request background and project description · 9459 s.f. 17. 11606 s.f. 14. 14662 s.f. 20. 12848...
TRANSCRIPT
Applicant: Art City
Investments, LLC.
Location: 600 S Slant
Prepared by: Sean Conroy,
Community Development
Director
Public Hearing: Y
Zone: R-2
Attachments:
1. Standard Findings.
2. Application
Information.
3. General Plan.
4. Previous approvals.
5. DRC Comments.
6. PC Minutes.
December 6, 2017
REQUEST
Consideration of an Ordinance amending the R-2 zoning text to allow for
lot sizes less than 10,000 square feet, and preliminary plat approval for the
Sky Ridge Estates subdivision consisting of 20 lots located at
approximately 600 South Slant Road.
BACKGROUND AND PROJECT DESCRIPTION
The subject property is a 6.38-acre triangular shaped parcel located at
approximately 600 South Slant Road. The property was annexed into the
City in 2016 and is zoned R-2 with a general plan designation of High
Density Residential (HDR). The property is bordered to the north by the
South Hollow subdivision consisting of primarily ½ acre lots, to the south
by the Mapleton Grove subdivision consisting of primarily ¼ acre lots and
the Harvest Park subdivision to the east consisting primarily of 5,000 to
6,000 square foot lots.
In 2008 a previous property owner had submitted an application to annex
the subject property into Mapleton City. On April 1, 2009 the City Council
approved the annexation of the property with a development agreement and
concept plan that included 84 condominium units (see attachment “4”).
However, the previous applicant never finalized the annexation and the
approvals expired.
On March 2, 2016 the previous property owner discussed the possibility of
reestablishing the 2009 project approvals with the City Council. The
Council indicated that it would not be supportive of such a dense project,
but would be open to smaller lots and possibly townhomes on this site.
The current property owner is now proposing the following:
• An amendment to the R-2 zoning text to allow for lot sizes as small
as 8,000 square feet (developments would still need an average of
10,000 square feet per lot);
• A 20-lot subdivision with lot sizes ranging from 8,000 square feet to
approximately 19,000 square feet;
• Two access points off of Slant Road and street improvements along
Slant Road.
The Planning Commission recommended approval of this project on
October 26, 2017.
City Council Staff Report
December 6, 2017
Page | 2
EVALUATION
Zoning: The property is zone R-2. Mapleton City Code (MCC) Chapter 18.84.020 establishes the
following objective of the R-2 zone:
“The objective in establishing the R-2 residential zone is to provide a residential environment
within the city which is characterized by a more compact and somewhat denser residential
development and somewhat higher volume of vehicular and pedestrian traffic than is
characteristic of one-family zones.”
The R-2 zoning currently requires a minimum lot size of 10,000 square feet (1/4 acre) per lot. The
applicant is proposing to amend the R-2 zone to allow for lot sizes as small at 8,000 square feet
provided the average lot size of the development remains at 10,000 square feet. The proposed
amendment would not allow for an increase in density, just greater flexibility on lot sizes. The
proposed amendments would also only apply to project sites of five acres or more located west of
Highway 89. See attachment “3” for the proposed zoning text.
Staff is supportive of the proposed zoning text as it would allow for more flexibility and variety in lot
sizes within developments. By limiting the text amendments to projects west of Highway 89, it also
avoids having lot sizes smaller than 10,000 square feet in areas east of Highway 89 that are typically
surrounded by larger lots.
Subdivision Review Criteria: MCC Chapter 17.04.050.B outlines the review standards that shall be
used by the City in making its determination. These standards are shown in attachment “1”. The
proposed project complies with these standards. However, if the requested subdivision amendments
are not approved, the subdivision plat as currently proposed could not be approved until the lot sizes
were amended to ensure each lot was at least 10,000 square feet in size.
Irrigation Ditch: There is an existing irrigation ditch that runs along the frontage of this property
that is being piped as part of the project. Due to the required flow line of the ditch, the road entrances
will have a hump to them. While this is not ideal, the roadway can still function. However, if the
ditch was completely piped north of this property (approximately 500 additional feet), the pipe could
be lowered to eliminate the hump in the road. The applicant is willing to participate in the cost of this
offsite improvement, but the City would also need to participate approximately $20,000. Staff will
have more information to present to the Council the night of the meeting.
RECOMMENDATION
Adopt the ordinance with the attached special condition.
SPECIAL CONDITION
The applicant shall comply with all outstanding DRC comments prior to plat recording.
ORDINANCE NO. 2017-
CONSIDERATION OF AN ORDINANCE AMENDING THE R-2 ZONING TEXT TO ALLOW FOR LOT SIZES LESS THAN 10,000 SQUARE FEET, AND PRELIMINARY PLAT APPROVAL FOR THE SKY RIDGE ESTATES SUBDIVISION CONSISTING OF 20 LOTS
LOCATED AT APPROXIMATELY 600 SOUTH SLANT ROAD.
WHEREAS, the objective in establishing the R-2 residential zone is to provide a residential environment within the city which is characterized by a more compact and somewhat denser residential development and somewhat higher volume of vehicular and pedestrian traffic than is characteristic of one-family zones; and
WHEREAS, the proposed text amendments are consistent with this objective; and WHEREAS, title 17 of the Mapleton City Code (MCC) outlines the process and
requirements for subdivision approval; and WHEREAS, the Planning Commission has reviewed and approved the preliminary plat
for this subdivision and the proposed text amendments; and WHEREAS, the proposed project complies with title 17 of the MCC as outlined in the findings for decision attached to the City Council Staff Report.
NOW THEREFORE, BE IT RESOLVED by the City Council of Mapleton, Utah, to
amend Mapleton City Code Title 18.84 as described in Exhibit “A” and the preliminary plat for the Sky Ridge Estates subdivision with the findings and conditions contained in the City Council Staff Report.
PASSED AND ORDERED PUBLISHED BY THE CITY COUNCIL OF MAPLETON, UTAH, This 6th Day of December, 2017.
________________________________ Brian Wall Mayor
ATTEST: ___________________________ Camille Brown City Recorder Publication Date: Effective Date:
Exhibit “A” R-2 Zoning Text Amendments
18.84.060: AVERAGE LOT SIZE PROVISIONS FOR SINGLE-FAMILY DETACHED DWELLINGS:
A. Purpose. The purposes for allowing the average lot size provisions for single-family detached dwellings include the following:
1) To allow for a variety of lot sizes within a development;
2) To allow for the protection of open space; and/or
3) To allow for flexibility in addressing unique site configurations and constraints.
B. Location. The provisions contained in this section shall only apply to property zoned R-2 located west of Highway 89.
C. Overall Size Requirement: The minimum overall size requirement for any development utilizing these provisions within the R-2 zone is no less than five (5) acres.
D. Density: The average lot size provisions contained in this section do not allow higher density than otherwise would be allowed in the R-2 zone.
E. Lot Size Requirement: The minimum lot size requirement for any development utilizing the average lot size provisions shall be no less than eight thousand (8,000) square feet. The average lot size for all lots within a development shall be a minimum of ten thousand (10,000) square feet.
F. Lot Width: Each lot shall have an average width of at least seventy (70) feet.
G. All other standards of the R-2 zone shall apply.
Attachment “1” Findings for Decision No. Findings
1. The plans, documents and other submission materials (including technical reports where required) are sufficiently detailed for proper consideration.
✔
2. The submitted plans, documents and submission materials conform to applicable city standards.
✔
3. The proposed development conforms to city zoning ordinances and subdivision design standards.
✔
4. There are not natural or manmade conditions existing on the site or in the vicinity of the site defined in the preliminary plan that, without remediation, would render part or all of the property unsuitable for development.
✔
5. The project provides for safe and convenient traffic circulation and road access to adjacent properties under all weather conditions.
✔
6. The project does not impose an undue financial burden on the City. ✔
7. The location and arrangement of the lots, roads, easements and other elements of the subdivision contemplated by the project are consistent with the city's general street map and other applicable elements of the general plan.
✔
8. The project plan recognizes and accommodates the existing natural conditions. ✔
9. The public facilities, including public utility systems serving the area are adequate to serve the proposed development.
✔
10. The project conforms to the intent of the Subdivision Ordinance as described MCC Chapter 17.01.
✔
10065 S.F.
1
12220 S.F.
6
19043 S.F.
13
8993 S.F.
12
9392 S.F.
11
15867 S.F.
16
8150 S.F.
5
9045 S.F.
4
9596 S.F.
8
8996 S.F.
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8145 S.F.
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8726 S.F.
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9172 S.F.
10
9329 S.F.
9
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9354 S.F.
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9459 S.F.
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11606 S.F.
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14662 S.F.
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12848 S.F.
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12719 S.F.
15
4002040
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LEGEND
VICINITY MAP
TABULATIONS
ENGINEER
PROJECT NAME
LEI CONSULTING ENGINEERS
3302 NORTH MAIN
SPANISH FORK, UTAH 84660
(801)798-0555
MAPLE RIDGE
EXISTING
WATER METER
WATER
WATER VALVE
FIRE HYDRANT
SEWER
SEWER MANHOLE
STORM DRAIN
STORM DRAIN MANHOLE
STORM DRAIN CURB INLET
PI
PI VALVE
FENCE
PROPOSED
WATER
WATER VALVE
FIRE HYDRANT
SEWER
SEWER MANHOLE
STORM DRAIN
STORM DRAIN MANHOLE
STORM DRAIN CURB INLET
PI
PI VALVE
TABLE OF CONTENTS
SHEET 1
SHEET 2
SHEET 3
SHEET 4
SHEET 5
SHEET 6
SHEET 7
SHEET 8
SHEET 9
SHEET 10
SHEET 11
SHEET 12
x
EX-SS
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EX
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SITE
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1600 S
400 N
MAPLE STREET
800 S
S
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HIG
HW
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8
9
NO
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DEVELOPER/OWNER
KW WESTFIELD KELLER WILLIAMS
REAL ESTATE
560 WEST 800 N STE 204
OREM, UT 84057
COVER
FINAL PLAT
UTILITY PLAN
GRADING PLAN
SLANT ROAD P&P
2340 W P&P
560 S P&P
IRRIGATION DETAILS
DETAILS 1
DETAILS 2
IRRIGATION DIVERSION DITCH
EROSION CONTROL PLAN
EROSION CONTROL DETAILS
TOTAL AREA:
# OF UNITS:
SLANT ROAD AREA:
INTERNAL ROAD AREA:
LOT AREA:
DENSITY:
6.51 ACRES
20 BUILDING LOTS
0.64 ACRES
0.88 ACRES
4.99 ACRES
3.07 U/A
GENERAL NOTES
PLAT "A"
MAPLE RIDGE
1. CLEARING AND GRUBBING WILL BE REQUIRED ON SITE.
2. ALL CONSTRUCTION TO BE IN ACCORDANCE WITH MAPLETON CITY/APWA STANDARDS.
3. ALL VERTICAL DATA IS BASED ON NGVD 29 DATUM.
4. CONCRETE COLLARS TO BE PLACED ON ALL MANHOLES & WATER VALVES.
5. ALL CULINARY WATER LINES TO BE D.I. CLASS 350 W/POLY WRAP WITH TRACE WIRE.
6. ALL PI LINES TO BE C900/C905 SDR-18 PVC WITH TRACE WIRE.
7. ALL SEWER LINES TO BE SDR35 PVC OR D.I. CLASS 250.
8. CONTRACTOR TO FOLLOW RECOMMENDATIONS AS PER GEOTECHNICAL REPORT.
9. DRIVEWAY APPROACHES TO BE COORDINATED WITH DEVELOPER FOR LOTS WITH
STORM DRAIN INLETS TO ENSURE PROPER HOME ORIENTATION & ELIMINATE
DRIVEWAY CONFLICTS.
10. ALL EXISTING INTERIOR FENCES TO BE REMOVED.
11. STORM DRAIN RUNOFF TO BE COLLECTED USING A FILL & SPILL SUMP SYSTEM.
12. CONTRACTOR TO VERIFY ALL EXISTING UTILITY SIZES & ELEVATIONS PRIOR TO
CONSTRUCTION.
13. CENTERLINE IN PLAN & PROFILE SHEETS HAS BEEN OMITTED FOR CLARITY.
14. CONTRACTOR TO COORDINATE WITH ROCKY MOUNTAIN POWER FOR PLACEMENT OF
LIGHTS & RELOCATION OF NECESSARY POWER POLES.
15. GRANULAR BORROW IS REQUIRED FOR ALL FILL TRENCHES AND ROADWAYS (A-1-a,
A-1-b, A-2-b, & A-3).
16. PROPOSED FENCE ALONG SLANT ROAD (LOTS 1, 13-16, & 20) SHALL BE CONSISTENT
FOR EACH LOT.
17. ALL CURB INLETS TO SUMPS SHALL BE 4x4 BOXES W/SNOUT PRETREATMENT OR
EQUIVALENT. SEE DETAIL 3, SHEET 9.
18. SHALLOW SEWER MAY REQUIRE SUMP PUMPS FOR ANY HOMES WITH BASEMENTS
(LOTS 8 - 11 & 15 - 17).
IRRIGATION NOTES
1. APPLICANT MUST NOTIFY FRANSON CIVIL ENGINEERS (FCE) AND EBCC AT LEAST 24
HOURS BEFORE CONSTRUCTION ON EBCC FACILITIES. CALL TODD ADAMS WITH FCE
AT 801-756-0309 AND J MERRILL HALLAM WITH EBCC AT 801-376-9790. FAILURE TO DO
SO MAY RESULT IN A $5,000 FINE.
2. ALL CONSTRUCTION MUST BE DONE TO EBCC STANDARDS.
3. EBCC CONTACT DURING CONSTRUCTION: TODD ADAMS, 801-756-0309.
4. ALL CONCRETE USED IN CONSTRUCTION SHALL HAVE A MINIMUM COMPRESSIVE
STRENGTH OF 4,000 PSI. THE CONCRETE MIX SHALL INCLUDE BETWEEN 5% AND 7%
AIR ENTRAINMENT.
5. APPLY SWELLSTOP, WATERSTOP RX, OR EBCC ENGINEER APPROVED EQUIVALENT
TO ALL CONCRETE COLD JOINTS TO PREVENT WATER SEEPAGE.
6. ALL BACKFILL MATERIALS SHALL BE COMPACTED TO A MINIMUM OF 95% STANDARD
PROCTOR DENSITY.
7. “IRRIGATION” MARKING TAPE SHALL BE INSTALLED 18 INCHES ABOVE THE PIPE TO
HELP PROTECT PIPE FORM FUTURE EXCAVATIONS.
8. KNOCK-OUT BOXES ARE NOT ALLOWED. ALL BOXES SHALL BE PRE-CAST WITH
CORED OPENINGS FOR THE PIPES OR SHALL BE CAST-IN-PLACE.
9. NO TREES ALLOWED WITHIN 10' IRRIGATION EASEMENT ALONG SLANT ROAD.
SHRUBS OR SMALL BUSHES AS APPROVED BY THE IRRIGATION COMPANY.
LEI PROJECT #:
DRAWN BY:
DESIGNED BY:
SCALE:
DATE:
SHEET
2017-0050
DSE
NKW
5 -
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REVISIONS
4 -
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3 -
--
2 -
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1 -
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09/12/2017
ENGINEERSSURVEYORSPLANNERS
3302 N. Ma in St reetSpanish Fork, UT 84660Phone: 801.798.0555F a x : 8 0 1 . 7 9 8 . 9 3 9 3o f f i c e @ l e i - e n g . c o mw w w . l e i - e n g . c o m
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SOUTH HOLLOWPLAT "A"
MAPLETON GROVEPLAT "A"
HARVEST PARKPLAT "L"
HARVEST PARKPLAT "C"
HARVEST PARKPLAT "L"
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PROPOSED
FENCE
S6°38'00"E
120.00
N6°38'00"W
118.00
N6°38'00"W
199.85
N6°38'00"W
133.98
S83°33'1
0"W
206.0
9
80.0
0
80.0
0
80.56
N
8°05'46"W
105.73
N
7°06'08"W
100.01
N
1
1
°1
3
'1
7
"W
1
1
5
.5
3
N6°41'22"W
120.00
S85°02'5
7"W
111.5
4
S
2
4
°
4
4
'4
7
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E
1
0
7
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5
6
S88°07'02"W 87.49
N
7
5
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0
5
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1
0
5
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S83°22'0
0"W
109.8
5
N
7
5
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0
4
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E
1
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0
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1
N
8°34'21"E
106.55
S83°22'0
0"W
160.0
0
10065 S.F.
1
12220 S.F.
6
19043 S.F.
13
8993 S.F.
12
9392 S.F.
11
15867 S.F.
16
8150 S.F.
5
9045 S.F.
4
9596 S.F.
8
8996 S.F.
3
8145 S.F.
2
8726 S.F.
7
9172 S.F.
10
9329 S.F.
9
44.5
6
L3
7
7
.7
6
79.3
1
4.31
21.64
79.89
76.04
37.11
48.53
80.04
98.00
60.0
0
35.5
2
3
3
.7
1
4
6
.5
6
44.5
6
N6°38'00"W
214.67
L
1
C
1
N6°38'00"W
266.58
S6°38'00"E
178.04
S
4
7
°
2
2
'
2
9
"
W
1
0
4
0
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7
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N55°06'47"W 15.01
N
2
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1
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W
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3
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1
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R=2023.54
D=9°24'42"
L=332.40
CH=N10°42'51"W 332.02
N1°30'47"W 190.43
N83°22'00"E 879.45
6
3
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3
9
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0"E
135.5
2
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7
6
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0"E
44.5
6
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N
4
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9
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95.5
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44.5
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0"W
44.5
6
C5
C
6
C
7
C8
C
9
C10
C
1
1
C
1
2
C13
C
1
4
C15
C
1
6
C17
C
18
C
1
9
C
20
C
2
1
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2
2
C
2
3
C
2
4
C
2
5
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6
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7
C
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8
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9
C
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0
C
3
1
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3
2
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3
3
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3
4
C35
C
3
6
103.6
5
93.0
1
86.0
8
74.1
2
79.9
1
98.6
4
71.9
5
126.75
63.68
C
3
7
C
3
8
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9
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4
0
C
41
C42
1
9
.
7
6
6
.
7
5
6
.
3
6
9.05
160.0
0
46.0
9
4
1
.
9
3
2
0
2
.
9
1
9
8
.
9
2
1
5
9
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3
9
119.29
9354 S.F.
18
9459 S.F.
17
11606 S.F.
14
14662 S.F.
20
12848 S.F.
19
12719 S.F.
15
N6°38'00"W
183.43
NAD 27 COORDINATE TABLE
POINT NORTHING
654464.19
652888.33
652698.02
652371.89
652293.87
652285.30
652989.88
EASTING
1970215.56
1970225.99
1970231.02
1970292.73
1970321.43
1970333.73
1971099.29
CURVE TABLE
CURVE
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
C14
C15
C16
C17
C18
C19
C20
C21
C22
C23
C24
C25
C26
C27
C28
C29
C30
C31
C32
C33
C34
C35
C36
C37
C38
C39
C40
C41
C42
RADIUS
250.00
750.00
750.00
120.00
22.00
140.00
140.00
140.00
770.00
770.00
770.00
730.00
730.00
730.00
730.00
20.00
45.00
45.00
45.00
45.00
20.00
270.00
270.00
270.00
22.00
22.00
230.00
20.00
770.00
770.00
770.00
730.00
730.00
730.00
100.00
22.00
2023.54
2023.54
2023.54
2023.54
2023.54
2023.54
DELTA
26°01'40"
6°47'15"
6°47'15"
43°58'20"
71°59'22"
24°26'22"
24°26'22"
11°31'20"
6°36'42"
0°10'33"
6°36'42"
6°32'53"
0°10'59"
6°32'53"
0°03'23"
46°11'13"
64°18'00"
64°18'00"
57°04'06"
61°00'20"
46°11'13"
9°12'11"
9°12'11"
11°38'59"
77°43'33"
111°04'06"
14°57'34"
90°00'00"
3°18'41"
3°18'41"
3°28'34"
2°39'46"
2°39'46"
4°07'30"
14°01'08"
129°57'10"
1°37'10"
1°37'10"
2°16'01"
2°35'12"
2°21'20"
0°34'59"
LENGTH
113.57
88.85
88.85
92.09
27.64
59.72
59.72
28.15
88.86
2.36
88.86
83.43
2.33
83.43
0.72
16.12
50.50
50.50
44.82
47.91
16.12
43.37
43.37
54.90
29.84
42.65
60.05
31.42
44.50
44.50
46.72
33.93
33.93
52.55
24.47
49.90
57.19
57.19
80.07
91.35
83.19
20.60
CHORD
N19°38'50"W 112.59
N79°58'23"E 88.80
N79°58'23"E 88.80
S74°38'50"E 89.85
N83°20'02"E 25.86
N72°53'28"W 59.27
N72°53'28"W 59.27
S89°07'40"W 28.11
S79°53'06"W 88.81
S83°16'44"W 2.36
S79°53'06"W 88.81
S80°02'11"W 83.38
S76°40'15"W 2.33
S80°02'11"W 83.38
S83°20'19"W 0.72
S73°32'23"E 15.69
S82°35'47"E 47.89
S82°35'47"E 47.89
N36°43'10"E 42.99
N22°19'03"W 45.68
N29°43'36"W 15.69
N11°14'05"W 43.32
N11°14'05"W 43.32
N21°39'40"W 54.80
N11°22'37"E 27.61
S77°07'37"E 36.28
S14°06'47"E 59.88
S38°22'00"W 28.28
S81°42'40"W 44.50
S81°42'40"W 44.50
S78°19'02"W 46.71
S77°54'38"W 33.92
S77°54'38"W 33.92
S81°18'16"W 52.54
N89°37'26"W 24.41
N17°38'16"W 39.87
N14°36'37"W 57.19
N14°36'37"W 57.19
N12°40'01"W 80.06
N10°14'25"W 91.34
N7°46'09"W 83.18
N6°17'59"W 20.60
LINE TABLE
LINE
L1
L2
L3
DIRECTION
N32°39'40"W
S52°39'40"E
S76°34'45"W
LENGTH
17.25
19.79
2.50
SCALE: 1" = 40'
4002040
STATE OF UTAH
S.S.
COUNTY OF UTAH
ON THE DAY OF , A.D. 20 , PERSONALLY APPEARED BEFORE ME
THE SIGNER(S) OF THE FOREGOING DEDICATION WHO DULY ACKNOWLEDGE TO ME THAT THEY DID EXECUTE THE SAME.
APPROVED THIS DAY OF , A.D. 20 , BY THE
PLANNING COMMISSION
KNOW ALL MEN BY THESE PRESENTS THAT WE, ALL OF THE UNDERSIGNED OWNERS OF ALL OF THE PROPERTY
DESCRIBED IN THE SURVEYOR'S CERTIFICATE HEREON AND SHOWN ON THIS MAP, HAVE CAUSED THE SAME TO BE SUBDIVIDED
INTO LOTS, BLOCKS, STREETS AND EASEMENTS AND DO HEREBY DEDICATE THE STREETS, EASEMENTS AND OTHER PUBLIC
AREAS AS INDICATED HEREON FOR PERPETUAL USE OF THE PUBLIC.
IN WITNESS HEREOF WE HAVE HEREUNTO SET OUR HANDS THIS
DAY OF , A.D. 20
THE OF
COUNTY OF UTAH, APPROVES THIS SUBDIVISION AND HEREBY ACCEPTS THE DEDICATION OF ALL STREETS; EASEMENTS, AND
OTHER PARCELS OF LAND INTENDED FOR PUBLIC PURPOSES FOR THE PERPETUAL USE OF THE PUBLIC
THIS DAY OF , A.D. 20
SURVEYOR'S CERTIFICATE
BOUNDARY DESCRIPTION
DATE SURVEYOR
(See Seal Below)
OWNERS DEDICATION
ACKNOWLEDGMENT
ACCEPTANCE BY LEGISLATIVE BODY
APPROVED BY MAYOR
APPROVED
ENGINEER
(See Seal Below)
CLERK-RECORDER
(See Seal Below)
ATTEST
BOARD OF HEALTH
APPROVED SUBJECT TO THE FOLLOWING CONDITIONS
CITY-COUNTY HEALTH DEPARTMENT
PLANNING COMMISSION APPROVAL
DIRECTOR-SECRETARYCHAIRMAN, PLANNING COMMISSION
PLAT "A"
SUBDIVISION
MAPLETON
UTAH COUNTY, UTAH
SCALE: 1" = 40'
This form approved by Utah County and the municipalities therein.
MAPLE RIDGE
I, CHAD A. POULSEN, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR, AND THAT I HOLD CERTIFICATE NO.
501182 IN ACCORDANCE WITH TITLE 58, CHAPTER 22, OF UTAH STATE CODE. I FURTHER CERTIFY BY AUTHORITY OF THE
OWNER(S), THAT I HAVE COMPLETED A SURVEY OF THE PROPERTY DESCRIBED ON THIS PLAT IN ACCORDANCE WITH SECTION
17-23-17, OF SAID CODE, AND HAVE SUBDIVIDED SAID TRACT OF LAND INTO LOTS, BLOCKS, STREETS, AND EASEMENTS, AND THE
SAME HAS, OR WILL BE, CORRECTLY SURVEYED, STAKED, AND MONUMENTED ON THE GROUND AS SHOWN ON THIS PLAT, AND
THAT THIS PLAT IS TRUE AND CORRECT.
NO
RT
H
COUNTY-RECORDER SEALCITY-COUNTY ENGINEER SEALNOTARY PUBLIC SEALSURVEYOR'S SEAL
VICINITY MAP
ENGINEERSSURVEYORSPLANNERS
3302 N. Main S t re etSpanish Fork, UT 84660Phone: 801.798.0555F a x : 8 0 1 . 7 9 8 . 9 3 9 3of f i c e @ l e i - e n g . c o mw w w . l e i - e n g . c o m
- A Utah Corporat ion -
A PORTION OF THE NORTHEAST QUARTER OF SECTION 16, TOWNSHIP 8 SOUTH, RANGE 3 EAST, SALT LAKE BASE AND
MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF PLAT “A” SOUTH HOLLOW SUBDIVISION ACCORDING TO THE OFFICIAL PLAT
THEREOF ON FILE IN THE OFFICE OF THE UTAH COUNTY RECORDER, SAID POINT BEING LOCATED S0°03'01”E ALONG THE
QUARTER SECTION LINE 1576.35 FEET AND EAST 9.05 FEET FROM THE NORTH 1/4 CORNER OF
SECTION 16, TOWNSHIP 8 SOUTH, RANGE 3 EAST, SALT LAKE BASE AND MERIDIAN; THENCE N83°22'00”E ALONG THE SOUTH
BOUNDARY LINE OF SAID PLAT AND THE EXTENSION THEREOF 879.45 FEET; THENCE S47°22'29”W 1040.77 FEET; THENCE
N55°06'47”W 15.01 FEET TO THE EAST LINE OF PLAT "A" MAPLETON GROVE SUBDIVISION ACCORDING TO THE OFFICIAL PLAT
THEREOF; THENCE ALONG SAID EAST LINE THE FOLLOWING THREE (3) COURSES: N20°11'53”W 83.15 FEET; THENCE
NORTHWESTERLY ALONG THE ARC OF A 2023.54 FOOT RADIUS NON-TANGENT CURVE TO THE RIGHT (RADIUS
BEARS: N74°34'48"E) 332.40 FEET THROUGH A CENTRAL ANGLE OF 9°24'42" (CHORD: N10°42'51"W 332.02 FEET); THENCE
N1°30'47”W 190.43 FEET TO THE POINT OF BEGINNING.
CONTAINS: ±6.51 ACRES
NOTARY PUBLIC FULL NAME:
COMMISSION NUMBER:
MY COMMISSION EXPIRES:
A NOTARY PUBLIC COMMISSIONED IN UTAH
40' SUVPS
EASEMENT
NORTH 1/4 CORNERSECTION 16, T8S, R3E, SLB&M(1955 UTAH COUNTY MONUMENT )
9
16
15
76
.3
5
9
16
NORTHEAST CORNERSECTION 16, T8S, R3E, SLB&M
(2003 UTAH COUNTY MONUMENT )
10
15
SECTION LINE-S89°40'26"W 2660.27
MAPLE RIDGE, PLAT "A"
LOCATED IN THE NORTH 1/2 OF SECTION 16,
TOWNSHIP 8 SOUTH, RANGE 3 EAST, SALT LAKE BASE AND MERIDIAN
BLUFFDALE CITY, SALT LAKE COUNTY, UTAH
A
B
C
D
E
F
G
SITE
H
I
G
H
W
A
Y
5
1
U
N
I
O
N
P
A
C
I
F
I
C
R
A
I
L
R
O
A
D
1600 S
400 N
MAPLE STREET
800 S
S
L
A
N
T
R
D
HIG
HW
AY
8
9
NO
RT
H
A
B
C
D
E
F
G
P.U.E. & SETBACK DETAIL
STREET
ST
RE
ET
FRONT P.U.E. 10' FROM BACK OF WALK
10' P.U.E. 10' P.U.E.
10' P.U.E.
30' FRONT SETBACK/ 20' SETBACK FROM BACK OF
WALK FOR GARAGES THAT FACE THE STREET
10' SIDE
SETBACK
10' SIDE
SETBACK
20' REAR SETBACK
30' FRONT SETBACK/ 20' SETBACK
FROM BACK OF WALK FOR
GARAGES THAT FACE THE STREET
DOMINION ENERGY APPROVES THIS PLAT SOLELY FOR THE PURPOSE OF CONFIRMING THAT THE
PLAT CONTAINS PUBLIC UTILITY EASEMENTS. DOMINION ENERGY MAY REQUIRE OTHER
EASEMENTS IN ORDER TO SERVE THIS DEVELOPMENT. THIS APPROVAL DOES NOT CONSTITUTE
ACCEPTANCE, APPROVAL OR ACKNOWLEDGMENT OF ANY TERMS CONTAINED IN THE PLAT,
INCLUDING THOSE SET FORTH IN THE OWNERS DEDICATION AND THE NOTES AND DOES NOT
CONSTITUTE A GUARANTEE OF PARTICULAR TERMS OF NATURAL GAS SERVICE. FOR FURTHER
INFORMATION PLEASE CONTACT DOMINION ENERGY'S RIGHT OF WAY DEPARTMENT AT
1-800-366-8532.
APPROVED THIS DAY OF , 2017
DOMINION ENERGY COMPANY
BY-
TITLE-
DOMINION ENERGY ACCEPTANCE
APPROVED THIS DAY OF ,2017.
ROCKY MOUNTAIN POWER CENTURY LINK
COMCAST
APPROVED THIS DAY OF ,
A.D. 2017, BY MAPLETON IRRIGATION COMPANY.
EAST BENCH CANAL COMPANY
1. #5 REBAR & CAP TO BE SET AT ALL LOT CORNERS.
2. NAIL AND WASHER TO BE SET IN TOP OF CURB @ PROJECTION OF SIDE LOT LINES.
3. TYPE II MONUMENT (ALUMINUM CAP & REBAR) TO BE SET
4. HOMES BEING CONSTRUCTED ARE TO HAVE FLOOR SLABS NO LOWER THAN 3' ABOVE GROUND WATER ELEVATION.
5. VERTICAL DATUM BASED ON NGVD 29 PER COUNTY MONUMENT TIE SHEET.
6. NDCBU MAIL DELIVERY UNIT.
7. SUVPS (SOUTHERN UTAH VALLEY POWER SYSTEMS)
APPROVED THIS DAY OF ,2017.
APPROVED THIS DAY OF ,2017.
NOTES
EAST BENCH CANAL COMPANY NOTES
1. NO TREES OR SHRUBS IN IRRIGATION COMPANY EASEMENTS.
2. NO TELEPHONE BOXES OR POWER BOXES IN IRRIGATION COMPANY EASEMENTS.
3. FENCES DISTURBED DURING CONSTRUCTION ACTIVITIES MUST BE REPLACED AND RETURNED TO PRE-CONSTRUCTION CONDITION OR
BETTER.
4. IRRIGATION BOXES MAY NOT BE FENCED IN YARDS. DIRECT ACCESS (NOT THROUGH FENCES) MUST BE PROVIDED TO EAST BENCH
CANAL COMPANY FROM CITY STREETS.
23' P.U.E. &
PED. EASE.
23' P.U.E. &
PED. EASE.
SOUTH HOLLOWPLAT "A"
MAP
LETO
N G
ROVE
PLAT
"A"
HARVEST PARKPLAT "L"
(P
U
BLIC
- 4
0' W
ID
E)
560 S
O
U
T
H
(P
U
BLIC
- 40' W
ID
E)
2340 W
E
S
T
S
L
A
N
T
R
O
A
D
HARVEST PARKPLAT "C"
HARVEST PARKPLAT "L"
R
I
V
E
R
B
I
R
C
H
R
D
S
I
L
V
E
R
L
E
A
F
D
R
A
U
T
U
M
N
D
R
IRRIGATION EASE.
WIDTH VARIES
IRRIGATION EASE.
WIDTH VARIES
IRRIGATION EASE.
WIDTH VARIES
GRID FACTOR: 0.99969
BEARINGS SHOWN ARE BASED
ON THE COORDINATE SYSTEM, 1927 CENTRAL ZONE
NOTE: 30' SETBACK OFF OF SLANT ROAD ROW
SOUTH 1/4 CORNERSECTION 16, T8S, R3E, SLB&M(2003 UTAH COUNTY MONUMENT )
16
21
SE
CT
IO
N L
IN
E-B
AS
IS
O
F B
EA
RIN
G: S
0°0
3'0
1"E
5
31
0.3
2
POINT OF BEGINNING
NDCBU
EASEMENT
(RADIUS BEARS: N74°34'48"E)
I
R
R
I
R
R
I
R
R
I
R
R
E
X
-
P
I
E
X
-
P
I
E
X
-
W
E
X
-
W
E
X
-
S
S
E
X
-
S
S
E
X
-
S
S
E
X
-
S
S
E
X
-
S
S
E
X
-
S
S
9
+
8
0
1
0
+
0
0
1
1
+
0
0
12
+
00
13
+
00
14
+
00
15
+
00
P
C
:
1
0
+
0
4
.
0
0
PT
: 11+
17.57
PI: 13+
84.15
10065 S.F.
1
W
W
W
P
I
P
I
P
I
P
I
PI
P
I
PI
PI
PI
PI
PI
P
I
PI
PI
P
I
W
W
W
W
W
W
W
W
W
W
9045 S.F.
4
9596 S.F.
8
8996 S.F.
3
8145 S.F.
2
8726 S.F.
7
SS
S
S
S
S
SS
SS
SS
SS
SS
SS
SS
SS
P
I
P
I
PI
S
S
W
S
S
S
S
W
SS
W
W
SS
W
SS
W
W
SS
SS
S
S
W
W
I
R
R
21.41' of 12" RCP @ 8.00%
7.71' of 12" RCP @ 0.54%
CURB INLET (72)
STA: 12+23.19 OFF: -18.75L
TBC: 4715.39
INV OUT: 4712.13 12" E
16.09' of 12" RCP @ 0.20%
CURB INLET (73)
STA: 12+23.19 OFF: 18.75R
TBC: 4715.39
INV OUT: 4712.13 12" W
S
T
O
P
CURB INLET (52)
STA: 10+46.81 OFF: -0.77L
TBC: 4712.90
INV OUT: 4710.80 12" SE
9354 S.F.
18
14662 S.F.
20
19
4695
4700
4710
4720
4730
4695
4700
4710
4720
4730
9+70 10+00
4713.13
4712.81
4716.29
11+00
4712.61
4716.36
4712.52
4715.98
12+00
4712.12
4715.61
4711.59
4715.23
13+00
4711.13
4714.86
4710.86
4714.48
14+00
4710.66
4714.11
14+50
4710.61
4713.73
S
=
8
.
0
0
%
L
=
1
4
.
1
6
S=-0.75%
L=499.25
GR
AD
E B
RE
AK
S
TA
=
10+
06.40
ELE
V =
4713.52
EX
. S
MH
(12)
ST
A: 9+
83.05 O
FF
: 42.91L
RIM
: 4713.12
IN
V IN
: 4703.60 8" N
48" S
MH
(13)
ST
A: 10+
31.52 O
FF
: 4.26L
RIM
: 4715.34
IN
V IN
: 4703.95 8" N
IN
V O
UT
: 4703.85 8" S
L=63.28 S=0.40% 8" SDR-35
L=87.22 S=0.40% 8" SDR-35
48" S
MH
(15)
ST
A: 11+
17.57 O
FF
: 5.00L
RIM
: 4716.13
IN
V IN
: 4704.40 8" N
IN
V O
UT
: 4704.30 8" S
L=291.18 S=0.40% 8" SDR-35
48" S
MH
(17)
ST
A: 13+
84.15 O
FF
: 25.11L
RIM
: 4713.95
IN
V O
UT
: 4705.56 8" S
HIGH PT STA: 10+68.56
HIGH PT ELEV: 4716.58
PVI STA:10+46.81
PVI ELEV:4716.76
K:6.00
LVC:52.50
BV
CS
: 10+
20.56
BV
CE
: 4714.66
EV
CS
: 10+
73.06
EV
CE
: 4716.56
60" S
DM
H S
UM
P #(75)
ST
A: 12+
23.19 O
FF
: 2.66R
RIM
: 4715.38
IN
V IN
: 4710.42 12" (W
)
IN
V IN
: 4712.10 12" (E
)
S=
1.5
9%
L=
22.3
4
2001020
NORTH
1" = 20'
6
U:\0
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T/5
60
S
OU
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P
LA
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P
RO
FIL
E
SCALE: 1" = 20'
SHEET
LEI PROJECT #:
DRAWN BY:
DESIGNED BY:
SCALE:
DATE:
SHEET
2017-0050
DSE
NKW
5 -
--
REVISIONS
4 -
--
3 -
--
2 -
--
1 -
--
09/12/2017
ENGINEERSSURVEYORSPLANNERS
3302 N. Ma in St reetSpanish Fork, UT 84660Phone: 801.798.0555F a x : 8 0 1 . 7 9 8 . 9 3 9 3o f f i c e @ l e i - e n g . c o mw w w . l e i - e n g . c o m
MA
PL
E R
ID
GE
MA
PL
ET
ON
, U
TA
H
- A Utah Corporation -
NOT FO
R
CONSTRUCTI
ON
U:\0
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TN
S
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9/1
2/2
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0:3
1 A
M
STORM DRAIN NOTE:
ALL CURB INLETS TO SUMPS SHALL BE 4x4 BOXES W/SNOUT
PRETREATMENT OR EQUIVALENT. SEE DETAIL 3, SHEET 9.
560 S
O
U
T
H
2340 W
E
S
T
2340 WEST PLAN VIEW
PROPOSED GRADE
EXISTING GRADE
PROPOSED GRADEEXISTING GRADE
8" CULINARY
8" PI (DRY)
8" SEWER
CENTER LINE OMITTED FOR CLARITY
36" IRRIGATION
SEWER
MANHOLE
#17
SUMP #75
INSTALL FIRE
HYDRANT
(TYP)
SEWER
MANHOLE
#15
SEWER
MANHOLE
#13
CONNECT TO EX
SEWER MANHOLE
#12
4" SEWER LATERAL (TYP)
1" WATER SERVICE (TYP)
6' CONCRETE MASONRY FENCE, SHALL
BE CONSISTENT FOR EACH LOT
6' CONCRETE
MASONRY FENCE
PI CROSSING
WATER CROSSING
FLOWABLE FILL AT ALL ROADWAY CROSSINGS.
CONTRACTOR TO ENSURE PIPE DOES NOT
FLOAT DURING PLACEMENT OF FLOWABLE FILL
(SEE DETAIL ON SHEET 10)
BEND CULINARY AND PI
UNDER IRRIGATION AS
NECESSARY
E
X
-
P
I
E
X
-
P
I
E
X
-
P
I
E
X
-
W
E
X
-
W
E
X
-
W
E
X
-
W
E
X
-
W
E
X
-
S
D
E
X
-
S
D
E
X
-
S
D
E
X
-
S
D
E
X
-
S
D
E
X
-
S
D
E
X
-
S
D
14
+
00
15
+
00
1
6
+
0
0
1
7
+
0
0
18
+
00
1
9
+
0
0
1
9
+
4
0
.
4
4
PI: 1
3+
84.1
5
PC
: 15+
19.67
P
T
: 1
6
+
0
8
.5
2
P
C
: 1
6
+
8
8
.7
9
PT
: 17+
77.64
PC
: 18+
22.20
P
T
:
1
9
+
1
4
.
2
9
9392 S.F.
11
W
W
W
W
W
W
W
W
W
W
PI
PI
P
I
PI
PI
PI
P
I
P
I
P
I
P
I
P
I
P
I
PI
W
9596 S.F.
8
8726 S.F.
7
9172 S.F.
10
9329 S.F.
9
P
I
W
P
I
P
I
S
S
S
S
S
S
S
S
SS
SS
SS
S
S
S
S
S
S
S
S
S
S
S
S
SS
SS
P
I
P
I
P
I
PI
W
W
W
S
S
W
S
S
W
S
S
W
S
S
W
SS
W
S
S
S
S
S
S
S
S
S
S
W
W
N83°22'0
0"E
135.5
2
C
2
N
7
6
°
3
4
'4
5
"E
8
0
.2
7
C
3
N83°22'0
0"E
44.5
6
C
4
L
2
6
.
3
6
I
R
R
I
R
R
I
R
R
I
R
R
CURB INLET (64)
STA: 16+27.63 OFF: -0.75L
TBC: 4712.18
INV OUT: 4709.59 12" SE
8.25' of
12" RCP @ 0.50%
CURB INLET (70)
STA: 16+02.24 OFF: -18.76L
TBC: 4712.65
INV IN: 4709.41 12" S
CURB INLET (67)
STA: 16+02.22 OFF: 18.73R
TBC: 4712.66
INV OUT: 4709.41 12" N
16.70' of 12" RCP @ 0.20%
20.79' of 12" RCP @ -8.00%
S
T
O
P
17
11606 S.F.
14
SS
road 1 PROFILE
4695
4700
4710
4720
4730
4695
4700
4710
4720
4730
14+50
47
10
.6
1
47
13
.7
3
15+00
47
10
.5
6
47
13
.3
6
47
08
.6
2
47
12
.9
8
16+00
47
06
.4
5
47
12
.7
0
47
06
.4
0
47
12
.9
7
17+00
47
06
.5
1
47
13
.4
2
47
06
.7
4
47
13
.8
8
18+00
47
07
.4
5
47
14
.3
3
47
09
.0
9
47
14
.7
8
19+00
47
10
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L=112.06 S=0.40% 8" RCP
LOW PT STA: 16+02.20
LOW PT ELEV: 4712.70
PVI STA:16+05.31
PVI ELEV:4712.57
K:39.82
LVC:66.00
BV
CS
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HIGH PT STA: 18+66.72
HIGH PT ELEV: 4714.92
PVI STA:18+78.86
PVI ELEV:4715.05
K:3.42
LVC:30.50
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CS
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IN
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IN
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: 4707.75 12" (E
)
IN
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: 4707.75 12" (W
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IN
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60" S
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P #(84)
ST
A: 15+
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: 4712.68
IN
V O
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: 4707.73 12" (E
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60" S
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: 4712.68
IN
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)
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DM
H S
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P #(82)
ST
A: 16+
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: 4712.72
IN
V O
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: 4707.70 12" (W
)
L=11.00 S=-0.20% 12" RCP
L=11.00 S=-0.20% 12" RCP
L=11.00 S=-0.20% 12" RCP
2001020
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SHEET
LEI PROJECT #:
DRAWN BY:
DESIGNED BY:
SCALE:
DATE:
SHEET
2017-0050
DSE
NKW
5 -
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REVISIONS
4 -
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09/12/2017
ENGINEERSSURVEYORSPLANNERS
3302 N. Ma in St reetSpanish Fork, UT 84660Phone: 801.798.0555F a x : 8 0 1 . 7 9 8 . 9 3 9 3o f f i c e @ l e i - e n g . c o mw w w . l e i - e n g . c o m
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STORM DRAIN NOTE:
ALL CURB INLETS TO SUMPS SHALL BE 4x4 BOXES W/SNOUT
PRETREATMENT OR EQUIVALENT. SEE DETAIL 3, SHEET 9.
560 SOUTH PLAN VIEW
PROPOSED GRADE
EXISTING GRADE
PROPOSED GRADEEXISTING GRADE
8" CULINARY
8" PI (DRY)
8" SEWER
CENTER LINE OMITTED FOR CLARITY
36" IRRIGATION
SUMP #68
SEWER MANHOLE #2
4" SEWER LATERAL (TYP)
1" WATER SERVICE (TYP)
6' CONCRETE MASONRY FENCE, SHALL
BE CONSISTENT FOR EACH LOT
6' CONCRETE
MASONRY FENCE
INSTALL FIRE
HYDRANT
(TYP)
SEWER MANHOLE #4
SEWER MANHOLE #6
SEWER MANHOLE #8
NDCBU
560 S
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U
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2340 W
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S
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PI CROSSING
WATER CROSSING
FLOWABLE FILL AT ALL ROADWAY CROSSINGS.
CONTRACTOR TO ENSURE PIPE DOES NOT
FLOAT DURING PLACEMENT OF FLOWABLE FILL
(SEE DETAIL ON SHEET 10)
BEND CULINARY AND PI
UNDER IRRIGATION AS
NECESSARY
NA
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SHEET
LEI PROJECT #:
DRAWN BY:
DESIGNED BY:
SCALE:
DATE:
SHEET
2017-0050
DSE
NKW
5 -
--
REVISIONS
4 -
--
3 -
--
2 -
--
1 -
--
09/12/2017
ENGINEERSSURVEYORSPLANNERS
3302 N. Ma in St reetSpanish Fork, UT 84660Phone: 801.798.0555F a x : 8 0 1 . 7 9 8 . 9 3 9 3o f f i c e @ l e i - e n g . c o mw w w . l e i - e n g . c o m
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BOTTOM OF CONTRACTION
JOINT
8"
6"
24"
4"
12
"
6"
6
3
4
"
2"
8"
R=
3
4
"
UNTREATED BASE COURSE
24" CURB & GUTTER
S = 2.0%
40'
10'
STORM
DRAIN
CULINARY
WATER
2'
CURB
12" GRANULAR BORROW
ON NATIVE SOIL
18' ASPHALT8' PLANTER
CL
R/W
8" BASE COURSE
R/W
2'
CURB
S = 2.0%
18' ASPHALT
10' 5'
10'
PI
SEWER
3" ASPHALT W/ 1"
OVERLAY AT 1 YEAR
40' SECTION - ALL STREETS UNLESS NOTED OTHERWISE
5'
WALK
10' P.U.E8' PLANTER
5'
WALK
10' P.U.E
23' PEDESTRIAN & PUBLIC UTILITY EASEMENT (TYP.) 23' PEDESTRIAN & PUBLIC UTILITY EASEMENT (TYP.)
1 ROAD DETAILS
±68'
2'
CURB
26' ASPHALT
CL
R/W
8" BASE COURSE
R/W
EX. 2'
CURB
S = 1.5% MIN.
EXISTING 26' ASPHALT
10' IRRIGATION
EASEMENT
EX. 5'
WALK
SLANT ROAD
4" ASPHALT W/ 1"
OVERLAY AT 1 YEAR
5'
STORM DRAIN
12" GRANULAR BORROW
ON NATIVE SOIL
5'
WALK
IRRIGATION PIPE
SAWCUT EXISTING EDGE OF
ASPHALT TO PROVIDE CLEAN
EDGE
WIDTH VARIES
MAPLETON CITY DEVELOPMENT REVIEW COMMITTEE MINUTES October 13, 2017 at 8:30am
125 West Community Center Way (400 North), Mapleton, Utah 84664
On September 14, 2017 plans were submitted for the Maple Ridge subdivision consisting of 20
lots. The items below include 1) requested changes to the submitted plans, 2) other items
required as part of the application and/or 3) informational items regarding city standards.
Community Development Division
Sean Conroy, Community Development Director, Phone: (801) 806-9101
Email: [email protected]
Please note the following and/or submit revised drawings and the following corrections:
• The project will require review by the Planning Commission and the City Council. Once
preliminary plat approval has been granted, all final plats must be approved by the DRC.
• Please select a new name for the subdivision as Maple Ridge has already been used in
Mapleton.
• Show all rights-of-way in cross hatching on the plat.
• The proposed wall along Slant Road shall be setback a minimum of 6” from the back of
sidewalk and shall not be located within the clear vision triangle as defined by the
following:
“At intersections of public streets, the triangle shall be defined by drawing a line
between the two (2) points that are a minimum of thirty feet (30') from the
intersection along the property lines.”
• Include the addressed on the plat as shown in the attached plan.
• Submit a preliminary title report or certificate of title insurance.
• Any rollback taxes must be paid prior to plat recording.
Engineering and Public Works Division
Steven Lord, P.E. Public Works Director/City Engineer, Phone (801) 489-6253
Email: [email protected]
Miscellaneous
• Show proposed mailbox location (contact the post office regarding mailbox installation
(see attached letter).
• Current Mapleton City and/or APWA standards will apply, please note as such.
• All roadway trenching must be repaired using APWA standard T-Patch, please include T-
Patch detail in plan set.
• As-Builts must be collected electronically using GPS or other Survey grade equipment
during construction and prior to backfill. All appurtenances including tees, bends,
crosses, hot taps etc. must be collected. Surface features such as manholes, valve lids,
water meters, sewer laterals etc must also be collected. As-Built data will be delivered to
the City in either GIS or AutoCAD format prior to passing final inspection. Please add
note to plan set.
• All utilities will be marked in the curb.
• Any work with irrigation ditches/pipes will require Irrigation Company review and
approval.
Roadway
• Please adjust roadway alignments to be perpendicular to Slant Road.
• Please reduce curb return grades to less than 8%.
• Adjust grades to eliminate flat curb section 2340 W 13+32.24 – 13+46.68.
• Adjust Slant Road curb grades to remove hump over HDPE pipe in 2340 West.
• Adjust curb grades in Slant Road to minimize cross slopes over 2%.
• Vertical curves are required in roadways wherever there is an algebraic grade break
greater than 1% on road sections or 2% at intersections.
• Crest curves must have a K value greater or equal to 12 for a 25mph road.
• Label ADA ramps.
Pressurized Irrigation
• Utility sheet does not show PI main.
• Replace word “BEND” with “LOOP” on water/PI crossing of HDPE pipe and provide
LOOP detail.
• Install a 2” drain from the low point in the system to a storm drain inlet.
Storm Drain
• Move label for sumps #53 and #59.
Water
• Connections to existing water main will be hot taps, please note as such.
• Water Main may be C900 PVC with trace wire and warning tap.e
• A hydraulic water analysis must be performed for the development at the developer’s
expense. Contact Carl Cook at RB&G Engineering (801) 374-5771.
FYI, Prior to plat recording:
Revise drawings to address any outstanding issues raised in the DRC comments
and/or project conditions.
Submit Final Plat for each phase, and receive DRC approval of Final Plat.
Applicant may choose to either 1) establish a performance bond and durability
bond agreement prior to plat recording (amount to be determined by City
Engineer) or 2) to install any required improvements (i.e. utilities, roads, curb,
gutter, sidewalk, etc.) without a performance bond (durability bond still
required). If option 2 is selected, the plat will not be recorded until the City has
accepted the improvements.
Payment of impact fees of $90,560 ($4,528 per lot). An additional impact fee of
$6,968 per lot will be required at the time of building permit issuance.
Submittal of 17 acre feet of water shares/rights.
Payment of engineering inspection fees of $3,400 ($170 per lot).
Payment of street light fee $9,000 ($450 per lot).
Payment of slurry road fee ($.18 a sq. ft. of asphalt).
Submit a SWPPP and Land Disturbance application and fee ($500). Contact JD
Shepherd at Public Works (489-6253) to review this requirement.
Submit final mylar with all required signatures.
Submit a check made out to Utah County Recorder ($30 per page and $1 per lot).
Coordinate with the Postal Service regarding location of cluster mailbox (CBU).
The purchase and placement of the CBU is the responsibility of the developer (see
attached letter).
Planning Commission Minutes – October 26, 2017
MAPLETON CITY PLANNING COMMISSION MINUTES
October 26, 2017
PRESIDING AND CONDUCTING: Chairman Golden Murray
Commissioners in Attendance: Therin Garrett
Christy Nemelka
Staff in Attendance: Sean Conroy, Community Development Director
Brian Tucker, Planner
Minutes Taken by: April Houser, Executive Secretary
Chairman Murray called the meeting to order at 6:30pm. An invocation and the Pledge of
Allegiance was given.
Items are not necessarily heard in the order listed below.
Alternate Commissioner Christy Nemelka was seated as a voting member this evening.
Item 1. Planning Commission Meeting Minutes – October 12, 2017.
Motion: Commissioner Nemelka moved to approve the October 12, 2017 Planning
Commission Meeting Minutes.
Second: Commissioner Garrett
Vote: Unanimous
Item 2. Consideration of a request to amend the R-2 Zoning Text to allow for lot sizes
less than 10,000 square feet and Preliminary Plat approval for the Maple
Ridge Subdivision consisting of 20 lots located at approximately 600 South
Slant Road.
Sean Conroy, Community Development Director, went over the Staff Report for those in
attendance. The subject property is just over 6 acres in size. It is just northwest of the Maple
Ridge Elementary School. In 2008 the City had an annexation application in front of them for this
property that included a 3 story condominium unit on it. The applicants never moved forward with
this request, and the approval time lapsed. The property was then annexed into the City in June
2016 with R-2 Zoning. The applicants are hoping to have some flexibility with the lot size due to
the land configuration, with an access road connecting to Slant Road. The proposed amendments
Planning Commission Minutes – October 26, 2017
would only apply to properties in the R-2 Zone on the west side of Highway 89. The amendment
would not allow for an increase in density, it just allows for lot size flexibility. If approved, the
project would meet zoning standards. Staff does not feel this would prohibit any other
developments on the west side of Highway 89 if the R-2 zone text was amended.
Chairman Murray opened the Public Hearing. Adam Loser, with D.R. Horton, feels lot
averaging is common, and lend their support to the applicant. Brad Morgan, applicant, echoes
what Adam stated. He feels the text amendment would benefit other projects. The diversity is
nice to have through developments. No additional comments were given and the Public Hearing
was closed.
Commissioner Nemelka asked if the applicant could amend the size requirement in the future,
allowing for smaller lot sizes. Sean stated that most of the properties undeveloped on the west
side of Highway 89 are larger in size, and would likely develop under a SDP or PRC zone. Staff
feels this proposal is better than previous ones that have been brought before the Commission and
Council on this parcel.
Motion: Commissioner Nemelka moved to recommend approval to the City Council of an
ordinance amending the R-2 Zoning Text to allow for lot sizes less than 10,000
square feet and Preliminary Plat approval for the Maple Ridge Subdivision
consisting of 20 lots located at approximately 600 South Slant Road, with the
condition that the applicant shall comply with all outstanding Development Review
Committee (DRC) comments prior to plat recording.
Second: Commissioner Garrett
Vote: Unanimous
Item 3. Consideration of a request for a Conditional Use Permit to construct a new
church building located at 825 East Hawks Rest Drive.
Brian Tucker, Planner, went over the Staff Report for those in attendance. This would be lot 22
in the Eagle Rock Subdivision. This 3.3-acre parcel was dedicated as a church site since the
development was recorded. The property is zoned RA-1-C, which would allow for this type of
use. The building would be approximately 18,308 square feet in size. The applicant would expand
the retention basin that is located across the street at the City Park, at the applicant’s expense.
They plan to beautify the retention area as well, when they expand it. Setback and parking
standards are met with the proposal this evening. The parking area being proposed would take up
about 52% of the site, with landscaping covering 28% of the property. A landscape plan was part
of the Staff Report this evening. Brian went over the landscaping requirements listed in the
ordinance. Amendments to the landscape requirements can be approved if the Planning
Commission grants it, with the understanding that the amendments are more beneficial, and the
reason for believing such. Brian went over the proposed conditions of approval being
recommended by Staff. He also went over the alternative actions that could take place if the
Planning Commission Minutes – October 26, 2017
Commission desired to do so. The request is for a Conditional Use Permit and Site Plan approval.
Chairman Murray asked about the larger trees along the perimeter, and the possibility that they
may overhang into adjacent properties.
Mark Greenwood, with ALM Associates, stated that he enjoys working with Mapleton. This is
somewhat of a difficult site. They spoke with their landscape architect about adding in some
Crimson King trees, which is a possibility. The difficulty with the landscape islands along the
ends and middle of parking stalls causes issues with snow removal and the convenient access for
Emergency vehicles. These reasons are why they are requesting the amendment to the current
proposed landscape parking areas. The applicant has proposed additional landscaping than what
is required, with the hopes that it will allow them to eliminate the island parking. Miles
Malcovich, Project Manager for the LDS Church, stated that he is not aware of why the previous
buildings did not have specific landscape wording as part of their approvals. The interior islands
become very problematic for snow removal. When snow is plowed in the parking lots that have
these islands, you essentially lose 2 parking stalls per island due to the lack of area to put the snow.
This creates a real hazard and problem for the members of the church visiting the meeting house.
They are willing to provide a landscaping plan that shows they can meet the 25% landscaping with
the long linear islands. Mr. Malcovich was very complimentary of staff. They have the best
interest of the property in mind. They are willing to work with neighboring property owners as
well, if there is a concern with the trees shading or dropping leaves on their property. The long
linear islands are proposed at 8’ in width, which allows for trees to grow and gain adequate access
to water.
Chairman Murray allowed for public comment. Joan Roth lives on Hawks Rest Drive. They
have some concerns with the street during and after construction. The street parking is something
they feel could be a problem. The construction workers have been a problem with being onsite
before the allowed 7am timeframe on other projects in the area, and hope this can be avoided while
building the church. They would like some extra speed limit signs installed, with additional police
coverage to ensure individuals are not speeding. On a project this large, there would be a pre-
construction meeting, which could include the police department to ensure these concerns are
being addressed. The City Engineer would address any need to additional speed limit signs, or
concerns with individuals driving recklessly along Hawks Rest Drive. There is existing curb and
gutter along this property now. Jesse McLean is in favor of the church. He had a concern with
no sidewalks in the area, as people may walk to church. He hopes measures could be taken to
ensure safety. The Commission could ask the City Engineer to evaluate the safety of allowing
street parking. The fence would be the 6’ chain link privacy fencing. They do require all
construction vehicles to park onsite, aside of the times when pavement, etc. could be under
construction. They will comply to the noise ordinance requirements, which is 7am to 10pm. The
applicant wants to be a good neighbor. There will be some grade mitigation, with retaining walls
where needed. The applicants prefer a little larger parking stall. The 25% landscape tree coverage
may be difficult, but they feel they could reach 20%, or 25%, of the parking stalls themselves.
Commissioner Garrett would like to see the concrete section of the retention area at the park
Planning Commission Minutes – October 26, 2017
fixed if possible.
Motion: Commissioner Garrett moved to approve a Conditional Use Permit to construct a
new church building located at 825 East Hawks Rest Drive, with the below
conditions:
1. Violations of the terms of this use permit or other ordinances of the City
may constitute grounds for revocation of this permit and associated
business license by the Planning Commission.
2. If the proposed use is abandoned for a period of six months or more, the
use permit will become null and void.
3. Deciduous trees shall be planted within said parking area landscaping
in a manner such that, at maturity of said trees, near twenty five percent
(25%) of the paved surface area of the parking area will be shaded when
the sun is directly overhead. A landscaping plan shall be submitted that
shows the canopies of the required shade trees with an accurate
calculation of the shaded area when the sun is directly overhead.
4. Interior parking lot landscaping areas shall be dispersed throughout the
parking lot, with the allowance for linear landscaped areas, due to the
below listed reasons:
a. Benefits the site for snow removal and maintenance.
b. Will provide additional landscaping than required.
c. If islands were required it would reduce the available parking
stalls during the possible snowy months.
5. City Engineer address the safety of parking on both sides of the street
along Hawks Rest Drive.
Second: Commissioner Nemelka
Vote: Unanimous
Item 4. Consideration of a request to construct an accessory building prior to the
construction of the main residence on a lot in the Nemelka Lane subdivision
located at 1505 East 900 South.
Sean Conroy, Community Development Director, went over the Staff Report for those in
attendance. The applicant is proposing to build a single-family home on the site, and are hoping
to build an accessory building before the home construction takes place. The A2 Zone allows for
agricultural buildings to be built. If it is an accessory structure, what is it accessory to. Staff’s
typical concern is to avoid property owners from building accessory structures without living in
the development. The living parcel of the structure could not exceed 1,000 square feet in size.
Commissioner Garrett felt inclined to hold to the ordinance, but was amenable to conditions of
approval.
Motion: Commissioner Nemelka moved to deny the request to construct an accessory
Planning Commission Minutes – October 26, 2017
building prior to the construction of the main residence on a lot in the Nemelka
Lane subdivision located at 1505 East 900 South.
Second: Commissioner Garrett
Vote: Unanimous
Item 5. Adjourn.
__________________________________________ ____________________________
April Houser, Executive Secretary Date