Item 2. September 28, 2017

Transcription

1 September 28, 2017 Item 2 Applicant: Georgetown Development Location: 190 N 1100 W Prepared by: Sean Conroy, Community Development Director Public Hearing: No Zone: PRD-1 Attachments: 1. Findings. 2. Project plans. 3. DRC Comments. REQUEST Consideration of a Preliminary Plat application for the Whisper Rock Plat "C" subdivision located at 190 North 1100 West in the PRD-1 Zone and amendments to the development agreement. BACKGROUND AND PROJECT DESCRIPTION The subject property is approximately acres in size. In 2009, the City approved a development agreement for the Whisper Rock subdivision project and applied a Planned Residential Development (PRD-1) zoning to the property. The original development agreement and development plan included the following: 58 residential pad sites with the use of TDRs; Required a minimum main level square footage of 1200 square feet; A trail system; A central park; and A clubhouse and swimming pool. In 2014, the City Council approved amendments to the development agreement with the following changes: Eliminate the trail around the perimeter (interior trails still proposed); Eliminate the swimming pool; and Reduce the size and scope of the clubhouse. Two phases consisting of a total of 16 lots have been built. On August 5, 2014 the City Council approved Plat C, which included the last 42 lots of the development. However, this plat approval has not yet been recorded and has expired. The property is now under new ownership and the owner is proposing the following: Divide the final 42 lots into two phases (plats C and D ); Preliminary plat approval for plat C consisting of 22 of the remaining 42 lots; Construct the park with a covered pavilion, picnic area, tot lot and sports court; Eliminate the requirement for a clubhouse (replaced by the pavilion); Allow the minimum main floor square footage to be as small as 1,000 square feet for two-story units (the PRD-1 zone already allows this, but the development agreement states a min. size of 1,200 square feet); Provision of off-street parking; and Reinstatement of the perimeter trail.

2 Planning Commission Staff Report September 28, 2017 EVALUATION PRD-1 Zone: Mapleton City Code (MCC) Chapter states the following purposes for the PRD-1 zone, which was adopted specifically for this project: A. The purpose of this chapter is to create diverse, quality housing in the city, while also providing a buffer from anticipated commercial development along the state road corridor (Highway 89) and adjacent lower residential uses. B. The purpose of this chapter is accomplished by: 1. Allowing densities higher than a typical residential development; 2. Establishing standards for landscaping, building and site design, public safety, parking, aesthetics, traffic circulation, fencing, lighting, and other similar site improvements; and 3. Requiring standards that enable the PRD-1 to fit into the surrounding neighborhoods. The proposed project is still consistent with these purposes and is consistent with the PRD-1 zone. Development Agreement: The development agreement allows for a maximum of 58 lots. The applicant is not proposing any changes to the density or the configuration of the roads or general lot layout. The applicant is requesting to replace the previously required clubhouse with a park pavilion. The applicant s position is that the pavilion will be easier and more cost effective to maintain by the H.O.A. and will probably get more use. Staff is supportive of this change. The applicant is proposing that the requirement for the perimeter trail that was removed in 2014 be reinstated. The applicant would then construct the trail system as the project develops out. Staff is also supportive of this request. Finally, the applicant is requesting that the minimum main level floor area for two story structures be reduced from 1200 square feet to 1000 square feet. The PRD-1 zone already allows for a minimum of 1,000 square feet for two story structures, but the development agreement does not. The applicant s request will ensure that the PRD-1 zone and the development agreement are consistent. Staff is supportive of this request. Subdivision Review Criteria: MCC Chapter B outlines the review standards that shall be used by the City in making its determination. These standards are shown in attachment 1. The proposed project complies with these standards. Parking: One concern that has been raised during previous hearings regarding this project is the lack of off-street parking. With the narrow road width of the subdivision, cars are sometimes parked outside of the development on 1100 West. The plans included with this staff report show eleven offstreet parking spaces that will be provided to help address this issue. The applicant has also committed to provide some additional spaces not shown on the current plans. This will be addressed at the meeting. Page 2

3 Planning Commission Staff Report September 28, 2017 Street Connectivity: Another concern that has been addressed during previous meetings is the lack of a second point of vehicle access. Please note, this issue has been decided by the Council and is not open for continued discussion. The development agreement commits the City to the subdivision and road design. STAFF RECCOMENDATION Recommend approval of the preliminary plat and development agreement amendments to the City Council with special conditions. SPECIAL CONDITIONS 1. The applicant shall address all outstanding items found in the DRC comments attached to this report. Page 3

4 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

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7 Legend Whisper Rock Subdivision Site Vicinity Map 1200 West Total Area 722,900 SF AC Whisper Rock Subdivision Location Map City Contact List City Offices 125 West Community Center Way Mapleton, UT Phone (801) Fax (801) Public Works Department 1405 West 1600 North Mapleton, UT Phone (801) Fax (801) Community Development Department Staff: Sean Conroy, Community Development Director (801) or Brian Tucker, Planner (801) or April Houser, Executive Secretary (801) or Rick Hansen, City Building Official (801) or Property Description Maple Street Property Address: 1100 West Maple Street, Mapleton, Utah Owner/Developer: Georgetown Development 2230 North University Parkway Suite 7G Provo, Utah Engineer / Land Surveyor Dudley and Associates, Inc. 353 East 1200 South Mapleton, Utah Sheet # Sheet Index Description 1 Cover Sheet 1.1 General Notes 2 Preliminary Plat 3 Street Data 4 Master Utility Plan 5 Master Drainage Plan PP-1 - PP -7 Street Improvement Plan D1-D2 Detail Sheets Public Works Department Staff: Gary Calder, City Engineer/Public Works Director (801) or gcalder@mapleton.org Scott Bird, Public Works Operations Director (801) or sbird@mapleton.org Lani Bonnett, Executive Secretary (801) or lbonnett@mapleton.org Brent Seamons, Public Works Inspector (801) or bseamons@mapleton.org Brad Roundy, Public Works Superintendent (801) or broundy@mapleton.org Commencing at a point located North 88 58'42" East along the Section line feet from the Southwest corner of Section 10, Township 8 South, Range 3 East, Salt Lake Base and Meridian; thence North feet; thence West feet; thence North 01 13'51" East feet; thence North 88 51'00" West feet; thence along the arc of a foot radius curve to the right feet (chord bears North 73 27'26" West feet); thence West feet; thence North 01 13'51" East feet; thence West feet; thence North feet; thence North 88 50'32" East along a fence line feet; thence North 89 43'12" East along a fence line feet; thence North 89 34'17" East along a fence line feet; thence South 01 09'42" West partially along a fence line and along the Westerly boundary line of Hales Subdivision Plats, A, B and C, feet to the Section line; thence South 88 58'42" West along the Section line feet to the point of beginning. Date Scale 1" = 60' By TD Tracing No. L Sheet No. C - 1.0

8 Surveyor's Certificate Mendenhall Property Entry No Site Boundary Description N 88 50'32" E 56.22' N 88 50'33" E ' LC 24 Decker Property Entry No LC 45 Lot SF 217 N LC 24 Lot SF Lot SF S 05 50'28" W ' S 02 29'21" E 32.40' 1200 West 220 North Vicinity Map Entry No Beni Gallegos Property N 00 00'00" E ' LC 43 LC 44 Lot SF LC 42 Lot SF 185 N 201 N 169 N Lot SF 1300 West LC W Lot SF 176 N Lot SF LC 24 LC 27 Lot SF 1286 W 190 North 1285 W Lot SF S 06 28'45" W ' LC 28 Lot W 1269 W Lot SF S 83 52'52" E ' 1254 W LC 29 Lot SF 1238 W Lot SF 1222 W LC 30 Lot SF LC 31 Future Development N 90 00'00" E ' Future Development T1 S 00 00'00" E 86.45' C3 N 90 00'00" E 94.38' C2 C West Street 190 North Street Line Table Curve Data Table Owner's Certificate and Consent to Record Acceptance by the City of Mapleton Utility Dedication Reservation of Common Areas Private Area Limited Common Area and where Driveways are located N 90 00'00" W Mendenhall Property Entry No ' LC 40 N 01 13'48" E ' LC 39 LC 38 LC 37 Lot SF 1253 W 1237 W Lot SF 1221 W Lot SF LC 32 LC 33 Lot SF 1212 W 1205 W Lot SF Lot SF 1190 W 1189 W Lot 38 S 00 06'14" W T ' ' N 89 59'53" W ' 120 North S 4 02'28" E Whisper Rock Plat "B" Utility Company Approvals Planning Commission Approval LC 36 Area to be Dedicated to Mapleton City LC 35 LC 34 Setback Note: Common Area to be a Public Utility and Drainage Easement and to be owned and maintained by the H.O.A. Setbacks between residential units shall be a minimum of 15.00' as per the development agreement. N 89 59'57" W ' Jensen Stevens Parham Entry No Entry No Entry No Lot W. Lot 5 Lot W W. Whisper Rock PUD Plat "A" Plat "C" Whisper Rock Planned Unit Development Prepared By Dudley and Associates, Inc. 353 East 1200 South Orem, Utah Acknowledgement 1147 W W. Occupancy Restriction Notice Mapleton Scale: 1" = 40 Feet Utah County, Utah

9 Whisper Rock Mapleton Utah Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot 50 Lot SF 1200 West Lot 51 PHASE 4 Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF DUDLEY AND ASSOCIATES ENGINEERS PLANNERS SURVEYORS 353 EAST 1200 SOUTH, OREM, UTAH Lot SF Lot SF Lot SF PHASE 3 Lot SF Lot SF Lot 22 Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF Lot SF PHASE 3 Lot SF Total Area 722,900 SF AC PHASE 1 Lot SF Lot 14 Lot SF Lot SF Lot 15 PHASE 2 Lot 6 Lot 8 Lot SF Lot 7 Whisper Rock Phasing Plan Mapleton Utah Lot SF Lot SF Lot 38 Lot SF Lot 11 Lot 10 Lot 9 Lot 4 Lot 5 Lot SF PHASE 1 Revisions Lot SF Lot 1 Date Scale 1" = 50' By TD Tracing No. L - Maple Street Sheet No. C - 1.2

10 Whisper Rock PUD Mapleton City, Utah 1200 West UDOT Standard Type B-1 Curb and Gutter DUDLEY AND ASSOCIATES ENGINEERS PLANNERS SURVEYORS 353 EAST 1200 SOUTH, OREM, UTAH Total Area 722,900 SF AC Hales Subdivision Plat "C" Hales Subdivision Plat "B" Plat "A" Hales Subdivision City Standard CG-01 Curb & Gutter Modified Curb & gutter Refer to City Standard (CG-08) (to be used in PRD only) Whisper Rock PUD Street Data Mapleton City Utah 32' Street Cross Section The Minimum street grade is to be 0.400% as per City standard drawing Developer: Notes: 1. All work on Irrigation ditches is to be done between October 1st and April 1st. 2. All inlet, outlet, and clean-out structures are to be approved by the Mapleton Irrigation Company, prior to construction. 3. All ADA ramps are to have ADA approved yellow truncated domes, per standards. 4. The Open Space is to be owned and maintained by the Whisper Rock Subdivision, Home Owners Association. 5. Refer to the Geotechnical Report for CBR Test Results 6. Refer to all City Standards such as fire hydrants, sewer laterals, PI connections, Water lines, etc. Jensen Stevens Parham Georgetown Development 2230 North University Parkway Suite 7G Provo, Utah Engineer: Dudley and Associates, Inc. 353 East 1200 South Mapleton, Utah Site Data: Total Area = 722,900 sq. ft acres Total number of Units = 58 Density = 3.49 Units / Acre Total open space provided = 474,752 sq.ft. or Acres Revisions Date Scale 1" = 60' By TD Tracing No. L Maple Street Sheet No. C - 3.0

11 Whisper Rock PUD 2806 SF 2750 SF Lot 48 Lot SF Lot SF Lot 27 Lot 51 Lot SF Lot 54 Lot 53 Lot SF 3117 SF 2660 SF Lot SF 2972 SF ENGINEERS PLANNERS SURVEYORS 353 EAST 1200 SOUTH, OREM, UTAH Lot West Lot ' N 89 34'17" E ' N 89 43'12" E ' N 88 50'32" E Utah DUDLEY AND ASSOCIATES Mapleton City 2347 SF 2342 SF 2826 SF Lot SF Lot SF 3012 SF 2365 SF Lot ' Lot SF 1220 West ' Lot SF Lot SF Lot SF Lot SF Lot 35 Lot SF Lot 14 Lot 7 Lot 15 Lot North Parking is allowed on one side of the street only. Lot 9 Lot 36 Lot SF Lot 38 Lot SF Lot 11 Lot 10 Area to be dedicated as Public Streets = 0.87 Acres Area to be dedicated as Private backyards N 90 00'00" E ' Developer: Lot 5 Lot ' N 1 13'51" E 3078 SF 3101 SF ' Lot SF Lot SF S 1 09'42" W 722,900 SF AC 3740 SF Lot West Total Area 190 North Whisper Rock PUD 2259 SF Georgetown Development 2230 North University Parkway Suite 7G Provo, Utah Lot 3 Engineer: 2125 SF Lot SF Lot 1 Private Driveway Dudley and Associates, Inc. 353 East 1200 South Mapleton, Utah Site Data: Total Area = 740,325 sq. ft acres Total number of Units = 58 Density = 3.41 Units / Acre Total open space provided = 474,752 sq.ft. or Acres N 88 58'42" E Maple Street Revisions 3300 SF N 90 00'00" E 3192 SF Lot 39 Lot 22 Lot SF 2720 SF Lot 58 Lot 23 Lot SF Lot 40 Lot SF 2863 SF Lot 30 Lot 42 S 0 00'00" E Lot SF Lot ' Area Light, 250W MH on 12' pole Date Scale 1" = 60' By TD Tracing No. L Sheet No. C Utah Lot West S 0 00'00" E Lot 47 Mapleton City 2528 SF 3878 SF Lot 57 Amended Preliminary Plat Lot 24 Lot ' 220 North