January 20, 205 Applicant: Ensign Bickford Location: 5000 S HWY 89 Prepared by: Sean Conroy, Community Development Director Public Hearing: No Zone: PD3 Attachments:. Original Concept Plan & Proposed Concept Plan. 2. Development Agreement Excerpt on BOR Park. 3. Current Sewer Alignment. REQUEST A discussion item to address amendments to the Concept Plan for the Harmony Ridge (EBCO) development project located at approximately 5000 S Highway 89 and a discussion of other project related topics. BACKGROUND AND PROJECT DESCRIPTION On August 9, 20 the City approved a Boundary Adjustment and Development Agreement for the Harmony Ridge development project located at the south end of the City. The development agreement authorized up to 850 residential units and also included some commercial and light industrial uses. The concept plan includes the following: 27 detached residential units (upper bench). 483 attached townhomes (both upper bench and valley). 96 condominiums (valley). Commercial/Light industrial area. Two parks dedicated to the City totaling approximately.8 acres. 4 HOA maintained parks totaling approximately 7.7 acres. Possibility of utilizing adjacent Bureau of Reclamation (BOR) property for a park. Based on a market study, the applicant is proposing the following changes to the concept plan: 358 detached residential units (upper bench). 3 detached residential units (valley). 64 attached townhomes (valley). 70 detached quad residential units (valley). These are smaller residential units where each set of 4 share a driveway. One City owned park approximately 8.54 acres in size. Three HOA maintained parks totaling approximately 5.4 acres. The primary changes include the elimination of the condominium units, the introduction of the detached quad units, a decrease in the number of townhomes and an increase in the number of detached units. The total number of residential units has been reduced from 850 to 723. EVALUATION Concept Plan Changes: With a project of this size it should be expected that the concept plan will need to be amended from time to time to address changing market conditions. Section 4..3(3) of the development agreement states the following regarding density:
City Council Staff Report January 20, 205 EBCo may freely transfer ERUs from one or more Development Areas to other Development Areas within the Harmony Ridge Project, subject to the density transfer requirements set forth in Section 8.78 of the City Code; except that: (i) the density subsequent to the transfer shall not exceed the total densities allowed for all areas within the Harmony Ridge Project and (ii) the ERUs associated with the Commercial/Retail/Mixed Development Area shall not be less than 200. Section 4.2 allows for minor amendments to the Concept Plan to be approved administratively, but more significant changes require City Council approval. The proposed changes to the residential project types are consistent with the spirit of the original concept, which was to have a high density valley area with a more traditional single family residential upper bench. While the revised concept does show fewer overall units, as the project develops and market conditions change, it is likely that another amended concept plan will be submitted to obtain additional units. Park Changes: Section 5.2.8 and exhibits GG9 outline the proposed park amenities for the project. The original concept plan envisioned obtaining a permit from the BOR for a large City park on BOR property and a 3 acre park adjacent to the BOR property on the project site that would be developed and deeded to the City. Section 5.2.8()(A)iii of the development agreement indicates that if the City is unable to obtain a permit to utilize the BOR property that the applicant would pay an amount to the City equal to the cost that would have been incurred in making the improvements on the BOR property. The amount to be paid would be prorated and collected on a per ERU basis at building permit issuance. Staff has met with the BOR and determined that a park on BOR property is not feasible or desirable for the City. The Council should discuss whether as a condition of allowing an amendment to the concept plan that a different arrangement could be made for the payment described above. Staff s concern is that if the park payment is made incrementally per ERU that it may take a significant amount of time before enough money is collected by the City to be put to productive use on other parks in the City. Alternative options could include an upfront payment of some agreed amount or allowing for a prorated amount per ERU but collecting the money at plat recording rather than at building permit issuance. Sewer Alignment: During previous Council meetings, the applicant had requested that a portion of the sewer line be placed in the Union Pacific Railroad s rightofway. However, based on staff and Council s concerns regarding the encroachment agreement requirements, the applicant presented an option to take the sewer west on 600 South and into Spanish Fork. The applicant would like to discuss some additional alignment alternatives. Development Agreement Amendments: Due to the proposed revisions to the Concept Plan, there may be several sections of the development agreement that require amendments. Based on the City Council s direction, staff and the applicant will work on the required amendments and bring them back to Council for adoption at a future meeting. STAFF RECOMMENDATION Provide direction to the applicant. Page 2
Attachment "" Original Concept Plan 3 30 2 N. M a i n S t re e t Spanish Fork, UT 84660 Phone: 80.798.0555 F ax : 80. 798.9 393 offi c e @ le i en g. c om w ww.leieng.com RM2 RD4 RD3 RD RM S U.. RM2 6 RA2 LAND USE TABLE RESIDENTIAL DETACHED RA MAPLETON, UTAH RM2 RESIDENTIAL UNITS RD BENCH ESTATE LOTS 52 ESTATE LOTS 95 RD3 COTTAGE ESTATE LOTS 2 RD4 GARDEN ESTATE LOTS 39 EXHIBIT E DENSITY PLAN RESIDENTIAL MIXED BOR Park RA3 RM ESTATE LOTS 64 RM2 FRONTLOADED TOWN HOMES 99 RESIDENTIAL ATTACHED RA REARLOADED TOWN HOMES 96 RA2 FRONTLOADED TOWN HOMES 88 RA3 STACKED FLAT CONDOMINIUMS 96 REVISIONS 2 COMMERCIAL/INDUSTIAL 4 5 FLEX LEI PROJECT #: 20084005 NOTES 2. COMMERCIAL & LIGHT INDUSTRIAL ROADS SHOWN ARE FOR CONCEPT PURPOSES. FINAL CLASSIFICATIONS OR ALIGNMENTS MAY VARY. FINAL PRESERVED OPEN SPACE AREA TO VARY BASED ON FINAL LOT CONFIGURATION. COMMERCIAL / RETAIL / MIXED. 3 S.R. 89 DRAWN BY: RWH OTHER DESIGNED BY: GDM PARKS (PUBLIC & HOA) SCALE: APPROXIMATE PRESERVED OPEN SPACE / PUBLIC FACILITIES " = 600' DATE: TOTAL RESIDENTIAL UNITS 850 TOTAL COMERCIAL/INDUSTRIAL ERU 200 OVERALL TOTAL ERU 050 05/7/20 SHEET E
Proposed Concept Plan 3302 N. Main Street Spanish Fork, UT 84660 Phone: 80.798.0555 Fax: 80.798.9393 office@leieng.com www.leieng.com 026 953 922 2457 87 8980 909 9506 0764 62 38 0459 997 9334 2446 536 2674 3468 0472 0427 794 7236 7200 8500 8500 8500 843 99 7200 7200 8604 3552 7004 2940 9232 694 0004 9087 9945 6824 6099 844 67 360 287 9043 9073 2672 64 652 323 98 870 7204 6240 846 0583 754 6240 8692 6240 6050 7594 5429 6222 654 654 027 208 755 6588 6588 6588 8368 7000 8860 390 0329 6999 27083 4600 6344 633 638 6305 9395 802 073 7704 723 9554 0605 0544 9024 4922 370 8669 6062 20727 8603 892 0073 8508 PARK #2 9333 8077 7020 697 7827 850 075 7306 8056 6989 064 0400 8450 5945 6276 9066 844 3674 8085 743 0400 0250 480 6200 6200 6200 0424 892 530 6276 692 6955 235 7888 8634 8945 8598 7767 8262 0399 44 388 8478 25405 5569 3734 9446 397 8490 9535 28957 7776 6558 662 7264 20927 2289 20368 9206 8045 692 608 5807 605 2579 4247 2479 8490 7700 2359 2945 996 668 27294 578 3469 7000 7669 6380 637 636 8064 4990 2090 8854 7923 857 097 9877 0485 9644 698 93 8507 0337 0765 PARK #3 923 28053 8464 8638 8000 23559 734 2020 9458 725 7000 253 8322 8000 6057 555 8460 728 6285 6048 9253 97 0444 8692 8228 84 7897 554 9393 38683 8227 028 768 378 35696 8353 936 8665 38 7076 947 6764 8035 2483 36053 35063 8585 470 9959 703 805 8790 037 7572 703 8832 848 8974 853 0557 9376 7636 PARK #4 703 0366 974 0423 762 9834 38 9247 783 6683 8634 6675 6666 6658 6649 2086 7936 6627 9432 2248 868 860 6087 7200 2694 6620 668 6967 7306 7506 53 5753 693 7309 6974 7200 7200 7736 7800 4029 759 7586 7283 7308 7308 676 7094 6268 CONCEPT 8 588 9422 8295 90 8655 964 0797 0279 8925 8925 964 MAPLETON, UTAH 7467 7200 7200 7200 7370 8307 284 649 536 9 9365 97 046 9399 948 404 8957 6308 6628 LAND USE LEGEND 6903 732 787 787 7475 6633 6960 PROJECT ZONING = PD (PLANNED DEVELOPMENT) 5793 875 720 6 HI PARK # G HW AY 64 UNITS FRONTLOADED TOWNHOMES 70 UNITS QUAD PACK UNITS 52 UNITS BENCH ESTATE LOTS 2 UNITS LARGE ESTATE LOTS 45 UNITS SMALL ESTATE LOTS REVISIONS.62 ac. 7 UNITS COTTAGE LOTS 2 TOTAL: 723 UNITS 3 4 RETAIL AND COMMERCIAL 5 COMMERCIAL AND LIGHT INDUSTRIAL LEI PROJECT #: FLEX SPACE PUBLIC SAFETY PARKS / PUBLIC FACILTIES 20084005 DRAWN BY: TJP CHECKED BY: GDM SCALE: " = 250' NATURAL OPEN SPACE DATE: /7/4 UTAH DEPARTMENT OF TRANSPORTATION HIGHWAY 89 SHEET
5.2.8 Park Amenities. The Park Amenities depicted in the Parks and Open Space Plan and Design Standards, Exhibit G attached, shall be developed and constructed by EBCo in conformance with the following: () Park Ownership, Use, Operation and Maintenance. The parks to be developed by EBCo within the Harmony Ridge Project as depicted in the Parks and Open Space Plan and Design Standards, Exhibit G hereto, shall be owned, operated and maintained as follows: (A) The approximate 3acre park situated immediately adjacent to the Bureau of Reclamation property (the BOR Property ), designated as the Lower City Park, and the approximate 8.80 acre park designated as the Bench City Park on the Parks and Open Space Plan and Design Standards, Exhibit G attached (collectively the City Parks ), shall be developed by EBCo at its sole cost and expense. The precise location of the Lower City Park may be relocated in relation to the BOR Property at the request of the City, subject to approval of the relocation by EBCo. (i) Title to the Lower City Park and the Bench City Park, together with easements and rightsofway required for public access thereto, shall be conveyed by EBCo to the City for use as public municipal parks. The conveyance may occur prior to the approval of the preliminary plat containing such park, but shall occur not later than the filing of the final plat containing such park. The City shall accept the conveyance of the City Parks as a donation from EBCo. (ii) In addition, subject to the City obtaining the contractual right to use a portion of the BOR Property for use as a municipal park, EBCo, in conformance with the provisions of Section 5.2.8(3) below, shall improve the park portion of the BOR property with improvements strictly limited to the construction and installation of a suitable sprinkler irrigation system to serve said property and the planting of grass thereon. Title to the sprinkler irrigation system improvements constructed by EBCo on the BOR Property shall be transferred to the City, by bill of sale, upon completion of the improvements. Notwithstanding the foregoing, in the event the City is unable to obtain the contractual right to utilize a portion of the BOR Property for a municipal park as intended herein, EBCo shall pay to the City an amount equal to the cost that would have been incurred by it in making the improvements thereon as delineated in this Subsection 5.2.8()(A)(ii), based upon the total acreage identified in the municipal park plan submitted by the City in its application to the Bureau of Reclamation. The amount to be paid by EBCo to the City shall be the then current market price for said work, determined by the lowest qualified bid of three bids received from reputable contractors selected by EBCo and approved by the City. The bids shall be solicited and the amount due (the BOR Park Inlieu Total Payment ), determined within sixty (60) days of the date EBCo receives written notice from the City that it has been unable, after good faith negotiations on the City s part, to obtain the contractual right to utilize the BOR Property (it being the mutual desire and intent of the Parties to develop, if at all possible, a municipal park on the BOR Property). The BOR Park Inlieu Total Payment shall be paid on a per ERU basis. The amount due and owing per ERU (the BOR Park Inlieu ERU Payment ), shall be determined by dividing the BOR Park Inlieu Total Payment amount
by the number of ERUs authorized within Harmony Ridge for which a building permit has not then been issued. The BOR Park Inlieu ERU Payment shall be due and payable at the time of and as a condition to the issuance by the City of a building permit for the structure associated with each such ERU.
B MAPLETON VILLAGE 67 ERU Attachment "3" Current Sewer Alignment An Utah S Corporation TE NA ER H 48 ERU SERVICE/BENEFIT BOUNDARY BYU 4 ERU TE OU R 9 U.S. 8 C D 50 ERU 4 ERU GORE 0 ERU E G F 488 ERU 0 ERU J 8 ERU K 3 ERU M 29 ERU L 2 ERU MAPLETON, UTAH I 800 S 600 S DE HAAS 20 ERU T AL US 89 MEYER 50 ERU MAPLE HEIGHTS 285 ERU (F) 3302 N. Main Street Spanish Fork, UT 84660 Phone: 80.798.0555 Fax: 80.798.9393 office@leieng.com www.leieng.com OA TR AN SL D ERU CONTRIBUTION TABLE N 49 ERU O NODE MAPLETON ERU's TOTAL ERU's 0 ERU STILLMAN OFFSITE SEWER MASTER PLAN AND REIMBURSEMENT SCHEDULE (LEGACY FARMS ALIGNMENT SERVICE/BENEFIT BOUNDARY CENTRAL BANK 42 ERU (F2) MEYER FAMILY LIMITED PARTNERSHIP 28 ERU A 050 ERU UTAH POWER & LIGHT REVISIONS HOLLOW ACRES P 57 ERU Q 38 ERU ALTERNATE ROUTE WITH FRONTAGE ALLOCATION PROPERTIES WITH FRONTAGE ALLOCATIONS R MASTER PLAN 2 3 4 5 LEI PROJECT #: 20084005 DRAWN BY: TJP DESIGNED BY: NKW NOTES SCALE: " = 000' DATE: 0/8/204 EXHIBIT M