Staff Report to the North Ogden City Planning Commission

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1 Staff Report to the North Ogden City Planning Commission SYNOPSIS / APPLICATION INFORMATION Application Request: Public hearing, consideration and action on a legislative application to rezone land located at approximately 1750 North Washington Boulevard from Commercial Zone (C-2) to Master Planned Community Zone (MPC- VPP) Agenda Date: September 16, 2015 Applicant: Jack Barrett File Number: ZMA PROPERTY INFORMATION Address: Project Area Zoning: Existing Land Use: Proposed Land Use: Proposed Zoning Classification: Parcel ID: ADJACENT LAND USE North: Agricultural East: Commercial / Residential Approximately 1750 North Washington Boulevard Acres Commercial Zone (C-2) Vacant Mixed Use Commercial / Residential Master Planned Community Zone (MPC-VPP) , , , , and South: Residential / Agricultural West: Residential PUBLIC NOTICE Notices were sent out on September 3, 2015 and published on September 6, 2015 STAFF INFORMATION Robert O. Scott, AICP, City Planner rscott@nogden.org APPLICABLE ORDINANCES North Ogden Zoning Ordinance Title (Changes and Amendments) North Ogden Zoning Ordinance Title B (Boundaries of Zones) North Ogden Zoning Ordinance Title 11-7K (Master Planned Community Zone (MPC) TYPE OF DECISION When the Planning Commission is acting as a recommending body to the City Council, it is acting in a legislative capacity and has wide discretion. Examples of legislative actions are general plan, zoning map,

2 ZMA The Village at Prominence Point, Phase 2 Rezone Page 2 of 7 and land use text amendments. Legislative actions require that the Planning Commission give a recommendation to the City Council. Typically the criteria for making a decision, related to a legislative matter, require compatibility with the general plan and existing codes. BACKGROUND The applicant is requesting a map amendment to change the zoning for property at approximately 1750 North Washington Boulevard from Commercial Zone (C-2) to Master Planned Community Zone (MPC). The North Ogden General Plan and MPC zone were adopted on July 28, 2015 as an interim measure while the North Ogden General Plan is being updated. A form based code will eventually replace the MPC zone. (See Exhibit A) This application is the first to take advantage of the MPC zone designation. The purpose of the MPC zone is stated in 11-7K-1 Purpose: The purpose of the Master Planned Community Zone is to provide opportunities for creative and unique developments within North Ogden City. This ordinance includes guidelines for creating neighborhood oriented village projects that may include a mix of residential, commercial, recreational and/or public uses. An integral part of this Zone is a multistep review process to assure compatibility of proposed land uses with existing, and proposed adjacent neighborhoods, as well as the vision of the General Plan. The desired goal is to move toward vibrant, sustainable, and walkable neighborhood centers, with integrated streets. Proposed plans for development must follow or exceed design standards found within this ordinance. Specific plans shall be a reflection of a required development agreement. The Planning Commission and City Council have discussed this proposal on multiple occasions. The most recent consideration was the September 2, 2015 Planning Commission meeting. The Planning Commission provided input to the applicant with an emphasis on parking, phasing, building design along 1700 North, and the north / south road being either a public or private road. The Planning Commission and City Council are going on a field trip to examine other similar projects on September 17, 2015 and host and open house on September 22, The Village at Prominence Point, Phase 2 is a mixed use project with a combination of commercial and residential uses. The amenities consist of a club house and pool, trails, and open space. The applicant has submitted a number of additional exhibits including a project narrative, site plan, conceptual landscape plan, elevations, project summary, a design for the corner park / retention basin (See Exhibit L), and unit plans. The applicant has addressed the MPC checklist. The Technical Review Committee met on August 24, There are specific requirements regarding the provision of storm water, sanitary sewer, culinary water, and secondary water. (See Exhibit N) The following is a summary of the project reflecting refined project numbers. (See Exhibit B) Housing: 350 apartment units- a combination of one, two, and three bedroom units. Floor space totaling approximately 455,000 square feet Commercial: 26,236 square feet

3 ZMA The Village at Prominence Point, Phase 2 Rezone Page 3 of 7 Total Building Footprint: The building footprint will occupy approximately 22% of the site. Parking: 660 parking stalls with 105 garages, 145 carport spaces, 202 open space parking, 105 tandem spaces, 17 clubhouse parking, 36 shared retail spaces, and 50 guest spaces along 1700 North. Streets: All internal streets are shown as private streets. The westerly north south street was conditioned as part of the first phase of Prominence Point to be a public street that connects 1700 North with 1900 North. Trails and Sidewalks: The design shows a 20 foot wide sidewalk along Washington Boulevard, a 6 foot wide sidewalk along 1700 North, internal sidewalks vary between 6 and 7 feet. The trail system has 10 foot wide trails. Phasing: The project is projected to have five phases, the first four being residential with commercial being the final phase. The first phase will have the clubhouse in it. In a recent coordination meeting with City representatives a list of likes and concerns were created. Likes Garages in the project Amount of green space Parking distribution Corner unit design Wide sidewalks and trails Architectural renderings for commercial buildings Variety of building sizes be interspersed in the project Concerns Amount of parking (Current ordinance requires 2 parking stalls per apartment and 1 visitor stall per two apartments; the MPC zone allows for a parking study to justify a different standard and allow some on-street parking) Height of structures Views from Mystery Meadows looking east Maintaining quality for the long run Phasing (How to encourage the commercial phase to be sooner) Units along 1700 North, setbacks and building design fronting on 1700 North 11-7K-9 MASTER PLANNED COMMUNITY ZONE CONFLICTS WITH OTHER REQUIREMENTS IN THE CITY CODE When the requirements of this chapter are found to be in conflict with other provisions of the City Code, the standards, requirements, and processes of this chapter shall take precedence, especially where a development agreement has been approved. The Master Planned Community zone provides ultimate flexibility in applying design options for an applicant and the City. Where provisions conflict with existing code they may be modified in the required development agreement. There are several design issues in this project that are being requested, e.g., a modification of the parking requirement standard. As the Planning Commission

4 ZMA The Village at Prominence Point, Phase 2 Rezone Page 4 of 7 reviews this project these standards should be identified and a recommendation made to the City Council regarding these modifications. Thus far Staff has identified three areas where allowances will need to be considered. The applicant may also be adding to this list, i.e., parking, building heights, and the west north / south roadway design. 11-7K-5 DEVELOPMENT STANDARDS The applicant has submitted a summary of how the development standards have been addressed. The renderings and other design features are still being refined. Staff will work with the applicant to ensure that all of the standards have been addressed. Staff has highlighted several points below but this is not an inclusive review. (See Exhibit F). A. Building Placement and Massing 1. Setbacks Building facades must occupy 65% of the frontage facing Washington Boulevard and 50% of all other public street edges. (To be verified) Building setbacks 0-10 feet on major streets; minimum of 15 feet on minor streets (To be verified) 2. Zero lot lines: The issue of building setbacks and design along 1700 North will need to address this standard. 3. Building orientation Entrances shall front onto major streets. Minor streets may be altered with appropriate landscape bufferyards. (To be verified) B. Building Heights (See Exhibits, F, H, and I) A variety of building heights are allowed depending the land use type. There is a minimum and maximum building height depending upon the land use type. The number of stories also varies. The building height may require a height adjustment in the development agreement. C. Land use Impact and Buffering. The applicant addresses this in the Architectural Design Standards section. (See Exhibits D and F) D. Architectural Design and Materials. (See Exhibit F) The details of these standards will be reviewed as part of the final site plan, e.g., no more than 4 colors in addition to the roof color is allowed per project. E. Signage (See Exhibit J) F. Open Space (See Exhibits F and G) G. Landscaping (See Exhibits F and G) H. Outdoor Lighting (See Exhibit F, Site Lighting) I. Streets and Pedestrian Ways (See Exhibits D and F) J. Other Forms of Transportation (See Exhibit F) K. Parking Areas. Vehicle Parking, Typical Required Vehicle Parking Spaces, Bicycle Parking (See Exhibits D and F) L. Environmental This standard relates to building, landscape, and solar design. (See Exhibit D) M. Requirements Unique to Residential Uses (See Exhibit D) (To be verified) Requirements Unique to Residential Uses. The following shall apply to residential uses:

5 ZMA The Village at Prominence Point, Phase 2 Rezone Page 5 of 7 1. Multi-family residential use shall comprise a variety of types of housing, fulfilling housing needs with a wide assortment of housing choices. 1. The following standards shall be required for multi-family residential: 1. Properly designed off-street surface parking hidden from streets, parking terraces, or underground parking. Attached or detached garage units associated with multi-family development should be rear loaded. Where only front loaded garages are possible, they shall be subservient and setback 5 feet from the front façade and at least 20 from the front property line. 2. Flat roofs with a parapet and pitched roofs with a 4/12 pitch or greater, unless otherwise approved by the Land Use Authority. 3. Extensive windows facing streets, alleys and pedestrian connections. 4. Covered porch entrances. 5. Entry sidewalks that connect directly to public sidewalks. 6. Livable balconies of 50 square feet or larger with a minimum of 5 in depth 7. Material variety 8. Building relief 2. The following standards for multi-family residential shall be encouraged: 1. Multi-level structures. 2. Dormers and/or shutters, and other window treatments such as bay or box type windows. 3. Enhanced corner treatments on major streets including towers and larger corner setbacks for plazas 4. Street side balconies/decks. 5. Streets which de-emphasize the need and speed of automobiles. 6. Other pedestrian oriented design N. Density The proposal is for dwelling units per acre. This is within the range of density allowed within the MPC zone (18 to 40 units per acre). GENERAL PLAN The following excerpt from the General Plan describes the parameters for using the Master Planned Community Zone. Residential Development Multi-family Multi-family residential areas traditionally include rental apartments and condominiums and are often located along major arterial streets, adjacent to community commercial centers, or adjacent to existing multi-family developments. Multi-family residential areas also allow for business and professional offices which can be creatively mixed with housing areas. The appropriate location of this type of land use can provide residential dwellings adjacent to commercial developments to create a downtown environment. Appropriate areas lie generally along Washington Blvd. and 2600/2700 North. In the General Plan (see Figure 5), these areas are suggested to complement more intense commercial uses and buffer adjacent single family homes. The zones used to accommodate higher densities are the R-3, R-4, and the Master Planned Community (MPC) zones. The MPC zone relies on a development agreement to accomplish the community goals of creating higher quality buildings, and better site design.

6 ZMA The Village at Prominence Point, Phase 2 Rezone Page 6 of 7 Commercial Development North Ogden s goals and policies concerning commercial developments address the aesthetics and location of commercial developments. The desire of City officials is to provide an attractive, pleasing environment in which to shop or work within a commercial core. Enough vacant property exists in North Ogden to accommodate future commercial growth. In order to function efficiently, proposed commercial developments should be evaluated for adequate internal circulation for automobiles and pedestrians with limited access points to the major streets serving the developments. Within the commercial areas, a mix of uses is anticipated. Civic, office, retail, entertainment, small business, and higher density housing should be combined to create a diverse mix of uses that provides a wide variety of housing options and reasons for people to gather and linger. The zones used to accommodate higher densities are the R-3, R-4, and the Master Planned Community (MPC) zones. The MPC zone relies on a development agreement to accomplish the community goals of creating higher quality buildings, and better site design. The focus of commercial development in North Ogden should be to provide services that support the resident population of the City and adjacent areas. Regional commercial centers would be inconsistent with citizen desires and the direction of this Plan. SUMMARY OF PLANNING COMMISSION CONSIDERATIONS Is the proposal consistent with the General Plan? Does the proposal meet the North Ogden Zoning ordinance standards? Is the MPC request appropriate for this neighborhood? Does the application meet the purpose / intent of the MPC zone? What standards should be modified in the development agreement, e.g., parking, building heights, and west roadway public / private street design? Are there any others that need to be addressed? RECOMMENDATION The Planning Commission should take public comment, review the application and make a determination on whether or not the proposal is ready to be forwarded to the City Council with a recommendation. The Planning Commission should specifically address those provisions that should be modified in the development agreement. EXHIBITS A. Application B. Site Summary Data C. Property Plat D. Site Plan E. Project Aerial Rendering F. Application Narrative G. Concept Landscape Plan H. Elevation Boards

7 ZMA The Village at Prominence Point, Phase 2 Rezone Page 7 of 7 MAP I. Apartment Rendering J. Retail / Clubhouse Perspective and Signage K. Unit Plans L. Corner Park / Retention Concept M. Maintenance Proposal N. Technical Review Committee

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13 Prominence Point Site Data APARTMENTS 2 building 'A', 17 unit(5-2 BD, 12-1 BD) 19,077 GSF 4 building 'A2', 17 unit(12-1 BD, 5-2 BD) 21,501 GSF 1 building 'A3', 17 unit(5-3 BD, 6-2 BD, 6-1BD+) 23,775 GSF 3 building 'B', 11 unit(11-2 BD) 15,710 GSF 2 building 'B.2', 10 unit(10-2 BD) 15,075 GSF 1 building 'C', 17 unit(15-2bd, 2-1BD) 23,856 GSF 1 building 'C1', 17 unit(5-3bd, 11-2 BD, 1-1BD) 25,395 GSF 1 building 'D', 16 unit(4-2bd, 6-1BD+, 6-1BD) 20,565 GSF 2 building 'E', 16 unit(8-2bd, 8-1BD) 20,475 GSF 3 building 'F', 17 unit(10-2bd, 6-1BD+, 1-1BD) 23,439 GSF 2 building 'G', 10 unit(4-2bd, 6-1BD+) 12,981 GSF 1 building 'G3', 9 unit(9-2bd) 11,605 GSF 1 building 'G3.1', 8 unit(8-2bd) 11,155 GSF 1 building 'J', 8 unit(6-3bd, 2-2BD) 14,004 GSF 25 BLDG/350 total apartment units 455,018 GSF APARTMENT PARKING APARTMENT UNITS 145 carport spaces / 30 carports 1 BED open space parking 1 BED % 105 garages 2 BED driveways 2 BED LOFT % 17 clubhouse parking 3 BED 2 STORY % shared retail (36) 3 BED % N guest parallel (50) 350 TOTAL UNITS 660 total parking (2.05% Parking Ratio) 8% vacancy rate(350 x.92) 322 (x2 for 644 target parking) RETAIL 5,104 GSF 4,252 GSF 11,776 GSF 26,236 GSF total retail 105 retail parking (including 13 on Washington BLVD.) 9/4/2015

14 Prominence Point Site Data BUILDING DATA F RETAIL - 26,236 GSF F CLUBHOUSE - 3,884 GSF F F TRASH ENCLOSURES - 1,920 GSF F F APARTMENTS - 146,067 GSF F F TOTAL - 178,107 GSF F / TOTAL SITE (795,040) F 22.30% F DRIVABLE SURFACES (INCLUDES CURBS & DRIVEWAYS) F F 309,119 GSF 39.80% F F SIDEWALKS & HARDSCAPE 102,728 GSF 13% LANDSCAPE 205,086 GSF 24.90% 9/4/2015

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17 VILLAGE AT PROMINENCE POINT NORTH OGDEN, UTAH CORNER VILLAGE AT PROMINENCE POINT RETAIL AERIAL PLAZA VIEW 09/02/2015 8/20/2015

18 APPLICATION NARRATIVE FOR A Mixed Use proposed development Rezone to MPC Site Plan and Rezone Application August 29,

19 PROJECT TEAM Applicant: Jack A. Barrett-Principle Jeff Cunningham Meritage Companies, LLC North 80th Way Scottsdale, AZ P(800) l C(907) meritagecompanies@icloud.com Attorney: Darin Hammond Smith Knowles P.C Washington Blvd. Suite. 200 Ogden, Utah Civil Engineer: Chris Cave 920 Chambers St., Ste. 14 Ogden, UT Tel: ogden@reeve-assoc.com Architect: Gunnar Langhus Ankrom Moisan Architects 6720 SW Macadam, Suite 100 Portland, OR (503) gunnarl@amaa.com 2

20 Table of Contents I. INTRODUCTION Summary of Proposal III. CONFORMANCE WITH NORTH OGDEN GENERAL PLAN INTRODUCTION SUMMARY OF PROPOSAL The Applicant, Meritage companies, is requesting approval of rezone to MPC zone for an apartment complex consisting of 350 units, a clubhouse, a pool, associated parking spaces in a preliminarily planned five phase overall development. The development is on an area detailed within Village at Prominence Point, which is currently planned for multi-family housing/mixed use per the North Ogden general plan. The development is planned to be done in at least four phases for the apartment but definition of the phasing will be completed once a lender is brought on board. The retail frontage along Washington Blvd would be proposed to be built at the last and fifth phase. The apartment phases of the project include a mixture of one bedroom, one bedroom plus, two bedroom, two bedroom lofts, three bedroom and 2 story three bedroom units with the inclusion of a clubhouse likely in the first phase. The development site plan is designed to employ the outlined goals of the Master Planned Community Zone as a guideline for creating a unique and attractive neighborhood oriented village. The overall design promotes healthy relationships between the mix of uses while maintaining pedestrian connections to and multiple choices for pedestrian circulation within the site. Special attention was given to not only to the orientation between the structures themselves but to the relationship of the structures as they relate to adjacent greenspace and common areas. There are four major green space areas contained within the project proposal along with smaller more intimate greenspace nodes. The center green space is surrounded by apartment buildings of varying scale to allow premier units with eyes on the park and views to the mountains and surrounding development. This center green space is the true focus point and heart of the development. It is pedestrian oriented and allows for secondary connections from other peripheral areas of the site to connect through and onto the community clubhouse and pool. The second northern linear east west greenspace is placed to not allow connection and extension to the existing trail system but direct connection to multifamily units positioned along the south edge taking advantage of direct outdoor access and 3

21 ease of pedestrian circulation. The third larger green space is along the western border of the sit. This green space again is flanked on one side by multi-family housing and allows for connection south the final fourth green space. The fourth greenspace is planned as a regional storm water collection basin and pocket park. We are anticipating a mountain bike pump track combined with sculpted greenspace to allow families to enjoy a multitude of experiences from simple picnics and gatherings the more active bike trails with separations created in berms and landscaping. The desire is to create a very vibrant community with opportunities for interconnected access to generous common outdoor green spaces as first precedence with efficient and safe vehicular access, circulation, and parking as secondary consideration in the overall design. We interpret the MPC zone as a guideline for approval for creative and unique projects and the guidelines contained with the MPC zone are meant to promote this type of development with emphasis on a desirable, walkable and very livable community. SITE INFORMATION Tax Lots: , , , and Area: acres Current Zoning: Commercial / Residential (C-2/R-4) General Plan: Mixed Use (MU) SITE DESCRIPTION Location The subject property is located within the North Ogden city limits. The proposed project is located on the west side of Washington Blvd, north of N The property is more specifically located within North Ogden City general plan and identified as MU or mixed use. The existing zoning for the site C-2 but the proposal is based upon rezone to include MPC Masterplan Community Zone. The MPC zone allows for not only a mix of uses but encourages it. Existing On-Site Conditions The acre subject property was largely undeveloped but is currently under construction with the proposed subdivision improvements with the construction of N Smaller dilapidated structures along Washington Blvd have been removed. The subject property slopes generally downhill from the northeast to the southwest at an average slope of about 1%. The vegetation present on the property includes native shrubs and grasses. Surrounding Land Use 4

22 The subject property is bounded on the west by the R-4 future independent living, assisted living and memory care. The other adjacent lots are agricultural in nature Zoning The subject property is zoned Commercial (C-2) and designated mixed use (UM) on the General Plan Map CONFORMANCE WITH NORTH OGDEN GENERAL PLAN Residential Density This proposal consists of multi-family housing, which is listed as an outright permitted use in the MPC overlay /C-2 zone. It is also consistent with the desire to provide increased density along Washington Blvd and a mix of housing types. The multi-family housing complex will contain amenities for residences, including a clubhouse, pool, large greenspace and associated smaller pocket parks. We have planned for a pathway along the north edge of the site to connect down to the regional drainage basin that will function as larger overall park for the neighboring properties. The subject property is planned with the MPC overlay and assumption of an area that contains special considerations to setback standards that supersede the standards of this section. The subject property is within the North Ogden plaza area land uses concept plan and is allowed MPC zone overlay based upon 5 acre minimum parcel Development, an area that contains special density standards that supersede the standards of the base code. The project consists of 350 total units 25 separate apartment buildings. Density may be averaged across the residential districts provided that the overall density for the entire master plan development area meets the MPC zone density requirements. The density proposed for the acre site is DU/acre Building Height The subject property is within the MPC zone, an area that contains special height allowances based upon setbacks and separations. We have proposed mostly three story structures however some four story end units have been included to provide variety in exterior elevation design. The building height of the three story apartments is approximately 41 to the ridgeline. Four story pop up have approximately 51 of overall height to the peak ridgeline. The MPC zone allows up to 50 for four story buildings. 5

23 Architectural Design Standards All buildings incorporate design features such as offsets, balconies, projections, window reveals, or similar elements to preclude large expanses of uninterrupted building surfaces. Recess (e.g., deck, patio, courtyard, entrance or similar feature) typically have a minimum depth of six feet. All building elevations adjacent to a street right-of-way are provided with doors, porches, balconies, and/or windows. The building design incorporates offsets, decks, recesses and windows. We have divided larger building masses into varying heights and sizes by breaking up building sections, or by the use of such elements as variable planes, projections, bays, dormers, setbacks, roof canopies, and changes in the roofline. Exterior materials, color, or textures on vertical surfaces shall be primarily of materials such as cementious siding and stone veneer. The building scale is broken down with vertical board baton compendious panel on the second and third floors. The ground floor has cementious siding combined with stone piers to help establish more permanence and to offset as well as screen garage door locations. Private open space areas are provided for ground-floor and upper-floor housing units. These spaces will be enclosed with railings and all apartment housing units will have balconies or decks. We have provided a variety and mixture of apartment unit types and densities in a coordinated neighborhood layout. We have established design standards for street, sidewalks and building locations to create streetscapes that are safe and accessible for all modes of transportation and to allow for convenient pedestrian and bicycle circulation to all trail connections. Trash receptacles located next to parking shall be screened on at least three sides with an evergreen hedge material, are roof covered, and have walls of 9-0 feet in height. Receptacles have been located for easy access by trash pick-up vehicles. All streets are being improved in association with North Ogden City requirements. We are assuming no public streets will be required and are planning for private streets to service the development. We have created pedestrian ways that connect all building entrances within the development to one another. We have connected to all parking areas, storage areas, recreational and common areas and adjacent development to the building s entrances and exits. We have extended throughout the development site, and connect to all future phases of development, adjacent trails, public park and open space areas. We have provided pedestrian facilities within developments that are safe, accessible, reasonably direct and convenient connections between primary building entrances and all adjacent street that do not involve a significant amount of out-ofdirection travel for users. We have created bicycling and pedestrian routes that are free from hazards and safely designed by ensuring no hidden corners, sight-obscuring fences, dense vegetation or other unsafe conditions. All pedestrian access routes will comply with all applicable accessibility requirements. Where walkways are parallel and abut a driveway or street (public or private), they shall be raised six inches and curbed, or separated from the driveway/street by a five-foot minimum landscaped strip. 6

24 The proposal includes a total 3 main access points. All of the access points are proposed on private local streets, the lowest classification roadways. The proposed access points are on an internal private street and will not adversely impact the transportation system. Also, as designed, the access points are well spaced to accommodate the proposed development and (orientated across from one another) improve site circulation. A fire equipment access drive shall be provided for any portion of an exterior wall of the first story of a building that is located more than 150 feet from an existing public street or approved fire equipment access drive as measured around the building. Driveways, required parking areas, aisles, and turn-around may be paved with asphalt, concrete or comparable surfacing. Landscaping Plant selection and native vegetation planted where practical. A combination of live deciduous and evergreen trees, shrubs and ground covers shall be used for all planted areas, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions. Ground-level areas for passive pedestrian use, such as sidewalks and plazas cover 207,924 GSF or 24.9 percent of the site area. We have provided 309,119 GSF of drivable surfaces or roughly 39.8% of the site area while still maintaining clarity in design. Adding more impervious or drivable surface to the site would not promote a vibrant walkable community. Landscape percentages include onsite acers and do not include the separate park/basin to the southwest. All yards, parking lots and required street tree planter landscaping shall provide minor berms, visual interest, buffering, privacy, open space and pathway identification, shading and wind buffering,. Based on the proposed use of the site, we will provide visual screening and privacy within side between structures, while leaving front yards, rear yards and building entrances mostly visible for security purposes. We plan to define pedestrian pathways and open space areas with landscape materials and provide focal points within a development, such as signature trees (i.e., large or unique trees), hedges and flowering plants; We plan to use landscaping to screen outdoor storage and mechanical equipment areas, and to enhance graded areas such as berms, swales and detention/retention ponds. The proposal will include a mix of native and nonnative vegetation, all of which can tolerate the harsher condition of the higher desert environment. An irrigation system will be provided to accommodate the type and species of all planted area, including ground covers. 7

25 Preliminary tree species include: 1. Trees with Low Mature Tree Height (25 feet or less), for use in areas under power lines or in small planting areas: Amur Maple/Acer ginnala Canada Red Cherry/Prunus virginiana Shubert Eastern Redbud/Cercis canadensis Flowering Crabapple/Malus variety 2. Trees with Medium Mature Tree Height (30 to 45 feet): American Hornbeam/Carpinus caroliniana Callery Pear/Pyrus calleryana 3. Tall Mature Tree Height (50 feet or larger): Green Ash/Fraxinus pennsylvanica Honey Locust/Gleditsia tricanthos variety Littleleaf Linden/Tilia cordata Norway Maple/Acer platanoides variety Green Ash/Fraxinus pennsylvanica Hawthorn/Crataegus variety Japanese Lilac Tree/Syringa reticulata Serviceberry/Amelanchier Hedge Maple/Acer campestre Mountain Ash/Sorbus acuparia variety Pin Oak/Quercus paluatris Red Maple/Acer rubrum variety Red Oak/Quercus rubra Pin Oak/Quercus paluatris Growth Characteristics Trees shall be selected based on growth characteristics and site conditions, including available space, overhead clearance, soil conditions, exposure, and desired color and appearance to provide a broad canopy tree variety unless limited by overhead clearance. We plan to use narrow or columnar trees where awnings, other building features, or narrow sidewalks limit growth, or where greater visibility is desired between buildings and the street. We plan to avoid using trees that are susceptible to insect damage, and avoid using trees that produce excessive seeds or fruit and will use deciduous trees for summer shade and winter sun and will select trees for their seasonal color, as desired. Street trees shall be planted within existing and proposed planting strips or in Cityapproved sidewalk tree wells on streets without planting strips. Small stature trees shall be planted no closer to the curb or sidewalk than three feet, medium trees three feet and large trees four feet. Vehicle Parking Parking spaces include spaces in garages, carports, parking lots, and/or driveways if vehicles are not parked in a vehicle travel lane (including emergency or fire access lanes). 8

26 Typical Required Vehicle Parking Spaces Vehicle parking is allowed only on approved streets, within garages, carports and other structures, or on driveways or parking lots that have been developed. Although the proposal includes a clubhouse, a pool, a park, these uses are accessory and only intended for residents of the complex, thus additional traffic and associated parking will not be generated from them. The proposal provides 660 parking spaces with a mixture of surface lots carports, driveways, attached garages and street parking. The number of spaces provided allows for 2 spaces per unit. The new street N 1700 was designed as a connecter road at 1600 trips per peak hour and can park up to 148 cars during the day as parallel parked along both sides extending from Washington Blvd to the west edge of the southwest park/regional basin. We are assuming Washington Blvd would gain an additional 13 spaces accommodating for bus turn out and vision triangle distances. We have included in our ratio 50 parallel spaces for visitors in our total parking count. This assumes that most visitors will not be parking overnight and is allowing for a shared parking within the retail mix of 4 spaces per 1000 GSF retail. In addition, our parking ratio at 2 spaces per unit accounts for an 8% vacancy rate within the multi-family units. See table for more detail. ADA Accessible Parking Spaces; Accessible parking shall be provided for disabled persons, in conformance with the Federal Americans with Disabilities Act (ADA). Accessible parking is included in the total minimum number of required parking spaces Accessible parking facilities shall comply with the design requirements of the current building code as adopted by the State of Utah. Bicycle Parking Each required bicycle parking space shall be on asphaltic concrete, portland cement, or similar hard surface material and each space shall be at least two feet wide by six feet long. The location of the rack and subsequent parking shall not interfere with pedestrian passage, leaving a clear area between bicycles and other existing and potential obstructions. Customer spaces may or may not be sheltered. Bicycle parking will be conveniently located to both the street right-of-way and at least one building entrance at retail and clubhouse areas. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft 9

27 and damage. Additional bicycle parking is planned along greenspace and scatter throughout the apartment building areas. Transportation Improvement Standard Washington Blvd will be improved in accordance with the Utah Transportation Authority (UTA) and approved UDOT access points All new and/or existing streets and alleys shall be paved per the City of North Ogden Standards and Specifications. Sewers and Water Mains Required. Sanitary sewers and water mains shall be installed to serve each new development and to connect developments to existing mains in accordance with the City s construction specifications as described in the pre-application meeting. Storm Drainage Improvements Site Lighting Drainage facilities shall be designed and constructed to accommodate increased runoff so that discharge rates existing before the proposed development shall not be increased, and accelerated channel erosion will not occur as a result of the proposed land disturbance or development activity. Effect on Downstream Drainage Where it is anticipated by the City Engineer that the additional runoff resulting from the development will channel to the new park and existing drainage facility to the south west of the site. All outdoor lighting fixtures shall be designed as a full cut-off fixture or have a shielding method to direct light emissions down onto the site and not shine direct illumination or glare onto adjacent properties. Lighting is planned to be a mixture of surface mounted deck or porch lights, direct bury 16 height pole lights and special areas bollard lighting. Preliminary Grading and Drainage Plan A preliminary grading and drainage plan will prepared by a registered professional engineer. The preliminary grading plan will show the location and extent to which grading will take place, indicating general changes to contour lines. The overall drainage will be routed to the regional drainage swale to the south west of the site. 10

28 CONCLUSION The proposed tentative plan is consistent with all applicable City of North Ogden Development Code criteria as addressed in this application and narrative. The Applicant therefore respectfully requests approval rezone of the C-2 site to MPC per the standards set forth in the narrative application. 11

29 CONCEPTUAL LANDSCAPE PLAN 09/04/2015

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