Staff Report to the North Ogden City Council SYNOPSIS / APPLICATION INFORMATION

Application Request: Consideration and action on an administrative application to provide comments on the preliminary plan for The Ranches PRUD for a 79 unit apartment complex at approximately 2250 North 150 East

Agenda Date: April 14, 2015 Applicant: Stephens Properties, LLC, John W. Hansen (Agent) File Number: CUP #2014-06

PROPERTY INFORMATION Address: 2250 North 150 East Project Area: 9.004 Acres / 392,223 Square Feet Zoning: Multi-Family Residential Zone (R-4) Existing Land Use: Vacant Proposed Land Use: Apartment Complex Parcel ID: 181420005

ADJACENT LAND USE North: School South: Agriculture / Residential East: Residential West: Agriculture

STAFF INFORMATION Robert O. Scott, AICP rscott@nogden.org (801) 737-9841

APPLICABLE ORDINANCES North Ogden Zoning Ordinance 11-7H (Multi-Family Residential Zone R-4) North Ogden Zoning Ordinance 10-11 (Planned Residential Unit Development) North Ogden Zoning Ordinance 11-14 (Conditional Uses) North Ogden Zoning Ordinance 11-10-11 (Fence Height Regulations) North Ogden Zoning Ordinance 11-10-13 (Exterior Lighting) North Ogden Zoning Ordinance 11-10-26 (Performance Standards) North Ogden Zoning Ordinance 11-17 (Parking and Loading; Traffic and Access)

BACKGROUND The applicant is requesting the approval of a PRUD / Subdivision / Conditional Use Permit for The Ranches Subdivision, a 79 unit apartment complex.

The Planning Commission granted preliminary approval on April 1, 2015. Preliminary approval also included the approval of a conditional use permit.

The preliminary development plan approved by the Planning Commission is being sent to the City Council for their review and comments.

CUP 2014-06 The Ranches Subdivision Page 2 of 3

D. City Council Review and Comment: The preliminary development plan approved by the planning commission shall be sent to the city council for review and comment. The planning commission shall consider any city council comments prior to granting final development plan approval.

The City Council comments will be addressed by the applicant as part of the final approval submittal. The Planning Commission shall consider any City Council comments as part of their consideration for final approval.

The proposal consists of 17 buildings (3 triplexes, 5 four plexes, 4 five plexes, and 5 six plexes) and a clubhouse. The project will have two phases.

The applicant has provided renderings of the apartment buildings. The buildings are a combination of one and two stories transitioning from approximately 15 feet to 25 feet in height (maximum is 35 feet). The building materials consist of a combination of brick veneer, hardie board panel siding, stucco, vinyl windows, and asphalt shingles. The colors are earth tones primarily browns and grays.

REVIEW AGENCY COMMENTS A Technical Review Committee meeting was held on January 27, 2015. All of these requirements must be complied with. The City Engineer has sent a letter dated February 2, 2015 that summarizes the comments from the Technical Review Committee along with his specific requirements.

PLANNING COMMISSION REQUIREMENTS

• Compliance with North Ogden Zoning Ordinance. • Compliance with any reviewing agency requirements. • The site development standards for the R-4 zone regarding exterior setbacks have been met

with the exception of the building fronting onto 200 East, this front setback will need to be adjusted to 30 feet.

• Submit a revised landscape plan showing the amount of plant materials and trail system. • Submit information showing the calculation for the amount of open space per square footage of

living space. • Submit information on the amount of plantings from section 6 landscape design standards. • Clearly identify all fenced areas. • Locate trash enclosures and submit a design plan. • Parking lighting will need to be shown as to the location, brightness, light pole and fixture

design. • A monument sign will need to be added and the Planning Commission will approve the final

landscape plan. • Revise the parking layout to provide the required number of stalls 158 for the dwelling units and

40 visitor stalls for a total of 198.

CONFORMANCE TO THE GENERAL PLAN The above described application conforms to the North Ogden City General Plan due to its being able to be compliant with city ordinances and the following Plan goal: All existing and new development should be required to fairly and uniformly provide improvements according to city standards.

CUP 2014-06 The Ranches Subdivision Page 3 of 3

SUMMARY OF CITY COUNCIL CONSIDERATIONS

• Does the proposed use meet the requirements of the applicable City Ordinances? • What comments does the City Council have regarding this application?

PLANNING COMMISSION RECOMMENDATION The Planning Commission is requesting the City Council review and comment on the preliminary design plan. Those comments will be incorporated into the final PRUD design plan.

EXHIBITS A. Application B. Engineers Report C. Site Plan D. Elevations for 5 Plexes E. Elevations for 6 Plexes F. Colored Elevations

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CONSULTING ENGINEERS

1716 East 5600 South ● South Ogden, Utah 84403 ● (801) 476-9767 ● FAX (801) 476-6768

M E M O R A N D U M To: North Ogden Planning Commission

Rob Scott, City Planner Stacie Cain – Community Development Coordinator John Hansen, Developer Great Basin Engineering

From: Matthew Hartvigsen, P.E. – City Engineer RE: The Ranches Subdivision, Phase 1 & 2: Preliminary Plan Review Date: February 2, 2015 ______________________________________________________________________________ This is a 79 unit multifamily development 9 acres located 200 East and 2300 North. A technical review for the development was held on January 14, 2015. We have reviewed the subdivision improvement plans submitted on January 27, 2015 and recommend making the following changes: Construction Drawings

1. Please show the new culinary water line connecting in the intersection of 200 East and 2300 North. Our records indicate that the utility line in the common area is irrigation.

2. Please provide a service letter from Pineview Irrigation. Provide them with a plan set so that they can design the necessary irrigation improvements and make an assessment on the property.

3. Show water valves on the culinary water main at each intersection. Vales are to be located at the right-of-way line extension.

4. Each unit will require its own culinary water meter.

5. Please indicate that the culinary water main is to be constructed with PVC C900 pipe. Use ‘Blue Bolts’ or wax tape on fittings.

6. The City’s water model indicates that sufficient fire flow may not be available for Phase 1. A waterline loop from 2300 North to 2225 North may be necessary for sufficient fire flow. Please have Ryan Barker, Northview Fire, determine what fire flow will be needed for the proposed construction. A fire flow test may be needed to verify field conditions.

7. Label the north-south roadway 175 East rather than 150 East.

8. Please check the easement agreement on the Anthony Bown property to ensure that the proposed utilities may be installed in the manner indicated.

9. Please submit a geotechnical report with soil recommendations such as the pavement section and groundwater conditions. The report should address the suspected spring areas and the proposed use of property where previously constructed ponds have been located. No below grade structures will be permitted unless recommend in the soils report. The report will also be necessary to verify that the floor of the detention basin is adequately positioned above the water table.

10. We understand that the streets will be constructed to the city standards and that they will be

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public right-of-way. The modified curb section shown on the plans has not been approved for use.

11. No public utilities should be located on private property. Utilities may be run through common space areas but only as necessary.

12. Please check with the planning commission for fencing requirements which are based on adjacent property activity and uses. The planning commission will also need to approve the landscape plan.

13. There is a private irrigation/drain line shown on the plans that runs east-west through the middle of the development under driveways and through common areas. The developer should have a written agreement with the adjacent property owner for this purpose. Water entering this pipe appears to be coming from groundwater intercepted on the east end of the proposed development. Maintenance of this line and the groundwater collection system should be part of the HOA’s responsibility or otherwise indicated in the agreement with the adjacent property owner.

14. Please provide a Storm Water Pollution Prevention Plan (SWPPP)

15. The detention basin will need to be located in a public utility easement and so noted on the plat.

16. Please provide storm water calculations for the sizing of pipes and storm water storage.

17. Please provide a detail of the storm water control structure.

18. The storm drain discharge from Ranchview Townhomes Phase 1 discharges into a ditch between units 10 and 20. The storm drain plan does not show how this drainage discharge will be handled. We would recommend intercepting the discharge in a pipe and running it to 2225 North Street and down 2225 North Street to the detention basin in The Ranches. Please show how the discharge from Ranchview Townhomes Phase 1 will be handled.

General Items

19. When the improvement plans are in final approved form, our office requests an electronic version in PDF format. These plans should be stamped and signed by the developer’s licensed Professional Engineer. Our office will affix our approving signature to be used for constriction. Only signed and approved improvement plans will be allowed in the field during construction. We also request an electronic copy of the plat and construction drawing for the purpose of updating the city base map and utility maps. Electronic data should be compatible with AutoCAD 2004.

20. Prior to recording, the developer must provide our office with a detailed engineer’s cost estimate of the required improvements. When approved, this estimate will form the basis for the developer’s agreement and the associated construction guarantee.

21. Prior to construction, the developer and his construction contractor must hold a pre-construction conference with our office and the City staff to review construction requirements.

If you have any questions please feel free to contact us.