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X Development Concept

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This item received a positive recommendation from the Planning Commission and will go to City Council for final consideration. 

The applicant is requesting review and recommendation of the X Development 2100 North Subdivision Concept located at 2100 North and 2300 West. The applicant has indicated in their narrative that the proposed development is a concept plan for a PUD (planned unit development). The proposed development would include 66 single family lots and a two-acre commercial parcel. This report will describe the PUD requirements, proposed layout, and DRC comments.

PUD Requirements

Planned Unit Developments or PUD is a residential overlay that allows applicants to cluster development to provide varied lot sizes and open space. A PUD is allowed at the discretion of the Planning Commission and the City Council in all residential districts. The Planning Commission and City Council will need to determine if this site would warrant having a PUD. This concept plan is the first step for review of a planned unit development. If approved, the applicant would submit a preliminary subdivision followed by a final subdivision plat.

A development must also meet the requirements of a PUD. This includes the open space requirement of a minimum of 10% the residential area and meeting the open space design requirements. This development would remove the two-acre commercial development from the calculation to determine the open space amount. The location and design of the open space requires that the open space be contiguous and not be a collection of remnants. In addition, any detention and yard areas could not be counted towards the open space areas.

The density for PUDs is determined based on the underlying zoning district. The two-acre commercial development included on this site would not be included in the density calculations. The density shown in this concept exceeds the maximum 3.5 units per acre allowed for this project as set by the R-1-Flex zone for a property over 10 acres in size. The current zoning of the property is A-5; however, the applicant has filed a zone change amendment to Neighborhood Commercial and R-1-Flex. When the commercial area is removed, the maximum allowed units would be 63 units and the proposed plan shows 66 units (based on the approval for the R-1-Flex zone). The applicant may ask for a density bonus to reach the 66 units, but it will be based on providing additional amenities listed in Chapter 17 of the Lehi City Development Code. The City Council and Planning Commission would need to approve any additional density for amenities provided in this development. Staff noted in DRC that an additional 3 lots could be added in lieu of reimbursement for trail along 2100 N.

Proposed Layout

The proposed plan shows two acres of commercial at the corner of 2300 W and 2100 North. The remaining 18 acres show 66 lots of single family residential on lots ranging from 5,267 square feet to 10,752 square feet. The site proposes connections to 2300 West, 2100 North, and the Green Park Plat B Subdivision to the east to provide connectivity to the site. The connection to 2100 North is a right in-right out road that is a new addition to this concept plan from the previously reviewed iteration. In addition, a trail is being shown along 2100 North and another is shown going north/south in the site to provide additional connectivity through the neighborhood. The widening of the sidewalk on 2100 N to a 10’ trail and the connecting neighborhood trail could contribute towards a density bonus.

The proposed plan shows areas for open space. The open space is in the center of the development, with additional pieces being located along the north/south trail and along the railroad tracks. The DRC did comment that if this were to be approved as a PUD, the open space requirements of having well planned, walkable, and connected open space would be required.

The applicant is requesting review and recommendation of the X Development 2100 North Subdivision Concept located at 2100 North and 2300 West. The applicant has indicated in their narrative that the proposed development is a concept plan for a PUD (planned unit development). The proposed development would include 66 single family lots and a two-acre commercial parcel. This report will describe the PUD requirements, proposed layout, and DRC comments.

PUD Requirements

Planned Unit Developments or PUD is a residential overlay that allows applicants to cluster development to provide varied lot sizes and open space. A PUD is allowed at the discretion of the Planning Commission and the City Council in all residential districts. The Planning Commission and City Council will need to determine if this site would warrant having a PUD. This concept plan is the first step for review of a planned unit development. If approved, the applicant would submit a preliminary subdivision followed by a final subdivision plat.

A development must also meet the requirements of a PUD. This includes the open space requirement of a minimum of 10% the residential area and meeting the open space design requirements. This development would remove the two-acre commercial development from the calculation to determine the open space amount. The location and design of the open space requires that the open space be contiguous and not be a collection of remnants. In addition, any detention and yard areas could not be counted towards the open space areas.

The density for PUDs is determined based on the underlying zoning district. The two-acre commercial development included on this site would not be included in the density calculations. The density shown in this concept exceeds the maximum 3.5 units per acre allowed for this project as set by the R-1-Flex zone for a property over 10 acres in size. The current zoning of the property is A-5; however, the applicant has filed a zone change amendment to Neighborhood Commercial and R-1-Flex. When the commercial area is removed, the maximum allowed units would be 63 units and the proposed plan shows 66 units (based on the approval for the R-1-Flex zone). The applicant may ask for a density bonus to reach the 66 units, but it will be based on providing additional amenities listed in Chapter 17 of the Lehi City Development Code. The City Council and Planning Commission would need to approve any additional density for amenities provided in this development. Staff noted in DRC that an additional 3 lots could be added in lieu of reimbursement for trail along 2100 N.

Proposed Layout

The proposed plan shows two acres of commercial at the corner of 2300 W and 2100 North. The remaining 18 acres show 66 lots of single family residential on lots ranging from 5,267 square feet to 10,752 square feet. The site proposes connections to 2300 West, 2100 North, and the Green Park Plat B Subdivision to the east to provide connectivity to the site. The connection to 2100 North is a right in-right out road that is a new addition to this concept plan from the previously reviewed iteration. In addition, a trail is being shown along 2100 North and another is shown going north/south in the site to provide additional connectivity through the neighborhood. The widening of the sidewalk on 2100 N to a 10’ trail and the connecting neighborhood trail could contribute towards a density bonus.

The proposed plan shows areas for open space. The open space is in the center of the development, with additional pieces being located along the north/south trail and along the railroad tracks. The DRC did comment that if this were to be approved as a PUD, the open space requirements of having well planned, walkable, and connected open space would be required.

Public Comment

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This item received a positive recommendation from the Planning Commission and will go to City Council for final consideration. 

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As more development continues along 2100 N, 2100 N and all connector streets entering/leaving 2100 N will become more congested. Is the city working with UDOT to convert the 2100 N corridor to full build out (i.e., freeway down the middle) with frontage rounds on sides sooner then later? The new children hospital is going in at Holbrook Farms. With the congestion on 2100 N, how effective will be it for emergency vehicles to get to the hospital without further consideration of the congestion on 2100 N?

Chris brown over 3 years ago
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