Agenda Item Title:
Title
Zundel Grading Plan - Cuts and Fills over 10 Feet & Alteration of 30% Slope
10471 South Wasatch Blvd
[Community #29 - The Dell]
Body
Presenter:
Mike Wilcox
Body
Description/Background:
Mr. Bryce Zundel, who owns property located at 10471 South Wasatch Boulevard, filed a request with the Sandy City Planning Commission for a special exception on Lot 27 of the Seven Springs Subdivision (see applicant’s request letter). Specifically, the applicant is requesting a cuts in excess of ten feet (10’) into the hillside for the purpose of building a new single family dwelling.
See the attached staff report for additional information.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission grant a Special Exception to allow Cuts over 10 Feet & Alteration of a 30% Slope for 10471 South Wasatch Boulevard, Lot 27 of the Seven Springs Subdivision, based on the following:
Findings:
1. The subject property was recorded as lot 27 of the Seven Springs Subdivision. This plat was recorded on February 1, 1979. Sandy City Council passed the Hillside Ordinance on August 28, 1978, which has been updated over the years. The regulations in 1979 were different than what is enforced today. This original ordinance did not have specific setback dimensions from a slope exceeding 30 percent, as the current ordinance does.
2. Lot 27 has been previously approved as a building lot.
3. The subject area is located in a Sensitive Area Overlay Zone. According to our Geographic Information Systems (GIS) and the complete geotech report (with associated addenda 1 and 2), almost the entire lot has a 30 percent slope or greater. In reviewing the property, it appears that there is a small area closer to Wasatch Boulevard that is less than the 30 percent slope, however, the area is less than the required 5,000 square feet of usable land needed for a residence.
4. The City Engineer has received a copy of the geotechnical report performed by Gordon Geotechnical Engineering, Inc. (with associated addenda 1 and 2). This report indicates that this lot is stable and suitable for construction.
5. The proposed home is not out of character for this subdivision. The footprint of the home is under 3,000 sq. ft.
6. On September 12, 2019, the Board of Adjustment granted a variance to build a new single family home on the 30% slope subject to conditions of approval.
Conditions:
1. That the applicant/builder/owner be required to comply all other applicable requirements related to the Sensitive Area Overlay Zone, specifically including preparing a detailed landscape and re-vegetation plan.
2. That the balance of conditions of approval, as shown on the recorded plat (refer to recorded conditions of approval - S#78-40), remain in force and are not nullified by this waiver.
3. That the property owner acknowledge the risk of rock fall on this property. The threat of rock fall can be mitigated with a fence or swale. That the geotech engineer work with Gilson Engineering to design such a system to mitigate the risk.
4. That the driveway be required to have a heating element to mitigate safety concerns due to the slope exceeding 12% slope.
5. That the applicant be issued a building permit prior to any grading of the site can begin.