordable than what could be developed in VLDRA. The change would result in a maximum total of about 32 lots, approximately 19 new lots over what would be allowed in the existing A-1 zone. If the applicant just rezoned the property to R-1-22 as allowed by the VLDRA designation, the proposed increase in lots would be smaller with 9 new lots.

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Alan and Jinhee Thayn request approval of the Thayn Flag Lot Conditional Use located at 1519 North 300 West. Flag lots are conditional use because they allow the Planning Commission to put conditions such as the way the house faces, requiring fencing, or plantings, or other similar conditions.

Several flag lots already exist in this area. This flag lot is unique in that it does not have the required frontage on the property line, but it does have enough width at the front yard setback.

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The applicant requests review and recommendation of the Gardner Point Phase 2 Preliminary Subdivision. The proposed subdivision is a residential development consisting of single-family homes, townhomes, condominiums, and open space.

The proposed subdivision will include a total of 635-units and will be developed as a PUD (planned unit development). These units are proposed to be a mixture of unit types including single-family homes, rear-load townhomes, front-load townhomes, and condominiums. The single-family units will largely be located on the western portion of the site and a mixture of units are proposed throughout the southern and eastern portions of the site. The proposed subdivision provides a mixture of rear-loading and front-loading townhomes, which meets the Development Code requirements. The rear-load townhomes and condominiums are designed to front open space or larger public roads.

In addition to the varied unit-types, the proposed plan meets the ten percent open space requirements for planned residential developments. The open space includes completing a portion of the City’s master-planned trail along 3600 West, neighborhood parks with amenities, a clubhouse with a pool, and other passive open spaces. Greenways are shown to interconnect open spaces and provide a connected greenspace network. The plan shows a linear open space along the master planned canal trail along a proposed roadway to provide open access and visibility to the neighborhood. In addition, this phase will also continue the 10-foot-wide asphalt trail along 1500 North to provide greater bike and pedestrian connectivity throughout the area.

The proposed subdivision meets the street connectivity requirements for block lengths, connectivity index, and provides additional pedestrian access through several blocks to increase walkability. An exception is requested on the west side of the development due to the steep grade up to the existing canal, which is justified as shown with the steep slopes shown in the grading plan. Two pedestrian access points are proposed to provide access from the neighborhood to the canal trail.

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The applicant is requesting preliminary subdivision review and recommendation of the Taylor Meadows Phase II Subdivision. The proposed subdivision will include 22 single-family lots in the R-1-22 zone. The proposed subdivision will be a second phase to the Taylor Meadows subdivision.

The proposed subdivision will include 22 single-family lots on 14.55 acres. This results in a density of 1.51 units per acre, which meets the requirement of the R-1-22 zone. The lots range in size from 21,396 square feet to 37,783 square feet. The DRC commented that lot 11, which has less than 22,000 square feet, would need to meet the 22,000 square foot requirement for the zone. Once that change has been made, all the lots will meet the size requirement for the zone. When combined with Taylor Meadows Phase 1, the connectivity requirements are met with this subdivision.

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