Planning Commission Application Summary Project Name: Deer Run Preserve Plat Amendment Address: 962 East Roundhouse Road Current Zoning: RM1 (with Development Agreement) Hearing Date: April 23, 2015 Background The request was heard by the Planning Commission on January 22, 2015 and was subsequently approved by the City Council. However, the request was taken through the process as a preliminary plat and needs now to be taken through as a Plat Amendment as the lots are part of the South Mountain Phases 1 and 2F Amended plat. Proper notice has been given for a plat amendment request and the application will follow proper noticing and procedure requirements for a plat amendment. No changes have been made to the project as part of this request. When the idea for the South Mountain development was originally conceived, this property was slated as a commercial or town center hub. After years of marketing and attempted development approvals, in July of 2014, a zoning map amendment was approved. This changed zoning on the subject property from A5 to RM1. The rezone request was accompanied by a development agreement which was approved along with the rezone request. General Plan and Zoning The property is zoned RM1 and has a recorded development agreement. Analysis The applicant is requesting approval of a plat amendment resulting in a 79 lot subdivision. The general layout of the development consists of the circular portion of the property and two arms that etend generally east and west adjacent to Highland Drive. The developer is proposing to break the plat into four phases which could be recorded independent of one another. The first phase is the row of homes adjacent to the eisting circle of townhomes with the second phase being the net row of homes in the circle including the park. Each arm of homes is also a phase. The development will be served by four eisting public roads: Town Center Drive (renamed Deer Preserve Lane), Molasses Mill Drive, Candy Pull Drive and Roundhouse Road. There is an eisting private road that serves as access to the eisting townhome s garages. This road will remain. A new private road (Deer Arch Lane) will service all lots in phases one and two. Finally, each arm will be accessed by its own private road (Deer Heights Court and Deer Vista Court). The smallest lots will be adjacent to the eisting townhomes. These lots will range in size from 4,111 ft² to 4,738 ft². The net sets of lots in the circle are proposed to be a little larger and range from 5,176 ft² to 5,595 ft². Finally, between the two arms, the lots range from 8,108 ft² to 16,431 ft². Deviations (If applicable) No deviations are being requested. Staff Recommendation Staff is recommending approval of the request with conditions (see staff report).
Development Review Committee 1020 East Pioneer Road Draper, UT 84020 (801) 576-6539 STAFF REPORT April 14, 2015 To: From: Draper City Planning Commission Business Date: April 23, 2015 Development Review Committee Prepared by: Dan Boles, AICP, Senior Planner Planning Division Community Development Department Re: Deer Run Preserve Plat Amendment Request Application No.: 141030-962E-1 Applicant: Ryan Button, representing Draper Highland LLC Project Location: Approimately 962 East Roundhouse Rd. Zoning: RM1 Residential Zone Acreage: Approimately 16.659 Acres (Approimately 725,666 ft 2 ) Request: Request for approval of a Plat Amendment amending portions of South Mountain phases 1 and 2F, in the RM1 Residential zone. Approval of this request would allow 79 new residential single family lots. SUMMARY The request was heard by the Planning Commission on January 22, 2015 and was subsequently approved by the City Council. However, the request was taken through the process as a preliminary plat and should have been taken through as a Plat Amendment as the lots are part of the South Mountain Phases 1 and 2F Amended plat. In an effort to correct this error, proper notice has been given for a plat amendment request and the application will follow proper noticing and procedure requirements for a plat amendment. This application is a request for approval of a Plat Amendment for approimately 16.659 acres located on the south side of Highland Drive at approimately 962 East Roundhouse Rd. The property is currently zoned RM1 Residential and has an associated development agreement. The applicant is requesting that a Plat Amendment be approved in order to construct a 79 lot residential development on the site. Amenities will include a park and connecting trails. BACKGROUND When the idea for the South Mountain development was originally conceived, this property was slated as a commercial or town center hub. After years of marketing and attempted development approvals, in July of 2014, a zoning map amendment was approved. This changed zoning on the subject property from A5 to RM1. The rezone request was accompanied by a development agreement which was approved along with the rezone request. Deer Run Preserve Plat Amendment Request 1 App. # 141030-962E-1
ANALYSIS General Plan and Zoning. The Land Use Map of the General Plan calls for the Neighborhood Commercial land use designation for the subject property. Additionally, the property has been assigned the RM1 Residential zoning classification though this category may be a little misleading due to a development agreement on the subject parcel which restricts the development to single family lots. It should be noted here that due to a nearby detention basin that the applicant is proposing to utilize, the requirement for onsite detention has been eliminated allowing the applicant to design two more lots into the design of the property. In order for this to occur, an amendment of the development agreement needed to be approved by the City Council. The applicant took that amendment to the City Council and the amendment was approved allowing for two more lots. Development Agreement Highlights. As previously stated, the zoning on the property is tied to a development agreement. In order to approve the proposed Plat Amendment, the terms of the development agreement must be satisfied. In short, the development agreement states: The project will be limited to single family homes. Homes on lots1-3 and 27-29 will not eceed 27 feet in height. There will be no more than 77 lots (the amendment by the City Council will allow up to 79). Density will not eceed 5 homes per acre. Each lot will have a minimum area of 4,100 ft² and average lot size of 6,900 ft². The required setbacks. 50% of a home s front elevation shall be masonry (ie. stone or brick) with the balance being an aesthetic mi of concrete fiber board or stucco. Developer agrees to provide, via dedication, a public park and multiple trails for the use and enjoyment of all Draper City residents. Developer agrees to install park and trail infrastructure including landscaping, irrigation system, and play equipment. Construction of park must be started by the time 50% of building permits are issued and completed by the time 75% of all building permits are issued. Layout, Circulation and Phasing. The general layout of the development consists of the circular portion of the property and two arms that etend generally east and west adjacent to Highland Drive. The developer is proposing to break the Plat Amendment into four phases which could be recorded independent of one another. The first phase is the row of homes adjacent to the eisting circle of townhomes with the second phase being the net row of homes in the circle including the park. Each arm of homes is also a phase. The development will be served by four eisting public roads: Town Center Drive (renamed Deer Preserve Lane), Molasses Mill Drive, Candy Pull Drive and Roundhouse Road. There is an eisting Deer Run Preserve Plat Amendment Request 2 App. # 141030-962E-1
private road that serves as access to the eisting townhome s garages. This road will remain. A new private road (Deer Arch Lane) will service all lots in phases one and two. Finally, each arm will be accessed by its own private road (Deer Heights Court and Deer Vista Court). Town Center Drive which connects the potential development to Highland Drive comes terminates in to Candy Pull and Molasses Mill Drives. As part of the requirements for this development, a change in that intersection would need to occur. After a traffic study was conducted, it was determined that the intersection needed to be straightened to create a more standard Tee intersection (see Engineering Department review). The attached plats have been revised to reflect that requirement. The smallest lots will be adjacent to the eisting townhomes. These lots will range in size from 4,111 ft² to 4,738 ft². The net sets of lots in the circle are proposed to be a little larger and range from 5,176 ft² to 5,595 ft². Finally, between the two arms, the lots range from 8,108 ft² to 16,431 ft². Required Park and Trails. Included in the development agreement was a requirement for a park (see attached plan). The park will be just over an acre and will include such amenities as a grassy play area, playground with equipment, benches and picnic tables. Additionally, the developer will provide trails from each arm and through the homes in the circle to an eisting trail in the center of the eisting townhomes giving connectivity from the project to Highland Drive and South Mountain. The park, per the development agreement, will be dedicated to the City. The maintenance of fencing, snow removal and landscaping will be maintained by the Deer Run Preserve HOA while the City will maintain park equipment and trails. Architecture. The development agreement required the following: All front elevations shall be a minimum of 50% masonry, (ie. stone and/or brick) with the balance being an aesthetic mi of concrete fiber board, stucco, and may also include other architectural character elements such as porches, window trims, cornices, timber elements, masonry and /or other detailing elements and materials. Other elevations may consist of brick, stone, stucco and/or concrete fiber board. Staff to verify compliance at time of each building permit. As stated in the preceding ehibit, staff will verify that each home is in compliance with these standards as part of the building permit review. Lighting. The developer will have street lights interspersed throughout the subdivision. They are proposing a 14 foot pole with a gooseneck style fiture. Approimately 14 street lights are proposed throughout the subdivision. Street Trees. A landscape plan showing the landscaping for the park, trails and street trees has been submitted with the application. The plan shows smaller trees (Canada Red Chokecherry) lining the innercircle street. The two arms are lined with Skyline Honeylocust trees and the entry way leading off of Highland Drive is lined with London Planes. Spring Snow Crabapples will line Candy Pull and Molasses Mill Drive. Zelkovas, Cherry, Spruce, and Maple trees will be placed in the park and throughout the remaining property to be landscaped. See attached landscape plan. Fencing. The development will utilize both vinyl fencing, Rhino Rock and wrought iron fencing throughout the site. Fencing between the eisting townhomes and the proposed development will be a si foot tall vinyl fence. Rhino Rock fencing will separate the new homes and the park as well as separate Molasses Mill and Candy Pull Drives from the lots on the north of those streets. A wrought iron fence Deer Run Preserve Plat Amendment Request 3 App. # 141030-962E-1
will separate the new lots from Highland Drive. Criteria For Approval. The grounds for review and potential approval of a Subdivision Plat Amendment request is found in Section 17-9-040(b) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (b) If the City Council is satisfied that neither the public nor any person will be materially injured by the proposed vacation, alteration, or amendment, and that there is good cause for the vacation, alteration, or amendment, the City Council may vacate, alter, or amend the plat, any portion of the plat, or any street or lot within the plat. REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request with the following proposed conditions: 1. That the required alterations to the Plat Amendments affected by the change in the intersection are completed before Final Plat is approved by City Council. 2. That a final plat is submitted in accordance with title 17 of the Draper City Municipal code prior to recordation of the final plat at Salt Lake County. 3. That the developer forms an HOA which will be responsible for the maintenance of improvements outlined in the development agreement. 4. That street trees are bonded for by the developer. Engineering and Public Works Divisions Review. The Draper City Engineering and Public Works Divisions have completed their reviews of the Plat Amendment submission and have issued a recommendation for approval for the request with the following proposed conditions: General Items Plat 1. Retaining walls will require a building permit in accordance with the Draper City Municipal Code Section 9-27-085. Walls were not reviewed as part of these comments. 2. Provide trail construction standards and details, including slopes on plans. Comment response is requested information, add to construction drawings. 3. Item 4 on C-200 reflects incorrect thickness / standard detail for public right-of-ways. All sidewalks within the public right-of-way shall be 5 thick and 5 wide, per ST-12. 4. Item 5 on C-200 reflects incorrect standard. Refer to ST-10 for standard 30 gutter. 5. Site fencing shall not be constructed in site triangles of each street at intersections. 6. Phase 2 reflects two Parcel A s. Change one reference to Parcel B to differentiate parcels and update dedication note to reflect dedication of both parcels. 7. To clarify ownership and maintenance responsibilities, update plat to indicate which storm drain catch basins and pipelines are private versus public. For eample, SD collection and conveyance from Deer Arch Lane and Deer Trail Lane are private until connection at Molasses Mill Drive and Candy Pull Drive. Identify the location where public SD begins and private SD ends. Typically, all SD under private roads are private, including inlets and pipelines. This may require an agreement or ehibit to be referenced on plat. Deer Run Preserve Plat Amendment Request 4 App. # 141030-962E-1
8. Show eisting and proposed easements on the plat. Indicate that storm drain easements, where not dedicated to the city, are cross lot drainages. Provide to whom each easement in favor, such as HOA, etc. 9. At least one side yard easement of at least 7 feet in accordance with Section 17-5-050(g) of the Draper City Municipal Code is required. 10. Plat shall indicate that fire lanes (to Deer Arch Lane and Deer Trail Lane) are to be maintained by HOA. Grading & Drainage Utilities 11. Catch basins, cleanouts, etc., shall be constructed to Draper City standard detail drawings, such as SD-04, SD-10, etc., within public ROWs. 12. Public SD to be installed per SD-01. 13. Indicate ownership of any proposed street lights to clarify maintenance responsibilities and payment of power costs. 14. Street light proposed at intersection of Deer Height Court and Deer Preserve Lane appears to be in the public ROW. Relocate proposed street light to private street or change to Draper City Standard Street Light. 15. Two proposed street lights in park shall be standard Draper City street lights, unless added to HOA responsibilities. 16. It appears there is no water / irrigation stub to park area. Note to protect eisting stub, if it eists, or add to be included in construction. 17. Provide commitment to serve letters from both WaterPro and South Valley Sewer District. Traffic & Street Improvements 18. Realign the intersection to a standard tee of Molasses Mill, Candy Pull, & Deer Preserve per recommendation of Hales Engineering dated January 13, 2015. Attached to comments is intersection concept. 19. Add street cut dimensioning, per Draper City standard detail ST-08 & ST-15, for all street ecavation for utility connections. Building Division Review. The Draper City Building Division has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request without further comment. Geotechnical and Geologic Hazards Review. Taylor Geo-Engineering, LLC and Simon Bymaster, Inc., in working with the Draper City Building and Engineering Divisions, have completed their reviews of the geotechnical and geologic hazards report submitted as a part of the Plat Amendment submission. Simon Bymaster has issued a statement of completion for the reports submitted. Taylor Geo-Engineering has also issued a recommendation of approval for the application. Unified Fire Authority Review. The Unified Fire Authority has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request with the following proposed conditions: 1. Fire Department Access is required. An unobstructed minimum road width of twentysi (26) feet and a minimum height of thirteen (13) feet si (6) inches shall be required. Deer Run Preserve Plat Amendment Request 5 App. # 141030-962E-1
The road must be designed and maintained to support the imposed loads of emergency apparatus. The surface shall be able to provide all weather driving capabilities. The road shall have an inside turning radius of twenty eight (28) feet. There shall be a maimum grade of 10%. Grades may be checked prior to building permits being issued. a. 2012 International Fire Code Appendi D requirements on street widths: D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches (305mm) wide by 18 inches (457mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. 12 18 Signs are 12 18 inches, metal, and/or made of all weather resistant materials. (D103.6) D103.6.1 Roads 20 to 26 feet in width. Fire apparatus access roads 20 to 26 feet wide (6096 to 7925 mm) shall be posted on both sides as a fire lane. D103.6.2 Roads more than 26 feet in width. Fire apparatus access roads more than 26 feet wide (7925 mm) to 32 feet wide (9754 mm) shall be posted on one side of the road as a fire lane. 2. Fire Department Approved Turn Around Required. Access roads over 150 feet long shall require an approved turn around. Below is a diagram of approved fire department turn arounds. 3. Fire Hydrants are required there shall be a total of 7 hydrants required spaced at 500ft. increments. The required fire flow for this project is 2000GPM for full 2 hour duration. This will allow up to a 6200sqft home. Anything larger will require additional fire flow test to determine if sprinklers are needed. 4. No combustible construction shall be allowed prior to hydrant installation and testing by water purveyor. All hydrants must be operational prior to any combustible elements being received or delivered on building site. Deer Run Preserve Plat Amendment Request 6 App. # 141030-962E-1
5. Hydrants and Site Access. All hydrants and a form of acceptable temporary Fire Department Access to the site shall be installed and approved by the Fire Department prior to the issuance of any Building Permits. If at any time during the building phase any of the hydrants or temporary Fire Department Access becomes non-compliant any and all permits could be revoked. 6. Visible Addressing Required. New and eisting buildings shall have approved address numbers plainly legible and visible from the street fronting the property. These numbers shall contrast with their background. Noticing. The applicant has epressed their desire to subdivide the subject property and to do so in a manner which is compliant with the City Code. As such, notice has been properly issued in the manner outlined in the City and State Codes. STAFF RECOMMENDATION Staff recommends approval of the request for a Plat Amendment by Ryan Button, representing Draper Highland LLC, application 141030-962E-1, subject to the following conditions: 1. That all requirements of the Draper City Engineering and Public Works Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 2. That all requirements of the Draper City Building Division are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 3. That all requirements of the Unified Fire Authority are satisfied throughout the development of the site and the construction of all buildings on the site. 4. That all requirements of the geotechnical report are satisfied throughout the development of the site and the construction of all buildings on the site. 5. That the required alterations to the Plat Amendments affected by the change in the intersection are completed before Final Plat is approved by City Council. 6. That a final plat is submitted in accordance with title 17 of the Draper City Municipal code prior to recordation of the final plat at Salt Lake County. 7. That street trees are bonded for by the developer. 8. That the developer forms an HOA which will be responsible for the maintenance of improvements outlined in the development agreement. 9. That the changes to the plat regarding the T intersection are reflected on the final plat. This recommendation is based on the following findings: 1. That all of the requirements of the recorded and amended development agreement are satisfied. 2. The proposed development plans meet the intent, goals, and objectives of the Draper City General Plan such as: a. Create a balanced community where residents can live, work and play, and have their essential needs met. b. Provide a wide range of housing opportunities while protecting property values and promoting quality development. c. Achieve orderly land development patterns which provide for compatible, functional, cost-effective development. Deer Run Preserve Plat Amendment Request 7 App. # 141030-962E-1
d. Protect property values while providing opportunities for development which meets the health, safety and welfare needs of City residents. 3. That the requirements for Plat Amendment listed in Title 17-3 have been satisfied. 4. The proposed development plans will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 5. The public services in the area are adequate to support the subject development. MODEL MOTIONS Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Deer Run Preserve Plat Amendment Request by Ryan Button, representing Draper Highland LLC, application 141030-962E-1, based on the findings and subject to the conditions listed in the Staff Report dated January 13, 2015 and as modified by the conditions below: 1. List any additional findings and conditions Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Deer Run Preserve Plat Amendment Request by Ryan Button, representing Draper Highland LLC, application 141030-962E-1, based on the following findings: 1. List any findings Deer Run Preserve Plat Amendment Request 8 App. # 141030-962E-1
Deer Run Preserve Plat Amendment Request App. # 141030-962E-1
EHIBIT A PROPOSED AMENDED PLATS FOR PHASES 1, 2, 3 & 4
EHIBIT B PROPOSED LANDSCAPE AND STREET TREE PLAN
S N0. yy/mm/day DESCRIPTION blu line designs planning landscape architecture design 45 w 10000 s, suite 500 Sandy UT 84070 p 801.913.7994 OWNER: DRAPER HIGHLAND, LLC 6150 S. REDWOOD ROAD, SUITE 150 TAYLORSVILLE, UT 84123 D D D S S S S S S S S CONTACT: RYAN BUTTON PH: 801-910-6206 REVISIONS Stamp CORY A. SHUPE No. 5410044-5301 Designed By: Drawn By: Date: Checked By: Project No: RBD RBD/TSS 12/18/14 CAS 14-131 Drawing Title n 0 30 60 120 180 Drawing number