Agenda Item Title:
Title
The Orchard at Farnsworth Farms Subdivision (Preliminary Review)
11237 S. Farnsworth Ln.
[Community #11 - Crescent]
Body
Presenter:
Craig P. Evans
Body
Description/Background:
Mr. Joe Salisbury, of DAI, has submitted an application for a preliminary subdivision plat review of a proposed development called The Orchard at Farnsworth Farms. This land (approximately 9.99 acres) is proposed to be subdivided into 96 units (9.6 units/acre) and establish common, limited common, and private areas of the development. Those common areas will be maintained by a Home Owners Association (HOA). The applicant is also asking for a number of special exceptions:
1. Request for private roads with less than 52’ of right-of-way
2. Request for a sidewalk narrower than eight feet within the pedestrian mew, and a pedestrian mew less than 26 feet wide.
3. Request for perimeter fencing taller than six feet
4. Request for lots with frontage onto a private road
5. Request for a waiver for the requirement of sidewalk and parkstrips on both sides of the right-of-way.
The proposed project is located along 700 East and and approximately 11200 South. It was conditionally zoned by the City Council as PUD(10). It is bordered by The Crescent Heights PUD condominium project to the north. To the west are single family homes in the R-1-10 zone. To the south, and to the east across 700 East, the property is bordered by single family homes in the R-1-8 zone.
Recommended Action and/or Suggested Motion:
Recommendation
Staff recommends that the Planning Commission find that the preliminary subdivision review is complete for The Orchard at Farnsworth Farms Subdivision, located at approximately 11237 S. 700 E., based upon the following findings and subject to the following conditions:
Findings:
1. That the proposed subdivision is an infill development.
2. That the proposed lot configuration is an efficient use of the land.
3. The City Engineer and other staff have recommended approving the special exceptions that have been requested from the City Land Development Code requirements for private roads with less than 52’ of right-of-way, for a sidewalk narrower than 8’ within the pedestrian mew and a pedestrian mew less than 26 feet wide, for perimeter fencing taller than six feet, for lots with frontage onto a private road, and for a waiver for the requirement of sidewalk and parkstrips on both sides of the right-of-way.
Conditions:
1. That the applicant complies with each department’s comments and redlines throughout the final review process and that all issues be resolved before the subdivision can be recorded.
2. That all City provisions, codes, and ordinances are adhered to during the review, construction and operations process of this project.
3. A private homeowners association shall be established to ensure maintenance of the private road and all other common assets or other areas of maintenance for the development. A note shall be included on the plat to provide public notice of said HOA and maintenance requirements. The developer shall provide a capital reserve study and establish a reserve fund for the HOA.
4. That the four pedestrian mews be named as streets (as approved by Salt Lake County) and given intersection coordinates. All units are to be addressed from those mews or the private street that they front, except for the units fronting onto 700 East, which will be addressed from that street.
5. That any additional road dedication as determined necessary by staff be shown with this plat.
6. That the Planning Commission approves special exceptions 1-5 above, as listed in this staff report.
7. This approval is conditioned upon the City Council publishing Ordinance 20-04.