Subdivision Summary and Recommendation

Public Body: Tooele County Planning Commission Meeting Date: October 3, 2018 Parcel ID: 05-044-0-0076 (Unaddressed Parcel) Current Zone: RR-1 (Rural Residential, 1 Acre Min). Property Location: Located a few blocks southwest from the intersection of Bates Canyon and SR-36. Request: Preliminary and Final Plat Approval for Proposed The Reserves (Phase 4) Subdivision Township: Stansbury Park Planner: Jeff Miller Planning Staff Recommendation: Approval with Conditions Applicant Name: Dan Reeve

PROJECT DESCRIPTION

Dan Reeve is requesting preliminary and final plat approval for the proposed 32-lot The Reserves (Phase 4) Subdivision. The Reserves Subdivision was previously approved at the concept level as a Conservation Subdivision, with the requirement for 40% open space, and approval for special zoning setbacks (as defined in the Zone Considerations table below). The attached Phasing Plan shows the previously developed phases (Phases 1-3) and identifies the conceptual layouts for future subdivision phases beyond Phase 4. Planning Staff has verified that the development has a minimum of 40% open space.

SITE & VICINITY DESCRIPTION (see attached map)

Phase 4 of the The Reserves Subdivision is located a few blocks southwest from the intersection of Bates Canyon and SR-36. Phases 1-3 are immediately north of the currently proposed Phase 4. There are a few commercial parcels immediately at the southwest corner of Bates Canyon and SR-36, with one of these lots recently developed with a Holiday Oil service station. Immediately east and further south of the proposed phase is a large area of undeveloped property that is part of the required 40% open space for the approved Conservation Subdivision. Immediately west

of the subject property are large areas of undeveloped parcels in the RR-5 (Rural Residential, 5 acre minimum), and RR-1 (Rural Residential, 1 acre minimum) zones.

SUB 2018-10

Planning and Zoning 47 S. Main Street ∙ Room 208 ∙ Tooele, UT 84074 Phone: (435) 843-3160 ∙ Fax: (435) 843-3252 http://www.co.tooele.ut.us/Building/planning.htm

Request: Preliminary and Final Plat Approval for 32-Lot The Reserves (Phase 4) File #: SUB 2018-10

Conditional Use Summary Page 2 of 3

ZONE CONSIDERATIONS (per approved Conservation Subdivision)

Requirement Standard Compliance Verified Height 35 Feet N/A Front Yard Setback 20 Feet (per Conservation Subdivision) Can Comply Side Yard Setback 8 Feet (per Conservation Subdivision) Can Comply Rear Yard Setback 20 Feet (per Conservation Subdivision) Can Comply

Compatibility with existing buildings in terms of size, scale and height. Yes Compliance with the General Plan. Yes

GENERAL PLAN CONSIDERATIONS

The proposed development is consistent with the Tooele County General Plan.

ISSUES OF CONCERN/PROPOSED MITIGATION

Planning Staff has not identified any issues of concern with the proposed development.

NEIGHBORHOOD RESPONSE

Planning Staff has not received any response from the surrounding neighbors. Any response that is received will be presented to the Tooele County Planning Commission on October 3, 2018.

PLANNING COMMISSION RESPONSE

This item will be heard by the Tooele County Planning Commission on October 3, 2018.

REVIEWING AGENCIES RESPONSE

AGENCY: Ensign Engineering DATE: 1/19/2018 RECOMMENDATION: Approval – See attached approval letter. AGENCY: North Tooele Fire District DATE: 9/24/2018 RECOMMENDATION: Approval – See attached approval letter. AGENCY: Surveying DATE: 2/2/18 RECOMMENDATION: Approval – No Further Comments/Redlines. Compliance with current building, construction, engineering, fire, health, landscape and safety standards will be verified prior to final approval.

Request: Preliminary and Final Plat Approval for 32-Lot The Reserves (Phase 4) File #: SUB 2018-10

Conditional Use Summary Page 3 of 3

PLANNING STAFF ANALYSIS

Planning Staff has analyzed the proposed subdivision and has found that it is cohesive with surrounding zones and uses, the Tooele County General Plan, and the Tooele County Land Use Ordinance, as well as the previously approved concept as a Conservation Subdivision for The Reserves Subdivision.

PLANNING STAFF RECOMMENDATION

Planning Staff recommends that the Tooele County Planning Commission makes a motion to grant approval to the Preliminary and Final Plat for the proposed 32-Lot The Reserves (Phase 4) Subdivision, subject to the following conditions:

1. The civil bonding must be in place prior to the recordation of the Final Plat. 2. Building permits cannot be applied for until the Final Plat has been recorded. 3. A typical showing the approved setbacks (per Conservation Subdivision approval) shall be included on the

Final Plat prior to recordation.

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SALT LAKE CITY 45 West 10000 South, Ste 500

Sandy, UT 84070 P 801.255.0529

LAYTON 1485 W Hillfield Rd, Ste 204

Layton, UT 84041 P 801.547.1100

CEDAR CITY

1870 North Main Street, Ste 104 Cedar City, UT 84721

P 435.865.1453

TOOELE

169 N. Main Street, Unit 1 Tooele, UT 84074 P 435.843.3590

RICHFIELD

5 West Constitution Way, Ste 1140 Richfield, UT 84701

P 435.896.2983

A Value-Added Company www.ensigneng.com

Civil Engineering Structural Design

Land Surveying Water Design

Planning

Engineering Review Comments To: Jerry Houghton From: Brady Morris, P.E., Corey Child, E.I.T. Contract County Engineers Date: Friday, January 19, 2018 CC: Mark Nelsen Subject: The Reserve Phase 4 - Design Plan Review I’ve reviewed the following plans for engineering design and design practices; the review did not include County zoning or platting standards. Plans received by my Office on January 17, 2018. For further clarification of the Final Design Drawing comments listed below, please see attached drawing redlines.

• All Requirements have been met and the Project is Ready for consideration by county officials.

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North Tooele Fire District 179 County Club Drive Stansbury Park, Utah 84074 435-882-6730 (office) 435-882-8778 (fax)

Tooele County Planning September 24, 2018 Tooele, UT, 84074

To whom it may concern: We have reviewed the plat plan for the proposed The Reserve Phase 4 Subdivision, located in Tooele County, Utah. This subdivision falls within the jurisdiction of the North Tooele Fire District (NTFD). Our comments are as follows:

1. NTFD has no issues with The Reserve Phase 4 concerning fire hydrant placement or road dimensions.

2. NTFD is expecting Phase 5 to include the extension of Cambridge Way to eventually join with Stratford Drive to prevent the problem of “One way in, one way out” into the expansion to the south.

Thank You,

John Stout Assistant Chief/Fire Marshal North Tooele Fire District

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