Developers ask to renew preliminary plat, seek six variances for 205-acre Cubes at Sparta Pike industrial park

Cubes at Sparta Pike LLC requested reapproval of a preliminary plat for the proposed Lehi subdivision, an approximately 204.9-acre industrial/business park along Sparta Pike and Gainesville Road. The applicant also requested six variances to accommodate the site's constraints, including block-length and block-perimeter variances, a cross-connection variance, and relief for two lots that do not meet the IP (industrial park) district lot-size requirements.

Staff told the Planning Commission that variances one through five were previously granted with a prior preliminary plat but expired when that plat lapsed. Staff is not opposed to reapproving the variances with the current preliminary plat, but recommended a condition that future plats and site plans be held to the development code in effect at the time those future submittals are made.

The proposed Wheeler Way road through the development was described as roughly 3,945 linear feet from Kanesville to Sparta Pike. Staff said the length would ordinarily require additional internal connections (two to the north and two to the south for a total of four), and that the project currently provides one connection to the south. The block perimeter for the proposed layout was reported to exceed 12,000 linear feet and therefore needs a variance.

The applicant representatives said the project has a long history with the city, including earlier approvals and ongoing infrastructure work. "There's about 10,000,000 worth of mass grading that's gone on on the site based on the original plat approval," said Byron Gill, the applicant's representative, explaining why the team considers itself vested and seeks reapproval. Kevin Scott, representing CRG, said civil review and permitting have taken longer than expected and that the team submitted civil plans about 14 months earlier that remain under review.

Applicant representatives opposed a required connection to Hill Lakes Lane, which stubs to the property, arguing that mixing industrial truck traffic with an existing residential cul-de-sac would create incompatibility. One participant on the record warned that truck GPS routing could send heavy vehicles down Hill Lakes if that connection were made. "I agree with them that you don't want to connect to Hill Lakes now or in the future because the trucks with the GPS will go right down that street," the speaker said.

Staff and applicants discussed how forthcoming changes in the city's zoning code may eliminate some of the variances in the future by altering connectivity rules; however, both sides said that one particular connection (to Hill Lakes) likely would still require consideration or a variance.

No formal vote on the preliminary plat or the variances is recorded in the meeting transcript. Staff recommended conditional approval if the commission chooses to grant variances, with a condition that subsequent planning approvals comply with the development code in force at the time of later submittals.

Why it matters: The project would create a major industrial/business park that affects traffic patterns and adjacent residential neighborhoods; decisions about connections and buffers will shape long-term traffic and land-use relationships.

What's next: The matter remains before the Planning Commission pending a formal motion and vote; staff recommended conditions tied to future compliance with the applicable development code.