NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH... OCTOBER 24, 2017

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1 NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH OCTOBER 24, 2017 Notice is hereby given that the Planning Commission will hold a public meeting in the Council Chambers of the Springville City Civic Center (110 South Main) on Tuesday, October 24, The meeting will begin at 6:15 PM. This will be a public meeting where testimony will be heard and action will be taken on the agenda items. The Commissioners will meet for a briefing of the agenda items at 6:00 PM. This will be a public meeting; however, no testimony will be heard and no action will be taken on the agenda items. The agenda will be as follows: 1. Call to order - Approval of the Agenda - Approval of Minutes: July 25, 2017 and Sept. 26, Approval of the 2018 Planning Commission Meeting Schedule 2. Consent Agenda The Consent Agenda includes items that are administrative actions where no additional discussion is needed. When approved, the recommendations in the staff reports become the action of the Commission. A call for objection or comment will be made on the consent agenda items. If there is any opposition or comment, the item will be taken off the consent agenda and put on the regular administrative session meeting agenda for discussion. If there are no objections or comments, the item(s) will pass without further consideration. a. Brad Morgan seeking a recommendation for Final Subdivision and Condominium approval for The Village on 4 th Subdivision and multi family Condominium plat located at approximately 550 West 400 South in the RMF 2 zone and the R2 Residential Single/Two Family in the WF 1 Westfields Overlay zone. 3. Legislative Session Public Hearing(s) 4. Administrative Session a. Salisbury Homes seeking Preliminary approval for the Grasslands Plat D Subdivision located in the area of 800 West Center Street in the R1 10 Single Family Residential and WF 1 Westfields Overlay zones. PUBLIC COMMENT MAY BE ACCEPTED AT THE DISCRETION OF THE CHAIRMAN This meeting was noticed in compliance with Utah Code on October 20, Agendas and minutes are accessible through the Springville City website at Council Meeting agendas are available through the Utah Public Meeting Notice website at subscriptions to Utah Public Meeting Notices are available through their website. In compliance with the Americans with Disabilities Act, the City will make reasonable accommodations to ensure accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the Community Development department at (801) at least three business days prior to the meeting. THIS AGENDA SUBJECT TO CHANGE WITH A MINIMUM OF 24 HOURS NOTICE (Last modified October 20, 2017)

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6 STAFF REPORT Agenda Item #2a Planning Commission October 24, 2017 October 20, 2017 TO: Planning Commission Members FROM: Laura Thompson COMMUNITY DEVELOPMENT PLANNING & ZONING DIVISION RE: Recommendation for Final Subdivision and Condominium approval for The Village on 4th Subdivision and multi-family Condominium plat located at approximately 550 West 400 South in the RMF-2 zone and the R2 Residential Single/Two-Family in the WF-1 Westfields Overlay zone. Petitioner: Brad Morgan/Art City Investments, LLC 560 West 800 North, #204 Orem, UT Summary of Issues Does the proposed final subdivision and condominium plans meet the requirements of Springville City Code and in keeping with the intent of the General Plan? Background The Village on 4th development contains two separate applications. The portion of the development falling within the R2/Westfields Overlay zones, will contain four (4) twin-home lots and one (1) singlefamily lot. The applicant is requesting a density bonus, which will allow for the construction of one 12-plex building that will be part of the multi-family condominium project. The condominium project for the most part falls within the RMF-2 Residential Multi-Family zone and will contain eight (8) 12-unit buildings, along with a club house. The Planning Commission granted preliminary approval of the subdivision and condominium plan on August 8, The City Council granted preliminary approval of the subdivision on September 19, South Main Street, Springville, UT Phone (801)

7 Planning Commission October 24, 2017 The Village on 4 th - Final Page 2 of 3 Analysis Westfields Overlay Density Bonus The single-family lot, twin-homes and one multi-family 12-plex fall within the Westfields Overlay. Twinhomes are permitted uses in the R2 zone with a minimum 100-foot of frontage and 10,000 square foot lot area. The base density allowed in the R2 area is 18 units the applicant is asking for a total of 21 units, requiring a 17% density bonus. Developers that choose to participate in the density bonus program must comply with two (2) or more of the bonus density requirements which are; at least one of the requirements of the Parks, Open Space and Other Public Lands and the Building Materials categories with a minimum participation of at least 3% in each category. The applicant is requesting to participate at the minimum 3% in the fees in lieu of park land and improvements and has also chosen Option (D) in the building materials category, which is required at a minimum for multi-family dwellings. Density Bonus Category Density Bonus Improvement Bonus % Parks and Open Space Fees in lieu of park land and improvements For parcels that are too small for development of a park meeting the minimum City standard of five acres, a fee in lieu may be paid at the rate of the value of the land per acre plus improvements totaling no less than the amount per acre established by resolution and approved by the City Council and be prorated at 1.2% density bonus for the equivalent value of 1% land and development costs up to a maximum of 12% density bonus. 3% Example: $100,000 (land/ac) + $74,000 (improvements/ac) multiplied by 1% = $1,740 = 1.2% density bonus >>> 3% bonus = 3 divided by 1.2 or 2.50 x $1,740 = $4,350 x 3.03 (total acres) = $13,180 fees in lieu 110 South Main Street, Springville, UT Phone (801)

8 Planning Commission October 24, 2017 The Village on 4 th - Final Page 3 of 3 Density Bonus Category Density Bonus Improvement Bonus % Building Materials Option D) - A density bonus of 15% shall be given where 50% of the net facade elevation includes brick or stone with 50% of the remainder in stucco, wood or fiber cement siding on multi-family dwellings. All multi-family 15% residential developments must meet the 15% standard in order to participate in the density bonus program. TOTAL DENSITY BONUS 18% Note: Only the one multi-family building within the Westfields Overlay is subject to the density bonus building materials requirement. The buildings outside the overlay are not required to meet the performance requirement, but staff understands the applicant intends to keep them all the same. Housing Mix Requirements In the area zoned R2 and in the Westfields Overlay, a minimum of twenty-five percent (25%) of the land is required to be developed at the baseline density. The remaining seventy-five percent (75%) may be developed under the development standards of the RMF-2 zone. One of the 12-plex condominium buildings falls within the RMF-2 housing mix portion of the Westfields density program. Staff Recommendation Staff recommends approval of the subdivision and condominium plat/site plan, finding they meet the requirements of Springville City Code and are in keeping with the intent of the General Plan. There are a few minor corrections to be made to the drawings, in which, the City Engineer is comfortable moving forward, contingent upon the corrections being made to his satisfaction prior to recording the plat(s). Recommended Motion Motion #1 Subdivision Approval -Final Move to recommend Final approval for The Village on 4 th Subdivision located in the area of 550 West 400 South in the R2 Single/Two-Family Residential zone with a WF-1 Westfields Overlay and the RMF-2 Multi-Family Residential zone, contingent upon staff s recommendation. Motion #2 Condominium Approval-Final Move to recommend Final Condominium approval for The Village on 4th Condominiums located in the area of 550 West 400 South in the RMF-2 Multi-Family Residential zone, contingent upon staff s recommendation. 110 South Main Street, Springville, UT Phone (801)

9 PARKING REQUIREMENTS 96 APT UNITS X 2.25 PER UNIT= ADA PARKING REQUIRED = GARAGE PARKING= CAR TOTAL SQ.FT= 457,403 OR AC. PARKING PROVIDED APT PARKING 219 ADA PARKING = 16 TOTAL APT= 235 GARAGE PARKING= TOTAL PARKING =

10 DETENTION POND 17,357 FT³ S.P. C.H

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12 DETENTION POND 17,357 FT³

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14 DETENTION POND 17,357 FT³ S.P. C.H

15 PLANT SCHEDULE OVERALL TREES BLDG #4 BLDG #3 EVERGREEN TREES BLDG #5 BLDG #2 SPLASH PAD CLUB HOUSE SHRUBS BLDG #6 BLDG #1 UNIT #8 GROUND COVERS QTY COMMON NAME / BOTANICAL NAME CONT CAL SIZE 24 Autumn Purple Ash / Fraxinus americana `Autumn Purple` 5 Canada Red Cherry / Prunus virginiana `Shubert` 2 Flowering Cherry / Prunus serrulata `Kwanzan` 13 Imperial Honeylocust / Gleditsia triacanthos `Imperial` 5 Ivory Silk Japanese Tree Lilac / Syringa reticulata `Ivory Silk` 5 Sargent Cherry / Prunus sargentii 13 Shademaster Locust / Gleditsia triacanthos inermis `Shademaster` TM 33 Silver Linden / Tilia tomentosa 8 Spring Snow Crab Apple / Malus x `Spring Snow` QTY COMMON NAME / BOTANICAL NAME CONT CAL 4 Colorado Spruce / Picea pungens 8` 7 Columnar Bald Cypress / Taxodium distichum `Skyward` 5-7` 13 Hoopsi Blue Spruce / Picea pungens glauca `Hoopsii` 5-7` QTY COMMON NAME / BOTANICAL NAME CONT 9 Blood-Twig Dogwood / Cornus sanguinea `Arctic Sun` TM 78 Blue Mist Shrub / Caryopteris x clandonensis `Dark Knight` 30 Dwarf Ninebark / Physocarpus opulifolius `Nanus` 30 Mugo Pine / Pinus mugo `Slowmound` 19 Purple Leaf Sand Cherry / Prunus x cistena 45 Spirea / Spiraea japonica `Goldmound` 15 Summer Snowflake Japanese Snowball / Viburnum plicatum tomentosum 25 Weigela / Weigela florida `Wine TM QTY COMMON NAME / BOTANICAL NAME CONT 162,079 sf Kentucky Bluegrass / Poa pratensis sod 20,097 sf Wood Mulch / Wood Mulch mulch SIZE BLDG #7 ART CITY INVESTMENTS THE VILLAGE ON 4TH LANDSCAPE PLAN ber LANDSCAPE ARCHITECTS 380 E Main St, Suite 204 Midway, Ut ph. (801) SHEET DESIGN BY: CNB DATE: 12 OCT 2017 DRAWN BY: CNB REV: 1