SYNOPSIS / APPLICATION INFORMATION

Application Request: Consideration and action on an administrative application for preliminary

approval for the Northview Estates Subdivision, Phase 7 located at

approximately 3700 North 300 East

Agenda Date: July 17, 2019

Applicant: Cecil Satterthwaite

File Number: SUB 2019-03

PROPERTY INFORMATION

Address: 3700 North 300 East

Project Area: 14.32 acres (50 Lots)

Zoning: Hillside Protection Zone HP-1 / Single Family Residential Zone R-1-10

Existing Land Use: Vacant

Proposed Land Use: Residential

Parcel ID: 160370102, 160370080, 160370008

ADJACENT LAND USE

North: Vacant South: Residential

East: Residential West: Residential

STAFF INFORMATION

Brandon Bell, Associate Planner bbell@nogden.org (801) 737-2216

APPLICABLE ORDINANCES

North Ogden Zoning Ordinance Title 12 (Subdivision Regulations)

North Ogden Zoning Ordinance 11-9 Hillside Protection Zones

North Ogden Zoning Ordinance 11-7B Single Family Residential Zones

TYPE OF DECISION

When the Planning Commission is acting as a land use authority, it is acting in an administrative capacity

and has much less discretion. Examples of administrative applications are conditional use permits,

design reviews, and subdivisions. Administrative applications must be approved by the Planning

Commission if the application demonstrates compliance with the approval criteria.

BACKGROUND

Northview Estates Subdivision, Phase 7 Page 2 of 3

The applicant is requesting preliminary approval of the Northview Estates subdivision, a 50 lot

subdivision located at approximately 3700 North 900 East. The property is currently vacant. The project

is 14.32 acres, and is located in the HP-1 and the R-1-10 zones; the location of the subdivision in multiple

zones will be addressed in detail later. These zones require a minimum lot size of 10,000 square feet

with a lot width requirement of 90 feet. The property is currently vacant.

STAFF / REVIEW AGENCY COMMENTS

The Technical Review Committee met on June 17, 2019. Further, the City Engineer has submitted a

report dated July 3, 2019 that identifies the items to be addressed for final approval.

The lots have been verified to meet the required lot width of 90’ at the 30’ setback. All lots have also

been verified to meet the minimum lot size requirement for this zone of 10,000 square feet.

Pineview and Mountain View irrigation companies will both need to provide will-serve letters for

secondary water in order to ensure the entire subdivision is provided with secondary water. The

subdivision needs to be served by two companies due to its elevation.

Further, Central Weber sewer will need to provide a will-serve letter for the sewer. Also, a geotechnical

report has been provided for this property.

Similar to the Northview Phase 6 subdivision, this subdivision crosses the boundaries of the HP-1 and R-

1-10 zones. The lots in the proposed subdivision meet the lot width and area requirements for both the

HP-1 zone and for the R-1-10 zone. However, approval of this subdivision should be granted subject to

rezoning the property, so that all individual lots are in one zone. One option to satisfy this requirement

would be to rezone the entire subdivision into one zone.

SUMMARY OF PLANNING COMMISSION CONSIDERATIONS

Does the proposed subdivision meet the requirements of the applicable City subdivision and

zoning Ordinances?

CONFORMANCE TO THE GENERAL PLAN

The proposed subdivision meets the requirements of applicable North Ogden city ordinances and

conforms to the North Ogden City General Plan, with the above noted exceptions. The General Plan map

calls for this property to be developed as low density residential (which is typified by single family

residential dwellings).

RECOMMENDED CONDITIONS OF APPROVAL

Requirements of the North Ogden City Engineer’s Report

Requirements of the Technical Review Committee Letter

Rezoning the property, so that all individual lots are in one zone (and lot lines do not cross zone

boundaries). Rezoning entire subdivision is one option to satisfy this requirement.

Will-serve letters being provided that ensure the entire subdivision will be serviced with

secondary water.

Northview Estates Subdivision, Phase 7 Page 3 of 3

Central Weber sewer needs to provide a will-serve letter for the sewer.

STAFF RECOMMENDATION

Staff recommends preliminary approval of the Northview Subdivision, Phase 7 subject to the

recommended conditions of approval listed above.

EXHIBITS

A. Subdivision Application

B. Preliminary Plat for Phase 7

C. City Engineer’s Report

D. Technical Review Committee Letter

AREA MAP

Technical Review Committee Meeting Letter June 17, 2019

Re: Northview Estates Subdivision, Phase 7

The North Ogden City Technical Review Committee met on June 17, 2019 regarding the proposed Phase 7 of Northview Estates subdivision. The following comments and responses were made regarding the proposed site plan:

North Ogden City Engineer: • Geotechnical report has been provided. • Street addresses - Please send a copy of the AutoCad file. • A land drain will be investigated for this subdivision to address the groundwater issues. This may

impact the ability to have basements or the elevation for basements. • The previously geotechnical report will be referenced in this review. • Temporary turn arounds need to be provided on or off the property.

• Street landing design needs to be built to city standards.

• Add stop sign @ 3700 N. and Lakeview. Replace

• Provide new layout of future streets/phases of adjacent properties.

Impact Fees: • Impact fees are required for all new development. The impact fees are shown on the

consolidated fee schedule. Dominion Energy:

• Need a P.U.E shown on plat. Applicant has stated that all open space will be dedicated as a P.U.E.

UDOT: • UDOT will need to review new plan to ensure it meets their requirements and meets agreement

in effect.

Storm Water: • Storm drain on site needs to be designed for 10 year design storm event. .1 cfs per acre release

rate. • The new retention requirements will need to be addressed; the depth of the basin may mitigate

these standards. Options will be investigated and submitted for review by the City Engineer. .65” inches of water is required to be retained on site in a storm event. Additionally, provide a

TRC Notes Northview Estates, Phase 7 Page 2 of 3

source for amount of storm water storage on site. City requirements for storm water retention varies from 0.60” to 0.85”

• The existing storm detention basins will be reviewed to determine if there is capacity for storm drainage for this project.

• Low Impact Development right-of-way standards may possibly be used as an option. Developer needs to send letter to City stating if they are or are not interested in using Low-Impact Standards and reasons explaining lack of interest.

• Need to have SWPP plan by pre-construction.

• Connect to storm drain system with a “cut-off drain” at north of phase 7 to intercept flow from the north side of this property.

Culinary Water: • Cecil will send Jason the circulation design to make sure that there is appropriate water loop for

this neighborhood. Jason will review this circulation. • Culinary water main lines and saddles need to follow City Standards. Individual service lines may

be according to developers own standards. Fire hydrants need to be to City standards, as well as corp stops, and water meters. We suggest running tracer along PVC pipes, if used, and services.

• 1” copper laterals and concrete meter vaults are required according to city standards.

Sanitary Sewer: • Sanitary sewer - Spacing and sewer per city standards based upon pipe slope. Install green

sewer pipe. • 4’ minimum cover for sewer lines. • Install green PVC sewer pipe. • Tracer wire on laterals. • Manhole covers must match corresponding pipe. • Land drain pipe needs to be white and not green. • Maximum one foot of depth for grade rings on any manholes. • Developer has to be able to locate all clean-outs on sewer system.

• Central Weber sewer will serve letter.

Parks and Recreation: • See email recommendation.

Northview Fire: • Fire hydrants should not be more than 500 foot separation. One hydrant will need to added

near the west end. Turnarounds will need to be provided on all stub roads.

• Fire flow tests will be required as needed.

Mountain View Irrigation\ Pineview Irrigation:

TRC Notes Northview Estates, Phase 7 Page 3 of 3

• Ben Lomond will serve secondary water. Applicant will send a copy of the will serve letter. There is an existing Pineview line which is being rerouted to the 3900 North and Lakeview Drive. Provide more separation between the Pineview line and the city culinary line.

• Pineview Water will provide secondary water the bottom road in the development. Pineview water will provide a will serve letter to the applicant.

North Ogden City Planning: • This is in an HP-1 zone. Previously submitted reports address the HP-1 requirements. • Financial statements were verified and updated regarding previously submitted upfront fees. • Applicant needs to provide verification of lot widths at front setback line, by means of a

dimension line with exact lot widths, using a straight line at the front setback line, tangent to the curve on the lot. Plat submitted prior to preliminary approval needs to demonstrate lot area and lot widths as specified above.

• Full set of plans in order to be scheduled for consideration of final approval by the Planning Commission. These plans need to be submitted at least 3 weeks prior to a given Planning Commission meeting to the City Engineer and Planning Department, in order to be scheduled for that meeting, and provide sufficient time for Staff Review.

• Do not include easements on side or rear of lots unless actually needed for utilities. • Please check our City ordinance and follow it exactly regarding the correct signature blocks for

subdivision plats. Please use the correct signature blocks on our plats, so that there are not issues with recording the plat or having the proper signatures on the subdivision plat at the time of recording. Incorrect signature blocks will create delays and potentially other problems with recording subdivision plats.

If you have any questions or concerns, please contact Rob Scott, our City Planner at (801) 737-9841 or the Planning Department at (801)782-7211.

Sincerely,

Robert O. Scott, AICP Planning Director 505 East 2600 North North Ogden, UT 84414 rscott@nogden.org (801) 737-9841