DATE: November 14, 2012 STAFF REPORT TO: FROM: SUBJECT: Honorable Mayor and City Council Planning Commission Brandon Snyder, Planning Staff Will Peterson, Scale Construction seeking final approval of the Stonehenge Subdivision, Plat A, located at 450 South 950 West in the NC Zone. RECOMMENDED MOTION Move to approve the final plan for the Stonehenge of Springville Subdivision, Plat A, for property located at 450 South 950 West in the NC Zone, contingent upon addressing all preliminary and final DRC items as well as any post-drc comments. SUMMARY OF ISSUES/FOCUS OF ACTION Does the proposal meet the requirements of applicable City and State Codes? Does the proposed subdivision meet the requirements set forth in Titles 11 and 14 of Springville City Code? BACKGROUND The proposed subdivision is located at 450 South 950 West in the Neighborhood Commercial (NC) Zone. The property is also in the Westfield (WF-1) Overlay Zone. The property is currently vacant and was last used for agricultural crop production. The subdivision will be completed in one phase. Concept and preliminary plan approvals were given by the Planning Commission on September 13, 2012. Plat A will consist of three (3) lots with frontage onto 400 South, 950 West and 450 South streets. Full street
Page 2 improvements will be installed for 450 South. 950 South will be improved excluding the west park strip and sidewalk. TABLE 1. BASIC INFO & ZONING REQUIREMENTS Number of lots 3 Area 11.81 acres Zoning NC Minimum Lot Area 20,000 sq. ft. (lots range from 3.08 3.91 acres) Front setback 0/5 or 25 Side setback (min/total) 0 (PUE s) (20 + if located adjacent to residential) Side setback (along street) 0/5 or 20 Rear setback 0 (35 + if located adjacent to residential) Minimum frontage along street 70 ft. DISCUSSION The Development Review Committee (DRC) had the opportunity to review the proposal on October 3, 2012. The following feedback was provided to the applicant: DRC Comments: Planning Staff 1. Please update the subdivision plat layout for City stamps and signatures. Please refer to the Sam Dexy Subdivision, Plat A, as an example. Please refer to recorded entry #31902-2011, Map #13442. 2. Please keep the City informed on the discussions with the western land owner in regards to dedicating 950 West. 3. Any greenbelt rollback taxes must be paid in full prior to recording the plat. Please submit evidence that all property taxes are current and that roll back taxes have been paid, and that no other debts or obligations are outstanding and no liens or encumbrances are placed on the property. 4. Water must be tendered to the City prior to recording the plat. Based on the current area of the lots within the proposed plat, 10.282 shares will be required. 5. Please keep the City informed on the Zion s Bank discussions regarding the NE corner. After the discussions, the City will revisit the plat, access and any cross access requirements. 6. Submit cost estimate and quantities of public improvements for PW review and bond. 7. Please submit any proposed items for the development agreement. 8. A pre-construction meeting will be required prior to commencement of work. Status Public Works/Streets/Water 1. Lots 1 and 3 would future uses justify stubbing fire lines like lot 2? 2. Are 1 PI lateral lines adequate? (Please review with City Staff Engineer Noah Gordon). Shawn Barker or Jake Nostrom 801-489-2740.
Page 3 Engineering Staff FINAL PLAT 1. The title block, etc. is in a different format that the standard Utah County boilerplate. This may cause issues when you go to record it. We suggest using the standard Utah County format instead. 2. There are a couple of instances where Draper City is used where it should instead be Springville City. Please change these to Springville City. 3. According to City Code 14-5-111 (13) Not less than two (2) permanent survey monuments shall be installed in each subdivision. The location of the monuments shall be shown on the final plat. Please show the location of these on the final plat. We suggest that the best location for these survey monuments are at the street centerline intersections of 450 South with 950 West and 750 West. 4. Lot 2 has an apparent misclosure of 1.23 feet. Lot 3 has an apparent misclosure of 0.10 feet. (Lot 1 was not checked for misclosure.) Due to these apparent misclosures the remainder of the plat was not checked; therefore, additional comments may be forthcoming. FINAL PLANS 1. Submit written approval from the Springville Irrigation Company (SIC) for the proposed irrigation system alterations and improvements. 2. Submit written approval from the Springville Drainage District (SID) for the proposed subsurface land drain system alterations and improvements. 3. No utilities may be located within the planter. Therefore, please relocate the storm drain line that is presently shown in the planter between 450 S and 400 S further to the west such that it is under the pavement section of the road. 4. How is future development (i.e. site improvements) going to drain in the storm drain system in 450 S? Do you want to install storm drain stubs into the lots to accommodate site drainage? 5. Storm drainage pre-treatment is required prior to discharging into the storm drain line in 400 South. Please address on plans. 6. All utilities need to have sufficient cover such that they are not within the structural section of the roadway. In this development that will require that all utilities will have 30 minimum cover. Show all gravity utility mains in the profile view (including all existing irrigation lines and sub-surface drain lines) to demonstrate that this requirement is met. A. Based on the information provided, it appears that the existing 24 irrigation line that crosses 950 W near the southerly boundary of the development will not have sufficient cover. B. Based on the information provided, it appears that the proposed 24 storm drain line between 450 S and 400 S will not have sufficient cover. C. Based on the information provided, it appears that the proposed storm drain line in 450 S at the intersection with 950 W will not have sufficient cover. City Attorney 1. Please submit a current title report once the property ownership changes. The plat description and title report descriptions must match. (Please refer to and address Planning plat area comment concerning 950 West.) 2. Please submit evidence that any dedications to the City are free of all encumbrances. This applies to 450 South and 950 West. Power Department I have met with Will Peterson and the electrical drawing he submitted looks good to me. See Post- DRC.
Page 4 Building and Grounds Supervisor 1. They show 106 street trees, Street trees fees: 106 x $315= $33,390. This will need to be paid along with all other development fees. Fire Department The proposed site plan meets the minimum number and distribution of fire hydrants at this time. The 8 fire lines stubbed for future development are also approved at this time. Future buildings on the proposed sites may or may not increase the fire flow requirements. If fire flow requirements are increased this result may require the installation of additional fire hydrants depending on the building construction type and square footage. Questar Please contact Brad Mattison 801-853-6585 to discuss gas sizing, placement and demand. Question whether to install two lines or only one line on 450 South. It was discussed at the DRC to install on the north side of 450 South in order to use the larger PUE. Irrigation/Drainage Company Comments prepared for one or more of the following Irrigation and Drainage Companies in the Springville area: 1. Springville Drainage District 2. Springville Irrigation Co. 3. Wood Springs Irrigation Co. 4. Coffman Springs Irrigation Co 5. Madson Springs Irrigation Co. 6. Big Hollow Irrigation Co. 7. Mill Pond Irrigation Co. 8. Wash Creek Irrigation Co. The application with the irrigation company still has not been submitted. Plans will not be reviewed and accepted until an application with the fee has been submitted. Additional comments may be forthcoming once the application and fee is received. Comments discussed at DRC: Provide trench detail for land drain. Please provide on sheet IRR-1 for contractor. Replace existing land drain section to the r-o-w. Junction with existing drain by a rubber boot. All of the comments from the previous DRC have not been addressed and are as follows: There is an underground land drain on this property that will need to be re-routed. The plans must show details of how this land drain will be re-routed. The Springville Drainage District recommends adding a lateral to the land drain network to keep the area on the north east side of the property dry. An application is required with the irrigation companies to re-route the drain line. The application can be found at fransoncivil.com. Easements are required for the underground land drain and the irrigation ditch. The easement width is 20 feet centered over the pipe. The easement for the underground land drain should be in the name of Springville Drainage District and the easement for the ditch should be in the name of Springville Irrigation Company. They should be designated on the plat. Post-DRC Comments
Page 5 Planning Below owner s signatures on plat please have them print their names when signing. On the plat please update the City Mayor box by using the Acceptance by Legislative Body wording as shown on the Sam Dexy Plat A. See #31902-2011, Map# 13442. Please submit two large and one small set of plans for review. After City staff reviews all comments, applicant will be notified to submit the mylar. Power - We should have the street lights shown on the Power Plan sheet. I have checked with UDOT there are no restrictions for lights on 400 South we should have Stonehenge pay for 3 lights on 400 South and Zion s Bank for one on the corner. They have 2 lights shown one the utility sheet along 450 South but there should be 4. I have spoken to Will Peterson about this. Engineering Plan Review Date: 11/6/2012 FINAL PLAT 5. It appears that additional information is needed in order to properly establish the location of the survey monument at the street centerline intersections of 450 South with 750 West (i.e. coordinates, centerline bearing and distance from edge of plat, etc.). 6. With the information shown on the plat there is an apparent misclosure of the plat boundary of 5.6 ±. Due to this apparent misclosure not all of the remainder of the plat was not checked; therefore, additional comments may be forthcoming. 7. It appears that all of the lots close. We are, however, calculating a different area for Lot 2 of 170,354 sq. ft. Please verify. 8. The chord bearing of curve C23 shown in the curve table does not match the written legal description. The two need to match. (It does not appear that this discrepancy explains the apparent misclosure of the plat boundary.) 9. Due to the apparent misclosure of the plat boundary we were not able to verify the subdivision area listed in the written boundary description. We did notice, however, that while the plat boundary had been changed and enlarged to include the 950 West street area, the area shown on the plans did not change from the previous submittal. We would expect it to increase. FINAL PLANS 7. Submit written approval from the Springville Irrigation Company (SIC) for the proposed irrigation system alterations and improvements. 8. Submit written approval from the Springville Drainage District (SID) for the proposed subsurface land drain system alterations and improvements. 9. Sheets C2, U1, U2, G1, SWPP1 You may want to update the subdivision boundary along 950 West such that it matches the plat. 10. The Fire Marshall will need to review the configuration of the proposed fire lines and fire hydrants, especially as it relates to sharing a single 8 line from the main to feed both a fire hydrant and an 8 fire line. 11. Please review the sizes of all manholes to ensure that they will be large enough based on the sizes, number, elevations, and configurations of intersecting pipes to allow for sufficient wall thickness and manufacture. We are especially concerned about manholes on the storm drain system were multiple large diameter pipes are intersecting such as those on 950 West and 400 South. PLANNING COMMISSION ACTION This item was reviewed by the Planning Commission on November 13, 2012, as part of the consent agenda. With no further discussion, CM Mertz moved to recommend approval of the proposal. CM Packard seconded the motion. The vote to approve was unanimous. The vote was as follows: CM Huff Aye
Page 6 CM Clyde Aye CM Packard Aye CM Nolte Aye CM Mertz Aye CM Clay excused CM Young Aye