Planning commission preliminarily approves Byland Farms Phase 1 subdivision, flags future wetlands and traffic issues

The Lindon City Planning Commission on Jan. 28 granted preliminary approval to Byland Farms Phase 1, a proposed six-lot subdivision on a roughly 1.45-acre parcel historically associated with the Davis family. The commission approved the preliminary plat and attached conditions, including engineering corrections, increased utility-easement widths, and assurances for required public infrastructure.

Bridal Corbett, planning staff presenting the item, told commissioners the application proposed five conventional lots plus a unique flag lot (lot 4). Corbett cited Title 17.32.290 of the Lindon City Code, which allows flag lots only when standard frontage or a public street is not practicable or would be more disruptive to the neighborhood. Corbett also noted that the developers must widen an existing sewer easement from 20 feet to 25 feet to accommodate additional utilities and that the city will require an improvement-completion assurance and warranty for public infrastructure.

Jeremiah Larson of Avenue Consultants, the applicant, described the plan as the first phase of a three-phase subdivision. He said the developer would construct public improvements for the Phase 1 roadway, with the private driveway serving only the flag lot. Larson told the commission the homes were expected to be mid- to higher-end, with semi-custom designs; he said he was not building the homes himself, but would develop and sell lots.

Commissioners discussed fire access, lot depth for the flag lot (about 100 feet), and options such as hammerheads or hydrant placement. Corbett said the Warren Fire Department (fire marshal) would review house plans and access once house plans are submitted. Public commenters raised sewer and setback questions: Michael Schwartz asked about the distance from his backyard to a future home (staff said a 30-foot rear-yard setback would apply if the house's rearyard faces the shared line; side-yard rules would apply if the home were oriented differently). Other neighbors asked whether the existing sewer main could accept additional connections; the developer said new street utilities would connect into the existing main and extend as required.

Staff reported there had been public opposition focused on future phases (2 and 3) because of wetlands and protection of the hollow/water spring; most public input about Phase 1 concerned potential traffic increases on 400 East. Corbett told the commission the city had received several public comments, most opposing later phases because of the wetland area. The commission's approval included a statement that a public street extension into the rear of the parcel was not in the city's best interest and allowed the flag-lot driveway configuration for lot 4.

Motion and vote: the planning commission moved to grant preliminary approval of Byland Farms Phase 1 with conditions that include: completion of engineering-document corrections, submittal of a final plat mylar with notarized owner signatures and consents, posting improvement-completion and warranty assurances, construction to Linden City development manual specifications, and staff-access assurances for public-works inspections (including CCTV/camera access to manholes). The motion passed unanimously. The written motion in the minutes lists specific conditions; the minutes do not identify the mover or seconder by name.