Planning Commission Application Summary

Transcription

1 Planning Commission Application Summary Project Name: Dairy Council of Utah & Nevada Site Plan Address: 98 West South Current Zoning: DC (Destination Commercial) Hearing Date: April 28, 2016 Summary of Request This application is a request for approval of a Site Plan for approximately 0.53 acres located on the north side of South, at 98 West. The applicant is requesting that a Site Plan be approved to allow for the development of the currently vacant site as an office building. Background The property had a home on it for many years and was farmed as a larger parcel. As the properties around the home began to develop, the property became less and less desirable as a residential property. In 2002 the property was subdivided and then further subdivided through a plat amendment in The subject property is lot three of the amended subdivision and is where the original home existed for some forty years. The home was razed in approximately General Plan and Zoning The Land Use Map of the General Plan calls for the Destination Commercial land use designation for the subject property. Additionally, the property has been assigned the DC Destination Commercial zoning classification, supporting a variety of commercial and retail uses. RA-1 zoning abuts the subject property on the north while the DC zone surrounds the property on all other sides. The CSD-SWF (Southwestern Furniture) zone is also in the immediate vicinity. Analysis The applicant has submitted a site plan showing the layout and dimensions of the proposed office building, and its relationship to adjacent properties. The overall size of the lot is 0.53 acres or roughly 23,000 ft 2. The applicant is proposing a 7,210 ft 2 building with a 4,151 ft 2 footprint. The building is proposed to be in the north-west corner of the property with parking primarily on the eastern portion of the property. A 24 wide buffer is provided between the building and the residential property to the north. Access from South will be shared with the neighboring property to the west. The site has been designed with 36% landscaping. Deviations The applicant is requesting a deviation in order to use corrugated metal on the silo portion of the building. As it is a distinct architectural element that is true to an actual silo and based on the findings found in the staff report, staff is supportive of the deviation. Staff Recommendation Staff is recommending approval of the site plan with its associated deviation request. Model Motions Deviation From Strict Compliance To The Adopted Development Standards Sample Motion for Approval I move we approve the Request for a Deviation from Strict Compliance to the Adopted Development Standards by Jenny Harrison, representing Dairy Council of Utah & Nevada to allow the use of corrugated metal as a primary material, as a part of application SP ,

2 based on the findings and subject to the conditions listed in the Staff Report dated April 19, 2016 and as modified by the conditions below: 1. List any additional conditions Sample Motion for Denial I move we deny the Request for a Deviation from Strict Compliance to the Adopted Development Standards by Jenny Harrison, representing Dairy Council of Utah & Nevada to use corrugated metal as a primary material, as a part of application SP , based on the following findings: 1. List any findings Site Plan Approval Sample Motion for Approval I move we approve the Site Plan Request by Jenny Harrison, representing Dairy Council of Utah & Nevada, application SP , based on the findings and subject to the conditions listed in the Staff Report dated April 19, 2016 and as modified by the conditions below: 1. List any additional findings and conditions Sample Motion for Denial I move we deny the Site Plan Request by Jenny Harrison, representing Dairy Council of Utah & Nevada, application SP , based on the following findings: 1. List any findings

3 Development Review Committee 1020 East Pioneer Road Draper, UT (801) STAFF REPORT April 19, 2016 To: From: Draper City Planning Commission Business Date: April 28, 2016 Development Review Committee Prepared By: Dan Boles, AICP, Senior Planner Planning Division Community Development Department Re: Dairy Council of Utah & Nevada Site Plan Request Application No.: SP Applicant: Jenny Harrison, representing Dairy Council of Utah & Nevada Project Location: 98 West South Zoning: DC Destination Commercial Zone Acreage: 0.53 Acres (Approximately 23,086 ft 2 ) Request: Request for approval of a Site Plan in the DC Destination Commercial zone to allow a small office building to be built on the vacant site. SUMMARY This application is a request for approval of a Site Plan for approximately 0.53 acres located on the north side of South, at 98 West. The property is zoned DC Destination Commercial. The applicant is requesting that a Site Plan be approved to allow for the development of the currently vacant site as an office building. BACKGROUND The property had a home on it for many years and was farmed as a larger parcel. As the properties around the home began to develop, the property became less and less desirable as a residential property. In 2002 the property was subdivided and then further subdivided through a plat amendment in The subject property is lot three of the amended subdivision and is where the original home existed for some forty years. The home was razed in approximately ANALYSIS General Plan and Zoning. The Land Use Map of the General Plan calls for the Destination Commercial land use designation for the subject property. Additionally, the property has been assigned the DC Destination Commercial zoning classification, supporting a variety of commercial and retail uses. The purpose of the DC zone is to provide an area that is uniquely regional in nature, with lodging, food Dairy Council of Utah & Nevada Site Plan Request 1 App. # SP

4 establishments, retail, office, service uses, and entertainment as the only allowed uses. The DC Destination Commercial zoning designation is identified by the General Plan as a preferred zoning classification for the Destination Commercial land use designation. RA-1 zoning abuts the subject property on the north while the DC zone surrounds the property on all other sides. The CSD-SWF (Southwestern Furniture) zone is also in the immediate vicinity. Site Plan Layout. The applicant has submitted a site plan showing the layout and dimensions of the proposed office building, and its relationship to adjacent properties. The overall size of the lot is 0.53 acres or roughly 23,000 ft 2. The applicant is proposing a 7,210 ft 2 building with a 4,151 ft 2 footprint. The building is proposed to be in the north-west corner of the property with parking primarily on the eastern portion of the property. A 24 wide buffer is provided between the building and the residential property to the north. Access from South will be shared with the neighboring property to the west. Landscaping and Lot Coverage. The building s footprint is designed to cover approximately 4,151 ft 2 of the 0.53 acre parcel on which it is proposed. This provides a lot coverage of slightly less than 18% which easily complies with the maximum allowable lot coverage of 60% identified in the Draper City Municipal Code. The site contains 8,441 ft 2 of landscaping throughout the site, providing a site landscaping calculation of approximately 36.3% which exceeds the 20% minimum outlined within the City Code. Additionally, the parking area on the parcel, which contains a total of 14,634 ft 2 and 1,325 ft 2 of parking area landscaping, produces a parking area landscaping proportion of approximately 9%. This proportion also meets the Code requirement of 7%. As a total, the site contains approximately 36.3% landscaping. The landscaping on the site is a combination of different ground coverage types. The landscape architect has designed the site with a variety of rock with varying diameters and colors. In addition to the ground cover materials, the site is planned for a number of trees throughout the site. That said, the plan is deficient two trees along the frontage and one along the east property landscape buffer. The landscape plan should be revised to include those trees. The proposed trees include Maple and Pine. Landscaping Modification. Chapter 23 of the Draper City Municipal Code makes provisions for the Planning Commission to authorize a deviation to the strict compliance with the terms of the Code regarding landscaping requirements. Section states that development constraints can vary greatly among sites and therefore the Planning Commission may approve landscaping plans that deviate from the landscaping requirements of the Draper City Municipal Code based on making certain required findings in whole. Those findings, according to section (b), are that the deviation: (1) Is consistent with the purpose of this Chapter and any applicable master plan or ordinance; (2) Reflects a design that conforms to the requirements of this Chapter to the greatest extent possible and offers alternative methods for addressing the landscape requirement for which a deviation is being requested; (3) Will not adversely affect neighboring property owners or residents; (4) Will not adversely affect sight distance or otherwise diminish public safety; (5) Is justified by site constraints; and (6) Is of high quality and integrates aesthetically with the design of the primary buildings on site and established streetscape. According to the subject application, the application is requesting a deviation from strict compliance to the terms of section of the Draper City Municipal Code (DCMC), determining the minimum perimeter landscaping shall be 10 feet. The landscape plan is showing seven feet of landscaping on the east property line adjacent to the Baileys Gymnastics building. The justification for this is that in order to get the necessary parking, drive aisle width, building and detention basin, the landscaping on either the Dairy Council of Utah & Nevada Site Plan Request 2 App. # SP

5 west or east property line must be reduced by three feet. Because the Bailey s building is there already and not knowing what will develop to the west in the future, the architect believes that reducing the landscaping on the west will produce the least amount of impact. Parking. According to Table of the City Code, the use of Office, general requires 4 spaces per 1,000 ft 2 of gross floor area. Based on 7,210 ft 2, this regulation yields a total of 28 parking spaces required for the subject property with a range of The site has been designed with 22 parking spaces to be constructed with the site development complying with the code regulations. Architecture. The building has been designed to be constructed primarily of split face and honed CMU with metal panel accents. The front entryway of the building has been designed to look like a silo to keep the theme of the Dairy Council and the agricultural past of Draper. The primary material requirements have been met with one exception; the silo is proposed to be skinned with a corrugated metal again to keep the dairy/agricultural theme. As such, the use of corrugated metal as a primary material would require a deviation from strict compliance which the applicant is requesting. The building is for the most part rectangular in shape and is meeting all of the requirements for vertical and roof breaks. The height from finished grade to the peak of the silo, which is the highest point on the building is 33 feet. The maximum height allowed in the DC zone is 45 feet. Architectural Design Standards Modification. Chapter 22 of the Draper City Municipal Code makes provisions for the Planning Commission to authorize deviations to strict compliance with the terms of the Code regarding development design standards for architecture. Section states that the Planning Commission may approve architectural plans associated with development applications that deviate from the requirements of the Draper City Municipal Code based on making three of the following findings found in section (B): 1. The project contains amenities such as pedestrian and bike connectivity in excess of what is required in the development code and site plan review. 2. The overall percentage of dedicated public or private landscape and open space area exceeds the required amount by more than ten percent (10%). 3. The project is a transit oriented development (TOD) and provides connectivity to a transportation facility. 4. Traffic impacts on the neighborhood are lessened through programs, such as creative design, traffic calming measures, companywide carpool or transit pass programs. 5. The project is an accredited LEED development. 6. The variations are consistent with the purpose of this chapter and any applicable master plan or ordinance. 7. The project is required to create a consistent and compatible design in cases which involve redeveloped buildings, additions to existing buildings, minor structures added to a site, or new buildings within a previously approved phased project. 8. Additional landscape plant material is provided in an amount at least ten percent (10%) more than the minimum required, including additional planting beds, plants, trees or a combination thereof. 9. The building design is a specific architectural style, such as contemporary or modern, which utilizes facade materials differently than prescribed in subsection F of this chapter and is designed by a licensed architect. 10. The amount of primary materials used for a facade is at least ten percent (10%) greater than the minimum required amount. Lighting. The site plan calls for the installation of two light poles as a part of this development proposal: Dairy Council of Utah & Nevada Site Plan Request 3 App. # SP

6 one on the south side and one on the west side of the property. In addition, the plans call for four light fixtures mounted on the walls of the building. The poles for the site are shown to be a height of 17.5 mounted on a 2.5 foot base for a total height of 20 which is the maximum height allowable under DCMC. As a point of reference, with the light from a full moon producing an illumination of approximately 0.5 to 1.0 foot-candles, the plans call for a maximum photometric reading in the immediate vicinity of each light pole of 2.6 foot-candles which meets the requirement of a maximum of 5.0 footcandles for an office use. Fencing. The DCMC does not typically require fencing. The exception to this is when a commercial project abuts residential property. In this case, the property that shares the northern boundary of the project is zoned RA1 and contains a home. As a result, the code requires a fence or wall and spells out several choices that the developer may choose from. The applicant in this case has chosen to install a six foot tall lightweight steel reinforced polyethylene plastic wall (typically Rhino Rock) along their northern boundary. Criteria For Approval. The criteria for review and potential approval of a Site Plan request is found in Sections (E) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (E) Standards for Approval. The following standards shall apply to the approval of a site plan. (1) The entire site shall be developed at one time unless a phased development plan is approved. (2) A site plan shall conform to applicable standards set forth in this Title. In addition, consideration shall be given to the following: (i) Considerations relating to traffic safety and traffic congestion: (A) (B) (C) (D) (E) (F) (G) effect of the site development plan on traffic conditions on abutting streets and neighboring land uses, both as existing and as planned; layout of the site with respect to location and dimensions of vehicular and pedestrian entrances, exits, driveways, and walkways; arrangement and adequacy of off-street parking facilities to prevent traffic congestion and compliance with the provisions of City ordinances regarding the same; location, arrangement, and dimensions of truck loading and unloading facilities; vehicular and pedestrian circulation patterns within the boundaries of the development; surfacing and lighting of off-street parking facilities; and provision for transportation modes other than personal motor vehicles, including such alternative modes as pedestrian, bicycle, and mass transit. (ii) Considerations relating to outdoor advertising: (A) compliance with the provisions of Chapter 9-26 of this Title. Sign permit applications shall be reviewed and permits issued as Dairy Council of Utah & Nevada Site Plan Request 4 App. # SP

7 a separate process. Action may be taken simultaneously with or following site plan review. (iii) Considerations relating to landscaping: (A) (B) (C) (D) location, height, and materials of walls, fences, hedges, and screen plantings to provide for harmony with adjacent development, or to conceal storage areas, utility installations, or other unsightly development; planting of ground cover or other surfaces to prevent dust and erosion; unnecessary destruction of existing healthy trees; and compliance with the Draper City General Plan guidelines to promote consistent forms of development within the districts of the City as identified in the General Plan. (iv) Considerations relating to buildings and site layout: (A) (B) the general silhouette and mass, including location on the site and elevations, in relationship to the character of the district or neighborhood and the applicable provisions of the General Plan; and exterior design in relation to adjoining structures in height, bulk, and area openings, breaks in facade facing on the street, line and pitch of roofs, the arrangement of structures on the parcel, and appropriate use of materials and colors to promote the objectives of the General Plan relating to the character of the district or neighborhood. (v) Considerations relating to drainage and irrigation: (A) (B) the effect of the site development plan on the adequacy of the storm and surface water drainage; and the need for piping of irrigation ditches bordering or within the site. (vi) Other considerations including, but not limited to: (A) (B) (C) (D) buffering; lighting; placement of trash containers and disposal facilities; and location of surface, wall and roof-mounted equipment. (3) In order to assure that the development will be constructed to completion in an acceptable manner, the applicant shall enter into an agreement and provide a satisfactory letter of credit or escrow deposit. The agreement and letter of credit or escrow deposit shall assure timely construction and installation of improvements required by a site plan approval. (4) In a planned center, individual uses shall be subject to the following requirements: Dairy Council of Utah & Nevada Site Plan Request 5 App. # SP

8 (i) (ii) (iii) The overall planned center shall have been approved as a conditional use which shall include an overall site plan, development guidelines and a list of allowable uses in the center. The City and the developer of the planned center shall enter into a development agreement governing development of the center. The agreement shall include a provision to the effect that staff review and approval of uses and the site plan is typically sufficient. Development guidelines for a center shall, as a minimum, address the following topics: (A) (B) (C) (D) (E) (F) (G) (H) (I) (J) (K) general site engineering (e.g., storm drainage, provision of utilities, erosion control, etc.); architectural guidelines, including building setbacks, height, massing and scale, site coverage by buildings, materials, and colors; landscaping and open space standards; signage; exterior lighting; parking, pedestrian and vehicular circulation, and access to the site; rights of access within the center (use of cross-easements, etc.); development phasing and improvements/amenities to be completed with each phase; outdoor sales, storage and equipment; fencing and walls; and maintenance standards and responsibilities. (5) Building permits for individual uses with an approved planned center shall be reviewed by the Zoning Administrator for compliance of the proposed use to the overall site plan, development guidelines and approved use list for the planned center. The Zoning Administrator shall approve, approve with conditions, or deny the permit based on compliance with applicable conditions of the site plan and provisions of this Title. REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Site Plan submission and has issued a recommendation for approval for the request with the following proposed conditions: 1. That a deviation from strict compliance is granted for the use of corrugated metal on the silo portion of the building only. 2. That a cross access easement is recorded on the property to allow for shared access with the property to the west. 3. That the site is developed as presented to the Planning Commission on 04/28/2016 and if any changes are desired, that the applicant present those changes prior to making said changes in the field. Engineering and Public Works Divisions Review. The Draper City Engineering and Public Works Divisions have completed their reviews of the Site Plan submission and have issued a recommendation for approval for the request with the following proposed conditions: Dairy Council of Utah & Nevada Site Plan Request 6 App. # SP

9 1. Developer shall provide a copy of will serve letter from South Valley Sewer District acknowledging the ability to service the property. 2. It appears that some fill will need to be placed that encroaches onto lot 4. Identify what area the fill will encroach and provide a copy of a signed written letter from the adjacent lot 4 property owner allowing the grading work to be done on lot Provide a copy of a letter from the ditch master or irrigation company for the approval of the abandonment or the ditch along the north property line. 4. Developer shall retain storm water to a flow rate of 0.1 cfs per acre and detention basin shall meet Draper City standards. 5. Address all redlines provided in the attached plan set. Building Division Review. The Draper City Building Division has completed their review of the Site Plan submission and has issued a recommendation for approval for the request with the following proposed condition: 1. That the geotechnical report is approved prior to issuance of a building permit. Unified Fire Authority Review. The Unified Fire Authority has completed their review of the Site Plan submission and has issued a recommendation for approval for the request with the following proposed conditions: 1. Proposed building size requires additional hydrants. A structure over 4,800 square shall have 2 fire hydrants within 400 those over 7,700 will require 3 within Verify hydrant water flow will accommodate the size of your building. Noticing. The applicant has expressed their desire for approval of a site plan on 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 Site Plan by Jenny Harrison, representing Dairy Council of Utah & Nevada, application SP , 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 the geotechnical report is approved prior to issuance of the building permit. 5. That a deviation from strict compliance is granted for the use of corrugated metal on the silo portion of the building only. 6. That a cross access easement is recorded on the property to allow for shared access with the property to the west. 7. That the site is developed as presented to the Planning Commission on 04/28/2016 and if any changes are desired, that the applicant present those changes prior to making said changes in the field. Dairy Council of Utah & Nevada Site Plan Request 7 App. # SP

10 This recommendation is based on the following findings: 1. That the proposed development plans meet the intent, goals, and objectives of the DC zone and General Plan element. 2. The proposed development plans meet the intent, goals, and objectives of the Draper City General Plan by: a. increasing the diversity of business offerings while ensuring the sustainability of the economy and improving general quality of life; b. fostering new and existing economic activities and employment opportunities that are compatible with Draper s lifestyle; c. helping to create a balanced community where residents can live, work and play, and have their essential needs met; d. encouraging development and maintenance of quality development projects; e. supporting the location of regional land uses, such as major employment and mixed-use centers along regional mobility networks; f. relating regional transportation corridors to regional land use intensities and patterns; g. supporting regional land use policies, patterns, and planning; h. helping to provide a balance of live, work, and play land uses and development intensities; j. encouraging and supporting a diversity of businesses; and 3. That the proposed development plans meet the intent, goals, and objectives of the Draper City Municipal Code. 4. That 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. That the proposed development conforms to the general aesthetic and physical development of the area. 6. That the public services in the area are adequate to support the subject development. 7. That access to the development is adequate to support the transportation load anticipated with the subject development. MODEL MOTIONS Deviation From Strict Compliance To The Adopted Development Standards Sample Motion for Approval I move we approve the Request for a Deviation from Strict Compliance to the Adopted Development Standards by Jenny Harrison, representing Dairy Council of Utah & Nevada to allow the use of corrugated metal as a primary material, as a part of application SP , based on the findings and subject to the conditions listed in the Staff Report dated April 19, 2016 and as modified by the conditions below: 1. List any additional conditions Sample Motion for Denial I move we deny the Request for a Deviation from Strict Compliance to the Adopted Development Standards by Jenny Harrison, representing Dairy Council of Utah & Nevada to use corrugated metal as a primary material, as a part of application SP , based on the following findings: 1. List any findings Dairy Council of Utah & Nevada Site Plan Request 8 App. # SP

11 Site Plan Approval Sample Motion for Approval I move we approve the Site Plan Request by Jenny Harrison, representing Dairy Council of Utah & Nevada, application SP , based on the findings and subject to the conditions listed in the Staff Report dated April 19, 2016 and as modified by the conditions below: 1. List any additional findings and conditions Sample Motion for Denial I move we deny the Site Plan Request by Jenny Harrison, representing Dairy Council of Utah & Nevada, application SP , based on the following findings: 1. List any findings Dairy Council of Utah & Nevada Site Plan Request 9 App. # SP

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13 EXHIBIT A PROPOSED SITE PLAN

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15 EXHIBIT B LANDSCAPE PLAN

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17 EXHIBIT C BUILDING ELEVATIONS

18 33' EXTERIOR MATERIAL SQUARE FOOTAGE & PERCENTAGES: PRIMARY MATERIALS: METAL PANELS: 618 SF HONED CMU 599 SF SPLIT FACE CMU 919 SF TOTAL PRIMARY 2,136 SF 81% SECONDARY MATERIALS: METAL FRAMES, AWNINGS: 101 SF GLASS, DOORS 390 SF TOTAL SECONDARY 491 SF 19% TOTALS 2,627 SF 100% ALUMINUM STORE FRONT WINDOW SYSTEM, MILL FINISH, TYPICAL SUNSHADE STRUCTURE, PAINTED RED TO MATCH SILO, TYPICAL 28'-2" 26'-2" ALUMINUM COPING, MILL ALUMINUM COLOR SPLIT FACED COLORED CMU, N i e l s o n Architecture Planning, Inc. Kelly Nielson, Architect 1333 South 2375 West Syracuse, Utah nielarch@gmail.com m 8' 2'-8" 3'-4" 2'-8" 2'-8" HONED FACED COLORED CMU, SPLIT FACED COLORED CMU, HONED FACED COLORED CMU, Professional Stamp Not valid with out Original Signature /Users/Kelly/Desktop/KELLYS WORK/CURRENT PROJECTS/1604 Dairy Council/COW PERMIT.pln 2 SOUTHEAST ELEVATION SCALE: 1/4" = 1'-0" ALUMINUM COPING, MILL ALUMINUM COLOR +28' 4 Silo Plate +24' 3 Roof Deck SPLIT FACED COLORED CMU, SUNSHADE STRUCTURE, PAINTED RED TO MATCH SILO, TYPICAL ALUMINUM STORE FRONT WINDOW SYSTEM, MILL FINISH, TYPICAL HONED FACED COLORED CMU, +12' 2 Upper Level SPLIT FACED COLORED CMU, HONED FACED COLORED CMU, ±0" 1 Ground Floor -3' -1 Footing/Foundation DASHED LINES INDICATE STAIR ON INTERIOR 26'-2" EXTERIOR MATERIAL SQUARE FOOTAGE & PERCENTAGES: PRIMARY MATERIALS: METAL PANELS: 510 SF HONED CMU 368 SF SPLIT FACE CMU 261 SF TOTAL PRIMARY 1,139 78% SECONDARY MATERIALS: METAL FRAMES, AWNINGS: 106 SF GLASS, DOORS 210 SF TOTAL SECONDARY % TOTALS 1,455 SF 100% SITE BENCH PER OWNER, ANCHOR TO WALK 33' 1 3 SCALE: 1/4" = 1'-0" OVERHEAD DOOR AND FRAME TO BE PAINTED TO MATCH SILO EAST ELEVATION SCALE: 1/4" = 1'-0" STANDING SEAM METAL ROOF, MILL ALUMINUM COLOR +28' 4 Silo Plate EXTERIOR BACKLITE SIGN LOCATION +24' 3 Roof Deck EXTERIOR CORRUGATED METAL PANEL INSTALLED VERTICALLY, STANDARD RED PER OWNER WINDOW FRAME COLOR TO MATCH EXTERIOR SILO PANEL EXTERIOR LIGHT FIXTURE, SEE ELECTRICAL PLANS +12' 2 Upper Level INSTALL DRIP EDGE AT ALL DOOR & WINDOW HEADS DOOR FRAME COLOR TO MATCH EXTERIOR SILO PANEL SOUTH ELEVATION ±0" 1 Ground Floor -3' -1 Footing/Foundation DAIRY COUNCIL OF UTAH/NEVADA PROJECT NO: DATE: DRAWN BY: CHK'D BY: COPYRIGHT: Nielson Architecture/Planning, Inc. SHEET TITLE SHEET 6 Dave Frampton, G.C MARCH 24, 2016 KMN PERMIT SET EXTERIOR ELEVATIONS A North 1250 West, #3 Centerville, Utah OF West & South Draper, Utah 84020

19 EXTERIOR MATERIAL SQUARE FOOTAGE & PERCENTAGES: PRIMARY MATERIALS: METAL PANELS: 457 SF HONED CMU 1,035 SF SPLIT FACE CMU 588 SF TOTAL PRIMARY 2,080 SF 83% SECONDARY MATERIALS: METAL FRAMES, AWNINGS: 127 SF GLASS 303 SF TOTAL SECONDARY 430 SF 17% TOTALS 100% 2,510 SF 19'-4" 45'-4" 15'-4" ALUMINUM STORE FRONT WINDOW SYSTEM, MILL FINISH, TYPICAL SUNSHADE STRUCTURE, PAINTED RED TO MATCH SILO, TYPICAL ALUMINUM COPING, MILL ALUMINUM COLOR 28'-2" 26'-2" 33' N i e l s o n Architecture Planning, Inc. Kelly Nielson, Architect 1333 South 2375 West Syracuse, Utah nielarch@gmail.com m SPLIT FACED COLORED CMU, HVAC LOUVERS, MILL ALUMINUM FINISH, TYPICAL GUTTER & DOWNSPOUT(S) PAINTED TO MATCH SILO HONED FACED COLORED CMU, SPLIT FACED COLORED CMU, Professional Stamp Not valid with out Original Signature HONED FACED COLORED CMU, HVAC UNITS, GROUND MOUNT 1 GAS METER LOCATION, PER QUESTAR WEST ELEVATION SCALE: 1/4" = 1'-0" Dave Frampton, G.C. 595 North 1250 West, #3 Centerville, Utah /Users/Kelly/Desktop/KELLYS WORK/CURRENT PROJECTS/1604 Dairy Council/COW PERMIT.pln ALUMINUM STORE FRONT WINDOW SYSTEM, MILL FINISH, TYPICAL SUNSHADE STRUCTURE, PAINTED RED TO MATCH SILO, TYPICAL ELECTRICAL PANELS, SEE ELECTRICAL PLANS 28'-2" 26'-2" 2 ALUMINUM COPING, MILL ALUMINUM COLOR SPLIT FACED COLORED CMU, EXTERIOR MATERIAL SQUARE FOOTAGE & PERCENTAGES: PRIMARY MATERIALS: METAL PANELS: 127 SF HONED CMU 827 SF SPLIT FACE CMU 432 SF TOTAL PRIMARY 1,386 SF 95% SECONDARY MATERIALS: METAL FRAMES: 12 SF GLASS 60 SF TOTAL SECONDARY 72 SF 5% TOTALS 100% 1,458 SF HONED FACED COLORED CMU, SPLIT FACED COLORED CMU, HONED FACED COLORED CMU, NORTH ELEVATION SCALE: 1/4" = 1'-0" DAIRY COUNCIL OF UTAH/NEVADA PROJECT NO: DATE: DRAWN BY: CHK'D BY: COPYRIGHT: Nielson Architecture/Planning, Inc. SHEET TITLE SHEET MARCH 24, 2016 KMN PERMIT SET EXTERIOR ELEVATIONS A-6 OF 98 West & South Draper, Utah 84020

20 /Users/Kelly/Desktop/KELLYS WORK/CURRENT PROJECTS/1604 Dairy Council/COW PERMIT.pln N i e l s o n Architecture Planning, Inc. Kelly Nielson, Architect 1333 South 2375 West Syracuse, Utah nielarch@gmail.com Dairy Council of Utah/Nevada DATE: PROJECT NO: COPYRIGHT: Nielson Architecture/Planning, Inc. SITE PLAN REVIEW SHEET TITLE SHEET March 31, 2016 SE & SW RENDERINGS A-11 OF 98 West & South Draper, Utah 12