Staff Report to the North Ogden Planning Commission SYNOPSIS / APPLICATION INFORMATION Application Request: Consideration and action on an administrative application for final approval for the Legacy North PRUD Phase 4 subdivision at approximately 2400 North 500 East Agenda Date: July 1, 2015 Applicant: John Hansen File Number: SUB 2014-15 PROPERTY INFORMATION Address: 2400 North to 2550 North 500 East Project Area: 3.959 Acres Zoning: Legacy North PRUD Existing Land Use: Vacant Proposed Land Use: Residential Parcel ID: 180460025 and 180460024 ADJACENT LAND USE North: Senior Center East: Residential South: Residential West: Commercial STAFF INFORMATION Robert O. Scott, AICP rscott@nogden.org (801) 737-9841 APPLICABLE ORDINANCES North Ogden Zoning Ordinance 11-7C (Legacy Planned Residential Unit Development Zone) North Ogden Zoning Ordinance 11-11 (Planned Residential Unit Development) North Ogden Zoning Ordinance 11-14 (Conditional Uses) North Ogden Subdivision Regulations 12 BACKGROUND The applicant has submitted an application for Phase 4 of Legacy North PRUD subdivision consisting of 18 lots, previously 22 lots. The subdivision design is consistent with the previous 3 phases of Legacy North PRUD. Five subdivision design variances for this project were granted by the City Council on September 23, 2014. 1. Allow a hammer head instead of a cul-de-sac at the end of North Legacy Drive. 2. The City accepting the same size roads as Legacy 1, which is narrower than a city approved street.
Legacy North PRUD Phase 4 Page 2 of 3 3. Provide for a retention basin on the east side of the Senior Center in lieu of extending Legacy North Drive. 4. A 5 foot sidewalk on one side of the road. 5. The agreement from Legacy 1 that they will accept Legacy 4 as a part of their home owners association. The Planning Commission granted preliminary approval to the PRUD on April 1, 2015. Preliminary approval also included the approval of a conditional use permit. D. City Council Review and Comment: The preliminary development plan approved by the planning commission shall be sent to the city council for review and comment. The planning commission shall consider any city council comments prior to granting final development plan approval. The City Council comments will be addressed by the applicant as part of the final approval submittal. The Planning Commission shall consider any City Council comments as part of their consideration for final approval. The preliminary development plan was reviewed by the City Council on April 28, 2015. The City Council did not have any further comments on the project. The Legacy Phase 4 PRUD / subdivision consists of 18 lots. The reduced number of lots is due to North Ogden City purchasing a portion of the north end of the subdivision to be added parking for the senior center. The design is consistent with the referenced variances, i.e., has a hammer head instead of a cul-de-sac at the end of North Legacy Drive, allows the same size roads as Legacy 1, which is narrower than a city approved street cross section, (roadways are shown within a 38 foot right of way compared to the city standard 60 foot right of way), accept the retention basin vs extending Legacy North Drive, (a retention basin is planned and will be donated to the City adjacent to 2550 North next to the Senior Center property, trails will be constructed to provide access to the Senior Citizen s Center and the trail to the west adjacent to the Smith s project. (See Exhibit C), allow a 5 foot sidewalk on one side of the road, and provide an agreement from Legacy 1 home owners association that they will accept Legacy 4 as a part of their home owners association. A technical review committee meeting was held on August 18, 2014. (See Exhibit D). A follow-up letter from the city engineer dated June 23, 2015 is also attached. (See Exhibit F). As part of the geotechnical review an issue was identified that impacted the design of the project, i.e., a substantial area of peat was located on the site. The solution to this issue is that North Ogden City is purchasing the impacted property and will convert it into a parking lot for the senior center. As part of the text amendment to provide flexibility for rear yards neighbors discussed a concern about their existing back yard depths. The applicant has since done a survey and found that there is an old irrigation ditch that is on the other side of the existing fences. This ditch has since been abandoned and will be filled in thus allowing the expansion of the existing back yards if the lot owners agree. Mr. Hansen will work with the adjoining property owners to accomplish a mutually agreeable transition. Otherwise the items identified in the reports will need to be addressed.
Legacy North PRUD Phase 4 Page 3 of 3 SUMMARY OF PLANNING COMMISSION CONSIDERATIONS Does the proposed use meet the requirements of the applicable City Ordinances? CONFORMANCE TO THE GENERAL PLAN The proposed subdivision meets the requirements of applicable North Ogden City Ordinances and conforms to the North Ogden City General Plan. The General Plan map calls for this property to be developed as single family residential, medium density. The Legacy North PRUD zone is consistent with this designation. CONDITIONS OF APPROVAL Requirements of the Technical Review Committee North Ogden City Engineer Compliance with the development agreement. RECOMMENDATION The Planning Commission can find that the proposal meets the North Ogden City ordinances and grant approval subject to the conditions of approval. EXHIBITS MAP A. Application C. Legacy North Phase 4 Plat D. Technical Review Report F. City Engineer Report
NORTH OGDEN CITY COMMUNITY DEVELOPMENT 505 EAST 2600 NORTH ROB SCOTT NORTH OGDEN, UT 84414 801.737.9841 PH: 801.782.7211 STACIE CAIN FAX: 801.737.2217 801.737.2216 August 18, 2014 John Hansen 5730 South 1475 East #200 Ogden, UT 84403 Re: Legacy North Phase IV Dear Mr. Hansen: The North Ogden Subdivision Technical Review Committee met on August 7, 2014. The following comments and responses were made concerning the proposed Legacy North Phase IV Subdivision. City Engineer: Make a note on the plat regarding the house size that can be built, in regards to the fire flow There are a few springs behind the house. When that is surveyed, find the old cistern. Work with Terrel Grimely to see if they own/want the spring water- Be sure to put easements in the Canal Company s name for any spring collection lines that discharge to the canal. Look at previous dedication for the public utilities in private streets and match the wording on the new plat. Design the roadway so that it drains to the south to prevent flooding should the storm drain line become plugged or overwhelmed. When surveying, also survey the parcel that is planned to be deeded to the City, and the catch basins. Provide this topography to the city engineer so that a storm drain detention basin can be designed per the city s request. The storm drain line from 2550 North will need to be in a dedicated right-of-way between lots 9-10 to the hammerhead. This city owned right-of-way should be paved for easy access to the detention basin control structure. The right-of-way should be large enough to include a sewer main extension from the hammerhead to 2550 North as well. This sewer line is to be deep enough to provide a gravity sewer line to city hall. The property for the detention basin and access from the hammerhead can be common space rather than city owned if approved by the planning commission/city council. Fire Department: Add one more fire hydrant between lots 1 and 2, it can go on either side of the road. Need 1,000 GPM for fire flow Fire Flow dictates size of home that can be built on the lots Possible to put last fire hydrant 200 ft from the intersection, near lots 7 and 8 North Ogden Storm Drain: Need to wait for what the City Council decides www.northogdencity.com rscott@nogden.org scain@nogden.org
NORTH OGDEN CITY COMMUNITY DEVELOPMENT 505 EAST 2600 NORTH ROB SCOTT NORTH OGDEN, UT 84414 801.737.9841 PH: 801.782.7211 STACIE CAIN FAX: 801.737.2217 801.737.2216 North Ogden City Water: If fire flow is needed, then loop water line, Eclipse blow-off isn t needed since there are hydrants at the end After fire hydrant run a 4 inch line North Ogden City Manager: Will need to present this plat to the City Council and have a letter from the HOA when streets are presented to the City Council Need a letter from Canal Company stating that the City is not responsible for anything associated with maintenance of the pipes, etc. for the storm drain When trail is dedicated to the HOA, the City will need a right of way easement to access the pipes for maintenance if needed Keep utility lines out of private property Asphalt is preferable for the trail North Ogden City Planner: Submit an application to rezone the property to the Legacy PRUD zone (11-7C in North Ogden City Code) Recommends that road should go through to 2550 N (decision will be made by the Planning Commission and City Council). If this happens then the piping would need to be upsized through this phase. Parcel to be donated (for detention basin) will need to go to the City Council to accept the property Verify area and frontage complies with the PRUD Roadway width is 38ft, this will need to go to the City Council to receive a variance from the road width standard, even though the road is private Hammerhead vs. cul-de-sac will need to be approved by the City Council Pave 10ft trail and put a fence on both sides of trail. This needs to be big enough to have the sewer, storm water, and possibly water lines underneath North Ogden Sanitary Sewer: Would like to connect to 2550 N Pineview Water: There is a 2 inch line on the parcel that may be deeded to the City that drains into the ditch. Put the drain in the detention basin and leave the service for the next development Bring other secondary out of the south end of the phase North Ogden Building Department: The sewer should be extended out to 2550 N Verify the homes you are building will fit on the lots www.northogdencity.com rscott@nogden.org scain@nogden.org
NORTH OGDEN CITY COMMUNITY DEVELOPMENT 505 EAST 2600 NORTH ROB SCOTT NORTH OGDEN, UT 84414 801.737.9841 PH: 801.782.7211 STACIE CAIN FAX: 801.737.2217 801.737.2216 If garage is in front of the home, the setback is 26ft A demolition permit will be required for the house when it is demolished The City doesn t pay for the streetlight power on private roads, Streetlights are needed at intersections and every 600ft Gate will need to be put in on trail Garages need to be 22ft wide and 20ft deep No other comments were received from other utility companies. If you have any questions or concerns, please contact Rob Scott at 801-737-9841 or myself at 801-737-2216. Sincerely, Stacie Cain Community Development Coordinator CC: Matt Hartvigsen File www.northogdencity.com rscott@nogden.org scain@nogden.org
Page 1 of 2 Legacy North Phase 4: Preliminary Review to Planning Commission CONSULTING ENGINEERS M E M O R A N D U M To: From: RE: North Ogden Planning Commission Rob Scott, City Planner John Hansen Real Estate Inc., Developer-Owner Great Basin Engineering Inc. Matthew Hartvigsen, P.E. City Engineer Legacy North Phase 4: Preliminary Review Date: March 24, 2015 Legacy North Phase 4 is a twenty-two lot subdivision on 3.959 acres located behind the Senior Center (approximately 525 East and 2550 North). A technical review for the development was held on August 7, 2014. The developer is now requesting preliminary approval. We have reviewed the plan submittal dated July 11, 2014 and recommend making the following changes: Plat 1. The lot address will need to be approved by Gary Kerr, Building Official. Please contact him for this information if you haven t already. 2. Before final plat approval can be given a service letter is needed from Pineview Irrigation. The letter needs to indicate that they concur with the construction plans. 3. Show existing fence lines and adjacent buildings on the plat. Provide dimensions between existing fences and the subdivision boundary line if applicable. 4. Place a note on the plat indicating the maximum size home that can be built based on the available fire flow. 5. A geotechnical report will be required for the site. Groundwater and springs are known to exist at the site. Place notes on the plat with any applicable building restrictions as recommended in the report with respect to these and any other site conditions. 6. The roadway needs to be notes a private. A note should also indicate which utilities are private and which are public. 7. We understand that this development will be part of the Legacy North HOA. A note needs to be placed on the plat indicating that certain covenants and restrictions apply to the lots as found in the CC&Rs. Improvement Plans Storm Drain 8. The plans will need to include a Storm Water Pollution Prevention Plan (SWPPP). The developer/contractor must file a NOI and NOT according to the UPDES requirements. 9. Detention for the subdivision will be at the existing basin on 2300 North. However, the City s storm drain system on 2550 North Street currently passes through the site without detention. The developer has agreed to work with the City so that a storm drain basin can be constructed at the site to control water passing through the subdivision. 1716 East 5600 South South Ogden, Utah 84403 (801) 476-9767 FAX (801) 476-6768
Page 2 of 2 Legacy North Phase 4: Preliminary Review to Planning Commission 10. The storm drain piping going through the site from 2550 North Street will need to be located in a dedicated right-of-way. The developer has agreed to provide the right-of-way from 2550 North to the subdivision which will also contain a trail or walkway. The property dedication for the detention basin and the trail will need to be approved or accepted by the City Council. Culinary Water 11. Submit drawings to Northview Fire. Locate fire hydrants as directed by Northview Fire. The maximum fire flow available according to the water model is 2000 gpm. If this is accurate and sufficient then the waterline will not be required to connect at 2550 North. Sanitary Sewer 12. The developer has agreed to coordinate a sewer main line extension from the development to 2550 North to serve the Senior Center and City Hall. This utility line extension, as well as the storm drain extension to 2550 North and trail, will need to be shown on the plans. Streets 13. The new city standards require LED street light fixtures. Please indicate that the proposed lights will be LED. Irrigation 14. Submit a drawing to Pineview Irrigation for approval. There is an existing drain line on the property that should be connected to the storm drain system to allow the irrigation main to be properly drained and winterized. General Approval Items 15. An engineer s cost estimate will need to be provided for all public right-of-way improvements. Our office will check the estimate and provide final approval. This estimate will establish the monetary guarantee necessary for the required improvements. A ten percent contingency will need to be added to the total guarantee as well as a five percent inspection fee. 16. Prior to construction a preconstruction meeting will need to be held with the City. No work can begin until drawings have been approved and a preconstruction meeting has been held. 17. When the drawings are in order our office will affix an approval signature on the final plans. Only plans with the city engineer approval signature will be allowed on site for construction purposes. 18. We also request an electronic copy of the plat and construction drawing for the purpose of updating the city base map and utility maps. Electronic data should be compatible with AutoCAD 2010. If you have any questions please feel free to contact us. 1716 East 5600 South South Ogden, Utah 84403 (801) 476-9767 FAX (801) 476-6768