Eagle Mountain CityEagle Mountain City Planning Commission Staff Report A UGUST 28 TH, 2018 Project:...
Transcript of Eagle Mountain CityEagle Mountain City Planning Commission Staff Report A UGUST 28 TH, 2018 Project:...
Eagle Mountain City Planning Commission Staff Report
AUGUST 28TH, 2018
Project: Juniper Springs
Applicant: Travis Taylor/ Weststates
Request: Conditional Use, Site Plan, Preliminary Plat
Type of Action: Public Hearing; Action Item
Background Information: Juniper Springs is located to the east of Hidden Hollow Elementary school and west of Hidden
Canyon is part of the Hidden Valley North preliminary plat it is vested with up to 100 units.
Proposal: The applicant has made a proposal for a
Conditional Use Permit, Site Plan, and
Preliminary Plat for a 84-unit townhome
development located on 11.58 acres with a density
of 7.25 units per acre. There are three (3) separate
applications are being considered, this staff report
addresses them together as they are all addressing
the same project. The Planning Commission is the
decision-making body for the Conditional Use
Permit. The Planning Commission shall make a
recommendation to the City Council on the Site Plan
and Preliminary Plat.
Items for Consideration: The following items
require Planning Commission review, and should be
considered when making a motion.
Traffic: A Traffic Impact Memorandum has been
submitted for the City Engineer to review. It is
important to note there is a signal planned at the
intersection of Hidden Valley Pkwy and Pony Express Pkwy. The signal is planned for installation this year pending City
Council approval of a budget amendment.
Commercial & Multifamily Design Standards: Juniper Springs is a Tier III development, Juniper Springs is required to
comply with the Commercial & Multifamily Design Standards found in chapter 17.72 of the Eagle Mountain Municipal
Code (EMMC). Each of the Multifamily Design Standards is discussed below in brief:
17.72.030 A 2. Building Location: Requires buildings to face internal courtyards and open spaces, while buildings adjacent
to streets shall orient toward the street.
As seen on the plat all internal lots face the improved open space court yard. Since the end of the units face Hidden
Valley Pkwy staff does recommend that additional features be added to the side elevations of buildings that are adjacent
to a public right-of-way and/or improved open space areas facing Hidden Valley Pkwy.
17.72.030 C Multifamily Parking/Garages: Requires that garages and parking areas should be placed to the rear of
buildings, and that garages don’t dominate the street-facing façade of a building. All units in the Juniper Springs comply;
the project is designed with alley loaded garages
17.72.030 D Open/Plaza
Space: Requires projects
to be designed in a way
that clusters open space
together, in a useable
open/plaza space. The
applicant has designed
the open space areas
between the buildings to
comply with the code and
create useable play areas
between the buidings.
17.72.040 Architectural
Standards: Multifamily
architectural standards
require buildings to be
articulated, incorporate
many architectural
features and details, and
utilize at least two exterior
materials. Garage doors
are encouraged to be
accessed from a rear or side entry. This proposal has alley loaded garages.
Entry-Monument Sign: The applicant has not indicated if there will be an entry monument sign. Any entry monument
would need to comply with City standards.
Park Design & Amenities: The applicant has submitted the Parks & Open Space Worksheet. The proposed worksheet
shows the applicant providing 193
amenity points. The plan includes a
variety of amenities for the project. In
a meeting with the applicant onsite, it
was agreed to deed the southern
corner of the open space to the City
and install more parking stalls that
can be used in conjunction with the
trailhead park being installed with the
Hidden Hollow development.
The applicant will be connecting with
the current bike trails on the east and
will also provide an 8’ asphalt trail on
the east side of the project that can
be used by pedestrians and bikes
riders that will connect into the trails
along Pony Express Pkwy.
Recommendation: The following recommendation is provided for the Planning Commission’s benefit, and it may be read,
or referenced when making a motion:
I move that the Planning Commission Approve the Conditional Use Permit for Juniper Springs with the following
conditions:
1. Any conditions the Planning Commission finds appropriate
I move that the Planning Commission recommend approval of the Juniper Springs Site Plan, and Preliminary Plat
to the Eagle Mountain City Council with the following Conditions:
1. Additional features be added to the side elevations for the facades that are adjacent to public-rights-
of-way.
2. That the asphalt trails connect to Pony Express Pkwy.
3. That an entry monument be submitted for approval by Staff shown at on of the two accesses to the
project.
4. Any conditions that the Planning Commission finds appropriate
Attachments:
Landscape Plan, Preliminary Plat, Elevations, Hidden Valley North Preliminary Plat
#6147776-5301MCKENNATHOMAS G.
08-06-18
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PERMIT SET
JUNIPER SPRINGS - 6-PLEX
SQUARE FT. SCHEDULE - UNIT A
Name Area
Unit A - Main Level 616 SF
Unit A - Garage 400 SF
Unit A - Upper Level 880 SF
Sheet List
SheetNumber Sheet Name
A2.0 Overall Building Plans
A2.1 First Floor - Dimension Plan
A2.2 Second Floor - Dimension Plan
A3.1 Elevations
A3.2 Elevations
A4.1 Building Sections
A4.2 Building Sections
A4.3 Architectural Details
A5.0 Separation Wall Details
A6.0 Roof Plan
E1.1 First Floor Electrical
E1.2 Second Floor Electrical
S1.1 Foundation Plan
S1.2 Footing and Foundation Notesand Schedules
S2.2 Second Floor Framing
S2.3 Roof Framing
SD1 Structural Details
SD2 Structural Details
SQUARE FT. SCHEDULE - UNIT C
Name Area
Unit C - Main Level 600 SF
Unit C - Garage 400 SF
Unit C - Upper Level 880 SF
SQUARE FT. SCHEDULE - UNIT B
Name Area
Unit B - Main Level 656 SF
Unit B - Garage 400 SF
Unit B - Upper Level 920 SF
UNIT AUNIT B UNIT C
UNIT B
DESIGN PROFESSIONAL
APPLICABLE CODE:2015 IRC w/ STATE
AMENDMENTS
N. SALT LAKE, UT 84054(801) 383-3252
95 S. RIVER BEND WAY, SUITE A
ABBREVIATION LEGEND
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E.S.EW.EXIST.EXPAN.EXT.
NUMBERATCENTER LINEDIAMETERANGLEANCHOR BOLTABOVEADJUSTABLEABOVE FINISH FLOORAMERICAN INSTITUTE
ALUMINUMAPPROXIMATEARCHITECT/ARCHITECTURALAMERICAN SOCIETY FOR
BOARDBITUMINOUSBUILDINGBENCH MARKBOTTOM OFBOTTOMBASE PLATEBEARINGBETWEENCERAMICCEILINGCLEARCONCRETE MASONARY UNITCOLUMNCONCRETECONTINUOUSCONSTRUCTIONCOORDINATECONTRACTION JOINTDOUBLEDEPARTMENTDETAILDIAMETERDETAILDRAWINGSEACHEACH FACEEXPANSION JOINTELEVATIONEQUAL
EACH SIDEEACH WAYEXISTINGEXPANSIONEXTERIOR
OF ARCHITECTS
TESTING MATERIALS
F.D.FND.F.E.F.E.C.F.F.FIN.FLR.FT.FTG.GA.GALV.GND.GYP. BD.HDW.HORIZ.HR.HT.HVAC
HYDI.D.I.F.IN.INFO.INSUL.LAV.MAINT.MANUF.MAX.MAT.MECH.MFR.MIN.MISC.M.O.MTL.N.I.C.N.T.S.O.C.
FLOOR DRAINFOUNDATIONFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFINISH FLOORFINISHFLOORFEETFOOTING
GALVANIZEDGROUND
HARDWAREHORIZONTALHOURHEIGHTHEATING/VENTILATION/AIR CONDITIONINGHYDRANTINSIDE DIAMETERINSIDE FACEINCHESINFORMATIONINSULATIONLAVATORYMAINTENANCEMANUFACTURERMAXIMUMMATERIALMECHANICALMANUFACTURERMINIMUMMISCELLANEOUSMASONRY OPENINGMETALNOT IN CONTACTNOT TO SCALE
GAGE/GAUGE
GYPSUM WALL BOARD
ON CENTERO.D.
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P.S.F.
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SPEC.STD.STIFF.STR.
SUSP.THRU.T.O.T.O.A.T.O.C.T.O.F.T.O.S.
T.O.W.TYP.U.N.O.
VERT.W/WD.WWF.
OUTSIDE DIAMETER
OUTSIDE FACEOVERHEAD
OPPOSITEPARTITIONPOUNDS PER CUBIC FOOTPERPENDICULARPLATEPOUNDS PER LINEAR FOOT
PROTECTIONPOUNDS PERSQUARE FOOTPOUNDS PER SQUARE INCH
RADIUSREINFORCEDREQUIREDROOM
SCHEDULESTEEL DECK INSTITUTE
SPECIFICATIONSTANDARDSTIFFENERSTRUCTURALSUPERVISORSUSPENDEDTHROUGHTOP OFTOP OF ASPHALTTOP OF CURBTOP OF FOOTINGTOP OF SLABOR SIDEWALKTOP OF WALLTYPICALUNLESS NOTEDOTHERWISEVERTICALWITHWOODWELDED WIRE FABRIC
PAINTED
QUANITY
PROT.
OVERHEAD DOOROHD.
ROUGH OPENING
SUPER.
SHR. SHOWERSHT. SHEETSIM SIMILAR
STRUCTURAL ENGINEER
MORGAN, UT 84050(801) 876-3501
4883 OLD HIGHWAY SUITE A. UNIT AUNIT C
END UNIT FACING HIDDEN VALLEY PARKWAY
DW
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**KITCHEN BUMP-OUT TO BEPLACED ON END UNIT FACING HIDDEN VALLEY PARKWAY
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Main Level - Overall
1/8" = 1'-0"2
Upper Level - Overall
DW
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A4.1
10' - 0" 10' - 0" 1' - 10 1/2" 8' - 1 1/2" 10' - 0" 10' - 0" 10' - 0"
20' - 0" 20' - 0" 20' - 0"
20
' - 0
"6
' - 2
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"3
' - 1
"5
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' - 5
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1' - 9" 2' - 0" 6' - 0" 2' - 0" 5' - 6" 2' - 9" 2' - 9" 5' - 6" 10' - 0" 1' - 9" 2' - 9" 10' - 3" 7' - 0"
20' - 0" 20' - 0" 20' - 0"
5 1/2"
3' - 3" 1' - 6" 11' - 10" 2' - 6"
5 1/2"
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' - 5
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' - 1
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Kitchen / Eating9'-1 1/8" Clg.
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Opt. Pwdr.9'-1 1/8" Clg.
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Kitchen / Eating9'-1 1/8" Clg.
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Opt. Pwdr.9'-1 1/8" Clg.
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Kitchen / Eating9'-1 1/8" Clg.
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1' - 0"6' -
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Structural column (Typ. 6x6);Box-out may be offset fromcenterline of structural column; See floorplan for location of box-outin relation to structural column.
Box-out structural column to 10" x 10"
Masonry veneer over 10" x 10" box-out;Total width of columnat masonry base to bemax 16"
Exterior finish of column perelevations / specsheet (Stucco orCement Fiber)
M.L. Top Plate
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1Main Level - Dimension Plan
Keyed Notes - Main Level
Mark Note Text
1 80% Efficient Gas Furnace
2 40 Gallon Water Heater w/ Seismic Strapping
4 (5) 14" Pantry Shelves
5 30" Range
6 36" Double Basin Kitchen Sink
8 Flat Island
9 Half Wall
10 5/8" Type 'X' Gyp. Board on walls and ceiling betweengarage and dwelling unit.
11 20 Minute Door w/ Self-CLosing Hardware
3/4" = 1'-0"2
Column Detail
1/4" = 1'-0"3
Main Level - Unit A Bump Out DimensionPlan
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6050 SL
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' - 1
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' - 2
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Master Bedroom8'-1 1/8" Clg.
Carpet
Master Bath8'-1 1/8" Clg.
Vinyl
Closet8'-1 1/8" Clg.
Carpet
Bath8'-1 1/8" Clg.
Vinyl
Bedroom #38'-1 1/8" Clg.
Carpet Bedroom #28'-1 1/8" Clg.
Carpet
Master Bedroom8'-1 1/8" Clg.
Carpet
Master Bath8'-1 1/8" Clg.
Vinyl
Closet8'-1 1/8" Clg.
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' - 3
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' - 4
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' - 4
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' - 3
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Master Bedroom8'-1 1/8" Clg.
Carpet
Master Bath8'-1 1/8" Clg.
Vinyl
Closet8'-1 1/8" Clg.
Carpet
Bath8'-1 1/8" Clg.
Vinyl
Bedroom #38'-1 1/8" Clg.
Carpet
Bedroom #28'-1 1/8" Clg.
Carpet
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3068
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4040 SL4040 SL4040 SL
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' - 3
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' - 0
" 7' -
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Upper Level - Dimension Plan
Keyed Notes - Upper Level
Mark Note Text
1 Closet shelves per spec sheet
3 30" x 60" Tub/Shower Combo (Surround per specsheet)
4 Raised floor with sloped floor pan and plumbinghookups for washing machine
5 Vent dryer to exterior through ceiling
6 22" x 34" Attic access
8 36" x 60" Tub / Shower
9 42" Half Wall
10 HVAC chase
1/4" = 1'-0"2
Upper Level - Unit C Cantilever
Upper Level10' - 1 3/4"
Upper Level TopPlate
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T.O. Footing-2' - 0"
B.O. Footing-3' - 0"
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Upper Level10' - 1 3/4"
Upper Level TopPlate
18' - 2 7/8"
T.O. Footing-2' - 0"
B.O. Footing-3' - 0"
1
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Main Level TopPlate
9' - 1 1/8"
Foundation0"
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1 1
1
1
333
33
A4.33
Sim
A4.31
Sim
256
1
7
3
1
11
' - 0
"
44 4
4
4 41
SHEET #
DR
AW
ING
TIT
LE
PRINT DATE:
8/16/20189:17:48 AM
A3.1
6-P
LE
X
Ele
vations
JU
NIP
ER
SP
RIN
GS
TO
WN
HO
ME
S
PERMIT SET
3/16" = 1'-0"1
Front Keyed Notes - Elevations
Mark Note Text
1 Asphalt Shingles; See Roof Plan
2 Cultured Stone Veneer
3 Stucco over (2) Layers Grade D Felt
4 Fiber Cement Siding over (1) Layer Grade D Felt
5 6" Stucco Trim Band
6 Board & Batten Siding
3/16" = 1'-0"2
Rear
Main Level0"
Upper Level10' - 1 3/4"
Upper Level TopPlate
18' - 2 7/8"
T.O. Footing-2' - 0"
B.O. Footing-3' - 0"
A
Main Level TopPlate
9' - 1 1/8"
D
Foundation0"
1
A4.1
4
1
1
1
2
3 3
8' -
1 1
/8"
Pla
te H
t. @
Ga
rag
e
8' -
1 1
/8"
9' -
1 1
/8"
A4.31
Sim
A4.33
Sim
4
3
B C
5
4
6' -
8"
2' -
0"
1' -
0"
4
A
D
1
A4.1
1
1
3
3
A4.31
Sim
A4.33
Sim
1
B
C
5
4 4
4
4
5
55
2 2
2' -
4"
2' -
4"
6
SHEET #
DR
AW
ING
TIT
LE
PRINT DATE:
8/16/20189:17:49 AM
A3.2
6-P
LE
X
Ele
vations
JU
NIP
ER
SP
RIN
GS
TO
WN
HO
ME
S
PERMIT SET
1/4" = 1'-0"1
Left
Keyed Notes - Elevations
Mark Note Text
1 Asphalt Shingles; See Roof Plan
2 Cultured Stone Veneer
3 Stucco over (2) Layers Grade D Felt
4 Fiber Cement Siding over (1) Layer Grade D Felt
5 6" Stucco Trim Band
6 Board & Batten Siding
1/4" = 1'-0"2
Right