Eagle Mountain City Planning Commission Staff Report

AUGUST 28TH, 2018

Project: Juniper Springs

Applicant: Travis Taylor/ Weststates

Request: Conditional Use, Site Plan, Preliminary Plat

Type of Action: Public Hearing; Action Item

Background Information: Juniper Springs is located to the east of Hidden Hollow Elementary school and west of Hidden

Canyon is part of the Hidden Valley North preliminary plat it is vested with up to 100 units.

Proposal: The applicant has made a proposal for a

Conditional Use Permit, Site Plan, and

Preliminary Plat for a 84-unit townhome

development located on 11.58 acres with a density

of 7.25 units per acre. There are three (3) separate

applications are being considered, this staff report

addresses them together as they are all addressing

the same project. The Planning Commission is the

decision-making body for the Conditional Use

Permit. The Planning Commission shall make a

recommendation to the City Council on the Site Plan

and Preliminary Plat.

Items for Consideration: The following items

require Planning Commission review, and should be

considered when making a motion.

Traffic: A Traffic Impact Memorandum has been

submitted for the City Engineer to review. It is

important to note there is a signal planned at the

intersection of Hidden Valley Pkwy and Pony Express Pkwy. The signal is planned for installation this year pending City

Council approval of a budget amendment.

Commercial & Multifamily Design Standards: Juniper Springs is a Tier III development, Juniper Springs is required to

comply with the Commercial & Multifamily Design Standards found in chapter 17.72 of the Eagle Mountain Municipal

Code (EMMC). Each of the Multifamily Design Standards is discussed below in brief:

17.72.030 A 2. Building Location: Requires buildings to face internal courtyards and open spaces, while buildings adjacent

to streets shall orient toward the street.

As seen on the plat all internal lots face the improved open space court yard. Since the end of the units face Hidden

Valley Pkwy staff does recommend that additional features be added to the side elevations of buildings that are adjacent

to a public right-of-way and/or improved open space areas facing Hidden Valley Pkwy.

17.72.030 C Multifamily Parking/Garages: Requires that garages and parking areas should be placed to the rear of

buildings, and that garages don’t dominate the street-facing façade of a building. All units in the Juniper Springs comply;

the project is designed with alley loaded garages

17.72.030 D Open/Plaza

Space: Requires projects

to be designed in a way

that clusters open space

together, in a useable

open/plaza space. The

applicant has designed

the open space areas

between the buildings to

comply with the code and

create useable play areas

between the buidings.

17.72.040 Architectural

Standards: Multifamily

architectural standards

require buildings to be

articulated, incorporate

many architectural

features and details, and

utilize at least two exterior

materials. Garage doors

are encouraged to be

accessed from a rear or side entry. This proposal has alley loaded garages.

Entry-Monument Sign: The applicant has not indicated if there will be an entry monument sign. Any entry monument

would need to comply with City standards.

Park Design & Amenities: The applicant has submitted the Parks & Open Space Worksheet. The proposed worksheet

shows the applicant providing 193

amenity points. The plan includes a

variety of amenities for the project. In

a meeting with the applicant onsite, it

was agreed to deed the southern

corner of the open space to the City

and install more parking stalls that

can be used in conjunction with the

trailhead park being installed with the

Hidden Hollow development.

The applicant will be connecting with

the current bike trails on the east and

will also provide an 8’ asphalt trail on

the east side of the project that can

be used by pedestrians and bikes

riders that will connect into the trails

along Pony Express Pkwy.

Recommendation: The following recommendation is provided for the Planning Commission’s benefit, and it may be read,

or referenced when making a motion:

I move that the Planning Commission Approve the Conditional Use Permit for Juniper Springs with the following

conditions:

1. Any conditions the Planning Commission finds appropriate

I move that the Planning Commission recommend approval of the Juniper Springs Site Plan, and Preliminary Plat

to the Eagle Mountain City Council with the following Conditions:

1. Additional features be added to the side elevations for the facades that are adjacent to public-rights-

of-way.

2. That the asphalt trails connect to Pony Express Pkwy.

3. That an entry monument be submitted for approval by Staff shown at on of the two accesses to the

project.

4. Any conditions that the Planning Commission finds appropriate

Attachments:

Landscape Plan, Preliminary Plat, Elevations, Hidden Valley North Preliminary Plat

#6147776-5301MCKENNATHOMAS G.

08-06-18

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PERMIT SET

JUNIPER SPRINGS - 6-PLEX

SQUARE FT. SCHEDULE - UNIT A

Name Area

Unit A - Main Level 616 SF

Unit A - Garage 400 SF

Unit A - Upper Level 880 SF

Sheet List

SheetNumber Sheet Name

A2.0 Overall Building Plans

A2.1 First Floor - Dimension Plan

A2.2 Second Floor - Dimension Plan

A3.1 Elevations

A3.2 Elevations

A4.1 Building Sections

A4.2 Building Sections

A4.3 Architectural Details

A5.0 Separation Wall Details

A6.0 Roof Plan

E1.1 First Floor Electrical

E1.2 Second Floor Electrical

S1.1 Foundation Plan

S1.2 Footing and Foundation Notesand Schedules

S2.2 Second Floor Framing

S2.3 Roof Framing

SD1 Structural Details

SD2 Structural Details

SQUARE FT. SCHEDULE - UNIT C

Name Area

Unit C - Main Level 600 SF

Unit C - Garage 400 SF

Unit C - Upper Level 880 SF

SQUARE FT. SCHEDULE - UNIT B

Name Area

Unit B - Main Level 656 SF

Unit B - Garage 400 SF

Unit B - Upper Level 920 SF

UNIT AUNIT B UNIT C

UNIT B

DESIGN PROFESSIONAL

APPLICABLE CODE:2015 IRC w/ STATE

AMENDMENTS

N. SALT LAKE, UT 84054(801) 383-3252

95 S. RIVER BEND WAY, SUITE A

ABBREVIATION LEGEND

#@<~LAB.ABV.ADJ.AFF.A.I.A.

ALUM.APPROX.ARCH.A.S.T.M

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NUMBERATCENTER LINEDIAMETERANGLEANCHOR BOLTABOVEADJUSTABLEABOVE FINISH FLOORAMERICAN INSTITUTE

ALUMINUMAPPROXIMATEARCHITECT/ARCHITECTURALAMERICAN SOCIETY FOR

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EACH SIDEEACH WAYEXISTINGEXPANSIONEXTERIOR

OF ARCHITECTS

TESTING MATERIALS

F.D.FND.F.E.F.E.C.F.F.FIN.FLR.FT.FTG.GA.GALV.GND.GYP. BD.HDW.HORIZ.HR.HT.HVAC

HYDI.D.I.F.IN.INFO.INSUL.LAV.MAINT.MANUF.MAX.MAT.MECH.MFR.MIN.MISC.M.O.MTL.N.I.C.N.T.S.O.C.

FLOOR DRAINFOUNDATIONFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFINISH FLOORFINISHFLOORFEETFOOTING

GALVANIZEDGROUND

HARDWAREHORIZONTALHOURHEIGHTHEATING/VENTILATION/AIR CONDITIONINGHYDRANTINSIDE DIAMETERINSIDE FACEINCHESINFORMATIONINSULATIONLAVATORYMAINTENANCEMANUFACTURERMAXIMUMMATERIALMECHANICALMANUFACTURERMINIMUMMISCELLANEOUSMASONRY OPENINGMETALNOT IN CONTACTNOT TO SCALE

GAGE/GAUGE

GYPSUM WALL BOARD

ON CENTERO.D.

OF.O.H.

OPP.PART.P.C.F.PERP.PL.P.L.F.PNTD.

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T.O.W.TYP.U.N.O.

VERT.W/WD.WWF.

OUTSIDE DIAMETER

OUTSIDE FACEOVERHEAD

OPPOSITEPARTITIONPOUNDS PER CUBIC FOOTPERPENDICULARPLATEPOUNDS PER LINEAR FOOT

PROTECTIONPOUNDS PERSQUARE FOOTPOUNDS PER SQUARE INCH

RADIUSREINFORCEDREQUIREDROOM

SCHEDULESTEEL DECK INSTITUTE

SPECIFICATIONSTANDARDSTIFFENERSTRUCTURALSUPERVISORSUSPENDEDTHROUGHTOP OFTOP OF ASPHALTTOP OF CURBTOP OF FOOTINGTOP OF SLABOR SIDEWALKTOP OF WALLTYPICALUNLESS NOTEDOTHERWISEVERTICALWITHWOODWELDED WIRE FABRIC

PAINTED

QUANITY

PROT.

OVERHEAD DOOROHD.

ROUGH OPENING

SUPER.

SHR. SHOWERSHT. SHEETSIM SIMILAR

STRUCTURAL ENGINEER

MORGAN, UT 84050(801) 876-3501

4883 OLD HIGHWAY SUITE A. UNIT AUNIT C

END UNIT FACING HIDDEN VALLEY PARKWAY

DW

DW

WH

REF.

DW

DW

WH

REF.

WH

REF.

DW

WH

REF.

WH

REF.

WH

REF.

DW

WD

WD

WD

WD

WD

WD

A3.1

A3.22A3.2

2

1

1 3 4

A

D

20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0"

4' -

0"

20

' - 6

"2

9' -

6"

54

' - 0

"

A2.11

2 5

B

C

UNIT A UNIT B UNIT C

6

UNIT AUNIT B

120' - 0"

7

UNIT C

**KITCHEN BUMP-OUT TO BEPLACED ON END UNIT FACING HIDDEN VALLEY PARKWAY

A2.13

A3.1

A3.22A3.2

1

1

A

D

2' -

0"

44

' - 0

"6

' - 0

"

46

' - 0

"

20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0"

A2.21

B

C

UNIT A UNIT B UNIT C

120' - 0"

UNIT AUNIT BUNIT C

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1/8" = 1'-0"1

Main Level - Overall

1/8" = 1'-0"2

Upper Level - Overall

DW

DW

WH

REF.

DW

DW

WH

REF.

WH

REF. REF.

DW

1 3 4

A

D

1

A4.1

2

A4.1

10' - 0" 10' - 0" 1' - 10 1/2" 8' - 1 1/2" 10' - 0" 10' - 0" 10' - 0"

20' - 0" 20' - 0" 20' - 0"

20

' - 0

"6

' - 2

1/2

"3

' - 1

"5

' - 2

"

10"

1' -

11

1/2

"8

' - 3

1/2

"4

' - 5

1/2

"2

' - 0

"1

1"

10"

52

' - 0

"

50

' - 0

"

3' - 3" 1' - 6" 11' - 10" 2' - 6"

5 1/2"

10"

11"

2' -

0"

1' - 9" 2' - 0" 6' - 0" 2' - 0" 5' - 6" 2' - 9" 2' - 9" 5' - 6" 10' - 0" 1' - 9" 2' - 9" 10' - 3" 7' - 0"

20' - 0" 20' - 0" 20' - 0"

5 1/2"

3' - 3" 1' - 6" 11' - 10" 2' - 6"

5 1/2"

10"

2' -

11

"4

' - 5

1/2

"8

' - 3

1/2

"1

' - 1

1 1

/2"

10"

5' -

2"

3' -

1"

6' -

2 1

/2"

20

' - 0

"

4' -

5 1

/2"

10

' - 3

1/2

"1

' - 1

1 1

/2"

10"

5' -

2"

3' -

1"

6' -

2 1

/2"

20

' - 0

"

19' - 10" 20' - 0"

5050 FIXED

2050 SH

2050 SH

6050 SL

3068

3068

Opt. Pwdr.9'-1 1/8" Clg.

Vinyl

Kitchen / Eating9'-1 1/8" Clg.

Vinyl

Great Room9'-1 1/8" Clg.

Carpet

Opt. Pwdr.9'-1 1/8" Clg.

Vinyl

Kitchen / Eating9'-1 1/8" Clg.

Vinyl

Great Room9'-1 1/8" Clg.

Carpet

2-Car GarageCeiling Ht. Varies

Concrete

2-Car GarageCeiling Ht. Varies

Concrete

1

2

4

5

6

9

8

1

2

5

6

9

8

10" 5' - 0" 10" 5' - 0" 10"

2

16' x 7' 16' x 7'

10 10

10

10 10

10

1111

4

8 1/2"

4' - 10 1/2"

10"

STRUC. POST;OFFSET BOX-OUT

TO SIDE OFSTRUC. POST

AS SHOWN

STRUC.POST STRUC.

POST

2

A2.1

Sim

STRUC. POST;OFFSET BOX-OUTTO SIDE OFSTRUC. POSTAS SHOWN

B

C

STRUC. POST;OFFSET BOX-OUT

TO SIDE OFSTRUC. POST

AS SHOWN

9

20

' - 0

"4

' - 1

1 1

/2"

4' -

6 1

/2"

4' -

11

1/2

"1

0"

14

' - 8

1/2

"2

' - 0

"

2' - 11 1/2" 11' - 10" 1' - 6" 3' - 3"

5 1/2" 5 1/2"

4' - 3" 12' - 0 1/2" 3' - 6 1/2"

3068

(2)2668

2068

2068

2468

3068

2050 SH

5050 FIXED

2050 SH

3030

SL

16' x 7'

Opt. Pwdr.9'-1 1/8" Clg.

Vinyl

Kitchen / Eating9'-1 1/8" Clg.

Vinyl

Great Room9'-1 1/8" Clg.

Carpet

2-Car GarageCeiling Ht. Varies

Concrete

1010

10

1

2

5

68

11

4

4' -

10

19

/32

"

4' - 0"

6' -

6"

1' - 0"

5' -

6"

3' -

9"

3' - 9"

4' -

2 2

9/3

2"

30683068

(2)2668 (2)2668

2068 2068

20682068

2468 2468

6' -

6"

4' - 0"

1' - 0" 5' -

6"

5' -

6"

1' - 0"6' -

6"

4' - 0"

Structural column (Typ. 6x6);Box-out may be offset fromcenterline of structural column; See floorplan for location of box-outin relation to structural column.

Box-out structural column to 10" x 10"

Masonry veneer over 10" x 10" box-out;Total width of columnat masonry base to bemax 16"

Exterior finish of column perelevations / specsheet (Stucco orCement Fiber)

M.L. Top Plate

9 1/2"

3' -

0"

1' - 4"

10"

10"

5 1/2"

2"

4"

1"

1"

4" 6"

1"

1"

9' -

9 1

/8"

A

B

C

7

2068

3030 SL

20

' - 0

"4

' - 9

1/2

"4

' - 8

3/4

"5

' - 4

3/4

"1

5' -

1"

1' - 0"

10"

3' - 11 1/2"

4' - 2 1/2" 2' - 0 1/2"

2' - 8 3/4"

2' -

4 1

/4"

Great Room9'-1 1/8" Clg.

Carpet

2-Car GarageCeiling Ht. Varies

Concrete

6

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1Main Level - Dimension Plan

Keyed Notes - Main Level

Mark Note Text

1 80% Efficient Gas Furnace

2 40 Gallon Water Heater w/ Seismic Strapping

4 (5) 14" Pantry Shelves

5 30" Range

6 36" Double Basin Kitchen Sink

8 Flat Island

9 Half Wall

10 5/8" Type 'X' Gyp. Board on walls and ceiling betweengarage and dwelling unit.

11 20 Minute Door w/ Self-CLosing Hardware

3/4" = 1'-0"2

Column Detail

1/4" = 1'-0"3

Main Level - Unit A Bump Out DimensionPlan

WD

WD

WD

1 3 4

A

D

1

A4.1

2

A4.13' - 3" 6' - 9" 6' - 3 1/2" 3' - 8 1/2" 10' - 3" 6' - 0" 3' - 9" 13' - 0" 7' - 0"

20' - 0" 20' - 0" 20' - 0"

3050 SH 3050 SH

6050 SL

4040 SL 4040 SL

5 1/2"

4' - 6 1/2" 5' - 0" 5' - 0" 4' - 6 1/2"

5 1/2" 5 1/2"

4' - 6 1/2" 5' - 3 1/2" 4' - 8 1/2"

20' - 0" 20' - 0"

2' -

0"

5' -

5 1

/2"

8' -

3 1

/2"

3' -

2 1

/2"

27

' - 0

1/2

"

44

' - 0

"

44

' - 0

"

44

' - 0

"

5' - 7" 3' - 6" 3' - 7" 7' - 0"

13

' - 9

"3

' - 2

"2

' - 1

1/2

"3

' - 7

"1

' - 1

0 1

/2"

5' -

10

"1

' - 2

"2

' - 1

"1

2' -

5"

3' - 6 1/2" 5' - 6 1/2" 10' - 7"

1' - 0" 4' - 3 1/2" 4' - 6 1/2" 3' - 4 1/2" 6' - 5 1/2" 1' - 4" 4' - 3 1/2" 4' - 6 1/2" 3' - 4 1/2" 6' - 5 1/2"

12

' - 2

"2

' - 4

"1

' - 2

"6

' - 4

"1

' - 4

1/2

"1

' - 7

"5

' - 3

1/2

"1

3' -

9"

3' - 6 1/2" 5' - 6 1/2" 10' - 7"

5' - 7" 3' - 6" 3' - 7" 7' - 0"

Master Bedroom8'-1 1/8" Clg.

Carpet

Master Bath8'-1 1/8" Clg.

Vinyl

Closet8'-1 1/8" Clg.

Carpet

Bath8'-1 1/8" Clg.

Vinyl

Bedroom #38'-1 1/8" Clg.

Carpet Bedroom #28'-1 1/8" Clg.

Carpet

Master Bedroom8'-1 1/8" Clg.

Carpet

Master Bath8'-1 1/8" Clg.

Vinyl

Closet8'-1 1/8" Clg.

Carpet

Bath8'-1 1/8" Clg.

Vinyl

Bedroom #38'-1 1/8" Clg.

Carpet

Bedroom #28'-1 1/8" Clg.

Carpet

1

1

1

1

3

4

5

6

8

9

1

1

1

1

3

4

5

6

8

2

1

1

Opt. Closet

Opt. Closet

Opt. Door

B

C

10 10

5' - 0" 5' - 0" 5' - 0" 4' - 6 1/2"

5 1/2"

20' - 0"

13

' - 3

1/2

"2

' - 4

1/2

"6

' - 4

"8

' - 3

"1

3' -

9"

6' - 7 1/2" 3' - 4 1/2" 4' - 6 1/2" 4' - 3 1/2" 1' - 0"

10' - 9" 5' - 6 1/2" 3' - 6 1/2"

Master Bedroom8'-1 1/8" Clg.

Carpet

Master Bath8'-1 1/8" Clg.

Vinyl

Closet8'-1 1/8" Clg.

Carpet

Bath8'-1 1/8" Clg.

Vinyl

Bedroom #38'-1 1/8" Clg.

Carpet

Bedroom #28'-1 1/8" Clg.

Carpet

Opt. Closet

2668

2668

3068

(2)2

068

(2)2668

2668

2668

2868

2668

4040 SL4040 SL4040 SL

3050 SH3050 SH

2' -

11

1/2

"5

' - 3

1/2

"

9

1

1

1

1

3

4

5

6

8

1

10

7' -

10

1/2

"

3' -

3"

7' - 2" 3' - 7"

2' - 6"

4' - 0 1/2"

4040 SL

4' - 6 1/2" 5 1/2"

2668

2668

2668

(2)2668

2668

2668

2668

(2)2668

3068

(2)2

068

3068

(2)2

068

2868

2668

2668

2868

2668

26688

' - 0

" 7' -

10

1/2

"

4 5

C

3' - 9" 6' - 0" 3' - 9" 2' - 6" 4' - 0"

20' - 0"

3050 SH 3050 SH

2668

1' -

0"

CA

NT

.

13' - 6" 6' - 6"

Master Bedroom8'-1 1/8" Clg.

Carpet

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1/4" = 1'-0"1

Upper Level - Dimension Plan

Keyed Notes - Upper Level

Mark Note Text

1 Closet shelves per spec sheet

3 30" x 60" Tub/Shower Combo (Surround per specsheet)

4 Raised floor with sloped floor pan and plumbinghookups for washing machine

5 Vent dryer to exterior through ceiling

6 22" x 34" Attic access

8 36" x 60" Tub / Shower

9 42" Half Wall

10 HVAC chase

1/4" = 1'-0"2

Upper Level - Unit C Cantilever

Upper Level10' - 1 3/4"

Upper Level TopPlate

18' - 2 7/8"

T.O. Footing-2' - 0"

B.O. Footing-3' - 0"

1 3 4

Main Level TopPlate

9' - 1 1/8"

Foundation0"

2

A4.1

1

1

2

22

3

3

3

3

4

4

A4.33

Sim

A4.31

Sim

2

1

44

4

5 6

1

2 2

3

33

4

4

44

4

7

1

2

3

1

44

2' -

4"

2' -

4"

9' -

0"

6' -

8"

7

7

8' -

1 1

/8"

9' -

1 1

/8"

6

Main Level0"

Upper Level10' - 1 3/4"

Upper Level TopPlate

18' - 2 7/8"

T.O. Footing-2' - 0"

B.O. Footing-3' - 0"

1

34

Main Level TopPlate

9' - 1 1/8"

Foundation0"

2

A4.1

8' -

1 1

/8"

9' -

1 1

/8"

1' -

0"

2' -

0"

11

1 1

1

1

333

33

A4.33

Sim

A4.31

Sim

256

1

7

3

1

11

' - 0

"

44 4

4

4 41

SHEET #

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PRINT DATE:

8/16/20189:17:48 AM

A3.1

6-P

LE

X

Ele

vations

JU

NIP

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SP

RIN

GS

TO

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HO

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S

PERMIT SET

3/16" = 1'-0"1

Front Keyed Notes - Elevations

Mark Note Text

1 Asphalt Shingles; See Roof Plan

2 Cultured Stone Veneer

3 Stucco over (2) Layers Grade D Felt

4 Fiber Cement Siding over (1) Layer Grade D Felt

5 6" Stucco Trim Band

6 Board & Batten Siding

3/16" = 1'-0"2

Rear

Main Level0"

Upper Level10' - 1 3/4"

Upper Level TopPlate

18' - 2 7/8"

T.O. Footing-2' - 0"

B.O. Footing-3' - 0"

A

Main Level TopPlate

9' - 1 1/8"

D

Foundation0"

1

A4.1

4

1

1

1

2

3 3

8' -

1 1

/8"

Pla

te H

t. @

Ga

rag

e

8' -

1 1

/8"

9' -

1 1

/8"

A4.31

Sim

A4.33

Sim

4

3

B C

5

4

6' -

8"

2' -

0"

1' -

0"

4

A

D

1

A4.1

1

1

3

3

A4.31

Sim

A4.33

Sim

1

B

C

5

4 4

4

4

5

55

2 2

2' -

4"

2' -

4"

6

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PRINT DATE:

8/16/20189:17:49 AM

A3.2

6-P

LE

X

Ele

vations

JU

NIP

ER

SP

RIN

GS

TO

WN

HO

ME

S

PERMIT SET

1/4" = 1'-0"1

Left

Keyed Notes - Elevations

Mark Note Text

1 Asphalt Shingles; See Roof Plan

2 Cultured Stone Veneer

3 Stucco over (2) Layers Grade D Felt

4 Fiber Cement Siding over (1) Layer Grade D Felt

5 6" Stucco Trim Band

6 Board & Batten Siding

1/4" = 1'-0"2

Right