BACKGROUND AND PROJECT DESCRIPTION

Transcription

1 June 7, 2017 Applicant: Murdock Builders Location: Approximately 600 West 1200 North Prepared by: Brian Tucker Public Hearing Item: Yes Zone: A-2, RA-2 ATTACHMENTS 1. Findings for Decision. 2. Resolution 3. Proposed Plat with preliminary construction drawings and proposed street cross sections. 4. DRC Minutes dated 3/23/2017. REQUEST Consideration of a Resolution rezoning from A-2 to the Residential-Minor Agricultural (RA-2) Zone and Preliminary Plat Approval for the Holley Farm Estates Subdivision Plat A consisting of eleven lots, located at approximately 600 West 1200 North. BACKGROUND AND PROJECT DESCRIPTION The project site is approximately acres and is located in an area zoned A-2 but General Planned as Medium Density Residential (MDR). The project is located at approximately 600 West 1200 North. The developer is proposing an 11-lot subdivision and a rezone of the two properties involved to RA-2. This project requires review by the Planning Commission and final approval by the City Council. EVALUATION General Plan: The General Plan land use designation for this property is Medium Density Residential (MDR). The MDR designation is characterized primarily by single family residences with lot sizes of 14,500 square foot or larger. The proposed project is consistent with the General Plan. Zoning: The property is zoned A-2, a two acre zone that allows one acre lots with TDR Certificates. The RA-2 zone, which requires a minimum lot size of 14,500 square foot with a minimum of 100 feet of frontage on a public street, is the requested zone and is consistent with the General Plan designation of Medium Density Residential. The majority of the surrounding properties are zoned RA-2, meaning that this property is an inconsistent outlier as currently zoned. The proposed rezone is consistent with the General Plan and with surrounding development. Street Design: The proposed 600 West and 1100 North will be developed with 36 feet of paving, an eight foot planter and a five foot sidewalk on each side of the road North will dead end into the western portion of the LDS Church property, a parcel that they have indicated is a developable parcel as the construction of the church and associated parking/landscaping left this approximately 2¼ acres unused. The project will also include a partial widening of 1200 North adjacent to Lots 1 and 11, with the addition of curb, gutter and sidewalk on a portion of the south side. Review Criteria: MCC Chapter B outlines the subdivision review standards that shall be used by the Planning Commission. These standards are shown in attachment 1. The proposed project complies with these standards.

2 City Council Staff Report June 7, 2017 STAFF RECOMENDATION Adopt the Attached Resolution SPECIAL CONDITIONS 1. Any outstanding issues raised in the DRC minutes dated March 23, 2017 shall be addressed prior to plat recording. Page 2

3 No. Attachment 1 Findings for Decision Findings 1. The plans, documents and other submission materials (including technical reports where required) are sufficiently detailed for proper consideration. 2. The submitted plans, documents and submission materials conform to applicable city standards. 3. The proposed development conforms to city zoning ordinances and subdivision design standards. 4. There are not natural or manmade conditions existing on the site or in the vicinity of the site defined in the preliminary plan that, without remediation, would render part or all of the property unsuitable for development. 5. The project provides for safe and convenient traffic circulation and road access to adjacent properties under all weather conditions. 6. The project does not impose an undue financial burden on the City. 7. The location and arrangement of the lots, roads, easements and other elements of the subdivision contemplated by the project are consistent with the city's general street map and other applicable elements of the general plan. 8. The project plan recognizes and accommodates the existing natural conditions. 9. The public facilities, including public utility systems serving the area are adequate to serve the proposed development. 10. The project conforms to the intent of the Subdivision Ordinance as described MCC Chapter

4 RESOLUTION NO A RESOLUTION APPROVING THE FINAL PLAT FOR THE HOLLEY FARM ESTATES SUBDIVISION PLAT A CONSISTING OF 11 LOTS, AND THE REZONE OF APPROXIMATELY 4.73 ACRES FROM AGRICULTURAL RESIDENTIAL (A-2) TO RESIDENTIAL AGRICULTURAL (RA-2). WHEREAS, title 17 of the Mapleton City Code (MCC) outlines the process and requirements for subdivision approval; and WHEREAS, the Planning Commission has reviewed and approved the Preliminary Plat for this subdivision; and WHEREAS, the proposed project complies with title 17 of the MCC as outlined in the findings for decision attached to the City Council Staff Report; and WHEREAS, the RA-2 rezone request is consistent with the General Plan and with MCC Chapter NOW THEREFORE, BE IT RESOLVED by the City Council of Mapleton, Utah, to approve the Preliminary Plat for the Holley Farm Estates Subdivision, Plat A with the findings and conditions as outlined in the staff report dated June 7, 2017, and to rezone a portion of the property from A-2 to RA-2 as described in exhibit A. PASSED AND ORDERED PUBLISHED BY THE CITY COUNCIL OF MAPLETON, UTAH, This 7 th Day of June, ATTEST: Brian Wall Mayor Camille Brown City Recorder Publication Date: Effective Date: Resolution 2017-, Passed June 7, 2017 P. 1

5 EXHIBIT A Resolution 2017-, Passed June 7, 2017 P. 2

6 X Curve # C1 C2 C3 C4 C5 C6 C7 C8 C9 C10 C W Length N 1200 N VICINITY MAP Radius Curve Table Delta LOCATION OF PROJECT BOUNDARY DESCRIPTION: BEGINNING FEET NORTH 89 43' 18 EAST (ALONG THE SECTION LINE) AND FEET SOUTH OF THE NORTH QUARTER CORNER OF SECTION 10, TOWNSHIP 8 SOUTH, RANGE 3 EAST, SALT LAKE BASE AND MERIDIAN; THENCE NORTH 89 40' 00" EAST FEET; THENCE SOUTH 01 47' 00" WEST FEET; THENCE NORTH 89 52' 18" EAST FEET; THENCE SOUTH 01 27' 17" EAST FEET; THENCE NORTH 89 59' 54" EAST FEET; THENCE SOUTH 01 30' 18" WEST FEET; THENCE NORTH 89 46' 36" EAST 2.11 FEET; THENCE SOUTH 01 45' 37" WEST FEET; THENCE NORTH 88 45' 43 WEST FEET; THENCE NORTH 00 00' 03" WEST FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL OF LAND CONTAINS 207,427 SQUARE FEET OR ACRES, MORE OR LESS. SURVEY DATUM USED: NAD N 800 N Maple St. Main St. Chord N Chord Bearing N45 06' 38"W N12 45' 34"E N10 21' 35"E N41 12' 40"W S74 25' 12"W S77 14' 26"W N44 07' 11"W N77 21' 06"E N77 03' 41"E S45 00' 00"E S44 53' 55"W SCALE 1" = 30' North 1 4 Corner of S10; T8S; R3E SLB&M 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR 8 WTR POINT OF BEGINNING: PARCEL #1 EXISTING 5' WIRE FENCE SD INLET #1 RIM: INV: TAYLORED LAND DEVELOPMENT LLC (ET AL) 26:062: ' P.U.E. (TYP.) X X BASIS OF BEARING: N 89 43' 18" E SOUTH FT N00 00' 03"W FT N0 00' 03"W FT N0 00' 03"W FT N0 00' 03"W FT N0 00' 03"W FT N89 40' 00"E FT N89 47' 17"E FT LOT 1 14,988 S.F AC. N90 00' 00"W FT LOT 2 14,553 S.F AC. N90 00' 00"W FT LOT 3 15,236 S.F AC. S59 34' 47"W FT N88 45' 43"W FT SD INLET #2 RIM: INV: S0 00' 00"E FT SD INLET #4 RIM: INV: C-3 EXISTING DITCH C-1 S0 00' 00"E FT S0 00' 00"E FT C LF OF 8" PVC PI LINE EXISTING DITCH FT S12 21' 36"W 314 LF OF 8" PVC WATERLINE N0 00' 00"E FT N0 00' 00"E FT C LF OF 8" PVC WATERLINE 42 LF OF 8" PVC PI LINE C-10 S01 47' 00"W FT C -5 SD INLET #3 RIM: INV: LOT 10 16,241 S.F AC. N88 45' 43"W FT LOT 11 15,015 S.F AC. N90 00' 00"E FT C-6 N89 52' 18"E FT N89 47' 49"E FT S90 00' 00"W FT EXISTING 5' WIRE FENCE SD INLET #5 RIM: INV: N90 00' 00"W FT 4+00 N90 00' 00"E FT N88 45' 43"W FT NE Corner of S10; T8S; R3E SLB&M S0 00' 00"E FT S1 27' 17"E FT 66' S01 27' 17"E FT LOT 9 16,220 S.F AC LF OF 8" PVC WATERLINE N90 00' 00"E FT N88 45' 43"W FT FT 296 LF OF 8" PVC PI LINE S0 00' 00"E N0 43' 33"E FT EXISTING POWER N89 59' 54"E FT N90 00' 00"W FT N89 59' 54"E FT 6+00 N90 00' 00"E FT C-9 N88 45' 43"W FT N89 46' 36"E 2.11 FT S1 45' 37"W FT C-7 S1 45' 37"W FT S1 30' 18"W FT X X X XX X X X S01 45' 37"W FT X X X X X X X X X S01 30' 18"W FT EXISTING DITCH 26:062:0228 RAY AND LORA WHITING FAMILY N89 46' 36"E 2.11 FT 7+00 CORP OF PRES BISHOP CHURCH OF JESUS CHRIST OF LDS 53:497:0001 EXISTING DITCH REVISIONS COMMENTS BY DATE DRAWING: SHEET 1 OF 3 Engineering, Inc. 823 North 700 East, Spanish Fork, UT FOR: LOCATION: DATE:

7 Elevation Station 342' OF 8"PVC (SDR-35) SEWER 0.50% SSMH-1 (EXISTING) (48" ) RIM INV IN IN OUT SSMH-2 (48" ) RIM INV IN INV OUT PLAN & PROFILE WEST SCALE: 1" = 30' Elevation X X X X X X X 42 LF OF 8" PVC PI LINE 28 LF OF 8" PVC WATERLINE 66' SD INLET #4 RIM: INV: SD INLET #5 RIM: INV: LF OF 8" PVC WATERLINE 296 LF OF 8" PVC PI LINE X X X X Station 317' OF 8"PVC (SDR-35) SEWER 0.50% SSMH-2 (48" ) RIM INV IN INV OUT SSMH-3 (48" ) RIM INV OUT PLAN & PROFILE NORTH SCALE: 1" = 30' X 314 LF OF 8" PVC WATERLINE OF JESUS CHRIST OF LDS 53:497: DRAWING: SHEET 2 OF 3 DATE CORP OF PRES BISHOP CHURCH BY REVISIONS COMMENTS FOR: LOCATION: DATE: 823 N. 700 E., Spanish Fork, UT

8 DRAWING: SHEET 3 OF 3 FOR: LOCATION: DATE: DATE BY REVISIONS COMMENTS 823 N. 700 E., Spanish Fork, UT

9 MAPLETON CITY DEVELOPMENT REVIEW COMMITTEE MINUTES March 23, 2017 at 8:30am 125 West Community Center Way (400 North), Mapleton, Utah On or about March 13, 2017 Cody Pickering resubmitted plans for an 11 lot Holley Estates Subdivision, Plat A in the A-2 zone and located at approximately 600 West 1200 North. The items below include 1) requested changes to the submitted plans, 2) other items required as part of the application and/or 3) informational items regarding city standards. All items that include an * and are bolded are required prior to any public hearings. Community Development Division Sean Conroy, Community Development Director, Phone: (801) sconroy@mapleton.org Brian Tucker, Planner, Phone: (801) btucker@mapleton.org Please submit revised drawings and the following corrections: Application Deficiencies: 1. The applicant must submit a complete subdivision application, including: a. The applicant must submit a completed Utility Notification Form. The form is included in the subdivision application packet. b. The applicant must submit a preliminary title report or policy of title insurance. 2. As directed by the Mapleton City Engineer, the applicant must submit a Geotech Report addressing soil conditions and ground water. 3. The applicant must submit plans to RB&G Engineering ( ) to be inputted into the City s water model. The applicant shall be responsible for the cost of this review. 4. The applicant must submit a statement indicating the type of performance guarantee proposed to be offered as security for the construction of the required public improvements. The statement should include an indication of your intent to either install the required improvements prior to recording the subdivision plat (thereby necessitating only a 10% durability bond) or submit a performance guarantee and durability bond prior to recording the plat (thereby allowing for the plat to be recorded prior to the installation of improvements). Comments for plans submitted March 13, 2017: 1. A final plat has been submitted in accordance with state, county and Mapleton City standards. The following comments must be addressed to bring the plat to a final form that can be recorded: a. The legislative approval signature block does not need to include a line for the City Attorney. Please remove this line. b. The Acknowledgement block for the notary should include a line for the notary to write their commission number. 2. It appears that a gaps and/or overlaps exist between the subject parcels and the Whiting and LDS Church properties located adjacent to the property. These must be corrected through recording deeds or boundary line agreements, recorded and submitted to the City. 3. The Typical Street Cross Section submitted does not match any of our street cross section standards. To match the approved 40 street cross section the 40 right of way should include the asphalt and should be measured from back of curb to back

10 of curb. The asphalt width should be 36. See 4. Rename 1050 North to 1100 North in keeping with consistency with nearby streets and house numbers. 600 West is perfect as is. 5. Please change the addresses on the lots to match the assigned addresses attached to these comments. Engineering and Public Works Division Steven Lord Public Works Director/City Engineer Phone (801) , Fax (801) Brent Seamons Public Works Division Manger Phone (801) , Fax (801) Address the following concerns in revised drawings: Project: Holley Farms Estates Plat A Date: Mar Site Grading: Sewer System: 1. Concrete Collars on all Manholes Water System: 1. Water model reviewed by RB&G (801) , the cost of this review is the responsibility of the developer.* max Fire Hydrant spacing with no structure more than 250 away 3. Show hot tap with valve at connections on 1200 north 4. Show on plans Detail for culinary water service. 5. Show on plans Detail for fire hydrant. 6. Pipe Material 8 DI class 350 or 8 c Concrete Collars on all Valves Secondary Water (Pressure Irrigation): 1. Show on plans connection with valve at 1200 PI main 2. Show on plans Detail for PI Single Service Lateral. 3. Show on plans Detail for PI Double Service Laterals 4. Show Secondary Irrigation Service Meter Detail Pressurized Irrigation 5. Install 2 drain into pretreatment inlet (low point) with valve box 6. Concrete Collars on all Valves Roadway: 1. Lots 7 & 8 improvements needs to follow knuckle 2. Road x-section change asphalt thickness to 3 and 6 road base under sidewalk and curb & gutter 3. Temporary turnaround with details

11 Storm Drain: 1. Storm Drain Calculations needed.* 2. SWPPP and Land disturbance permit will be required. Show SWPPP plan Miscellaneous: 1. Geotechnical report needed.* 2. Lot 1 Utility s lateral s need to come in off 600 west to minimize road cuts on 1200 north 3. Mailbox location 4. Receive irrigation company approval for work on Mapleton Irrigation Company ditches 5. Show on plans Details for pedestrian ramps. 6. Current Mapleton Addendum to APWA and APWA standards will apply Upon final plat approval from the final decision making body (Planning Commission or City Council), the following items will be required: Revise drawings to address any outstanding issues raised in the DRC comments and/or project conditions. Applicant may choose to either 1) establish a performance bond and durability bond agreement prior to plat recording (amount to be determined by City Engineer) or 2) to install any required improvements (i.e. utilities, roads, curb, gutter, sidewalk, etc.) without a performance bond (durability bond still required). If option 2 is selected, the plat will not be recorded until the City has accepted the improvements. Payment of impact fees ($4,528 per lot). An additional impact fee of $6,968 per lot will be required at the time of building permit issuance. Submit water shares or converted water rights in the name of Mapleton City in the amount of.45 acre feet per building lot and 2.5 acre feet per irrigable acre for outdoor use. Initial calculations of water required, based on the plans submitted March 13, 2017, indicate that 10.5 shares or acre feet of water will need to be dedicated. All irrigation shares must be dedicated from the Mapleton or Hobble Creek Irrigation Company. Payment of engineering inspection fees ($200 per lot). Payment of street light fee ($450 per lot). Submit a SWPPP and Land Disturbance application and fee ($500). Contact JD Shepherd at Public Works ( ) to review this requirement. Submit final mylar with all required signatures. Submit a check made out to Utah County Recorder ($30 per page and $1 per lot).

12 Holley Estates A (3/13/17 Plans) Lot # Sq. Ft. Lot # Sq. Ft. Lot # Sq. Ft. Lot # Sq. Ft. Lot # Sq. Ft , , , , , , , , , , Total SF 161, # New Units/Lots 10 Acres 3.70 Municipal Use Dedication Requirement (=.45 per lot) 4.5 Irrigable Acres (=Acres x.65) 2.41 Calculation= Outdoor Secondary Irrigation Dedication Requirement (=Irrigable Ac x 2.5 ac ft.) 6.02 Total Dedication = 10.5 Acre Feet

13 Holley Farm Estates A Assigned Addresses (Based on 3/13/2017 Drawings) Lot # Primary Address Secondary Address (Corner Lots) Lot W 1200 North Existing Lot N 600 West NA Lot N 600 West NA Lot N 600 West NA Lot W 1100 North NA Lot W 1100 North NA Lot W 1100 North NA Lot W 1100 North NA Lot W 1100 North NA Lot W 1100 North 1142 N 600 West Lot W 1200 North 1188 N 600 West