Eagle Mountain City City Council Staff Report
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Eagle Mountain City City Council Staff Report January 15th 2018
Project:
Scenic Mountain Phase B
Applicant
Dylan Young (Fieldstone)
Request:
Preliminary Plat & Site Plan
Type of Action:
Action Item
Background: Scenic Mountain Phase B is located within the townhome cluster of the Scenic Mountain MDP. The Townhome cluster of the development was vested with the following:
Up to 83 Units, on 10.09 Acres for an overall density of 8.23 DU/AC o Anticipated units outside of UDOT Acquisition Parcel 40 (4.87 Acres * 8.23 DU/AC) o Anticipated units within UDOT Acquisition Parcel 43 (5.23 Acres * 8.23 DU/AC)
The applicant believes they were vested with a total of forty (40) townhome units outside of the UDOT expansion property, so this application is for 40 townhome units.
Figure 1 Scenic Mountain MDP
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Proposal: The applicant is proposing a 40 townhome unit preliminary plat and site plan for a project located on 4.16 Acres within the Scenic Mountain Master Development Plan.
Figure 2 Preliminary Plat
Planning Commission Action: On December 11th 2018 the Eagle Mountain Planning Commission held a public hearing on the proposed Scenic Mountain Preliminary Plat, Site Plan and Conditional Use Permit, there were no public comments made. The Planning Commission discussed the following topics at length:
Traffic considerations, including the future impact of a potential connection into Mount Saratoga through the project. Discussion on number of units in the area, and the fact that UDOT purchased 0.35 acres more than anticipated. The MDA was discussed including provisions which the developer believes allows them to do some density transfer between development pods. Applicant indicated they were putting less density in Pod 1 and more density in Pod 2, but that the overall density is still less than the maximum allowed for in the MDA. Building elevations were discussed, with the Commissioners wanting more architectural features on the facades facing State Road 73.
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0) Ultimately the Planning Commission moved to approve the Conditional Use Permit (5-0) with no conditions. The Planning Commission moved to recommend approval of the Scenic Mountain Phase B Preliminary Plat (5-0) with the following conditions: 1. 2. 3. 4. 5. 6. 7.
The Site Plan must be approved prior to any building permits being issued. Hurstbourne Drive must connect to Vernham Lane prior to any building permits being issued. The Sewer Lift Station to be maintained by the HOA. The plans comply with all requirements within UDOT’s traffic permit Townhome elevations provide additional features such as a pop-out, bay window, or awning on side and rear elevations facing a public ROW Applicant shall provide model numbers of playground equipment to the Parks and Recreation Director The maximum density is 8.23 DU/AC with maximum number of units permitted in this pod being 35
Items for Consideration: The City Council shall take the following items into consideration when making a motion: Modifying Planning Areas: The Master Development Agreement (MDA) specifies a density of 8.23 DU/AC for the Townhome Parcel with a maximum number of 40 units. Because UDOT purchased more property than originally anticipated, the density of the proposal is now 9.62 DU/AC, since the 40 units are being proposed on 4.16 Acres. The MDA does however go on to state “Developer may modify the Planning Areas to accommodate a relatively similar mix of uses… Property shall not exceed an average of 10.15 DU/AC (buildable acre).”
Single Family Area o 15.65 Acres o Maximum Density: 5.49 DU/AC o Maximum Number of Units: 86 Units o Actual Density: 5.11 DU/AC o Actual Number of Units: 80 o Difference: 6 fewer units Townhome Area o 4.16 Acres o Maximum Density: 8.23 DU/AC o Maximum number of units: 35 Units o Proposed Density: 9.62 DU/AC o Proposed Number of Units: 40 o Proposed difference: 5 additional units
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 3 MDA Paragraph 2.5
It should be noted that the applicant believed the MDA limited them to total number of units within each area, and they didn’t believe the changing size of the UDOT parcel would have an impact on the number of units they were permitted to build in the townhome portion of the development. The Applicant believes that as the overall unit count is lower than the maximum approved unit count, that they are in compliance with the MDA section referenced above which allows them to accommodate a relatively similar mix of uses. Staff felt the proposal was in spirit with the MDA, since fewer residential units in the single family portion of the development resulted in fewer cottage lots, and 5 additional townhomes on property next to SR-73 and a future freeway did not seem to be detrimental to the overall development. The Planning Commission, however, was of the opinion that the applicant should be held to the MDA requirement of no more than 8.23 DU/AC and felt the applicant should only be allowed 35 townhomes within Pod 2 of the development. Second Access: This development will require the completion of a second access before building permits will be issued. The applicant has indicated that Hurstbourne Drive will connect to Vernham Lane (the western access to SR-73 shown on the MDP) prior to them seeking any building permits for this phase. Parking: This development requires 92 parking stalls (40 * 2.33); the applicant is providing 95 qualifying parking stalls, thus complying with parking requirements. Sewer Lift Station: This project will require a sewer lift station. Since the sewer lift station will only serve this project it shall be maintained by the HOA. Traffic Impact Study: The applicant has completed an updated Traffic Impact Study for the entire Scenic Mountain project, with the change of a single access onto State Road 73 (previously it was anticipated there would be two accesses). The updated TIS anticipates 1,714 daily trips from the project and has made the following conclusions:
The intersection of SR 73/Mt Airey Drive currently operates at overall LOS C in the AM and overall LOS B in the PM. This is maintained in 2019 without the site. With the site traffic the delay increases to LOS D in
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
the AM Peak period. In 2024 the intersection operates with overall LOS F in the AM and overall LOS D in the PM without the site. With the site traffic the delay increases to LOS E in the PM peak period. Site traffic at this intersection represents 1.4% of traffic in the AM and 2.8% of traffic in the PM. The access is planned with channelized deceleration and acceleration lanes, therefore minimal delay is expected. The analysis shows the delay projected by SimTraffic at LOS B or better for all movements. The site traffic represents 3.4% in the AM and 3.7% in the PM of total traffic along SR 73 east of the Site. According to UDOT standards no auxiliary lanes are required at this access. However, the site is planning to build Access 1 with channelized right turn deceleration and acceleration lanes.
Parks and Open Space: The applicant shall provide model numbers of playground equipment to the Parks and Recreation director. The standard open space escrow ($,3,750/Lot) shall be collected at the time of plat recording. Elevations: The applicant has provided elevations and renderings of the proposed townhomes within the development; the townhomes should be evaluated by the standards found in 17.72 Commercial and Multifamily Design Standards.
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 4 Proposed Townhome Elevations
In addition to the elevations provided above the applicant has also provided elevations for proposed 7-plex buildings which will be the three buildings on the north end of the development, adjacent to SR73. The applicant indicates these will have pop-out dining room areas on the two end units and the middle unit to create the requested relief.
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 5 7-Plex Elevations
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 6 Renderings
The proposed townhome elevations use multiple materials (Hardy Board Siding and Board & Batten). Windows are provided on all elevations, as are multiple colors. Due to the terrain of the development vertical separation is shown between the individual units, breaking up the roof line. Units are also shown as staggered so unit fronts are not all on the same plane. Clubhouse: the applicant has provided a rendering of the clubhouse which includes a gathering room, kitchen facilities, across two levels, and opens up onto a Swimming Pool:
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 7 Proposed Clubhouse
Attachments Scenic Mountain MDP Preliminary Plat Landscaping Plans Elevations Traffic Impact Study
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Staff Report Overview Scenic Mountain Phase B Preliminary Plat and Site Plan Applicant Request
Dylan Young Type of Action (Fieldstone) Preliminary Plat & Site Previous Meeting Plan
Action Item PC 12.11.2018
Executive Summary: The applicant is proposing a 40 townhome unit preliminary plat located on 4.16 Acres within the Scenic Mountain Master Development Plan. Vicinity Map
TIS: updated TIS provided Density: The applicant is proposing to slightly increase the density of the townhome pod, but overall density of the project is still reduced.
Recommendation The Planning Commission moved to recommend approval of the Scenic Mountain Phase B Preliminary Plat (5-0) with the following conditions: 1. 2.
3. Items for Consideration Second Access: This development will require the completion of a second access before building permits will be issued, the applicant has indicated that Hurstbourne Drive will connect to Vernham Lane (the western access to SR-73 shown on the MDP) prior to them seeking any building permits for this phase. Parking: This development requires 92 parking stalls (40 * 2.33); the applicant is providing 95 qualifying parking stalls, thus complying with parking requirements. Sewer Lift Station: This project will require a sewer lift station, as the sewer lift station will only serve this project it shall be maintained by the HOA.
4. 5.
6.
7.
The Site Plan must be approved prior to any building permits being issued. Hurstbourne Drive must connect to Vernham Lane prior to any building permits being issued. The Sewer Lift Station to be maintained by the HOA. The plans comply with all requirements within UDOT’s traffic permit Townhome elevations provide additional features such as a pop-out, bay window, or awning on side and rear elevations facing a public ROW Applicant shall provide model numbers of playground equipment to the Parks and Recreation Director The maximum density is 8.23 DU/AC with maximum number of units permitted in this pod being 35
POSSIBLE UDOT ACQUISITION FOR SR 73 EXPANSION - 7.15 ACRES*
NORTH ( IN FEET ) 1 inch = 80 ft.
NO LEFT TURN ONTO HIGHWAY
GENERAL NOTE: FLEX USE TOWNHOMES CLUSTER HOMES
NO LEFT TURN ONTO HIGHWAY
FLEX USE
TOWNHOMES
TIER III - IV UP TO 120 UNITS/ COMMERCIAL 7.22 TOTAL ACRES (1,000 SF OF OPEN SPACE PER UNIT REQUIRED)
** PORTIONS OF THE NATURAL OPEN SPACE MAY BE BUILDABLE. WEST ACCESS CONNECTION STUB
UP TO 83 UNITS 10.09 TOTAL ACRES (1,000 SF OF OPEN SPACE PER UNIT REQUIRED)
LOCATION OF EXIST. QUESTAR GAS FACILITY (10' ACCESS FROM ROAD TO BE PROVIDED, OR AS REQUIRED BY QUESTAR) NATURAL OPEN SPACE** (HATCHED AREA WITH REGIONAL TRAIL)
**SLOPE TRANSITION AREA/NATURAL OPEN SPACE (HATCHED AREA)
* MATCH LINE
CLUSTER HOMES UP TO 86 UNITS 15.65 TOTAL ACRES (1,000 SF OF OPEN SPACE PER UNIT REQUIRED)
INVERNESS/ CONNECTION TO MT. AIREY DRIVE NATURAL OPEN SPACE** (HATCHED AREA WITH REGIONAL TRAIL)
RETENTION AREA 10' MIN. REAR YARD SETBACK
4' MIN. SIDE YARD
LOT 15' MIN. STREET FRONT & 22' GARAGE/DRIVEWAY SETBACKS
48' MIN.
15' MIN. STREET SIDE SETBACK
LOT
10' TOTAL SIDE YARD
48' MIN.
POTENTIAL CONNECTION TO SARATOGA SPRINGS
PUBLIC STREET
48' MIN.
48' MIN.
PUBLIC STREET
*
CLUSTER SETBACK DETAIL
*
MATCH LINE
MIN. 1.2 ACRES
TEMPORARY PARK AREA PRESERVED FOR THE POTENTIAL EXPANSION OF INVERNESS
DESIGNED BY:
TRAILHEAD PARK AREA MIN. OF 0.5 ACRE
GENERAL NOTE:
*
HILLSIDE PARK AREA
NATURAL OPEN SPACE** (HATCHED AREA)
FOCUS
POINT OF BEGINNING
GRAPHIC SCALE 30
.50
15.00
90°18'44"
23.64
S44°51'53"W
21.27
C6
83.00
33°56'45"
49.17
N73°00'22"W
48.46
C7
28.00
90°00'00"
43.98
N11°02'00"W
39.60
C8
28.00
90°00'00"
43.98
N78°58'00"E
39.60
C9
113.00
33°56'45"
66.95
N73°00'22"W
65.97
C10
215.00
5°28'58"
20.57
S87°16'46"W
20.57
C11
113.00
8°16'43"
16.33
N85°50'23"W
16.31
C12
113.00
4°10'02"
8.22
N79°37'01"W
8.22
C13
113.00
21°29'59"
42.40
N66°47'00"W
42.15
C14
28.00
16°36'06"
8.11
S47°43'57"E
8.08
C15
28.00
5°07'16"
2.50
N58°35'38"W
2.50
22.00
S89°42'31"W
16
2.5
59 .0 0 0.0 12
W 6" 7'4
58 3°
S3 3
°5
N3
61 .00
20 .00
S11°49'17"E 32.01
49.00 71.00
S78°03'00"W 28.86
PARCEL A
R=176.50 Δ=4°07'41" L=12.72 CH=N1°46'21"E 12.71
1.77 acres 76917 sqft
LENGTH
L1
N26°32'18"W
22.42
L2
S89°58'45"E
20.00
L3
N33°58'00"E
4.00
L4
S19°09'53"W
18.91
L5
N81°11'05"E
20.24
L6
S38°02'57"E
24.94
L7
N48°56'26"W
27.94
L8
S70°04'48"E
20.62
N5
6°
01
'13
REVISION BLOCK
DIRECTION
S3 4° 03
LINE
'24
"W
Line Table
"W
17
3.6
8
PRELIMINARY PLAT CALCULATED POSITION OF THE SOUTHWEST CORNER OF SECTION 16, T5S, R1W, SLB&M (NOT FOUND) 17 16 20 21
Scale:
SOUTH 1/4 CORNER OF SECTION 16,T5S, R1W, SLB&M 1959 UTAH COUNTY MONUMENT 16 N89°00'48"W 2,648.54 (CALC) (N89°01'05"W 2,648.50)
21
SOUTHEAST CORNER OF SECTION 16, T5S, R1W, SLB&M 1951 UTAH COUNTY MONUMENT 16 15 21 22 BASIS OF BEARING: N88°57'24"W MEASURED: 2,649.60 (N88°57'41"W 2,649.59)
Date:
Drawn:
1"=30' 7/26/18
Job #:
Sheet:
C2
MPM 18-259
Z:\_2018\18-259 Scenic Mountain East Townhomes\design 18-259\dwg\sheets\PRELIM\C2-PRELIM PLAT.dwg
C5
1250 sqft
----
21.16
----
N45°08'07"W
6
23.48
----
89°41'16"
----
15.00
5
C4
----
17.70
----
S87°16'46"W
4
17.70
----
5°28'58"
----
185.00
3
C3
49.00
401
----
58.38
----
N73°00'22"W
2
59.25
----
33°56'45"
----
100.00
1
C2
DESCRIPTION
19.32
DATE
S87°16'46"W
5
19.33
2.9
5°28'58"
18
202.00
25.50
C1
402 1250 sqft
25.50
CHORD LENGTH
.00
3° 10 15'0 3. 4" 73 W
CHORD DIRECTION
C7
58 49. '00 00 "E
2 10 5.50 2.0 0
4
0
411
1250 sqft
3°
"E
.00
"E
1250 sqft
25 S5 .50 6° 02 '00
49
25 C .50 14
'00
410
2.8 3
.00 49
13 .00
1250 sqft
25 .50
C8
S4
LENGTH
25.50
DELTA
25.50
RADIUS
18
.43 22
0
L8
N0°17'29"W
CURVE
.00
0 25 .5
49.00
BOUNDARY DESCRIPTION A portion of the SW1/4 of Section 16, Township 5 South, Range 1 West, Salt Lake Base & Meridian, located in Eagle Mountain, Utah, more particularly described as follows: Beginning at a point located S0°16'29”W along the Section line 527.93 feet and East 1,380.84 feet from the West ¼ Corner of Section 16, T5S, R1W, S.L.B.& M.; thence N89°59'52"E 432.68 feet; thence S56°02'00"E 298.89 feet to the Westerly line of that Real Property described in Deed Entry No. 13804:2006 of the Official Records of Utah County; thence along said deed the following 4 (four) courses and distances: S33°57'46"W 162.54 feet; thence S11°49'17"E 32.01 feet; thence S78°03'00"W 28.86 feet; thence S34°03'24"W 182.95 feet; thence N56°01'13"W 173.68 feet; thence Northerly along the arc of a non-tangent curve to the left having a radius of 176.50 feet (radius bears: N86°09'48"W) a distance of 12.72 feet through a central angle of 04°07'41" Chord: N01°46'21"E 12.71 feet; thence N00°17'29"W 168.82 feet; thence S89°42'31"W 298.58 feet; thence N01°51'35"E 43.96 feet; thence N29°41'30"W 47.23 feet; thence N00°15'52"W 128.62 feet to the point of beginning. Contains: 4.16 acres+/-
21 .00
C15
21
Curve Table
"W 49. 00 70 .89
25
13 .0
409
25.50
1250 sqft
.00
DR 134 VA .5 TE 134I. VE 9 59 ) "E
PRELIMINARY PLAT
.00 49
E
'00
412
19.5'
36.10 '44"E S10°58
.00 49
RN
02
25 .50
403
25.50
25 .50
13 1. 25 94. 10 .50 00
49.00
168.82
6°
.50
1250 sqft
N3
404 1250 sqft
1250 sqft
9
.00
4.16 ACRES 4.16 ACRES 1.11 ACRES 2.14 ACRES 2.14 ACRES 9.61 LOTS/ACRE 40 UNITS
25
S3
.50
RI
408
25.50 S0°17'29"E
178.50
298.58
413
8'0 0
.00
0 4.0 .00 53
25
.00 49.00
S5
'P
49
405 1250 sqft
.50
3° 5
0
(26
178.50
19.7'
OU
1250 sqft
N3 3
49.00
4.5
8.8
9
25
49
49 .00
.00 25.50
406 1250 sqft
4.0 PU & DE
°5 8'0 49 0"E .00
1250 sqft
414
.84
49 79 .00 .41
13 .00
25.50
25.50
.10
0
13
TB
37
407
25.50
RS
'00 "E
29
25 .50
HU
3.4
9
49.00 75.82
(53' PUBLIC)
71.00 49.00
02
1250 sqft
25 .50
17
C5 108.04
N0°17'29"W
76.27
15.3'
415
C2
15.0' 22.00
.50 25 .5
1250 sqft
25
25.50
25.50
0.18 acres 7993 sqft
S89°42'31"W
C13
6°
17 8
.50
17.00 25.50 102.00
PARCEL B
20.3'
1250 sqft
S5
51
C9
S5 6° 0 25 2'00 .50 "E
416
.50
L7
S89°42'31"W
0
25
C12
C6
18.6'
25.50
25.50 S89°58'45"E
1249 sqft
71.56
22.56 1249 sqft
440
15.0'
49.00 N0°01'15"E
1249 sqft
439
25.50
49.00
438
49.00
1249 sqft
49.00
437
25.50
SCENIC MOUNTAIN DRIVE
C4
22.56 71.56 S0°01'15"W 49.00
74.66 17.3'
.50
76.63
25.50
25.50
L5
25.50
25
34.95
25.50
25 .5
1250 sqft
.41
C11
296.31
417
49
S89°58'45"E
.50
1250 sqft
49
10.0 PU & DE
162.23
25
49 .0
25.50
418
N3
25.50
3° 58 '00 "E
1250 sqft
22.0 SETBACK (TYP.)
101.97
25.66 25.50 25.50 S89°58'45"E 102.00
436 1249 sqft
49.00 N0°01'15"E
435 1249 sqft
.50
S0°01'15"W
25.50
1250 sqft
120
25
419
49.00
49.00
49.00
49.00
49.00
49.00
25.50
1250 sqft
420
60
19.5'
30
22.00
25.50
421
S81°32'2 5"E 53.00
25.50
N3°09'32"W 61.46
178.37 20.00
25.50
49.00
25.50
49.00
434
1249 sqft
25.50
L3
13.00
13.00
17.8'
49.00
S0°01'15"W 49.00
25.50
25.50
1249 sqft
1249 sqft
25.50
422
25.50
(30' PRIVATE)
22.14 71.14
PLAT CALCULATIONS
433
25.50
423
178.50
L6
N1°51'35"E
1. PARCELS A & B WILL BE DEEDED TO THE HOA. 2. #5 REBAR AND CAP (FOCUS ENG) TO BE SET AT ALL LOT CORNERS. LEAD PLUGS TO BE SET IN THE TOP BACK OF CURB ON THE PROJECTION OF SIDE LOT LINES. 3. P.U. & D.E. = PUBLIC UTILITY & DRAINAGE EASEMENT. DIRECT COMMUNICATIONS HAS ACCESS TO THE P.U. & D.E..
28.07
1249 sqft
1249 sqft
N89°58'45"W 25.50
219.68
56.39
25.50
424
HURSTBOURNE DRIVE
C1 C3
1249 sqft
25.50
20.00 296.31
17.00
17.07
N29°41'30"W 47.23
43.96
NOTES:
56.40
L4
LIMITS OF COMMON OWNERSHIP
N84°32'17"E
17.00
13.05
LIMITS OF LIMITED COMMON OWNERSHIP
N0°16'29"E 2,641.17 (CALC)
LIMITS OF PRIVATE OWNERSHIP
54.85
C10
425
25.50
23.15
25.50
114.08
44.08 53.67
SECTION MONUMENT (FOUND)
71.00 49.00
1249 sqft
25.50
25.50
49.00 71.00
49.00
1250 sqft
30
( IN FEET ) 1 inch = 30 ft.
13.00
25.50
1249 sqft
426
25.50
25.50
25.50
427
L2
22.00
25.50
1250 sqft
428
25.50
N0°01'15"E
25.50
1249 sqft
25.50
49.00
1250 sqft
429
178.50 25.50
49.00
1249 sqft
430
49.00
431
49.00
432
S89°58'45"E 25.50
25.50
27.17
BOUNDARY SECTION LINE EASEMENT RIGHT-OF-WAY LINE BUILDING SETBACK EXISTING PROPERTY LINE
TOTAL ACREAGE: BUILDABLE ACREAGE: TOTAL ACREAGE IN LOTS: TOTAL OPEN SPACE: TOTAL IMPROVED OPEN SPACE: OVERALL DENSITY: TOTAL # OF UNITS:
25.50
15
20.2'
S0°01'15"W
N0°01'15"E
N0°15'52"W
LEGEND
76.20 49.00
(N0°16'03"E 2,641.31)
VICINITY MAP
25.50
49.00
128.62
L1
PONY EXPRESS PKWY
20' MIN. SPACING
20.1'
49.00 72.18
1,380.84 EAST
0
432.68
N89°59'52"E
SCENIC MOUNTAIN PRELIMINARY PHASE B
RAN C HE S
527.93 S0°16'29"W
PROJECT LOCATION
#
PKWY
SR-73
32 WEST CENTER STREET MIDVALE, UTAH 84047 PH: (801) 352-0075 www.focusutah.com
WEST 1/4 CORNER OF SECTION 16, T5S, R1W, SLB&M 1995 UTAH COUNTY MONUMENT
ENGINEERING AND SURVEYING, LLC
ã
FOCUS
16
EAGLE MOUNTAIN, UT
17
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
Front Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
SCENIC MOUNTAIN TOWNHOMES ----
1
1/8/2018 TOWNHOMES SCENIC MTN. FRONT/REAR ELEVATIONS
A2.1
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
Rear Elevation 1/16" = 1'-0" ON 11" X 17" PAPER
SCENIC MOUNTAIN TOWNHOMES ----
1
1/4" = 1'-0" ON 24" X 36" PAPER
1/8/2018 TOWNHOMES SCENIC MTN.
2
Left Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
3
Right Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
SIDE ELEVATIONS
A2.2
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
1
Front Elevation 1/16" = 1'-0" ON 11" X 17" PAPER
2
SCENIC MOUNTAIN TOWNHOMES ----
1/4" = 1'-0" ON 24" X 36" PAPER
Rear Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
1/8/2018 TOWNHOMES SCENIC MTN. FRONT/REAR ELEVATIONS
3
Left Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
4
Right Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
A2.1
1
2 Left Rear Corner SCALE: N.T.S.
SCENIC MOUNTAIN TOWNHOMES ----
Left Front Corner SCALE: N.T.S.
1/8/2018
TOWNHOMES SCENIC MTN. 3D ELEVATIONS
A2.3
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
1
111111111111111 1111111111111 111111111111111111 111111111111 111111111111111111
1
11111111111111 1111111111111 111111111111111111 111111111111 111111111111111111
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SR 73 Residential Traffic Impact Study V.
Traffic Analysis A. Level of Service Analysis The 2010 Highway Capacity Manual defines the Level of Service (LOS) for both signalized and unsignalized intersections as a range of average experienced delay. LOS is a qualitative rating of traveler satisfaction from A to F whereby LOS A is good and LOS F poor. Table 4 shows the LOS range by delay for unsignalized and signalized intersections and accesses. Table 4: Intersection LOS-Delay Relationship Unsignalized
Signalized
Level of Service
Total Delay per Vehicle (sec)
Total Delay per Vehicle (sec)
A B C D E F
< 10.0 > 10.0 and < 15.0 > 15.0 and < 25.0 > 25.0 and < 35.0 > 35.0 and < 50.0 > 50.0
< 10.0 > 10.0 and < 20.0 > 20.0 and < 35.0 > 35.0 and < 55.0 > 55.0 and < 80.0 > 80.0
The intersection and access analysis evaluates the performance of each intersection and access using the measure of performance of delay and level of service (LOS). Tables 5 - 6 show the intersection analysis. Analysis Results The intersection of SR 73 / Mt. Airey Drive currently operates at overall LOS C in the AM and overall LOS B in the PM. This is maintained in 2019 without the site. With the site traffic the delay increases to LOS D in the AM peak period. In 2024 the intersection operates with overall LOS F in the AM and overall LOS D in the PM without the site. With the site traffic the delay increases to LOS E in the PM peak period. Site traffic at this intersection represents 1.4% of traffic in the AM and 2.8% of traffic in the PM. The accesses is planned with channelized deceleration and acceleration lanes and therefore minimal delay is expected. The analysis shows the delay projected by SimTraffic as LOS B or better for all movements. The site traffic represents 3.4% in the AM and 3.7% in the PM of total traffic along SR 73 east of the site.
15
SR 73 Residential Traffic Impact Study
Table 5: SR 73 / Mt. Airey Drive Intersection Analysis EBL 2018 Existing 2019 Background 2019 Total 2024 Background 2024 Total
AM PM AM PM AM PM AM PM AM PM
6.5 12.8 6.6 12.8 7.2 12.8 7.0 13.8 7.8 13.8
EBT
EBR
WBL
A 26.1 C 0.1 A 13.5 B 11.3 B 0.1 A 13.8 A 32.8 C 0.1 A 14.3 B 11.7 B 0.1 A 17.5 A 44.6 D 0.1 A 23.0 B 12.4 B 0.1 A 47.4 A 117.3 F 0.4 A 18.3 B 14.0 B 0.3 A 90.3 A 142.1 F 0.5 A 27.2 B 14.2 B 0.3 A 203.1
WBT
B B B B C D B F C F
3.7 13.0 3.8 15.0 3.8 15.0 4.0 61.7 4.0 61.8
WBR
A B A B A B A E A E
0.9 0.8 0.9 0.8 0.9 0.8 0.8 1.0 0.8 1.0
NBLTR
A A A A A A A A A A
32.7 15.8 36.0 15.9 42.2 17.9 63.6 16.1 77.3 17.8
SBLTR
INT
C 79.8 E 22.6 C B 41.1 D 12.8 B D 88.2 F 27.6 C B 41.5 D 14.4 B D 73.0 E 36.0 D B 41.6 D 17.7 B E 154.8 F 88.9 F B 44.5 D 48.8 D E 127.7 F 106.2 F B 44.3 D 60.1 E
Table 6: SR 73 / Access 1 Intersection Analysis EB
2.4 PM 3.2 AM 8.9 2024 Total PM 2.7 2019 Total
AM
WB
A 0.3 A 1.8 A 0.4 A 11.1
NB
A A A B
3.0 0.1 0.3 2.2
INT
A A A A
1.9 2.2 6.8 8.4
A A A A
16
SR 73 Residential Traffic Impact Study B. Queue Analysis Based on the projected traffic, queue storage length requirements can be determined. To determine if sufficient storage space exists to accommodate the projected demand, the intersection and accesses included in this traffic study are analyzed for queue storage capacity. The queue lengths are provided by the HCS analysis. Once the storage length is determined, this can typically be compared to the available storage length within the provided turn pockets or between intersections. Table 7 shows the minimum recommended queue storage length that should be provided based on the critical unsignalized and signalized calculation and projected traffic demand. Table 7: 2024 Queue Analysis EBL Available 100 Mt Airey Drive / SR 73 Recommended 100 Access 1 / SR 73 Recommended
EBR WBL WBR 100 100 100 100 400 100 50
C. Auxiliary Lanes The site is proposing two full motion accesses along SR 73. SR 73 is a Category 5 roadway and not a part of the National Highway System. A category 5 roadway requires a minimum signal spacing of 2,640 feet, a minimum street spacing of 660 feet and a minimum access spacing of 350 feet. According to UDOT’s Administrative Rule R930-6, access spacing is measured from end of radius to end of radius. Access 1 is located approximately 770 feet east of Mt Airey Drive and 125 feet east of a gated entrance on the north side of SR 73. Access 1 is located an appropriate distance from the signal but is within 125 feet of the access on the north side of SR 73, therefore a variance is required for this access. Asa proposed right-in / right-out, the alignment with the northern access is not critical. According to UDOT’s Administrative Rule R930-6, a Category 4 and 5 roadway requires: (I) A left turn deceleration lane with taper and storage length is required for any access with a projected peak hour left ingress turning volume greater than 10 vehicles per hour. The taper length must be included in the required deceleration length. (II) A right turn deceleration lane and taper length is required for any access with a projected peak hour right ingress turning volume greater than 25 vehicles per hour. The taper length must be included in the required deceleration length. (III) A right turn acceleration lane and taper length is required for any access with a projected peak hour right turning volume greater than 50 vehicles per hour when the posted speed on the highway is greater than 40 mph. The taper length must be included in the required acceleration length. A right turn acceleration lane may also be required at a signalized intersection if a free-right turn is needed to maintain an appropriate level of service for the intersection.
17
Eagle Mountain City City Council Staff Report January 15th 2018
Project:
Scenic Mountain Phase B
Applicant
Dylan Young (Fieldstone)
Request:
Preliminary Plat & Site Plan
Type of Action:
Action Item
Background: Scenic Mountain Phase B is located within the townhome cluster of the Scenic Mountain MDP. The Townhome cluster of the development was vested with the following:
Up to 83 Units, on 10.09 Acres for an overall density of 8.23 DU/AC o Anticipated units outside of UDOT Acquisition Parcel 40 (4.87 Acres * 8.23 DU/AC) o Anticipated units within UDOT Acquisition Parcel 43 (5.23 Acres * 8.23 DU/AC)
The applicant believes they were vested with a total of forty (40) townhome units outside of the UDOT expansion property, so this application is for 40 townhome units.
Figure 1 Scenic Mountain MDP
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Proposal: The applicant is proposing a 40 townhome unit preliminary plat and site plan for a project located on 4.16 Acres within the Scenic Mountain Master Development Plan.
Figure 2 Preliminary Plat
Planning Commission Action: On December 11th 2018 the Eagle Mountain Planning Commission held a public hearing on the proposed Scenic Mountain Preliminary Plat, Site Plan and Conditional Use Permit, there were no public comments made. The Planning Commission discussed the following topics at length:
Traffic considerations, including the future impact of a potential connection into Mount Saratoga through the project. Discussion on number of units in the area, and the fact that UDOT purchased 0.35 acres more than anticipated. The MDA was discussed including provisions which the developer believes allows them to do some density transfer between development pods. Applicant indicated they were putting less density in Pod 1 and more density in Pod 2, but that the overall density is still less than the maximum allowed for in the MDA. Building elevations were discussed, with the Commissioners wanting more architectural features on the facades facing State Road 73.
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0) Ultimately the Planning Commission moved to approve the Conditional Use Permit (5-0) with no conditions. The Planning Commission moved to recommend approval of the Scenic Mountain Phase B Preliminary Plat (5-0) with the following conditions: 1. 2. 3. 4. 5. 6. 7.
The Site Plan must be approved prior to any building permits being issued. Hurstbourne Drive must connect to Vernham Lane prior to any building permits being issued. The Sewer Lift Station to be maintained by the HOA. The plans comply with all requirements within UDOT’s traffic permit Townhome elevations provide additional features such as a pop-out, bay window, or awning on side and rear elevations facing a public ROW Applicant shall provide model numbers of playground equipment to the Parks and Recreation Director The maximum density is 8.23 DU/AC with maximum number of units permitted in this pod being 35
Items for Consideration: The City Council shall take the following items into consideration when making a motion: Modifying Planning Areas: The Master Development Agreement (MDA) specifies a density of 8.23 DU/AC for the Townhome Parcel with a maximum number of 40 units. Because UDOT purchased more property than originally anticipated, the density of the proposal is now 9.62 DU/AC, since the 40 units are being proposed on 4.16 Acres. The MDA does however go on to state “Developer may modify the Planning Areas to accommodate a relatively similar mix of uses… Property shall not exceed an average of 10.15 DU/AC (buildable acre).”
Single Family Area o 15.65 Acres o Maximum Density: 5.49 DU/AC o Maximum Number of Units: 86 Units o Actual Density: 5.11 DU/AC o Actual Number of Units: 80 o Difference: 6 fewer units Townhome Area o 4.16 Acres o Maximum Density: 8.23 DU/AC o Maximum number of units: 35 Units o Proposed Density: 9.62 DU/AC o Proposed Number of Units: 40 o Proposed difference: 5 additional units
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 3 MDA Paragraph 2.5
It should be noted that the applicant believed the MDA limited them to total number of units within each area, and they didn’t believe the changing size of the UDOT parcel would have an impact on the number of units they were permitted to build in the townhome portion of the development. The Applicant believes that as the overall unit count is lower than the maximum approved unit count, that they are in compliance with the MDA section referenced above which allows them to accommodate a relatively similar mix of uses. Staff felt the proposal was in spirit with the MDA, since fewer residential units in the single family portion of the development resulted in fewer cottage lots, and 5 additional townhomes on property next to SR-73 and a future freeway did not seem to be detrimental to the overall development. The Planning Commission, however, was of the opinion that the applicant should be held to the MDA requirement of no more than 8.23 DU/AC and felt the applicant should only be allowed 35 townhomes within Pod 2 of the development. Second Access: This development will require the completion of a second access before building permits will be issued. The applicant has indicated that Hurstbourne Drive will connect to Vernham Lane (the western access to SR-73 shown on the MDP) prior to them seeking any building permits for this phase. Parking: This development requires 92 parking stalls (40 * 2.33); the applicant is providing 95 qualifying parking stalls, thus complying with parking requirements. Sewer Lift Station: This project will require a sewer lift station. Since the sewer lift station will only serve this project it shall be maintained by the HOA. Traffic Impact Study: The applicant has completed an updated Traffic Impact Study for the entire Scenic Mountain project, with the change of a single access onto State Road 73 (previously it was anticipated there would be two accesses). The updated TIS anticipates 1,714 daily trips from the project and has made the following conclusions:
The intersection of SR 73/Mt Airey Drive currently operates at overall LOS C in the AM and overall LOS B in the PM. This is maintained in 2019 without the site. With the site traffic the delay increases to LOS D in
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
the AM Peak period. In 2024 the intersection operates with overall LOS F in the AM and overall LOS D in the PM without the site. With the site traffic the delay increases to LOS E in the PM peak period. Site traffic at this intersection represents 1.4% of traffic in the AM and 2.8% of traffic in the PM. The access is planned with channelized deceleration and acceleration lanes, therefore minimal delay is expected. The analysis shows the delay projected by SimTraffic at LOS B or better for all movements. The site traffic represents 3.4% in the AM and 3.7% in the PM of total traffic along SR 73 east of the Site. According to UDOT standards no auxiliary lanes are required at this access. However, the site is planning to build Access 1 with channelized right turn deceleration and acceleration lanes.
Parks and Open Space: The applicant shall provide model numbers of playground equipment to the Parks and Recreation director. The standard open space escrow ($,3,750/Lot) shall be collected at the time of plat recording. Elevations: The applicant has provided elevations and renderings of the proposed townhomes within the development; the townhomes should be evaluated by the standards found in 17.72 Commercial and Multifamily Design Standards.
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 4 Proposed Townhome Elevations
In addition to the elevations provided above the applicant has also provided elevations for proposed 7-plex buildings which will be the three buildings on the north end of the development, adjacent to SR73. The applicant indicates these will have pop-out dining room areas on the two end units and the middle unit to create the requested relief.
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 5 7-Plex Elevations
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 6 Renderings
The proposed townhome elevations use multiple materials (Hardy Board Siding and Board & Batten). Windows are provided on all elevations, as are multiple colors. Due to the terrain of the development vertical separation is shown between the individual units, breaking up the roof line. Units are also shown as staggered so unit fronts are not all on the same plane. Clubhouse: the applicant has provided a rendering of the clubhouse which includes a gathering room, kitchen facilities, across two levels, and opens up onto a Swimming Pool:
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Figure 7 Proposed Clubhouse
Attachments Scenic Mountain MDP Preliminary Plat Landscaping Plans Elevations Traffic Impact Study
Planning Commission Approved CUP (5-0) PC Recommended Approval of Site Plan and Preliminary Plat (5-0)
Staff Report Overview Scenic Mountain Phase B Preliminary Plat and Site Plan Applicant Request
Dylan Young Type of Action (Fieldstone) Preliminary Plat & Site Previous Meeting Plan
Action Item PC 12.11.2018
Executive Summary: The applicant is proposing a 40 townhome unit preliminary plat located on 4.16 Acres within the Scenic Mountain Master Development Plan. Vicinity Map
TIS: updated TIS provided Density: The applicant is proposing to slightly increase the density of the townhome pod, but overall density of the project is still reduced.
Recommendation The Planning Commission moved to recommend approval of the Scenic Mountain Phase B Preliminary Plat (5-0) with the following conditions: 1. 2.
3. Items for Consideration Second Access: This development will require the completion of a second access before building permits will be issued, the applicant has indicated that Hurstbourne Drive will connect to Vernham Lane (the western access to SR-73 shown on the MDP) prior to them seeking any building permits for this phase. Parking: This development requires 92 parking stalls (40 * 2.33); the applicant is providing 95 qualifying parking stalls, thus complying with parking requirements. Sewer Lift Station: This project will require a sewer lift station, as the sewer lift station will only serve this project it shall be maintained by the HOA.
4. 5.
6.
7.
The Site Plan must be approved prior to any building permits being issued. Hurstbourne Drive must connect to Vernham Lane prior to any building permits being issued. The Sewer Lift Station to be maintained by the HOA. The plans comply with all requirements within UDOT’s traffic permit Townhome elevations provide additional features such as a pop-out, bay window, or awning on side and rear elevations facing a public ROW Applicant shall provide model numbers of playground equipment to the Parks and Recreation Director The maximum density is 8.23 DU/AC with maximum number of units permitted in this pod being 35
POSSIBLE UDOT ACQUISITION FOR SR 73 EXPANSION - 7.15 ACRES*
NORTH ( IN FEET ) 1 inch = 80 ft.
NO LEFT TURN ONTO HIGHWAY
GENERAL NOTE: FLEX USE TOWNHOMES CLUSTER HOMES
NO LEFT TURN ONTO HIGHWAY
FLEX USE
TOWNHOMES
TIER III - IV UP TO 120 UNITS/ COMMERCIAL 7.22 TOTAL ACRES (1,000 SF OF OPEN SPACE PER UNIT REQUIRED)
** PORTIONS OF THE NATURAL OPEN SPACE MAY BE BUILDABLE. WEST ACCESS CONNECTION STUB
UP TO 83 UNITS 10.09 TOTAL ACRES (1,000 SF OF OPEN SPACE PER UNIT REQUIRED)
LOCATION OF EXIST. QUESTAR GAS FACILITY (10' ACCESS FROM ROAD TO BE PROVIDED, OR AS REQUIRED BY QUESTAR) NATURAL OPEN SPACE** (HATCHED AREA WITH REGIONAL TRAIL)
**SLOPE TRANSITION AREA/NATURAL OPEN SPACE (HATCHED AREA)
* MATCH LINE
CLUSTER HOMES UP TO 86 UNITS 15.65 TOTAL ACRES (1,000 SF OF OPEN SPACE PER UNIT REQUIRED)
INVERNESS/ CONNECTION TO MT. AIREY DRIVE NATURAL OPEN SPACE** (HATCHED AREA WITH REGIONAL TRAIL)
RETENTION AREA 10' MIN. REAR YARD SETBACK
4' MIN. SIDE YARD
LOT 15' MIN. STREET FRONT & 22' GARAGE/DRIVEWAY SETBACKS
48' MIN.
15' MIN. STREET SIDE SETBACK
LOT
10' TOTAL SIDE YARD
48' MIN.
POTENTIAL CONNECTION TO SARATOGA SPRINGS
PUBLIC STREET
48' MIN.
48' MIN.
PUBLIC STREET
*
CLUSTER SETBACK DETAIL
*
MATCH LINE
MIN. 1.2 ACRES
TEMPORARY PARK AREA PRESERVED FOR THE POTENTIAL EXPANSION OF INVERNESS
DESIGNED BY:
TRAILHEAD PARK AREA MIN. OF 0.5 ACRE
GENERAL NOTE:
*
HILLSIDE PARK AREA
NATURAL OPEN SPACE** (HATCHED AREA)
FOCUS
POINT OF BEGINNING
GRAPHIC SCALE 30
.50
15.00
90°18'44"
23.64
S44°51'53"W
21.27
C6
83.00
33°56'45"
49.17
N73°00'22"W
48.46
C7
28.00
90°00'00"
43.98
N11°02'00"W
39.60
C8
28.00
90°00'00"
43.98
N78°58'00"E
39.60
C9
113.00
33°56'45"
66.95
N73°00'22"W
65.97
C10
215.00
5°28'58"
20.57
S87°16'46"W
20.57
C11
113.00
8°16'43"
16.33
N85°50'23"W
16.31
C12
113.00
4°10'02"
8.22
N79°37'01"W
8.22
C13
113.00
21°29'59"
42.40
N66°47'00"W
42.15
C14
28.00
16°36'06"
8.11
S47°43'57"E
8.08
C15
28.00
5°07'16"
2.50
N58°35'38"W
2.50
22.00
S89°42'31"W
16
2.5
59 .0 0 0.0 12
W 6" 7'4
58 3°
S3 3
°5
N3
61 .00
20 .00
S11°49'17"E 32.01
49.00 71.00
S78°03'00"W 28.86
PARCEL A
R=176.50 Δ=4°07'41" L=12.72 CH=N1°46'21"E 12.71
1.77 acres 76917 sqft
LENGTH
L1
N26°32'18"W
22.42
L2
S89°58'45"E
20.00
L3
N33°58'00"E
4.00
L4
S19°09'53"W
18.91
L5
N81°11'05"E
20.24
L6
S38°02'57"E
24.94
L7
N48°56'26"W
27.94
L8
S70°04'48"E
20.62
N5
6°
01
'13
REVISION BLOCK
DIRECTION
S3 4° 03
LINE
'24
"W
Line Table
"W
17
3.6
8
PRELIMINARY PLAT CALCULATED POSITION OF THE SOUTHWEST CORNER OF SECTION 16, T5S, R1W, SLB&M (NOT FOUND) 17 16 20 21
Scale:
SOUTH 1/4 CORNER OF SECTION 16,T5S, R1W, SLB&M 1959 UTAH COUNTY MONUMENT 16 N89°00'48"W 2,648.54 (CALC) (N89°01'05"W 2,648.50)
21
SOUTHEAST CORNER OF SECTION 16, T5S, R1W, SLB&M 1951 UTAH COUNTY MONUMENT 16 15 21 22 BASIS OF BEARING: N88°57'24"W MEASURED: 2,649.60 (N88°57'41"W 2,649.59)
Date:
Drawn:
1"=30' 7/26/18
Job #:
Sheet:
C2
MPM 18-259
Z:\_2018\18-259 Scenic Mountain East Townhomes\design 18-259\dwg\sheets\PRELIM\C2-PRELIM PLAT.dwg
C5
1250 sqft
----
21.16
----
N45°08'07"W
6
23.48
----
89°41'16"
----
15.00
5
C4
----
17.70
----
S87°16'46"W
4
17.70
----
5°28'58"
----
185.00
3
C3
49.00
401
----
58.38
----
N73°00'22"W
2
59.25
----
33°56'45"
----
100.00
1
C2
DESCRIPTION
19.32
DATE
S87°16'46"W
5
19.33
2.9
5°28'58"
18
202.00
25.50
C1
402 1250 sqft
25.50
CHORD LENGTH
.00
3° 10 15'0 3. 4" 73 W
CHORD DIRECTION
C7
58 49. '00 00 "E
2 10 5.50 2.0 0
4
0
411
1250 sqft
3°
"E
.00
"E
1250 sqft
25 S5 .50 6° 02 '00
49
25 C .50 14
'00
410
2.8 3
.00 49
13 .00
1250 sqft
25 .50
C8
S4
LENGTH
25.50
DELTA
25.50
RADIUS
18
.43 22
0
L8
N0°17'29"W
CURVE
.00
0 25 .5
49.00
BOUNDARY DESCRIPTION A portion of the SW1/4 of Section 16, Township 5 South, Range 1 West, Salt Lake Base & Meridian, located in Eagle Mountain, Utah, more particularly described as follows: Beginning at a point located S0°16'29”W along the Section line 527.93 feet and East 1,380.84 feet from the West ¼ Corner of Section 16, T5S, R1W, S.L.B.& M.; thence N89°59'52"E 432.68 feet; thence S56°02'00"E 298.89 feet to the Westerly line of that Real Property described in Deed Entry No. 13804:2006 of the Official Records of Utah County; thence along said deed the following 4 (four) courses and distances: S33°57'46"W 162.54 feet; thence S11°49'17"E 32.01 feet; thence S78°03'00"W 28.86 feet; thence S34°03'24"W 182.95 feet; thence N56°01'13"W 173.68 feet; thence Northerly along the arc of a non-tangent curve to the left having a radius of 176.50 feet (radius bears: N86°09'48"W) a distance of 12.72 feet through a central angle of 04°07'41" Chord: N01°46'21"E 12.71 feet; thence N00°17'29"W 168.82 feet; thence S89°42'31"W 298.58 feet; thence N01°51'35"E 43.96 feet; thence N29°41'30"W 47.23 feet; thence N00°15'52"W 128.62 feet to the point of beginning. Contains: 4.16 acres+/-
21 .00
C15
21
Curve Table
"W 49. 00 70 .89
25
13 .0
409
25.50
1250 sqft
.00
DR 134 VA .5 TE 134I. VE 9 59 ) "E
PRELIMINARY PLAT
.00 49
E
'00
412
19.5'
36.10 '44"E S10°58
.00 49
RN
02
25 .50
403
25.50
25 .50
13 1. 25 94. 10 .50 00
49.00
168.82
6°
.50
1250 sqft
N3
404 1250 sqft
1250 sqft
9
.00
4.16 ACRES 4.16 ACRES 1.11 ACRES 2.14 ACRES 2.14 ACRES 9.61 LOTS/ACRE 40 UNITS
25
S3
.50
RI
408
25.50 S0°17'29"E
178.50
298.58
413
8'0 0
.00
0 4.0 .00 53
25
.00 49.00
S5
'P
49
405 1250 sqft
.50
3° 5
0
(26
178.50
19.7'
OU
1250 sqft
N3 3
49.00
4.5
8.8
9
25
49
49 .00
.00 25.50
406 1250 sqft
4.0 PU & DE
°5 8'0 49 0"E .00
1250 sqft
414
.84
49 79 .00 .41
13 .00
25.50
25.50
.10
0
13
TB
37
407
25.50
RS
'00 "E
29
25 .50
HU
3.4
9
49.00 75.82
(53' PUBLIC)
71.00 49.00
02
1250 sqft
25 .50
17
C5 108.04
N0°17'29"W
76.27
15.3'
415
C2
15.0' 22.00
.50 25 .5
1250 sqft
25
25.50
25.50
0.18 acres 7993 sqft
S89°42'31"W
C13
6°
17 8
.50
17.00 25.50 102.00
PARCEL B
20.3'
1250 sqft
S5
51
C9
S5 6° 0 25 2'00 .50 "E
416
.50
L7
S89°42'31"W
0
25
C12
C6
18.6'
25.50
25.50 S89°58'45"E
1249 sqft
71.56
22.56 1249 sqft
440
15.0'
49.00 N0°01'15"E
1249 sqft
439
25.50
49.00
438
49.00
1249 sqft
49.00
437
25.50
SCENIC MOUNTAIN DRIVE
C4
22.56 71.56 S0°01'15"W 49.00
74.66 17.3'
.50
76.63
25.50
25.50
L5
25.50
25
34.95
25.50
25 .5
1250 sqft
.41
C11
296.31
417
49
S89°58'45"E
.50
1250 sqft
49
10.0 PU & DE
162.23
25
49 .0
25.50
418
N3
25.50
3° 58 '00 "E
1250 sqft
22.0 SETBACK (TYP.)
101.97
25.66 25.50 25.50 S89°58'45"E 102.00
436 1249 sqft
49.00 N0°01'15"E
435 1249 sqft
.50
S0°01'15"W
25.50
1250 sqft
120
25
419
49.00
49.00
49.00
49.00
49.00
49.00
25.50
1250 sqft
420
60
19.5'
30
22.00
25.50
421
S81°32'2 5"E 53.00
25.50
N3°09'32"W 61.46
178.37 20.00
25.50
49.00
25.50
49.00
434
1249 sqft
25.50
L3
13.00
13.00
17.8'
49.00
S0°01'15"W 49.00
25.50
25.50
1249 sqft
1249 sqft
25.50
422
25.50
(30' PRIVATE)
22.14 71.14
PLAT CALCULATIONS
433
25.50
423
178.50
L6
N1°51'35"E
1. PARCELS A & B WILL BE DEEDED TO THE HOA. 2. #5 REBAR AND CAP (FOCUS ENG) TO BE SET AT ALL LOT CORNERS. LEAD PLUGS TO BE SET IN THE TOP BACK OF CURB ON THE PROJECTION OF SIDE LOT LINES. 3. P.U. & D.E. = PUBLIC UTILITY & DRAINAGE EASEMENT. DIRECT COMMUNICATIONS HAS ACCESS TO THE P.U. & D.E..
28.07
1249 sqft
1249 sqft
N89°58'45"W 25.50
219.68
56.39
25.50
424
HURSTBOURNE DRIVE
C1 C3
1249 sqft
25.50
20.00 296.31
17.00
17.07
N29°41'30"W 47.23
43.96
NOTES:
56.40
L4
LIMITS OF COMMON OWNERSHIP
N84°32'17"E
17.00
13.05
LIMITS OF LIMITED COMMON OWNERSHIP
N0°16'29"E 2,641.17 (CALC)
LIMITS OF PRIVATE OWNERSHIP
54.85
C10
425
25.50
23.15
25.50
114.08
44.08 53.67
SECTION MONUMENT (FOUND)
71.00 49.00
1249 sqft
25.50
25.50
49.00 71.00
49.00
1250 sqft
30
( IN FEET ) 1 inch = 30 ft.
13.00
25.50
1249 sqft
426
25.50
25.50
25.50
427
L2
22.00
25.50
1250 sqft
428
25.50
N0°01'15"E
25.50
1249 sqft
25.50
49.00
1250 sqft
429
178.50 25.50
49.00
1249 sqft
430
49.00
431
49.00
432
S89°58'45"E 25.50
25.50
27.17
BOUNDARY SECTION LINE EASEMENT RIGHT-OF-WAY LINE BUILDING SETBACK EXISTING PROPERTY LINE
TOTAL ACREAGE: BUILDABLE ACREAGE: TOTAL ACREAGE IN LOTS: TOTAL OPEN SPACE: TOTAL IMPROVED OPEN SPACE: OVERALL DENSITY: TOTAL # OF UNITS:
25.50
15
20.2'
S0°01'15"W
N0°01'15"E
N0°15'52"W
LEGEND
76.20 49.00
(N0°16'03"E 2,641.31)
VICINITY MAP
25.50
49.00
128.62
L1
PONY EXPRESS PKWY
20' MIN. SPACING
20.1'
49.00 72.18
1,380.84 EAST
0
432.68
N89°59'52"E
SCENIC MOUNTAIN PRELIMINARY PHASE B
RAN C HE S
527.93 S0°16'29"W
PROJECT LOCATION
#
PKWY
SR-73
32 WEST CENTER STREET MIDVALE, UTAH 84047 PH: (801) 352-0075 www.focusutah.com
WEST 1/4 CORNER OF SECTION 16, T5S, R1W, SLB&M 1995 UTAH COUNTY MONUMENT
ENGINEERING AND SURVEYING, LLC
ã
FOCUS
16
EAGLE MOUNTAIN, UT
17
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
Front Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
SCENIC MOUNTAIN TOWNHOMES ----
1
1/8/2018 TOWNHOMES SCENIC MTN. FRONT/REAR ELEVATIONS
A2.1
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
Rear Elevation 1/16" = 1'-0" ON 11" X 17" PAPER
SCENIC MOUNTAIN TOWNHOMES ----
1
1/4" = 1'-0" ON 24" X 36" PAPER
1/8/2018 TOWNHOMES SCENIC MTN.
2
Left Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
3
Right Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
SIDE ELEVATIONS
A2.2
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
1
Front Elevation 1/16" = 1'-0" ON 11" X 17" PAPER
2
SCENIC MOUNTAIN TOWNHOMES ----
1/4" = 1'-0" ON 24" X 36" PAPER
Rear Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
1/8/2018 TOWNHOMES SCENIC MTN. FRONT/REAR ELEVATIONS
3
Left Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
4
Right Elevation 1/16" = 1'-0" ON 11" X 17" PAPER 1/4" = 1'-0" ON 24" X 36" PAPER
A2.1
1
2 Left Rear Corner SCALE: N.T.S.
SCENIC MOUNTAIN TOWNHOMES ----
Left Front Corner SCALE: N.T.S.
1/8/2018
TOWNHOMES SCENIC MTN. 3D ELEVATIONS
A2.3
12896 S. Pony Express Road Suite #400 Draper, UT 84020 Fax (801)233-8600 Phone (801)233-8300
1
111111111111111 1111111111111 111111111111111111 111111111111 111111111111111111
1
11111111111111 1111111111111 111111111111111111 111111111111 111111111111111111
1
111111111111111
SR 73 Residential Traffic Impact Study V.
Traffic Analysis A. Level of Service Analysis The 2010 Highway Capacity Manual defines the Level of Service (LOS) for both signalized and unsignalized intersections as a range of average experienced delay. LOS is a qualitative rating of traveler satisfaction from A to F whereby LOS A is good and LOS F poor. Table 4 shows the LOS range by delay for unsignalized and signalized intersections and accesses. Table 4: Intersection LOS-Delay Relationship Unsignalized
Signalized
Level of Service
Total Delay per Vehicle (sec)
Total Delay per Vehicle (sec)
A B C D E F
< 10.0 > 10.0 and < 15.0 > 15.0 and < 25.0 > 25.0 and < 35.0 > 35.0 and < 50.0 > 50.0
< 10.0 > 10.0 and < 20.0 > 20.0 and < 35.0 > 35.0 and < 55.0 > 55.0 and < 80.0 > 80.0
The intersection and access analysis evaluates the performance of each intersection and access using the measure of performance of delay and level of service (LOS). Tables 5 - 6 show the intersection analysis. Analysis Results The intersection of SR 73 / Mt. Airey Drive currently operates at overall LOS C in the AM and overall LOS B in the PM. This is maintained in 2019 without the site. With the site traffic the delay increases to LOS D in the AM peak period. In 2024 the intersection operates with overall LOS F in the AM and overall LOS D in the PM without the site. With the site traffic the delay increases to LOS E in the PM peak period. Site traffic at this intersection represents 1.4% of traffic in the AM and 2.8% of traffic in the PM. The accesses is planned with channelized deceleration and acceleration lanes and therefore minimal delay is expected. The analysis shows the delay projected by SimTraffic as LOS B or better for all movements. The site traffic represents 3.4% in the AM and 3.7% in the PM of total traffic along SR 73 east of the site.
15
SR 73 Residential Traffic Impact Study
Table 5: SR 73 / Mt. Airey Drive Intersection Analysis EBL 2018 Existing 2019 Background 2019 Total 2024 Background 2024 Total
AM PM AM PM AM PM AM PM AM PM
6.5 12.8 6.6 12.8 7.2 12.8 7.0 13.8 7.8 13.8
EBT
EBR
WBL
A 26.1 C 0.1 A 13.5 B 11.3 B 0.1 A 13.8 A 32.8 C 0.1 A 14.3 B 11.7 B 0.1 A 17.5 A 44.6 D 0.1 A 23.0 B 12.4 B 0.1 A 47.4 A 117.3 F 0.4 A 18.3 B 14.0 B 0.3 A 90.3 A 142.1 F 0.5 A 27.2 B 14.2 B 0.3 A 203.1
WBT
B B B B C D B F C F
3.7 13.0 3.8 15.0 3.8 15.0 4.0 61.7 4.0 61.8
WBR
A B A B A B A E A E
0.9 0.8 0.9 0.8 0.9 0.8 0.8 1.0 0.8 1.0
NBLTR
A A A A A A A A A A
32.7 15.8 36.0 15.9 42.2 17.9 63.6 16.1 77.3 17.8
SBLTR
INT
C 79.8 E 22.6 C B 41.1 D 12.8 B D 88.2 F 27.6 C B 41.5 D 14.4 B D 73.0 E 36.0 D B 41.6 D 17.7 B E 154.8 F 88.9 F B 44.5 D 48.8 D E 127.7 F 106.2 F B 44.3 D 60.1 E
Table 6: SR 73 / Access 1 Intersection Analysis EB
2.4 PM 3.2 AM 8.9 2024 Total PM 2.7 2019 Total
AM
WB
A 0.3 A 1.8 A 0.4 A 11.1
NB
A A A B
3.0 0.1 0.3 2.2
INT
A A A A
1.9 2.2 6.8 8.4
A A A A
16
SR 73 Residential Traffic Impact Study B. Queue Analysis Based on the projected traffic, queue storage length requirements can be determined. To determine if sufficient storage space exists to accommodate the projected demand, the intersection and accesses included in this traffic study are analyzed for queue storage capacity. The queue lengths are provided by the HCS analysis. Once the storage length is determined, this can typically be compared to the available storage length within the provided turn pockets or between intersections. Table 7 shows the minimum recommended queue storage length that should be provided based on the critical unsignalized and signalized calculation and projected traffic demand. Table 7: 2024 Queue Analysis EBL Available 100 Mt Airey Drive / SR 73 Recommended 100 Access 1 / SR 73 Recommended
EBR WBL WBR 100 100 100 100 400 100 50
C. Auxiliary Lanes The site is proposing two full motion accesses along SR 73. SR 73 is a Category 5 roadway and not a part of the National Highway System. A category 5 roadway requires a minimum signal spacing of 2,640 feet, a minimum street spacing of 660 feet and a minimum access spacing of 350 feet. According to UDOT’s Administrative Rule R930-6, access spacing is measured from end of radius to end of radius. Access 1 is located approximately 770 feet east of Mt Airey Drive and 125 feet east of a gated entrance on the north side of SR 73. Access 1 is located an appropriate distance from the signal but is within 125 feet of the access on the north side of SR 73, therefore a variance is required for this access. Asa proposed right-in / right-out, the alignment with the northern access is not critical. According to UDOT’s Administrative Rule R930-6, a Category 4 and 5 roadway requires: (I) A left turn deceleration lane with taper and storage length is required for any access with a projected peak hour left ingress turning volume greater than 10 vehicles per hour. The taper length must be included in the required deceleration length. (II) A right turn deceleration lane and taper length is required for any access with a projected peak hour right ingress turning volume greater than 25 vehicles per hour. The taper length must be included in the required deceleration length. (III) A right turn acceleration lane and taper length is required for any access with a projected peak hour right turning volume greater than 50 vehicles per hour when the posted speed on the highway is greater than 40 mph. The taper length must be included in the required acceleration length. A right turn acceleration lane may also be required at a signalized intersection if a free-right turn is needed to maintain an appropriate level of service for the intersection.
17
