SYNOPSIS / APPLICATION INFORMATION

Application Request: Consideration and action on an administrative application for final approval for the Ward Farms Subdivision, Phase 3 located at approximately 1850 North 925 East (22 Lots)

Agenda Date: July 31, 2019 Applicant: Ivory Development, LLC, Chaise Freebairn, Agent File Number: SUB 2017-04

PUBLIC NOTICE Mailed Notice: N/A City Website: July 25, 2019

PROPERTY INFORMATION Address: 1850 North 925 East Project Area: 6.9 Acres (22 Lots / 1 Remainder Parcel) Zoning: Single Family Residential Zone (R-1-8) Existing Land Use: Vacant Proposed Land Use: Residential Parcel ID: 110030089

ADJACENT LAND USE North: Vacant South: Residential East: Residential West: Residential

STAFF INFORMATION

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

APPLICABLE ORDINANCES North Ogden Zoning Ordinance Title 12 (Subdivision Regulations) North Ogden Zoning Ordinance 11-7B Single Family Residential Zones (R-1-8)

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 The applicant is requesting final approval for Phase 3 of the Ward Farms Subdivision. It is the final phase of the Ward Farms Subdivision and contains 22 lots. (See Exhibits A and B)

Preliminary approval was granted on December 16, 2015. The property is currently vacant. This phase sits on approximately 6.9 acres and is zoned Single Family Residential R-1-8. The R-1-8 zone requires a

minimum lot size of 8,000 square feet on interior lots and 9,000 square feet on corner lots with a frontage requirement of 80 feet.

STAFF / REVIEW AGENCY COMMENTS The Technical Review Committee met on October 30, 2014, February 26, 2015, and January 26, 2016. Further, the City Engineer has submitted a report dated July 3, 2019 that identifies the items to be addressed for final approval. (See Exhibit C)

The lots have been verified to meet the required lot width of 80’ at the 30’ setback. All lots have also been verified to meet the minimum lot size requirement for this zone of 8,000 square feet on interior lots and 9,000 square feet for corner lots.

A geotechnical report has been provided for this property. Pineview Irrigation will need to provide a will-serve letter for secondary water. Further, Central Weber sewer will need to provide a will-serve letter for the sanitary sewer.

Parcel A’s use is yet to be determined. The Engineer’s report references the possible use as storm detention. Staff has communicated three other options including a possible neighborhood park, combining this parcel with parcels to the east, and leaving parcel A as a remainder parcel. The applicant will address this use at the planning commission meeting.

SUMMARY OF PLANNING COMMISSION CONSIDERATIONS • Does the proposed subdivision meet the requirements of the applicable subdivision and city

zoning ordinances?

CONFORMANCE TO THE GENERAL PLAN The proposed subdivision is located in the Coldwater neighborhood. The General Plan calls for this property to be developed as low density residential. The subdivision meets the requirements of the applicable North Ogden City Ordinances and conforms to the North Ogden City General Plan.

CONDITIONS OF APPROVAL Requirements of the Technical Review Committee North Ogden City Engineer

STAFF RECOMMENDATION Staff recommends final approval of the Ward Farm Subdivision, Phase 3, subject to the conditions in this staff report.

EXHIBITS

A. Application B. Final Plat C. City Engineer Plan Review dated July 3, 2019

AREA MAP

X

X

FRU

ITLA

ND

(115

0 EA

ST) D

RIV

E129

128

164

182

PAULINGENTRY # 2647556

GREENFIELDPHASE 15

PHASE 2PHASE 1

WARD FARMSSUBDIVISION

109

110

106

107

108

207

210211

205 206

209

207 208

210

105

32.88

301

314 315

317

313

302

319

320

321

322

318

310

311312

6879 sqft0.16 acresPARCEL A

316 308

309

303 304 305 306 307N

1°02'15"E

99.66

S89°01'45"E 188.66

SOUTH

8.67

S4°15'49"W

519.98

S0°01'11"E

260.12

S89°04'25"W81.72

S0°05'15"W

20.32

N0°27'24"W

172.05

N24°08'06"W

65.75

N

7°46'22"W

93.04

N0°40'38"E

243.00

S88°57'45"E 99.99

S

8

0

°1

9

'2

6

"E

6

0

.6

9

S89°30'35"E 90.00

N1°02'15"E

100.87

N89°54'45"W 98.39

S89°01'45"E 163.79

81.9

1

L1

N0°

05'1

5"E

129.

85C

2

N1°

02'1

5"E

216.

64

S89°25'43"E 455.14

N1°

02'1

5"E

222.

36

C5

N89°44'00"W 157.49

C1

30.00 30.00

135.

64

30.34 30.34

N17

°47'4

5"W

70.4

066

.75

C4

C3

S89°25'43"E 320.01 S89°25'43"E 135.13

30.00 30.00

30.0

030

.00

30.0

930

.09

30.00 30.00

30.00

30.00

30.00

30.0030.00

32.88

81.0

0

138.

81

381.

17

L5

L4C21

59.2

081

.00

81.0

0

79.92 80.00 80.08

79.8780.01

81.05 74.05

83.5

688

.74

88.8

0

79.09

25.3182.3181.04

142.03 L6

169.

3083

.69

83.73

88.29

80.00

80.01

80.00

80.01

80.00

80.01

70.85

L11L8

255.

62

129.

32

21.72

58.8

0

70.5

9

S88°52'39"E99.18

N88°57'45"W99.50

S88°57'43"E98.97

N88°57'45"W99.48 S1

°02'

15"W

100.

97

S1°0

2'15

"W10

1.08

S1°0

2'15

"W11

2.00

S1°0

2'15

"W11

1.18

S1°0

2'15

"W11

0.35

S1°0

2'15

"W10

9.52

S88°57'45"E104.07

N88°57'45"W108.78

N45°37

'38"E

167.3

2

N0°

59'3

9"E

98.1

5

S1°0

2'15

"W98

.66

S1°0

2'15

"W10

1.18

91.4

091

.29

90.7

6

L9

N89°30'35"W80.00

N89°30'35"W90.00

80.0

0C

23

11.6

0

C22

C24

L7

C25

C26

C6 C7

C9

C10

C12

C13

C14

C16C17 C18 C19

8001 sqft

8082 sqft 9100 sqft

8082 sqft

8036 sqft

9288 sqft

8078 sqft

8037 sqft

8004 sqft

9155 sqft

9059 sqft

13863 sqft

12175 sqft8084 sqft

9082 sqft

9057 sqft 8927 sqft 8861 sqft 8795 sqft 9935 sqft

9929 sqft

8893 sqft

90.1

5

S1°0

2'15

"W18

2.03

81.0

081

.00

81.0

0

L2

N89°44'00"W 159.88

C8

N1°

02'1

5"E

182.

69

S89°25'43"E 79.09

N4°

15'4

9"E

341.

79

S4°1

5'49

"W98

.17

S89°25'43"E 394.59

C11

C15

N0°

05'1

5"E

129.

32

S0°0

5'15

"W13

0.38

N1°

02'1

5"E

221.

20

S1°0

2'15

"W90

.76

S89°25'43"E 240.01L1

2

L10

L3

1900 NORTH

(PUBLIC - 60' WIDE)

1850 NORTH

(PUBLIC - 60' WIDE)

1800 NORTH

(PUBLIC - 60' WIDE)

950

EAST

(PU

BLI

C -

60' W

IDE)

925

EAST

(PU

BLI

C -

60' W

IDE)

10.0' DRAINAGE EASEMENT

20.0' DRAINAGE EASEMENT

10.0' DRAINAGEEASEMENT

C20

L13

L14

S89°58'47"W 354.22

N4°49'09"E

60.19

10.0' PRIVATESTORM DRAIN

EASEMENT

15.0' PRIVATESTORM DRAIN

EASEMENT

33.0'

20.0' SLOPEEASEMENT

20.0' SLOPEEASEMENT

VICINITY MAP

PROJECTLOCATION

TYPICAL BUILDING SETBACKS

20' MIN. REARYARD SETBACK

8' MIN.SIDE YARD

30' MIN. STREETFRONT SETBACK

PUBLIC STREET

PUB

LIC

STR

EET

20' MIN. STREETSIDE SETBACK

LOT LOT

10' P

U&

DE

8' MIN.SIDE YARD

10' PU&DE

18' MIN.TOTAL

LEGEND SECTION MONUMENT (FOUND)

STREET MONUMENT (TO BE SET)

STREET MONUMENT (FOUND)

EXIST. FENCE

PUBLIC UTILITY & DRAINAGE EASEMENTPU&DE

Curve TableCURVE

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

RADIUS

400.00

200.00

200.00

200.00

40.00

430.00

10.00

70.00

170.00

10.00

230.00

10.00

370.00

10.00

230.00

10.00

10.00

10.00

10.00

10.00

230.00

70.00

170.00

70.00

70.00

230.00

DELTA

10°59'53"

17°53'00"

18°50'00"

17°53'00"

90°46'15"

10°05'22"

93°36'36"

90°46'15"

18°50'00"

89°32'02"

18°50'00"

90°46'15"

8°51'45"

98°56'50"

17°53'00"

90°27'58"

89°32'02"

90°27'58"

86°18'28"

93°41'32"

13°23'38"

34°58'34"

6°33'12"

48°57'25"

6°50'17"

5°26'22"

LENGTH

76.78

62.43

65.74

62.43

63.37

75.72

16.34

110.90

55.88

15.63

75.60

15.84

57.23

17.27

71.79

15.79

15.63

15.79

15.06

16.35

53.77

42.73

19.44

59.81

8.35

21.84

CHORD DIRECTION

N84°30'53"E

N08°51'15"W

N08°22'45"W

S08°51'15"E

N44°20'53"W

S84°58'08"W

N53°16'15"W

N44°20'53"W

S08°22'45"E

S45°48'16"W

S08°22'45"E

N44°20'53"W

N85°34'57"E

N31°40'40"E

N08°51'15"W

S44°11'44"E

N45°48'16"E

S44°11'44"E

N47°25'03"E

N42°34'57"W

N11°05'56"W

S16°27'02"E

N03°11'21"W

S58°25'01"E

S86°18'52"E

N01°40'56"W

CHORD LENGTH

76.66

62.17

65.45

62.17

56.95

75.62

14.58

99.66

55.63

14.08

75.26

14.24

57.17

15.20

71.50

14.20

14.08

14.20

13.68

14.59

53.64

42.07

19.43

58.01

8.35

21.83

Line TableLINE

L1

L2

L3

L4

L5

L6

L7

L8

L9

L10

L11

L12

L13

L14

DIRECTION

S89°59'11"E

N89°59'11"W

N17°47'45"W

S89°58'47"W

N89°01'45"W

N89°01'45"W

S01°02'15"W

N00°01'11"W

N89°58'47"E

S89°59'11"E

N89°58'47"E

N01°02'15"E

N17°47'45"W

S89°25'43"E

LENGTH

25.34

11.89

70.40

8.27

8.26

13.49

9.74

4.50

50.40

38.79

17.61

41.32

21.44

24.80

1 inch = ft.( IN FEET )

GRAPHIC SCALE

60

OWNER'S DEDICATIONTHE UNDERSIGNED OWNERS OF THE HEREON DESCRIBED TRACT OF LAND HEREBY SET APART ANDSUBDIVIDE THE SAME TRACT INTO LOTS AND STREETS AS SHOWN ON THIS PLAT, AND ASSIGN THELANDS INCLUDED IN THIS PLAT THE NAME OF WARD FARMS SUBDIVISION PHASE 3, AND HEREBYDEDICATE, GRANT AND CONVEY TO NORTH OGDEN CITY ALL THOSE PORTIONS OF SAID TRACT OFLAND DESIGNATED HEREON AS STREETS, THE SAME TO BE USED AS PUBLIC THOROUGHFARESFOREVER; AND FURTHER DEDICATE, GRANT AND CONVEY TO NORTH OGDEN CITY THOSE CERTAINSTRIPS DESIGNATED HEREON AS PUBLIC UTILITY EASEMENTS (P.U.E.), THE SAME TO BE USED FORDRAINAGE PURPOSES AND THE INSTALLATION, MAINTENANCE, AND OPERATION OF PUBLICUTILITIES AS MAY BE AUTHORIZED BY NORTH OGDEN CITY. PARCEL A IS HEREBY DEDICATED TONORTH OGDEN CITY AND HEREBY DEDICATED AS A STORM DRAIN AND UTILITY EASEMENT.

SIGNED THIS _____ DAY OF _________________________ 20___.

PREPARED BY

FOCUSãENGINEERING AND SURVEYING, LLC

6949 SOUTH HIGH TECH DRIVE SUITE 200MIDVALE, UT 84047 PH: (801) 352-0075

www.focusutah.com

SURVEYOR'S CERTIFICATEI, Spencer W. Llewelyn, do hereby certify that I am a Professional Land Surveyor, and that I hold Certificate No.10516507 in accordance with Title 58, Chapter 22 of Utah State Code. I further certify by authority of the owners(s) that Ihave completed a Survey of the property described on this Plat in accordance with Section 17-23-17 of said Code, andhave also subdivided said tract of land into lots, blocks, streets, and easements, hereafter to be known as:

WARD FARMS SUBDIVISIONPHASE 3

and that the same has, or will be correctly surveyed, staked and monumented on the ground as shown on this Plat, andthat this Plat is true and correct.

__________ __________________________ ________________________________Spencer W. Llewelyn DateProfessional Land SurveyorCertificate No. 10516507

BOUNDARY DESCRIPTIONA portion of the SE1/4 of Section 33, Township 7 North, Range 1 West, and a portion of the NE1/4 of Section 4,

Township 6 North, Range 1 West, Salt Lake Base & Meridian, located in North Ogden, Utah, more particularly describedas follows:

Beginning at a point on the westerly line of Fruitland Drive located S89°58'49”W along the Section line 468.32feet from the Southeast Corner of Section 33, T7N, R1W, S.L.B.& M. (Basis of Bearing: N0°05'47”E along the Sectionline from the Southeast Corner to the East ¼ Corner of said Section 33); thence S89°58'49”W along the Section line354.22 feet to the northwest corner of Deed Entry No. 886873 of the Official Records of Weber County; thenceS0°01'11”E 260.12 feet along said deed and along the west line of Deed Entry No. 2638803 to the north line ofGREENFIELD Subdivision, Phase 15 as constructed; thence S89°04'25”W along said plat 81.72 feet; thence S0°05'15”Walong said plat 20.32 feet; thence N89°54'45”W along said plat 98.39 feet to the northwest corner of Lot 164 of saidPhase 15; thence along the easterly line of Phase 1, WARD FARMS SUBDIVISION, according to the Official Platthereof on file in the Office of the Weber County Recorder the following 4 (four) courses and distances: N0°27'24”W172.05 feet; thence N24°08'06”W 65.75 feet; thence N7°46'22”W 93.04 feet; thence N0°40'38”E 243.00 feet to thesouthwest corner of Lot 210, Phase 2, of said WARD FARMS SUBDIVISION; thence along said Phase 2 the following 6(six) courses and distances: S88°57'45”E 99.99 feet; thence S80°19'26”E 60.69 feet; thence S89°30'35”E 90.00 feet;thence N1°02'15”E 100.87 feet; thence N4°49'09”E 60.19 feet; thence N1°02'15”E 99.66 feet to the south line of thatReal Property described as Entry No. 2647556 of the Official Records of Weber County; thence along said deed and anexisting fence line the following 3 (three) courses and distances: S89°01'45”E 188.66 feet; thence South 8.67 feet; thenceS89°01'45”E 163.79 feet to the westerly line of said Fruitland Drive; thence S4°15'49”W along said westerly line 519.98feet to the point of beginning.

Contains: 6.90+/- acres

WARD FARMS SUBDIVISIONPHASE 3

LOCATED IN THE SE1/4 OF SECTION 33, T7N, R1W &NE1/4 OF SECTION 4, T6N, R1W, SLB&M

NORTH OGDEN CITY, WEBER COUNTY, UTAH

NORTH OGDEN CITY ATTORNEYLAND USE AUTHORITYNORTH OGDEN CITY APPROVALS

LIMITED LIABILITY ACKNOWLEDGMENT

I CERTIFY THAT THE REQUIREMENTS OF ALL APPLICABLESTATUTES AND ORDINANCES PREREQUISITE BY THE STATE OFUTAH AND THE ORDINANCES OF NORTH OGDEN CITY OF THEFOREGOING PLAT AND THE DEDICATIONS HAVE BEEN COMPLIEDWITH. SIGNED THIS _____ DAY OF _________________________, 2019.

BY:____________________________________________________________ CITY ATTORNEY DATE

THIS IS TO CERTIFY THAT THIS PLAT AND THE DEDICATION OF THISPLAT ALONG WITH THE DEDICATION OF ALL EASEMENTS WERE DULYAPPROVED AND ACCEPTED BY THE LAND USE AUTHORITY OF NORTHOGDEN CITY THIS ____ DAY OF _________________________, 2019.

BY:__________________________________________________________ CHAIRMAN DATE

ATTEST:_____________________________________________________SECRETARY DATE

THIS PLAT WAS APPROVED BY THE CITY ENGINEER AND THEPLANNING DIRECTOR.

BY: ______________________________________________________________CITY ENGINEER DATE

BY:_______________________________________________________________PLANNING DIRECTOR DATE

33 34

4 3

SOUTHEAST CORNER OF

SECTION 33, T6N, R1W, SLB&M

6" DIAMETER MONUMENT

T7N

T6N

(N89°42'01"W 2,651.64)CALCULATED: S89°58'49"W 2652.74

BOUNDARY NOTE:Neither the Southwest Corner nor the South ¼ Corner of Section 33, Township 7North, Range 1 West were found. The calculated position of the South ¼ Corneris shown hereon based on its relativity to the found street monuments in Phase 1of GREENFIELD Subdivision. It is the judgment of this Surveyor, that the bestevidence of the location\boundary of any of the GREENFIELD SubdivisionPlats is the established street monuments within each Plat. The Basis of Bearingfor this Survey is the GREENFIELD Subdivision, according to the Official Platsthereof on file in the Office of the Weber County Recorder, more particularly,the record bearing of N75°56'14”W between the existing street monumentsfound along 1775 North (Phases 15 & 9) at the intersections of 925 East and 850East. (Resulting Sectional bearing between the Southeast Corner and the East ¼Corner of Section 33: N0°05'47”W). GREENFIELD Subdivision Phases 9, 12,13, & 15 were held to their record bearings\distances based on theaforementioned bearing between street monuments on 1775 North.GREENFIELD Subdivision Phase 14, however, was rotated slightly to better fitthe interior monuments found in that specific plat. In order to not create a gap oroverlap between Phase 14 and the adjacent Phases, the plat was rotated at acommon corner with Phase 12, the southeast corner of Lot 135.

IVORY DEVELOPMENT, L.L.C.BY: CHRISTOPHER P. GAMVROULAS, PRESIDENT

NOTES:1. #5 REBAR & CAP (FOCUS ENG) TO BE SET AT ALL REAR LOT

CORNERS UNLESS NOTED OTHERWISE. NAIL/PLUG TO BE SET INTOP BACK OF CURB AT EXTENSION OF SIDE LOT LINES.

2. HIGH GROUNDWATER AND PEAT IN THE SOILS HAVE BEENENCOUNTERED AT THE SITE. FOOTING EXCAVATIONS SHOULDBE REVIEWED BY A GEOTECHNICAL ENGINEER. SEE EARTHTECREPORT PROJECT No. 155103G.

3. NO DRIVEWAY ACCESSES ARE ALLOWED OFF FRUITLAND DRIVE.ALL DRIVEWAYS FOR PROPOSED LOTS MUST COME OFF OFADJOINING STREETS.

4. FOR LOTS 308-310, NO ACCESS TO FRUITLAND DRIVE (1150 EAST)IS TO BE ALLOWED.

STATE OF UTAHS.S. COUNTY OF ___________

ON THE _________DAY OF __________________A.D. 20 ___ PERSONALLY APPEARED BEFORE ME, THEUNDERSIGNED NOTARY PUBLIC, IN AN FOR THE COUNTY OF SALT LAKE, IN SAID STATE OF UTAH,CHRISTOPHER P. GAMVROULAS, WHO AFTER BEING DULY SWORN, ACKNOWLEDGED TO ME THAT HE ISTHE PRESIDENT OF IVORY DEVELOPMENT LLC, A UTAH LLC AND THAT HE SIGNED THE OWNERSDEDICATION FREELY AND VOLUNTARILY FOR AND IN BEHALF OF SAID LIMITED LIABILITY COMPANYFOR THE PURPOSES THEREIN MENTIONED.

MY COMMISSION EXPIRES:________________ ________________________________ A NOTARY PUBLIC COMMISSIONED IN UTAH RESIDING IN ____________ COUNTY

MY COMMISSION No.______________________ _________________________________ PRINTED FULL NAME OF NOTARY

33 34

EAST

1

4

CORNER OF

SECTION 33, T7N, R1W, SLB&M

2008 WEBER COUNTY

MONUMENT

BA

SIS

O

F B

EA

RIN

G: N

0°0

5'4

7"W

M

EA

SU

RE

D: 2

,6

14

.9

1

(N0°

12'5

7"E

2,61

5.10

)

POINT OF

BEGINNING

WARD FARMS SUBDIVISIONPHASE 3

LOCATED IN THE SE1/4 OF SECTION 33, T7N, R1W &NE1/4 OF SECTION 4, T6N, R1W, SLB&M

NORTH OGDEN CITY, WEBER COUNTY, UTAH

33

4

CALCULATED POSITION

OF THE SOUTH

1

4

CORNER

OF SECTION 33, T6N, R1W, SLB&M

(BASED ON SUBDIVISION

STREET MONUMENTS)

S89°58'49"W

468.32

WEBER COUNTY RECORDER

ENTRY NO. ____________________FEE PAID __________ FILED FORRECORD AND RECORDED_________________________, AT__________ IN BOOK __________ OFOFFICIAL RECORDS, PAGE____________________________________________

COUNTY RECORDER

BY:_______________________________

DEPUTY

EXISTING WEBER COUNTYBENCHMARK WC-24 TO BEPRESERVED IN PLACE.