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HomeMy WebLinkAbout07/23/2025 - Meeting Materials -L9 aff Repor J ' '4117 PLANNING DIVISION t T To: Salt Lake City Planning Commission From: Olivia Cvetko, Principal Planner Olivia.Cvetko(a-)slc.gov 8oi-535-7285 Date: July 23rd, 2025 Re: 9io E 400 S Townhomes PLNPCM2025-00454 Design Review PLNPCM2025-00455 Planned Development PLNSUB2025-00453 Preliminary Subdivision Design Review I Planned Development Preliminary Plat PROPERTY ADDRESS: 9io E 400 S, 912 E 400 S, 914 E 400 S,423 s goo E PARCEL ID: 16-05-332-001-0000, 16-05-332-002-0000, 16-05-332-009-0000, 16-05-332- 026-0000 MASTER PLAN: Central Community Plan ZONING DISTRICT: TSA-UN-T REQUEST: Jarod Hall, the owner's representative, is requesting Planned Development, Design Review, and Preliminary Subdivision approval for the properties approximately located at 9io E 400 S. The proposed development consists of three structures with a total of 20 attached single-family units on a currently unoccupied restaurant site in the TSA-UN-T (Transit Station Area Urban Neighborhood Transition Zone)District. The applicant is requesting approval of a preliminary plat containing lots without public street frontage. Planned Development Modifications: • Building 2 side setback reduction from 45'to 5' • Building 3 side setback reduction from 32'to 5' • Building 3 rear setback reduction from 32'to approximately 1-7' • 6'tall fence in section of the front yard along 400 S • Lots without public street frontage Via Design Review: • Planning Commission approval of a TSA development with a score of 77 for building 1 and 67 for buildings 2 and 3 • Exemption from the Ground Floor Use Requirement along 400 S • Reduction in required ground floor glazing from 45%to:approximately 22%on the front of Building 1,approximately 21%on the 400 S side of Building 1,and approximately 23%on the front of Building 2 • Exemption from the entrance requirement every 40'for the north side of Building 1 along 400 S and partial exemption from the entrance feature requirement along goo E PLNPCM2025-00454 PLNPCM2025-00455 1 July 23,2025 RECOMMENDATION: Based on the information and findings listed in the staff report, it is the Planning Staff s opinion that the request generally meets the applicable standards of approval and therefore recommends the Planning Commission approve the request with the following condition. 1. Applicant shall submit a final plat for review within 18 months. 2. Lighting and Signage plans shall be submitted for review at the building permit phase. 3. Applicant shall submit a cost estimate and associated documentation assuring shared infrastructure maintenance in compliance with 21A.55.110 with the final plat application. ATTACHMENTS A. ATTACHMENT A: Vicinity Map B. ATTACHMENT B: Plan Set C. ATTACHMENT C: Property&Vicinity Photos D. ATTACHMENT D: TSA Score Sheets E. ATTACHMENT E: TSA-UN-T Zone Standards F. ATTACHMENT F: Planned Development Standards G. ATTACHMENT G: Design Review Standards H. ATTACHMENT H: Subdivision Standards I. ATTACHMENT I: Public Process&Comments J. ATTACHMENT J: Department Review Comments PROJECT DESCRIPTION Quick Facts Height: Building 1-44'8" Building 2—45'6" Building 3—32'6" Number of Residential Units:20 Proposed Use:Attached Single Family Homes Exterior Materials:Brick,Stone, Hardie Board,Stucco Parking:40 spaces(two-car tandem garage in each unit) Review Process&Standards:TSA Review,Design Review,Planned Figurer Site Rendering Development,TSA zoning standards,and general zoning standards. PLNPCM2025-00454 PLNPCM2025-00455 2 July 23,2025 The proposed development features 20 attached single-family units across three buildings ranging in height from approximately 32 to 45 feet.The project is designed to offer family-sized, for-sale housing, an increasingly rare home type in Salt Lake City's urban core. The project aims to create a walkable, transit-oriented residential environment that aligns with the objectives of the TSA District and the Central Community Plan,which calls for well-designed, medium-density housing. The development includes two-car tandem garages for each unit(for a total of 40 on-site parking spaces),private balconies,and front doors accessed directly from either the public right-of-way or internal pedestrian walkways. The buildings feature a historic-style architecture with detailing and articulation designed to break down the building mass and contribute to the visual interest of the streetscape along 400 S and goo E.Architectural design elements include horizontal step-backs,window articulation,and varied materials to ensure compatibility with the surrounding neighborhood, which includes a mix of single-family homes and multifamily buildings,along with a number of institutional,retail, and mixed-use developments. Building i. Building 1 faces goo E and includes direct entrances to six units,each accessed via a raised stoop at least 2 feet above sidewalk level, featuring brick archways. The first three stories are clad in brick, with detailed window surrounds and delineation of the ground floor. A stone cornice at the top of the third floor wraps around three sides of the building, enclosing a fourth- floor patio. The living area of the fourth floor is finished with Hardie Board. While city regulations require 45% glazing on street-facing facades at the ground level, the applicant seeks a reduction to 22% on the goo E fagade and 21%on the 400 S fagade to maintain the building's historic architectural character.The north side of Building 1 faces 400 S, extending approximately 47 feet 4 inches and composed of brick and windows. The applicant requests an exemption from the requirement for entrances every 40 feet, as the primary entrance is located on goo E, and a second entrance on 400 S would not be practical. Additionally, the applicant is requesting a partial exemption from the entrance feature requirement. One option under this requirement includes a staircase paired with an awning. While Building 1 includes staircases at each unit entrance, it does not provide awnings. [mill9 �; ►� 000 M I Figure 2 Building i front fagade(goo e)and side faWde(40o s) Building 2. Building 2 fronts 400 S and provides direct access to seven units. These entrances are located at ground level,each recessed 5 feet into the fagade and accompanied by small concrete courtyards. The first three stories are brick-clad,with window detailing and planter boxes on the second floor.The third floor is visually separated by decorative brickwork and capped with a brick cornice that encloses a fourth-floor patio. The fourth floor's living space is finished with Hardie Board. PLNPCM2025-00454 PLNPCM2025-00455 3 July 23,2025 The applicant requests a glazing reduction to 23% on this street-facing facade to preserve the building's historic architectural style. The east side of this building borders RMF-35-zoned properties, including a iTTA substation and single-family homes. This side will feature a brick ground floor, two upper stories clad in a combination of brick and stucco, a rear second-floor patio, and a fourth floor clad in Hardie Board. .MTUfMM�ift ' "U'�IPJlltlll� UUUU UU UUUU! a � Ed � W �� oM uU ,M � � � I r� � � Dio inn one Eli ED Ell MR hj � — La MW MA J 1 J � ED IjEll Ell ILL-10 a I U Figure 3 Building 2 front facade(40o s)and side facade(east) Building 3. Building 3 contains seven units and does not front a public street. It is set back approximately 8o feet from the goo E sidewalk and enclosed by project fencing.Access is provided via pedestrian walkways and the vehicular entrance. All but one unit have south-facing entrances toward neighboring multifamily and single-family homes. The south facade includes a brick-clad ground floor, stucco finishes on the second and third floors, balconies on the second and third floors separated by brick partitions and fitted with LEH metal guardrails, and decorative cornices at each Ll floor level for architectural interest. The final unit L_ -is accessed via the west faqade,which mirrors the same materials: brick on the first floor and stucco i O on the upper two floors. I HIT 1411 I! I I L 111,11 LO -- - Figure 4 Building 3 front facade and side facade PLNPCM2025-00454 PLNPCM2025-00455 4 July 23,2025 Project Context The East Central Neighborhood Plan supports well-designed, medium-density housing. This proposal aligns with that vision by incorporating upper-level step-backs to reduce massing, multiple balconies per unit, and architectural detailing to break up vertical bulk, allowing it to blend with the surrounding single-family and multifamily context. At four stories,the project is taller than adjacent single-family homes but remains consistent with nearby development,including a 7-story condominium on the same block, a 4-story Intermountain Healthcare facility across 400 S, a 3-story apartment building directly south, and a 6-story mixed-use building across goo E. Zoning on the block includes RMF-45 and SR-3, with nearby areas zoned for various TSA districts and the Urban Institutional district across 400 S where the Intermountain Healthcare facility is located. The area includes a range of housing types: small single-family homes and duplexes to the east (along Fletcher Ct and East PI), and a mix of apartments, condos, nursing homes, and single- family homes to the south. Other nearby developments include the Anniversary Inn and a 43- unit condominium on the same block. The site is highly walkable,with access to childcare, groceries,healthcare, office space, restaurants, retail, schools, open space, and pharmacies all within a 15-minute walk,per the Walkable SLC Study. Only libraries and trails fall outside this walkable range. r` IVA Subject Property '- • old r, PLNPCM2025-00454 PLNPCM2025-00455 5 July 23,2025 m,y OVAL P�WESS MMISSION AUTHORITY Per section 21A.55.020 of the Zoning Ordinance, the Planning Commission may approve a Planned Development as proposed or may impose conditions necessary or appropriate for the Planned Development to comply with the standards. The Planning Commission may deny an application for a Planned Development if it finds that the proposal does not meet the intent of the base zoning district (TSAUN-T), does not meet the purpose of a Planned Development, or is not consistent with the standards and factors as set forth in section 21A.55• Design Reviews may be approved administratively or when required, by the Planning Commission. Per section 21A.59-030 of the Zoning Ordinance, the Planning Commission shall approve a project if it finds that the proposal complies with the purpose of the zoning district and applicable Overlay District(s), the purpose of the individual design standards that are applicable to the project, and the project is compliant with the design review objectives. The Commission may also add conditions or modifications. Section 20.04.0400 of the Subdivision Ordinance grants approval authority to the Planning Commission for preliminary subdivisions associated with a Planned Development. The commission may approve the request as proposed or with mitigating conditions or may deny the subdivision if it is found not to meet applicable standards KEY CONSIDERATIONS The key considerations listed below were identified through the analysis of the project: i. How the Proposal Helps Implement City Goals&Policies Identified in Adopted Plans 2. Active Ground Floor Use Reduction and Glazing Reduction 3. Reduced Setbacks 4. Lots Without Public Street Frontage Consideration is How the Proposal Helps Implement City Goals&Policies Identified in Adopted Plans The proposed development is generally consistent with the adopted policies within the following plans: • Housing SLC(Citywide Housing Plan, 2023) • Plan Salt Lake(2015) • Central Community Plan (2005) Plan Salt Lake In addition to general compliance with Plan Salt Lake, the proposed development helps meet several initiatives outlined in the Housing Chapter including: • Housing Initiative 2: Increase the number of medium density housing types and options • Housing Initiative 4: Direct new growth toward areas with existing infrastructure and services that have the potential to be people-oriented. • Housing Initiative 5: Enable moderate density increases within existing neighborhoods where appropriate. The proposed development will add a medium-density housing development to a block with a mix of housing types including single-family,apartment, condo, and nursing home.The site is located adjacent to a trax line with a trax stop just 250'walking distance away, placing the development near existing public transportation infrastructure. PLNPCM2025-00454 PLNPCM2025-00455 6 July 23,2025 Housing SLC There are three primary goals in the Housing SLC Plan, one of them is to increase opportunities for home ownership. This project is helping to meet the city's housing goals and policies by providing family-sized,for sale housing opportunities,thus increasing opportunities for homeownership.This style of housing development is not commonly found in the existing neighborhood or surrounding downtown area.The yard reductions requested via planned development will increase the supply of units provided by eight. Central Community Plan The proposed development falls within the Central Community Plan adopted in 2005. The Future Land Use Map adopted in this plan calls out the subject property for Medium Density Transit Oriented Development which supports residential land uses with a range of 10-50 units per acre.The proposed development is about 26.3 units per acre. Ma Legend Resident aLUfFwr Mixed Vsc P b t10-50 dwelling unit,acre) 1 alb Light Rail Sutions 1`igh Mixed L'x I ■MW � �, Proposed Lighlnil Stations (.0 or mote dwelling unrts'acm) . ey ePr <rva rhoa inn Neighhod Commercial LglA r —+---- Light Rail Later Phax of Light Rail Community Commercial CHI)Roundan ra 3 f Cv Busrross Central i Uisuict s r CBD Support B wrdan t Ny Salt Lake C'omntunk)College Future C'cntml Business District Supip-1 Expansion Am West Temple Gaum..,Plan Regional Commercial industrial 4- � Future Land Use Low Derain Transit Oriented rhydnprnrnl Low fknsit)Raidtnlial _i•20dWLfmLel,ta rc -------- p ♦� Q� (1.15 dwelling unit xre) - Medium Density Transit Oriented Development�L ff 'ter Low Medium DensigResidenlial t (10.50 dwelling�nr���l��������� 3i .O `1 •r"°1°' (10.20 duelling unitvxre)• ramp Or High Derain Tramp Development 1_ 1 _ ���or ro z..- .. Medium Urnsit)Residential (50 or more dwelling unilx xresl(IS-310 dwsllirrg uniwacre)ain ��ti Medium High Der Residential IWyk (}0.50dwe1Gngunils'xrc) Inslitutionel t ryg■I. -' _ High Density Resiniterc es au ��'i�. ; �< � .w,>•.�s (50 nr Itxve duellingnguniWl Cgaen)Mauer Plan L'Ir JZ Low Residential Mixed Use IN.,I wurc t and I iK shown III III, _ ,e c .,xlm Pin. g am( 3 ♦12 (5-10dwelingunivacrc) - Nonconforming prnpeninmbe eraluatN E _ Medium Resid<nriar Mixed Use •'1e'rr s + for appropriate land use d K.A,on. .e..r... S uc+..a t 110.50 dxelting unite Here) dnhrrm Iml ocr toGc�..oatu K.alrw-nn I.ad u.� i ,'t - s,wn g 7 q ckcuGcaanci � ! 'e'w•'li A Figure 5 Central Community Plan Future Land Use Map In addition to matching the desired future land use called out in this community plan,the proposed development is in line with several policies mentioned including: • TRANSIT ORIENTED DEVELOPMENT—2.1 o Support a variety of low-,medium-and high-density residential uses around light rail stations in TOD districts,based on the Future Land Use map designations. • HISTORIC PRESERVATION-3.2 o Ensure building construction is compatible with existing historic structures. • URBAN DESIGN-1.3 o Ensure that the design of infill development is compatible with the aesthetic appearance of neighborhoods. The proposed development supports the goals of the community plan by providing medium- density, family-sized housing in a location that serves as a transition between nearby single- family neighborhoods and higher-intensity uses.This"buffering"helps preserve the character of adjacent low-density areas while leveraging proximity to transit options. Additionally, the plan calls for the preservation of the historic character in this area, which is designated as a National Historic District. This proposal uses historic-style architecture that is compatible with other buildings in the area and will replace a single-story vacant restaurant with three PLNPCM2025-00454 PLNPCM2025-00455 7 July 23,2025 historic-style buildings that reduce the large amount of surface parking currently on the site and positively contribute to the area's character. Consideration 2:Active Ground Floor Use Reduction and Glazing Reduction The purpose of the TSA District is to "provide an environment for efficient and attractive transit and pedestrian-oriented commercial, residential, and mixed-use development around transit stations." To achieve this, several standards are outlined in this chapter, including requirements for active ground floor uses,minimum glazing on ground floors facing public streets,and building entrances spaced no more than 40 feet apart. While the applicant is requesting relief from several of these standards, which are intended to enhance the pedestrian experience, the proposed development will still engage pedestrians visually, create a comfortable walking environment, and foster interaction between the development and the surrounding pedestrian realm.To enhance pedestrian interest,the applicant proposes a mix of high-quality building materials, architectural detailing such as window openings and brick accents between floors,as well as landscaped areas with significant vegetation along the right-of-way.Additionally,the applicant plans to widen the sidewalk along 400 W to 10 feet,up from its current 5 feet. Active Ground Floor Use. The applicant is requesting relief from the active ground floor use requirement along 400 S through a Design Review.While t00% of the ground floor along goo E and 96%along 400 S are proposed as residential living space(which qualifies as an active ground floor use), the TSA Design Standards (21A.26.o78.F) require that residential ground floor units along 400 S be built to accommodate future commercial uses.This includes providing a minimum 12400t ceiling height, 6o% glazing on street-facing facades, direct sidewalk entrances, ADA accessibility, and entrances with a minimum 5-foot depth. The units along 400 S feature 11-foot ceilings and 23%glazing on the ground floor to maintain a historic-style design. While the units do have direct entrances from the sidewalk, they are not ADA accessible. Ground Floor Glazing. The applicant is requesting a reduction in glazing requirements. The TSA is required to provide 45% glazing on the ground floor of street facing facades. This project provides 23%on building 2 and 22%on building 1 along 400 S, and 21% along goo e on building 1,in an effort to maintain the buildings'historical-style architecture and provide additional design articulation. IIG HE al Figure 6 Ground Floor Glazing Diagram PLNPCM2025-00454 PLNPCM2025-00455 8 July 23,2025 6'for fence along 400 S.The applicant is proposing a 6-foot masonry fence with a pedestrian gate along 400 S between the rear of Building 1 and the front of Building 2, spanning roughly 24'.The City's development standards limit fencing in the front yard to a height of 4 feet, so the applicant is requesting relief from this standard through a Planned Development.The masonry fence is intended to provide privacy and security for residents,while still allowing pedestrian access from 400 S. Raised planters along the fence will enhance visual interest and break up the mass of the wall.The fence will blend with the adjacent buildings and provide a layer of security between the development's drive aisle and the public sidewalk/pedestrian realm. Building Entrances. The applicant is requesting an exemption from the requirement to provide building entrances every 40 feet along 400 S for a portion of Building 1.The side fagade of Building 1 will have a 47'4"stretch without an entrance,plus an additional 23'3"masonry wall(6 feet high)next to a pedestrian gate,resulting in a total of 7o'7"of street-facing faqade without an entrance as shown in the diagram below. The primary entrance to building 1 unit with frontage on 400 S is located along goo E, and given the detached, single-family nature of the development, a secondary entrance along 400 S would be impractical. In lieu of additional entrances, the applicant has incorporated architectural features such as windows,brick detailing, and landscaping with raised planters to ensure the side fagade remains engaging for pedestrians. Additionally, a gated pedestrian entrance is proposed along this fagade, and a 6-foot masonry fence will separate this area from the rear of Building 1 and the front of Building 2.Additionally,the applicant is requesting a partial exemption from the entrance feature requirement.One option under this requirement includes a staircase paired with an awning.While Building 1 includes staircases at each unit entrance,it does not provide awnings as required, as it does not match the architectural style of the building. STREET-FACING FACADE LENGTH:47'-4" STREET-FACING FACADE LENGTH:1 12'-6" NO ENTRANCE 62'-7"� STREET-FACING ENTRANCES 123'-3" 27'-3" 16'-0" 16'-0" I F- L10— 0 BLDG 2 oz 1 o r� - w Z J U � - 0 U. z 0 w J J a Z � m ~ I O — J 1z�T- L ILLBLDG 3 tn r r C' Z I _ i I � DESIGN STANDARDS-BUILDING&ENTRANCES IA NTS `t Figure 7Building Entrances PLNPCM2025-00454 PLNPCM2025-00455 9 July 23,2025 Consideration 3: Reduced Setbacks The required side and rear setbacks in the TSA-UN-T district are 25 feet when abutting an RMF- 35 zoning district,with an additional 1-foot increase for every foot of building height over 25 feet.This results in a required 45400t setback for Building 2 and 35400t setbacks for Building 3. The diagram below shows the required setbacks in red.The required setbacks would reduce the development by at least 5 units. I"CORNER/FRONT SETBACK ° ° u - u ° ° 45'-6"SETBACK (25'+20'-6"ADD'L) c� w —C BLDG 2 `v r A.300 ° r BUILDING HEIGHT.45'-6" L 1 x LL J 2 Z Y LC O I Z Q Z _s 5;a � N m N a w-- +W LU N O � ° i t a BLDG 3 � BUILDING HEIGHT 32' 2 ca _ m NONCOMPLIANT a oQ U COMPLIANT z a 3 4 5-i"LANDSC PE BUFF ER A.300 A.300 i i 27'-1"SIDE SETBACK (25'+T ADDL) i ADJACENT ZONE:RMF-35 � i � ADJACENT ZONE:SF-3 � I I I ZONING ANALYSIS-SETBACK DIAGRAM NTS Figure 8 Required and Provided SetbackAreas East Setback.The applicant is requesting a reduction in the east setback from 45 feet to 5 feet for both buildings 2 and 3.While this is a significant reduction,the neighboring parcels to the east are owned by UTA and contain a power substation.This essentially creates an additional 49' buffer to the residential uses located further east. Combined with the provided 5',the total separation between the proposed development and nearby RMF-35 properties is 54 feet,which exceeds typical functional buffer requirements. South Setback. For Building 3,the applicant proposes reducing the rear setback from 35 feet to 17 feet. However,this still allows for a io-foot landscaping buffer.Additionally,this building is set back more than 75 feet from the property line along goo E, maintaining open space along the public right-of-way and preserving a high-quality pedestrian environment.This ensures an appropriate transition to the adjacent residential zones. PLNPCM2025-00454 PLNPCM2025-00455 10 July 23,2025 Consideration 4: Lots Without Public Street Frontage Salt Lake's Subdivision standards generally prohibit the creation of lots without direct frontage on a public street.However,this requirement can be modified through a Planned Development process and Planning Commission approval of the preliminary plat. The applicant is proposing 20 family-sized,for-sale units,which are rarely found in the downtown area but supported by Housing SLC. To support homeownership opportunities,the applicant intends for each unit to be located on its own lot. This approach results in 7 units within Building 3 not having direct public street frontage. These non-street-fronting lots will be served by the same vehicle access point as Buildings 1 and 2, which is located off goo E.Additionally,the units will be accessible by pedestrians through a gate and path from 400 S, or via a second pedestrian gate adjacent to the drive aisle on goo E. This design ensures both vehicular and pedestrian connectivity while preserving the integrity of the surrounding streetscape. Pedestrian Access �- � I UNIT AC) E I BLDG 2 C)l UNIT B I U U U U U U U rn UNIT -z_ z_ z_ z_ z_ z_ z V > J UNIT B r . � _ _ _ _ _ I � UNIT B I �, I UNIT B 17 BLDG 3 Pedestrian Access ♦ I w C u o 0 0 0 Vehicle Access . _ . ♦ > TE: �[q�01 Figure 9 Pedestrian and Vehicle Access to Lots Without Public Street Frontage PLNPCM2025-00454 PLNPCM2025-00455 11 July 23,2025 910 EAST 400 SOUTH TOWNHOMES "E =Eam�E A RESIDENTIAL SUBDIVISION ur ♦ LOCATED W THE SOUTHWEST OUARTER OF S—ON S. TOWNSHN 1 SOUTH.RANGE 1 EAST. - • SALT LAKE BASE ANO MERIOWI , FINAL W T ——— . -, :. mm""d1 oFAST0Y5W111 TONHpMES 4' n...r .. - 4 0 0 501111i SD2EET _. r _ r . p BDUUNYDfpN j � - Ir IlY �.r �- ���a �N�a �� ---------------- . . . . j � j - OWNERSDEDMAT R__ LEGEND .r•... ... ADDRESS TABLE `910 EAST 44000 SOUTH TOWNHOMES 10 is CITYRUgK U1MIESD SALTU� CM ENGINEHiNG 1N410N Cftt FIM'NNO gRECi(Nt CRV ATTORNEY CRV A°I'ROVAL SALT �ULIBIY_FECOlAER mr._._ :_. HFJrLT11 pEl'ARTMEM .mr.._. k ' ,rn+•err r,r r r • .r , nr..,n Figure to Preliminary Plat &AFF RECOMMENDATION Overall, the proposed development generally meets the intent of the TSA-UN-T zoning district (as discussed in Attachment E), other applicable zoning requirements, and the standards required for Planned Development and Design Review approval (as discussed in Attachment F and G). The applicant has made efforts to provide new family-sized, for-sale housing on a currently underutilized lot in a way that fulfills city plans and policies and benefits the community. NEXT STEPS Approval of the Design Review,Planned Development,and Preliminary Subdivision Request If the petitions are approved by the Planning Commission,the applicant will need to comply with the conditions of approval,including any of the conditions required by City departments and the Planning Commission.The applicant will need to adhere to requirements from all Salt Lake City departments prior to recordation of the final plat.Unless specified in the zoning ordinance as a minor modification, any modification to the development plan must be reviewed and approved by the Planning Commission. Denial of the Design Review, Planned Development, and Preliminary Subdivision Request If the petitions are denied,the proposal and building elevations would need to be modified to meet the TSA-UN-T Zone and applicable Design standards, then proceed to building permits with an administrative approval.If the Preliminary Subdivision is denied,then the applicant would not be able to subdivide the property to create individual townhome lots. PLNPCM2025-00454 PLNPCM2025-00455 12 July 23,2025 ATTACHMENT A: Vicinity Map PLNPCM2025-00454 PLNPCM2025-00455 13 July 23,2025 Vicinity Ma n -� — w o 0 c I ii I 186 900 East Station 1S6 Porkchop Park W 0 — N O � � m o pi O �---� E O 186 IL m _ 31 L CD - h w i ; o + U) O y - O OO N m E 500 S E 500 S d w - o 0 CD _o II w - Na C 0 55 110 220 330 Feet —i Salt Lake City Planning Division 3/19/2025 ATTACHMENT B: Plan Set PLNPCM2025-00454 PLNPCM2025-00455 14 July 23,2025 5 I THIS DRAWING SET IS NOT FOR CONSTRUCTION • •••••• G • •••• ••••`,, • ••••• •••• .1' •i •me •• •O 00••�• ILL • •• • •i••• (004 cJ i " VP 10 rat 454 N 600 W, SLC, UT 84116 e: howdy@diveIept.com p: 8 0 1 -6 8 0-4 4 8 5 w:www.diveIept.com s 2FE ... ------ -- Lu �n�rp - �`,�• 'nrir`;w, "'rya �. _ r - tm r- 6 M r r ar mr m ✓A, �S 1 ! �-� r� r REVISIONS: •rr rr r � /� _ 1,•T. No. Date Description UZ AV moo I T T ' f%11k ! ,mayy,, ,� T'���-� tr- ��._ •T '' • A r_ 1 _ ', /' Diu= • .I i 7\ :-., {' PROFESSIONAL SEALdim air O� PROJEc 910 E 400 S SALT LAKE CITY,,UUTV8V4V1V0V2 CIWPERMIT#'. BLD20XX-XXXXX ARCH PROJECT#: 24-45 A.O.R.: J D H s PHASE: PROGRESS SET PUBLISH DATE: 12 J U N E 2025 SHEETSCALE: SHEETNAME: PROJECT IMAGE Q N co N SHEETNUMBER: N O N ■ THIS DRAWING SET IS NOT FOR CONSTRUCTION DI'VELEPT DESIGN LLC@2024 5 1 C 1 J 12 THIS DRAWING SET IS NOT FOR CONSTRUCTION 111 ••••••17 G 004 p p _ M, ar .4 Ns+•n r ,, q a • • ••••• e Trfeel a • �r�e�m,Mr t A e r %00 • Hill CJ "Pillot, i ' v P l a p td , I ® UNITA ° p 900 EAST TRAX STATION .....ImMoi•' 454 N 6 0 0 W, SLC, UT 84116 p * t _ ' RT L - e:howdy@diveIept.com BLDG 2 ,- _ •- so p.801 -680-4485 UNIT - w:www.divelept.com U U _ 400 S ~ ~ ~ ~ ~ ~ ~ ( UNIVERSITY BLVD. UNIT —z_ _z_ _z_ _z_ _z_ _z_ _z_ 0 � L—— 250'WALKING DISTANCE e � r UNIT TO TRANSIT PROJECT LOCATION � UNIT �� a UNIT B LU o • w BLDG 3 CIO z z z z z z z r t � 3 BLDG & UNIT SITE DIAGRAM I VICINITY MAP & TSA DIAGRAM 1/32" = V-0" 1/8" = 1'-01. Cn UNIT SCHEDULE UU UNIT TYPE BUILDING COUN O TYPE BLDG1 1 TYPE B BLDG 1 5 PROJECT TEAM SHEET INDEX. TYPE C BLDG 2 7 A.0 PROJECT IMAGE TYPE D BLDG 3 6 OWNER A.000 COVER TYPE E BLDG 3 1 A.001 SITE PLAN REVISIONS: 20 KENSINGTON HOME COMPANY A.201 ELEVATIONS BLDG 1 650 S 500 W SUITE#198 SALT LAKE CITY, UT 84101 A.202 ELEVATIONS BLDG 2 No. Date Description p:301-272-0194 A.203 ELEVATIONS BLDG 3 A.204 ELEVATION DIAGRAMS 7 Grand total:7 ARCHITECT JAROD HALL di'velept design 454 N 600 W,SALT LAKE CITY, UT 84116 p:801-680-4485 e:j@divelept.com CIVIL MIKE CARLTON Wilding Engineering PROFESSIONAL SEAL: 14721 S Heritage Crest Way,Bluffdale, UT 84065 p: 3-8112 mcarlton@wildingengineering.com e:mcarlton@wildingengineering.com LANDSCAPE JEFF RICHARDSON Landform Design Group 511 W 200 S Suite#125,Salt Lake City,UT 84104 p:801-521-2370 O e:jrichardson@landformdesigngroup.com OWNER'. PROJECT ADDRESS'. 910 E 400 S SALT LAKE CITY,UT 84102 PROJECT DESCRIPTION CITY PERMIT#: BLD20XX-XXXXX ARCH PROJECT#: 24-45 THIS TOWNHOUSE PROJECT CONSISTS OF THREE SINGLE-FAMILY ATTACHED BUILDINGS CONSTRUCTED ON WHAT WAS PREVIOUSLY SITE WITH SURFACE A.O.R.: JDH PARKING AND A CLOSED'VILLAGE INN'RESTAURANT. PHASE: PROGRESS SET PUBLISH DATE: 12 J U N E 2025 SHEETSCALE: As indicated SHEETNAME: COVER Q Ln N CD N SHEETNUMBER: A.000 THIS D RAW I N G SET IS NOT FOR CONSTRUCTION 4 1 3 1 2 1 1 DIVELEPT DESIGN LLC(�)2024 S I I S P THIS DRAWING SET IS NOT FOR CONSTRUCTION 1 •••••• G 400 S • •i••i••i• r EXISTING Now�.WWW wWw�.W_Nrnirni_; wWWw _a-- �w e. W WTRVE ° EXISTING XISTING 1T,, R.,EW E..Ww �W ° JII <'aPI{IIII '`EXISTING XISTING TREE �Ad. ° EX`�IIIIkI I`d.S"TII IN G°TREE E°Ew AA.22 ° — — QII EXISTING °r- . XI�iiIi .I. ST_ I�N - G� TREE oE E EXISTING TRAFFIC LIGHT 112'-5" co v�0 - p•: 8••0. 1•-0 •68• 16'-0" 16'-0" 16'-0" 16'-0" 16'-0" 16'-01, 16'-0" FENCE AND PEDESTRIAN GATE FENCE LL PUBLIC SIDEWALK c i " Nt0•-e4•4•8••I•5 •••a•••• n t CORNER/FRONTS TBACK 49'-3" APPROX.WIDTH=10' 4 5 4 N 6 0 0 W, SLC, UT 84116PROPERTY LINE . e: howdy@diveIept.com S901 00,00" w w:www.divelept.com 200.33' z LL . . . . . . . . w 2-CAR GARAGE EXISTING TREE,> BLDG 2 . . . . 4 A.202 LO 2-CAR GARAGE EM)(TAND 24'-1 DRIVEWAY w w 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE (TANDEM) (TANDEM) (TANDEM) (TANDEM) (TANDEM) (TANDEM) (TANDEM) -EXISTING TREE- � CD�a Tom 2-CARGARAGE O -W z ( ) L A.201 1 3 2-CAR GARAGE z3(TANDEM) "a N ° O Lu3" w p ❑ 2-CAR GARAGE (TANDEM) CL " ` .` .` REVISIONS L- L J No. Date Description 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 8" 2-CAR GARAGE (TANDEM) (TANDEM)------ ------(TANDEM) (TANDEM) (TANDEM) (TANDEM) (TANDEM) TO NEAREST BLDG (TANDEM) 24'-1 DRIVEWAY 51� ----------------- ------------- - - - - - - - - - - - - - - - - - - - ----------- FENCE wwww���'.www.���. AND ND Pw.�'..EDESTRIA\N GATE ATE -`a w° ^ w Www d- STA°I N.20-w 3 2 c Www wc - cm9 W W W W W di BUIL DIN GiI .r i BLDG DG e3 ^ i LDING a I f w w w w WW� A.2 03 — � 4. ----- - ---------------------- ---------------�F ao I—MYi o -- PROFESSION ::OS:F A LA"201RIGHT OF WAY TO BE VACATED - - - - - - - - - - - - - - - - - - : 19- O �0 --`- T -- ° --- -- - -- -- - -- - -- --- -- ------------------ ---------------------- -------- I EXISTING BUILDING Lu +W 04 ^^ 113 10" PROJEu AUTOMATIC VEHICLE G 910E 40 0 S LL S LAKE CITY,� 1 i W n CITYPERMIT#. BLD20XXXXXXXo r . z oTRAN$FORMER` L LARCH PRaecT u A. d 4-45 20 w . O w wwwwO LEwwww w w w wwwww w - U N.O.R. .SCREENED GARBAGE AREA W PRPERTY IN W JDH PHASE PROGRESS SET BUFFER' ' . . N90°00'00" 5'-11LANDSCAP PBBsH�,E 12 JUNE 2025 . 200.33' SHEET As indicated 30'-1"SIDE SETBACK SHEETME F-- (25'+10'ADDL)EXISTING EXI SITE PLAN lip BUI BUILDING •• •• Q N M co N SITE PLAN - DESIGN REVIEW SHEETNUMBER: (LO 01" = 10'-0" A N 0 20' 10' 5' 0' A.001 M THIS DRAWING SET IS NOT FOR CONSTRUCTION 1 3 2 1- DI'VELEPT DESIGN LLC©2024 5 1 4 1 J 12 THIS DRAWING SET IS NOT FOR CONSTRUCTION v •••••i G • ••• •• •••• .1' ZONING ANALYSIS • •••• ZONING JURISDICTION: SALT LAKE CITY ZONE:TSA-UN-T •• ••ON••••••• LL LOTS: 16-05:332-001,332-002,332-009,332-026 SETBACKS: SEE 1 / A.100 • •• • ••••• FRONT YARD(400 S) 10'MIN,20'MAX SIDE CORNER YARD YARD(900 E) ZONE PER 1'HEIGHT AFTER 25' dI ' ve I a Ir REAR YARD 25'+1'PER 1'HEIGHT AFTER 25' 454 N 6 0 0 W, SLC, UT 84116 STREET-FACING FACADE LENGTH:47'-4" STREET-FACING FACADE LENGTH: 112'-6" e:h o w d y@ d i v e l e p t.c o m ° ° ° u ° � o ° LANDSCAPE BUFFER: 10'ADJACENT ZONES: RMF35,SR-3 p:801 -680-4485 ° NO ENTRANCE 62'-7" STREET-FACING ENTRANCES 123'-3" ° ALL ENTRANCES FACE STREET(400 S) w:w w w.d i v e I e p t.c o m 27'-3" 16'-0" 16'-0" 16'-0" 16'-0" 16'-0" 16'-0" NONCOMPLIANT COMPLIANT HEIGHT: SEE SECTION DIAGRAMS GROUND USE GROUND USE MAX BUILDING HEIGHT 50' / — — — — — w C9 / LOT. SEE 2 / A.100 U z c COMPLIANT a o MINIMUM LOT AREA: 2,500 SF EI U Q MINIMUM LOT WIDTH: 40' 00 L GROUND USE, — z zOPEN SPACE AREA: 2,500 SF F 7 p ° w 0 J z MID-BLOCK WALKWAY: NOT REQUIRED o � L o BLDG 2 - -BLDG 2 � oz � OF9 - o L DESIGN STANDARDS J U) w U —IF r ( e <W I ♦n �� a ZONE:TSA-UN-T 0 z U V o GROUND FLOOR USE: SEE 3 / A.100 < Z —7- a cn C3 �F a GROUND FLOOR USE 80% z a w t° J —jLo U .1DEPTH 10'FOR SINGLE-FAMILY ATTACHED U' z USE+VISUAL INTEREST 60%/40% U M o— m " o— ENTRANCES(21A.37.050L) REQUIRED LL w Y•-1 _j W — BUILDING MATERIALS: SEE ELEVATION DIAGRAMS w o o w ° D I I GROUND FLOOR 90% I I II �� Q Q �� UPPER FLOORS 60% LIJ II II II II II II _ _ II II II I I 11111111 GLASS: SEE ELEVATION DIAGRAMS o L -BLDG 3 O o BLDG GROUND FLOOR 60%-15%=45% FE LIVING SPACE BLDG 3:NO STREET UPPER FLOORS N/A w REFLECTIVE GLASS N/A p 10'-0" I FRONTAGE V) (NON-PARKING) BUILDING: SEE 4 / A.100 ENTRANCES 40' IL z BLANK WALL 15' z FACADE MAX LENGTH 200' UPPER FLOOR STEP BACK N/A El El FACADE HEIGHT FORSTEP BACK N/A LIGHTING: EXTERIOR DOWNLIGHTING AND SHIELDING REQUIRED PARKING LOT REQUIRED; NOT APPLICABLE TO PROJECT SCREENING: SEE 4 / A.100 DESIGN STANDARDS - BUILDING & ENTRANCES I DESIGN STANDARDS - GROUND FLOOR USE DIAGRAM I SE EQUIPMENT REQUIRED SERVV ICE AREAS REQUIRED NTS NTS O uj 0 1"CORNER/FRONT SETBACK ° 45'-6"SETBACK U SITE WIDTH:200'-4" (25'+20'-61'ADD'L) w V♦ .......... z O REVISIONS: � No. Date Description In m 0 BLDG 2 ° o BLDG 2 T 1 v I r A.300 BUILDING HEIGHT:45'-6" LD LO a a.. . 1 OVERALL SITE OPEN SPACE: e o z a w r m 33,054 SF LANDSCAPING m z w 0 0 4,197 SF ] _ � + z ��Q U) _ Q PROFESSIONAL SEAL: a BLDG 3 BLDG 3 M �— 00� BUILDING HEIGHT:32' ��` A.300 U- 00�` _ ` m NONCOMPLIANT o Q =EJE: COMPLIANT z Q �O 5 -1"LANDSC PE BUFFER 3 4 OWNER. A.300 A.300 27'-1"SIDE SETBACK PROJECT ADDRESS. (25'+7'ADDL) 910 E 400 S ADJACENT ZONE: RMF-35 SALT LAKE CITY,UT 84102 ADJACENT ZONE:SF-31— CITY PERMIT#: BLD20XX-XXXXX ARCH PROJECT#: 24-45 DESIGN STANDARDS - LOT 12 ZONING ANALYSIS - SETBACK DIAGRAMA.O.R. JDH NTS NTS s PHASE: PROGRESS SET PUBLISH DATE: 12 J U N E 2025 SHEET SCALE: As indicated SHEETNAME: PLAN DIAGRAMS Q N SHEETNUMBER: A. 100M THIS D RAW I N G SET IS NOT FOR CONSTRUCTION 4 13 12 DI VELEPT DESIGN LLC©2024 5 14 1 J 12 THIS DRAWING SET IS NOT FOR CONSTRUCTION 1 00- m G LIST OF EXTERIOR MATERIALS �i � KEYNOTES � � r 01-1 BRICK 01-2 HARDIE BOARD SIDING DURABLE MATERIALS: 01-3 STUCCO BRICK 01-4 BRICK SOLDIER COURSE STONE 01-5 CORNICE HARDIE BOARD , " „ 01-6 CONCRETE STEPS NON-DURABLE MATERIALS: ',1010 14/ 01-7 ENTRY CANOPY STUCCO 80 01-8 GUARDRAIL „ , ,, ,, LL 01-9 DOWNSPOUT 01-10 WINDOW 01-11 MAN DOOR 01-12 GARAGE DOOR I V A 10 D t 454 N 600 W, SLC, UT 84116 e: howdy@diveIept.com p: 8 0 1 -6 8 0-4 4 8 5 w:www.diveIept.com 01-10 01-9 77 01-5 01-7 01-3 01-2 mm mm �� mm � � I ILLI 01-5 01-5 mm01-10 - 01-9 01-3 - 01-1 EE 01-4 01-4 O 0 0 0 0 -- 0 0 0 o TOM REVISIONS: BLDG 1 - SIDE ELEVATION I BLDG 1 - REAR ELEVATION No. Date Description 1/8" = 1'-0" 1/8" = 1'-0" 16' 8' 4' 0' 16' 8' 4' 0' 7 77 01-7 01-11 01-2 01-7 I I I I [ I 01-10 01-5 I 01-2 PROFESSIONAL SEAL: -ITITI i�i1111I- 01-01-5 O� Lu1 O QV I 01-8 - PROJEt;. 910 E 400 S SALT LAKE CITY,UT 84102 01-4 y CITY PERMIT#. I BLD20XX XXXXX 01-10 _ - - 01-4 ARCH PROJECT#: ❑❑ A.O.R.: JDH 01-� �� � � � � ❑� ❑ ❑ ❑ � $ PHASE: PROGRESS SET PBBLISH DATE: 12 J U N E 2025 V I-I I SHEET SCALE: 01-� SHEET NAME: 016 ELEVATIONS ------ - ------ ---_-- - _ BLDG 1 IE I co N BLDG 1 - SIDE / STREET-FACING ELEVATION BLDG 1 - FRONT / STREET-FACING ELEVATION SHEETNUMBER: LO 1/8" = V-0" 1/8" = 1'-0" A 201 N 16' 8' 4' 0' 16' 8' 4' 0' M THIS DRAWING SET IS NOT FOR CONSTRUCTION 13 1 2 DI VELEPT DESIGN LLC©2024 5 1 4 1 J 1 P THIS DRAWING SET IS NOT FOR CONSTRUCTION 1 00- m G KEYNOTES LIST OF EXTERIOR MATERIALS �it�i06 r 02-1 BRICK ' ,, 02-2 HARDIE BOARD SIDING DURABLE MATERIALS: 02-3 STUCCO BRICK 02-5 CORNICE STONE 02-7 ENTRY CANOPY HARDIE BOARD , " „ 02-8 GUARDRAIL NON-DURABLE MATERIALS: '011010 14/ 02-9 DOWNSPOUT STUCCO 80 02-10 WINDOW „ , ,, ,, LL 02-11 MAN DOOR , , 02-12 GARAGE DOOR 02-13 WINDOW PLANTER BOX 10-FMB FREESTANDING MAILBOXES cl iv � P I an t 22-GM GAS METER 26-EM ELECTRICAL METER 454 N 600 W, SLC, UT 84116 e: howdy@diveIept.com p: 8 0 1 -6 8 0-4 4 8 5 w:www.diveIept.com 02-2 02-10 02-7 I ❑I Hil FT P® - ® ® 022 02-5 02-1 02-10 02-10 1011=1 LLLll I F IFMI EIJI023 • ®. ®® 0 02-7 - 02-11 - ® 02-8 ® ® 02-$ EM nil a Iffill1l'I iJ I �11 111 ll� 02-1 F Mt 02-12 O W O TOM BLDG 2 - SIDE ELEVATION BLDG 2 - REAR ELEVATION 1/8" = 1�-0" 4 1/8�� = 1 I-011 3 16' 8' 4' 0' 16' 8' 4' 0' REVISIONS: No. Date Description x 7 02-2 02-11 02-7 FrIl=1 P�m�I 1� Ell Ell m I - ❑ ❑ ■ ■ ❑ PROFESSIONAL SEAL: r 02-5 1- c v 02-10 02-10 VQ I 0 # ® ® ® ® ® ® SALT LAKE CITY,UT 84102 02-3 Al — -� � ® ® ® i CITY PERMIT#. gLD20XX-XXXXX �. 0 "© ARCH PROJECT#: O O 24-45 ❑❑ - ® ® PROGRESS SET � n ® ® ❑❑ ❑ ❑ I PBBLISH DATE: 12 J U N E 2025 02-1 I G� ® ® ® ® ❑ � SHEET SCALE: SHEET NAME: E _ o0 ELEVATIONS oo 10-FMB 22-GM 26-EM Q co N BLDG 2 - SIDE ELEVATION BLDG 2 ELEVATION - FRONT/ STREET-FACING SHEETNUMBER: 1/8" = V-0" 1/8" = 1'-0" A■z O 2 N 16, 8' 4' 0' 16' 8' 4' 0' M THIS DRAWING SET IS NOT FOR CONSTRUCTION 3 2 DI VELEPT DESIGN LLC©2024 ❑ 5 I 3 2 THIS DRAWING SET IS NOT FOR CONSTRUCTION 00 0 G KEYNOTES LIST OF EXTERIOR MATERIALS loi0006 lo r 03-1 BRICK ' ,, 03-3 STUCCO DURABLE MATERIALS: 03-5 CORNICE BRICK 03-8 GUARDRAIL STONE 03-10 WINDOW HARDIE BOARD , lolo „ 03-11 MAN DOOR NON-DURABLE MATERIALS: ',1010 14/ 03-12 GARAGE DOOR STUCCO 180 22-GM GAS METER „ lo ,,,,,, LL 26-EM ELECTRICAL METER lo lo loom d rvP I a0 4 5 4 N 6 0 0 W, SLC, UT 84116 e: howdy@diveIept.com p: 8 0 1 -6 8 0-4 4 8 5 w:www.diveIept.com 3 03-10 03-5 03-3 G100 03-5 IIll Fffl • -, - - - - I I �� 03-10 I I I I E l I I ❑❑ I I I I HI ❑� 03-8 03-1 0 0 I • I I 00 �� �� �� 03-1 �� 00 00 00 03-12 O 0 0 � REVISIONS: BLDG 3 - SIDE ELEVATION ^ BLDG 3 - REAR ELEVATION �+ No. Date Description 1/8" = V-0" 1/8" = V-0" 16' 8' 4' 0' 16' 8' 4' 0' x 3 G100 PROFESSIONAL SEAL: 0 FT03 5 OIc V 03-5 - - � LLL Ell �mo�goo s� 000�000 doo�o%o8a� I ., .. I I 2 - - OWNER'. PROJECTADDRESS: 91O E 4OO S 03 11 SALT LAKE CITY UT 84102 Lu • - �. CITY PERMIT#. gLD20XX-XXXXX , Z Q ARCH PROJECT#: I m I I IE (V - s PHASE: PROGRESS SET co ® 03-1 PUBLISH DATE: 03-1 � ® , � � � I I I I SHEET SCALE. 12 J U N E 2025 26-EM 0 � ® ® ® ® ® ® ❑ ® � I II 1 ❑ ❑ SHEET NAME: 00 ❑ ❑ ❑ I I I I I I � � � ❑ - ELEVATIONS ❑ _ BLDG 3 22-GM Q rn BLDG 3 —SIDE ELEVATION L BLDG 3 — FRONT ELEVATION co 1/8" - 1'-O" I 1/8" - 1'-0" SHEET NUMBER: N 16' 8' 4' 0' 16' 8' 4' 0' Q 0 ■ Q THIS D RAW I N G SET IS NOT FOR CONSTRUCTION 4 13 1 2 DI VELEPT DESIGN LLC©2024 5 I THIS DRAWING SET IS NOT FOR CONSTRUCTION • •••••• G LIST OF EXTERIOR MATERIALS •••••••• - DURABLE MATERIALS: • ••••• •••• BRICK •• •••••• STONE HARDIE BOARD •• • ••• NON-DURABLE MATERIALS: • • ••••••• STUCCO • • ••• cJ i " VP 10 Dt 454 N 600 W, SLC, UT 84116 e: howdy@diveIept.com p: 801 -680-4485 w:www.diveIept.com IF LILLII [ILI H -nil EEEI LILL]l Ifl FITII LLL11 LiLl Im mul lffl N [ffl Itul ITH UPPER FLOORS rj Iffl DURABLE MATERIALS: - m I REQUIRED: 00 r, rn F=1 , - PROVIDED: 100% I I 1 0 0 FT H H I GLAZING: o 0 0 � o � 11 11 H REQUIRED:45%x 1194 SF=538 SF PROVIDED:270 SF(23%) 0 0 0 uj GROUND FLOOR DURABLE MATERIALS: ❑❑ ❑❑ ❑❑ REQUIRED: 100% ❑ ❑ ❑❑ O PROVIDED: 100% - ff D u d ❑❑ ❑❑ ATOM REVISIONS No. Date Description BLDG 2 - FRONT/400 S FACING MATERIAL DIAGRAM 1/8" = 1'-0" 16' 8' 4' 0' 8 ❑ ❑ ❑ ❑ = ❑ ❑ PROFESSIONAL SEALIT O� UPPER FLOORS I u u I O DURABLE MATERIALS: I II UPPER FLOORS REQUIRED:60% DURABLE MATERIALS: PROVIDED: 100% = REQUIRED:60% PROVIDED:100% PROJE F TCITY PERMIT#' 910E400S I SALT LAKE CITY,UT 84102 . I BLD20XX-XXXXX ARCH PROJECT#: 24-45 GLAZING: GLAZING: -- A.O.R.: J D H REQUIRED:45%x 567 SF=255 SF - "_ REQUIRED:45%x 1296 SF=583 SF PROVIDED: 119 SF(21%) PROVIDED:285 SF(22%)GROUND FLOOR - ❑❑ GROUND FLOOR IllPUBLISH DATE: PROGRESS SET DURABLE MATERIALS: DURABLE MATERIALS: ❑❑ ❑❑ ❑❑ ❑❑ 12 JUNE 2025 REQUIRED:90% REQUIRED:90% IFL- SHEETSCALE: PROVIDED: 100% PROVIDED:100% ❑Ell ❑ 1/8"= 1•-0" EEI -- ---- -- -------------_ --- - - - --- SHEET NAME: 0 ELEVATION - - DIAGRAM S - - - T - -- ----------- BLDG 1 - SIDE /400 S FACING MATERIAL DIAGRAM BLDG 1 - FRONT/ 900 E FACING MATERIAL DIAGRAM 1'-0" SHEETNUMBER: 1/8" = 1'-01, 2 1/8" = LO 16, 8' 4' 0' 16' 8' 4' 0' o A.204 THIS DRAWING SET IS NOT FOR CONSTRUCTION I 3 12 DI'VELEPT DESIGN LLC(�)2024 2 THIS DRAWING SET IS NOT FOR CONSTRUCTION • ••••••m• G • •• •• ••• r • •••• ••••`,, • ••••• •••• .1' ON me•me •• •O•••MOLL cJ i " VP 10 Dt 454 N 600 W, SLC, UT 84116 e: howdy@diveIept.com p: 8 0 1 -6 8 0-4 4 8 5 w:www.diveIept.com \ ♦ \ \ \ \ ♦ ♦ \ \ ♦ \ \ 25'-0" 6'-8" 25'-0" \ \ ADD'LSETBACK SETBACK \ ♦ I I IIIIII \\♦ I i I I C=7 IIIIIIIIIIIIII I I I N , I I ■ � I I � -- ------------ � ■ :: ---------------- � Q II I � `` I ,III ■ ``�.\l _== I II���IIIIIIII r El ��IIIIIIIIIIIIIIIIIIIIIIIIIII ■ ____\` _ w U ~=U r ❑ CD w l = _ ❑ IIIII II }i W IP ❑ I III =--_-■ Lu W m OI w_ El El ♦ \El El 04 CY) OI Lu O❑ ❑ \\ I \ \ 1 \ I J ` I \ I \ O♦ I I1 11 177-- uj ZONING ANALYSIS - SETBACK SECTION1"B DGo3 ^ ZONING ANALYSIS - SETBACK SECTION - BL G 3 NTS 0 REVISIONS: No. Date Description I \\ 16'-8" I 25'-0" \\ ADD'LSETBACK SETBACK \ ♦ I ♦ ♦ minLu z ♦ I w C7 ♦ I (_ o I W ♦` 3'-9" I 25'-0" of _ D- o) J \\ ADD'L SETBACK SETBACK o \\ I w �\ w Q ♦ I Z ~ �� ♦ ♦ V \ PROFESSIONAL SEALLu Lu ILu N = _ -- ---- ----� w �( (") wQ ED Lu WLu U) _ — — — of of _ _ _ o LL Cj 2 N N O \ =w = M PROJEc Lu I 910 E 400 S Ell 2 I� I= O SALT LAKE CITY,UT 84102 O J p J ♦ Q CItt PERMIT f'. pLD20XX—XXXXX ARCH PROJECT# ■_ ♦♦ ` ■ \ \ 24-45 ■ ♦♦ ♦♦ A.O.R.: JDH s PHASE: PROGRESS SET PUBLISH DATE: 12 JUNE 2025 G _ SHEET SCALE: As indicated SHEETNAME: ZONING ANALYSIS - SETBACK SECTION - BLDG 3 ZONING ANALYSIS - SETBACK SECTION - BLDG 2 SECTION NTS NTS DIAGRAMS Q N SHEETNUMBER: A.30021 THIS DRAWING SET IS NOT FOR CONSTRUCTION 2 DI'VELEPT DESIGN LLC©2024 \ �z R �9, — \ X 8" SEWE \ Q g \\ g 9 \ 9 g \ O g \ \ —�� R1 \ R1 • Q R1 , g R1 R1 cn R1 d - e C + ° eo °0' ° a o . 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TAG DESCRIPTION LANDFORMDESIGNGROUP. r r rrr r k r r r r r This design indicates relationships based on data PEDESTRIAN CONCRETE PAVING PER CIVIL O PROPOSED STRUCTURE-SEE obtained from other parties and has been 3 � 2,505 \ -PRIVATE SITE LOCATION, NATURAL GRAY ARCHITECTURAL SITE PLAN p y g R1 � C1 infer olafed or combined b Landform Design i Group to meet the requirements of this project. %%%% / O © UTILITIES-FINAL LOCATION PER The subsequent accuracy of this document,while rrrr considered reliable, is no} warranted or �\'-�.,� 8 AP I " CIVIL/ELECTRICAL PLANS guaranteed. v PAVING PER CIVIL-SIDEWALKS, DRIVEWAYS, RDS PER CIVL W PAVING PER L ENGINEERING STANDARDS O G S C G G S O TRASH ENCLOSURE FINAL PER C1 D VEHICULAR ACCENT CONCRETE-BASE BID ON ARCHITECTURAL PLANS ?ri , i Jr,rrrrrr, r r,r irrvr rrr r d \� C3 `� 6"INTEGRAL COLOR CONCRETE IN DAVIS 285 O ENTRY STEPS AND HANDRAILS ',,Sir ,rr rr rrrr rrr r rrrr rr rr r,r rr. I \/ �r i OUTBACK PER ARCHITECTURE PLANS I ROCK MULCH-4"DEPTH OF 1"'MIDNIGHT TRANSFORMER LOCATION- %%%;5; R1 CRUSHED'OVER W/50Z WEED BARRIER 3,170 O SCREENED PER PLANTING PLAN „r R2 ; R1 BARK MULCH-4"DEPTH OF SHREDDED BROWN F ESTIMATED GATE MOTOR l�Ir ,r,rrrr,rrrrrrrrr rr. , 7 � „ R2r MULCH-PUBLIC ROW AREAS 4,750 LOCATION-FINAL VEHICULAR ° GATES T.B.D. 2 y/ COMPACTED CRUSHER FINES-4"DEPTH OF \ rrrr rrrrrr,rrrnrrrrr, C1 D R3 HER FINES WITH WEED BARRIER/NO 775 r' rr r,r,,rrrr it ° RAY R PLANTING A PROVIDE STEEL EDGER @ CHANGE OF 450 L.F. R2�' R1 `\ MATERIALS-3/8"DURAEDGE OR EQUAL C2 R R 7 8 EA *INSTALL ALL ROCK MULCH LEVEL WITH A MAXIMUM TOLERANCE OF 1/2" ABOVE ADJACENT PAVING,EDGING,AND PLANTER AREAS *AREAS OF TAKEOFFS OF ENTIRE PLANTING AREA-CONTRACTOR TO rrrr,rrrrrr,rr r:::' D ACCOUNT FOR REDUCTION IN MULCH NEEDS DUE TO PLANTING-REFER ;; ;;;Irrrr,rrrrrrr rrr, 1 TO PLANTING PLANS. rrerrr,rrrr,rrrrrr, *QUANTITIES TO BE VERIFIED BY CONTRACTOR r w w w : w O 7 ,i'///rrly rr"' rr�,r,,rrrr"rrrr '1 rr,rrr r,r rir it rrr,, rir ^ V C1 D f] O O I I I,,ppqq rrrr,,,, rr rrrr r r,rrrY,r,rrrr,rrrrrr, irrrrr \ W i rkrr rr rr rrr r rrrr r rrr/ „ \�_ I' Y R2 KEYNOTES r rrr,,„ ,rr,r ,rr,rrr,r„rrrr„ •`, ,rrr ,rurr,rr ,r,rrrb,rrrr,rr rrr 7 8 / � I J rrr rr,r,rrr. ,.rrrr„ ;rr, �� 1 /� , rrrr rrr,rrrr.�,rr,r„r ° . rrrr i TAG DESCRIPTION NOTES DETAIL: Q O � 6'PERIMETER FENCING-6"HORIZONTAL CEDAR SLATS SEE X/LX-XX (315 L.F.) J rr rrrr r,rrrr,r,l,rr, ,r ,,,,,,rrrr, rrr rrrrr,rrr,r„rrr rr,rrrr,r,rrxrrrrrrr r r,r r ,,,rrrr,,,, rr rrrrrrrr,rrrrr r 'e • 3 ATTACHED TO lx3 BLACK STEEL POSTS � 0 rrr, 'r r,r,rrrV r.i�ri ,rrrrrr,rrrrr� ,rrrr .e , ,rrr k rr,rr V DIY, r,r ,r,r,rr rr - r,vr,r,r, U O • ;;;, R2„ R3 ' R3 2 6'TUBE STEEL FENCING \ SEE X/LX-XX (15 L. L.0 `7J 0 rrrr � �'�rrrrr��rrrrr rrrrrrrrrr,rrkrrrr,rr ° •'e � ,rrrr r rrrr„ ,,.rrrr 3 6'TUBE STEEL ACCESS GATE-42"WIDTH SEE X/LX-XX (1 EA.) ,rrrr rr .rr,rrrr,rrr r„r,rrrr,r,rr�:,r,r. \rrrr' 2 A2 \4 DECORATIVE GATE @ENTRY MONUMENT BASE BID SEE X/LX-XX (1 EA.) ,rrr r .. . ... R1 AS METAL FABRICATION/42 WIDTH r r ,,rrrr ,rrr„,,rrrr, r, I„ ,,,,, „ „ •.. iiii;;; SWINGING WROUGHT IRON EE / X-X ( E ) 3'HEIGHT INWARD SWING S X L X 7 A. % L——J R1 I ❑ PATIO GATES-30"WIDTH • • I 3'HEIGHT WROUGHT IRON PATIO FENCING SEE X/LX-XX (150 L.F.) 1 \ STAIR HANDRAILS SEE X/LX-XX (12 EA.) --- VEHICULAR GATES-DESIGN BUILD R1 LO �,'. B —— PER FENCING CONTRACTOR X; 8 42"RAILING @ RAISED STOOPS SEE X/LX-XX (35 L.F.) M AP `r •d., BASE BID ON C HEIGHT, TUBULAR �1 I I 1 STEEL SWING GATES I , , I , i X ❑g *TREE PROTECTION WELLS SEE X/LX-XX (35 L.F.) a SAW CUT EXISTING, DAMAGED CONCRETE& I �. GRATES AND PROVIDE 5X8 CLEAR ZONE CENTERED •. �\ 43 0 R3 R1 C1 R3 R1 C1 R3 R1 C1 R3 R1 C1 R3 R1 C1 -'R3 R1 C1 R3 ON TREE _ ENTRY MONUMENTATION &WALLS SEE X/LX-XX '� �r\�� �\�� v�v�v�r\i \i�\iv\�v�\i a - '�-- 10 *(2) GAS LANTERNS ATTACHED TO PILASTER 80 L.F.OF BRICK MASONRY *GATE 8 PILASTERS WA2R1Az � *CUSTOM MASONRY CONSTRUCTION 8 L.F.OF RAILINGOR1 CUSTOM ARCHWAY AND GATE ,,,,,rrrr,,,, ,rrr rrrr, ,r, \i.i i i\i�\i� Q 0, • • •. • R1 Q_ a a' a a • RAISED PLANTER __—_- ,rrrYrr,rrrr rrrr ar,r rrrr rR'r r,r ,,rrrr ,rrrr,,,, rrrr : A°'' - {. _ g DATE: 6.19.2025 L 17 I WATER METER POWER POLE i _ PROJECT: 2024.16.0 REVIEWED: JDR SUBMITTALS 90% CDS TITLE: LANDSCAPE ' PLAN SHEET: L l -01 0 10, 20' 30' 7L7L:7-7�7 SCALE: 1"= 10' IRRIGATION-SCHEDULE IRRIGATION POINT OF CONNECTION NOTES GENERAL IRRIGATION NOTES SYMBOL MANUFACTURER/MODEL/DESCRIPTION PSI DETAIL 1. POINT OF CONNECTION: CONTRACTOR SHALL LOCATE AND CONNECT DOWN STREAM OF THE 3/4"DEDICATED 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR,MATERIALS AND EQUIPMENT NECESSARY TO INSTALL THE IRRIGATION WATER METER(PROVIDED BY OTHERS)WITH TYPE K COPPER SERVICE LINE AT DEPTH OF 48"OR PER IMPROVEMENTS SHOWN ON THE PLANS. LANDSCAPE ARCHITECTURE LOCAL CODE,WHICHEVER IS GREATER,TO BACKFLOW PREVENTER.INSTALL ONE STOP&WASTE VALVE UPSTREAM 2. THE CONTRACTOR SHALL COORDINATE AS NECESSARY WITH THE GENERAL CONTRACTOR AND OWNER'S SITE DESIGN OF BACKFLOW PREVENTER,ONE FEBCO 825YA BACKFLOW PREVENTER IN A GUADSHACK ENCLOSURE WITH A FROST REPRESENTATIVE FOR SUCCESSFUL COMPLETION OF THIS WORK. BLANKET. EXTEND TYPE K COPPER PIPE A MINIMUM OF 30"BEYOND ENCLOSURE TO ONE MANUAL DRAIN VALVE. 511 W.200 S.SUITE 125 TRANSITION TO SCH 40 PVC MAINLINE AND EXTEND TO ONE MASTER VALVE,ONE FLOW SENSOR,ONE GATE VALE, 3. THE CONTRACTOR ASSUMES ALL LIABILITY ASSOCIATED WITH THE MODIFICATION OF THE IRRIGATION SYSTEM DESIGN WITHOUT NOTIFYING OWNER'S REPRESENTATIVE. SLC, UTAH 84101 AND ONE QUICK COUPLER VALVE.EXTEND SCH 40 PVC MAINLINE TO VALVES AS SHOWN.THE CONTRACTOR SHALL OFFICE:801.521.2370 Tree Bubbler CONFORM TO ALL LOCAL CODES.THE CONTRACTOR SHALL OBTAIN AND PROVIDE PAYMENT FOR ALL PERMITS 4. ALL IRRIGATION EQUIPMENT IS TO BE AS SPECIFIED OR APPROVED EQUAL PER THE DISCRETION OF THE OWNER'S 3/1-02 (2)Hunter RZWS-SLEEVE-18-CV 20 3/1-02 ASSOCIATED WITH THIS WORK. REPRESENTATIVE. www.LANDFORMDESIGNGRouP.coM 18in.long RZWS with Filter Fabric Sleeve,with a.25 gpm bubbler,Check 2. CONTROLLER LOCATION:THERE IS ONE CONTROLLER ON THIS PROJECT.THE CONTROLLER SHALL BE WALL 5. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONDUCT A THOROUGH SITE INSPECTION AND REVIEW OF THE Valve,1/2in.swing joint for connection to 1/2in.pipe MOUNTED IN THE APPROXIMATE LOCATION INDICATED.LOCATION ON THE PLANS IS FOR REFERENCE ONLY,FINAL PROJECT CONSTRUCTION DOCUMENTS INCLUDING BUT NOT LIMITED TO THE FOLLOWING:LANDSCAPE PLAN, `ate of Utah SYMBOL MANUFACTURER/MODEL/DESCRIPTION PSI DETAIL LOCATION TO BE DETERMINED.THE CONTRACTOR SHALL REFER TO THE ELECTRICAL PLANS AND COORDINATE 120 UTILITY PLAN,CIVIL PLAN,ARCHITECTURAL PLANS,ELECTRICAL PLANS,GRADING AND DRAINAGE AND ALL VOLT POWER AND ALL NECESSARY CONDUIT AND SLEEVING WITH THE OWNER'S REPRESENTATIVE PRIOR TO START ASSOCIATED PLANS THAT AFFECT THIS WORK PRIOR TO BEGINNING CONSTRUCTION.IF THE CONTRACTOR JEFFREY Hunter ICZ-101-25-LF OF WORK.ALL EQUIPMENT AND CONNECTIONS SHALL CONFORM TO ALL LOCAL CODES.REFER TO ELECTRICAL OBSERVES ANY DISCREPANCIES AMONG THE CONSTRUCTION DOCUMENTS AND THE EXISTING CONDITIONS ON SITE, RICHARDSON Drip Control Zone Kit.tin.ICV Globe Valve with tin.HY100 filter system. 4/1-02 ENGINEERING AND ARCHITECTURAL PLANS FOR ADDITIONAL INFORMATION REGARDING POWER FOR THE IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE OWNER'S REPRESENTATIVE IMMEDIATELY. Pressure Regulation:25 psi.Flow Range:.5 GPM-15 GPM. 150 mesh CONTROLLER. 6. THE CONTRACTOR SHALL CONFORM TO ALL LOCAL AND STATE REGULATIONS TO INSTALL THE IRRIGATION SYSTEM 11166857-5301 stainless steel screen. 3. RAIN/FREEZE SENSOR: MOUNT HUNTER WR2 SENSOR IN CLOSE PROXIMITY OF THE CONTROLLER.SENSOR SHALL BE AND IT'S COMPONENTS PER THE MANUFACTURER'S SPECIFICATIONS AS SHOWN ON THESE DOCUMENTS.THE NET FOR CONSTRUCTION Hunter PLD-BV MOUNTED IN LOCATION IN FULL SUN,OPEN TO RAINFALL,AND AWAY FROM HEAT SOURCES.SENSOR SHALL BE CONTRACTOR SHALL OBTAIN AND PROVIDE PAYMENT FOR ALL PERMITS REQUIRED BY ANY AND ALL LOCAL AND a a e r ) Manual flush/shut off valve,barbed insert.Typically installed in 10in.box,with 5/1-02 ( LOCATED NOR MORE THAN 700' LINE OF SIGHT FROM THE CONTROLLER.WALL MOUNT THE RECEIVER ADJACENT TO STATE AGENCIES AND UTILITY COMPANIES HAVING JURISDICTION OVER THIS SITE. n ds cap Q adequate blank tubing to extend valve out of valve box. Use with HDL or other THE CONTROLLER PRIOR TO SENSOR INSTALLATION AND DISCRETELY RUN WIRING TO CONTROLLER.SENSOR SHALL 7. THE CONTRACTOR MUST VERIFY THE LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION.IF THE 3/4in.dripline. BE SET TO TURN OFF AT 1/4"RAINFALL. CONTRACTOR FAILS TO DO SO AND DAMAGES ANY UNDERGROUND UTILITIES THROUGH THE COURSE OF HIS WORK. 4. FLOW SENSOR:THE HUNTER FLOW METER REQUIRES A MINIMUM FLOW OF.22 GPM FOR PROPER FUNCTION. THE CONTRACTOR SHALL PAY FOR ANY/AND ALL REPAIR WORK ASSOCIATED WITH SAID DAMAGES. ALL RIGHTS RESERVED LANDFORM Hunter ECO-ID DESIGN GROUP DI 6/I-02 MULTIPLE ZONES MAYBE REQUIRED TO RUN AT THE SAME TIME TO ACHIEVE THE FLOW SENSOR'S MINIMUM FLOW g. IT IS THE INTENT OF THIS DESIGN THAT ALL IRRIGATION EQUIPMENT BE INSTALLED WITHIN THE PROJECT LIMITS AND ECO-ID:1/2in.FPT connection with 12 psi-70 psi operating pressure. Specify REQUIREMENT.MAXIMUM FLOW NOT TO EXCEED 15 GPM.CONTRACTOR SHALL PROVIDE AN IVM-SEN DECODER FOR Drawings hall not be reproduced by any method; with Hunter SJ swing joint. WITHIN LANDSCAPE AREAS. ANY EQUIPMENT SHOWN OUTSIDE OF THESE LIMITS IS SHOWN FOR GRAPHICAL nor may they be used or reused for any purpose FLOW SENSOR CONNECTION/COMMUNICATION TO THE IRRIGATION CONTROLLER. CLARITY ONLY.IF THERE IS A QUESTION REGARDING THE LOCATION OF ANY COMPONENT OF THE IRRIGATION without the express prior written permission of Area to Receive Drip Emitters 5. SYSTEM PRESSURE&FLOW:THIS PROJECT HAS BEEN DESIGNED FOR A REQUIRED MINIMUM STATIC PRESSURE OF SYSTEM,IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE OWNER'S REPRESENTATIVE.IF THE LANDFORM DESIGN GROUP. + + + + + + This design indicates relationships based on data I 1 Rain Bird XBCV-PC 7/1-02 + + + + + + 20 XX PSI AND A MAXIMUM SAFE FLOW OF 12 GPM.THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE OPERATING CONTRACTOR NEGLECTS TO NOTIFY THE NECESSARY PARTIES,THE CONTRACTOR SHALL PAY FOR ANY obtained from other parties and has been + + + + + + Single Outlet,Pressure Compensating Drip Emitters. Flow rates of 0.5 8/1-02 PRESSURE IN THE FIELD AT THE POINT OF CONNECTION BEFORE CONSTRUCTION BEGINS.THE CONTRACTOR SHALL REPLACEMENT OR MODIFICATION TO INSURE PROPER LOCATION AND OPERATION OR THE IRRIGATION SYSTEM AND interpolated or combined by is of this Design Group to meet the requirements of this project. + + + + + GPH=blue,1.0 GPH=black,and 2.0 GPH=red. Comes with a self-piercing barb IMMEDIATELY NOTIFY THE OWNER'S REPRESENTATIVE IF DEFICIENT EQUIPMENT,LOW PRESSURE OR LOW FLOW ITS COMPONENTS. The subsequent accuracy of this dcument,while + + + + + + considered reliable, Is not warranted or L�-----J-J inlet x barb outlet.With check valve. CONDITIONS ARE ENCOUNTERED. IF THE CONTRACTOR FAILS TO NOTIFY OWNER'S REPRESENTATIVE OF SUCH 9. PLANT MATERIAL LOCATIONS TAKE PRECEDENTS OVER IRRIGATION LINES.THE CONTRACTOR SHALL COORDINATE guaranteed. Emitter Notes: DISCREPANCIES,THEN THE CONTRACTOR ASSUMES ALL LIABILITY AND COSTS ASSOCIATED WITH SYSTEM 05PC emitters(2 assigned to each 1 GAL plant) INSTALLATION OF IRRIGATION EQUIPMENT SO THAT IT DOES NOT INTERFERE WITH THE PLANTING OF TREES OR MODIFICATIONS TO ACCOMMODATE THE ACTUAL PRESSURE. OTHER LANDSCAPE MATERIAL. 05PC emitters(2 assigned to each 2 GAL plant) 10. IF IRRIGATION SLEEVING IS REQUIRED A MINIMUM OF 10'HORIZONTAL SEPARATION BETWEEN BANKS OF SLEEVES 10PC emitters(2 assigned to each 3 GAL plant) USED FOR OTHER ON-SITE UTILITIES.IT IS THE CONTRACTOR'S RESPONSIBILITY TO INSURE ADEQUATE VERTICAL IRRIGATION SLEEVING NOTES SEPARATION BETWEEN ALL IRRIGATION DISTRIBUTION LINES AND ALL UTILITIES(EXISTING OR PROPOSED)CONDUIT, 10PC emitters(2 assigned to each 5 GAL plant) STORM WATER COMPONENTS,DRAINS,ETC. 1. INSTALLATION OF SLEEVING IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR. SLEEVES SHALL BE 11. ALL VALVE BOXES/LIDS SHALL BE PLASTIC,COLOR GREEN OR TAN,WITH LOCKING COVERS,PER THE 10PC emitters(1 assigned to each FLAT plant) INSTALLED PRIOR TO THE START OF PAVING OPERATIONS. THE GENERAL CONTRACTOR SHALL COORDINATE WITH CONSTRUCTION DETAILS.ALL VALVE BOXES SHALL BE INSTALLED A MINIMUM OF V-0"FROM THE EDGE OF PAVED THE IRRIGATION CONTRACTOR FOR LOCATION AND SIZING OF SLEEVES PRIOR TO THE START OF WORK. SURFACES AND 3'-0"FROM THE CENTERLINE OF DRAINAGE SWALES OR RETENTION BASINS.THE CONTRACTOR SYMBOL MANUFACTURER/MODEL/DESCRIPTION DETAIL 2. THE CONTRACTOR SHALL SLEEVE ALL IRRIGATION DISTRIBUTION LINES,VALVE CONTROL WIRES AND SHALL ADJUST ALL VALVE BOXES TO BE FLUSH FINISH GRADE AS PER THE CONSTRUCTION DETAIL. COMMUNICATION WIRES,UNDER ALL PAVED SURFACES,WALL FOOTERS,DRAINAGE CHANNELS,INLETS,CATCH 12. THE CONTRACTOR SHALL COORDINATE INSTALLATION OF DRIP IRRIGATION LINES PRIOR TO INSTALLATION OF Hunter ICV-G 9/1-02 BASINS,ETC. PLANT MATERIAL WITH THE OWNER'S REPRESENTATIVE. 1in.,1-1/2in.,2in.,and 3in.Plastic Electric Remote Control Valves,Globe Configuration,with NPT Threaded InleVOutlet,for Commercial/Municipal Use. 3. ALL SLEEVES SHALL EXTEND A MINIMUM OF 1 FOOT BEYOND EDGE OF ALL OBSTRUCTIONS. NO TEES,ELLS OR 13. LAYOUT EMITTER TUBING PARALLEL TO TOPOGRAPHY WHEREVER POSSIBLE. INSTALL FLUSHABLE TYPE END CAP OTHER TURNS IN PIPING SHALL BE LOCATED UNDER ANY OBSTRUCTIONS. AT ENDS OF ALL 3/4"PVC DRIP LATERALS AND FLUSH THOROUGHLY BEFORE INSTALLING EMITTERS. Hunter HQ-5LRC 10/1-02 4. SLEEVING SHALL BE INSTALLED PER THE SIZES AND QUANTITIES SHOWN ON THE PLANS BASED ON THE CHART 14. SHRUBS SHALL BE IRRIGATED BY POINT SOURCE EMITTERS.SEE IRRIGATION LEGEND AND PLANS FOR DETAILS. Quick coupler valve,yellow locking rubber cover,red brass and stainless steel, BELOW. ALL MAINLINE,VALVE CONTROL AND COMMUNICATION WIRES,LATERALS AND 3/4"POLYETHYLENE DRIP with tin.NPT inlet,1-piece body. 15. TREES SHALL BE IRRIGATED BY TWO(2)ROOTZONE BUBBLERS.SEE IRRIGATION LEGEND AND PLANS FOR DETAILS. TUBING UNDER PAVED SURFACES ARE TO BE INSTALLED IN SEPARATE SLEEVING. 16. ARTIFICIAL TURF SHALL BE IRRIGATED BY POP-UP ROTARY NOZZLES.SEE IRRIGATION LEGEND AND PLANS FOR Manual Drain SLEEVED PIP SIZE/WIRE QTY REQUIRED SLEEVE SIZE AND QTY. DETAILS. Nibco T-113-K 11/1-02 3/4"-1"PIPING 2"PVC(1) 17. THE CONTRACTOR SHALL FINE TUNE/ADJUST THE IRRIGATIONS SYSTEM TO AVOID/REDUCE OVER-SPRAY ONTO Class 125 bronze gate shut off valve with cross handle,same size as mainline pipe diameter at valve location. Size:3/4 in. CONTROL WIRES 2"PVC(1) HARD SURFACES BY ADJUSTING NOZZLE DIRECTION AND NOZZLE RADIUS. 18. THE CONTRACTOR SHALL EXTEND THREE(3)SPARE CONTROL WIRES(ONE(1)COMMON AND TWO(2)CONTROL Shut Off Valve Mainline WIRES)FROM THE CONTROLLER TO THE END OF THE MAINLINE OR AS SHOWN ON THE PLANS.INSTALL SPARE w Nibco T-113-K 12/1-02 WIRES IN A 10"ROUND VALVE BOX WITH A QUICK COUPLING VALVE.USE ONLY#14 OR#12(WHEN NECESSARY) Class 125 bronze gate shut off valve with cross handle,same size as mainline DIRECT BURY COPPER WIRE FOR ALL UNDERGROUND WIRING. pipe diameter at valve location. Size Range-1/4in.-3in. 19. GROUNDING FOR THE IRRIGATION CONTROLLER TO BE INSTALLED PER THE MANUFACTURER'S SPECIFICATIONS AND W >_ Hunter ICV-G-FS 1" PER THE AMERICAN SOCIETY OF IRRIGATION CONSULTANTS GUIDELINE 100-2002 FOR EARTH GROUNDING C C� 1in.,1-1/2in.,2in.,and 3in.Plastic Electric Master Valve,Globe Configuration, 13/1-02 ELECTRONIC EQUIPMENT IN IRRIGATION SYSTEMS FOUND AT www.asic.org/Design_Guides.aspx.CONTACT THE < O I with NPT Threaded Inlet/Outlet,for Commercial/Municipal Use.With Filter MANUFACTURER FOR ADDITIONAL TECHNICAL ASSISTANCE. U Sentry. O O I w Stop&Waste Valve 0 Mueller Mark 11 Oriseal Curb Valve H10284N,FIP thread x FIP thread,size per 14/l 02 VALVE SCHEDULE CRITICAL ANALYSIS z line. BF Febco 825YA 3/4" 15/1-02 NUMBER MODEL SIZE TYPE GPM DESIGN PSI PSI PSI @ POC PRECIP Generated: 2025-05-3013:42 O Q Reduced Pressure Backflow Preventer in Guardshack Security Enclosure with 1/1-03 w J Frost Blanket. 1 Hunter ICZ-101-25-LF 1" Area for Drip Emitters 1.43 20 23.9 39.1 0.93 in/h P.O.C.NUMBER:01 Hunter PHC 2400 2 Hunter ICV-G 1" Bubbler 1.5 20 22.1 37.4 3.83 in/h Water Source Information: Dedicated Irrigation Meter, Q Hunt © HuntWi-F enabled,full-functioning controller with touchscreen,24-Station fixed 2/1-03 3 Hunter ICZ-101-25-LF 1" Area for Drip Emitters 5.99 20 26.9 44.1 0.94 irl see Irrigation Point of Connection U 0 controller,120 VAC,Outdoor model. 4 Hunter ICV-G 1" Bubbler 2 20 21.8 37.2 3.83 inlh notes for additional information. Q 5 Hunter ICV-G 1" Bubbler 2.08 20 24.0 41.6 0.64 in/h 0 Hunter WRF-CLIK 6 Hunter ICZ-101-25-LF 1" Area for Drip Emitters 1.9 20 25.7 43.3 1.0 inlh FLOW AVAILABLE Critical Station: 8 ® Rain/freeze Sensor,install within 1000 ft of controller,in line of sight.22-28 3/1-03 7 Hunter ICV-G 1" Bubbler 3.5 20 24.8 43.0 3.83 in/h Water Meter Size: 3/4" Design Pressure: 30 PSI VAC/VDC 100 mA power from timer transformer. Mount as noted. Includes 8 Hunter ICV-G 1" Turf Rotary 4.41 30 32.3 53.5 1.8 inlh Flow Available 18.2 GPM Friction Loss: 0.28 PSI Gutter Mount. 9 Hunter ICV-G 1" Bubbler 1 20 22.0 41.1 3.83 inlh Fittings Loss: 0.03 PSI 10 Hunter ICZ-101-25-LF 1" Area for Drip Emitters 0.8 20 23.0 42.1 0.77 in/h PRESSURE AVAILABLE Elevation Loss: -0.43 PSI Hunter HC-075-FLOW 11 Hunter ICV-G 1" Bubbler 3.5 20 26.0 42.1 3.83 inlh Static Pressure at POC: 65 PSI Loss through Valve: 2.43 PSI FS 3/4in.Flow meter for use with Hydrawise enabled controller to monitor flow and 4/1-03 12 Hunter ICZ-101-25-LF 1" Area for Drip Emitters 1.63 20 26.3 42.0 0.7 irlh Elevation Change: 5.00 ft Pressure Req.at Critical Station: 32.3 PSI provide system alerts.Also functions as stand alone flow totalizer/sub meter on Service Line Size: 1" Loss for Fittings: 0.09 PSI any residential or commercial irrigation system. Length of Service Line: 20 ft Loss for Main Line: 0.86 PSI Pressure Available: 61 PSI Loss for POC to Valve Elevation: 6.06 PSI r� Water Meter 3/4" See Civil Loss for Backflow: 11.2 PSI Dedicated Irrigation Meter,see Irrigation Point of Connection notes for Plans DESIGN ANALYSIS Loss for Master Valve: 2.43 PSI additional information. Maximum Station Flow: 5.99 GPM Loss for Water Meter: 0.55 PSI Irrigation Lateral Line:PVC Schedule 40 5/1-03 Flow Available at POC: 18.2 GPM Critical Station Pressure at POC: 53.5 PSI Residual Flow Available: 12.21 GPM Pressure Available: 61 PSI Residual Pressure Available: 7.49 PSI Irrigation Mainline:PVC Schedule 40 5/1-03 Pipe Sleeve:PVC Schedule 40 6/1-03 See Irrigation Sleeving Notes for additional information. • DATE: 6.19.2025 PROJECT: 2024.16.0 REVIEWED: JDR SUBMITTALS SITE PLAN tCRR ION TITLE: IRRIGATION NOTES & LEGENDS SHEET: L I-00 � \ \ \, X 8" SEWER 10 Im o �Lw_ a o �� I LANDSCAPE ARCHITECTURE 1 A+ T,, SIGN IRRIGATION SCHEDULE ° /�� t , + + + + + + + + + + + fi + + + �+ + rt rt — 51 1 W.200 S.SUITE 125 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I + + + + + + +I + ' + LL + + + + + + + + + ®� Si UTAH 84101 + + +— +—+ + —+ + — + + - _ + +- _+ + _ _ +— + _+ + +_ + + - _ +_ + + + SYMBOL MANUFACTURER/MODEL PSI DETAIL o OFFICE:801.521.2370 + + + + 1 + + a + � + + + + + +4 + + + + + �+\ + + + + + + �- + + + + + + + + + + + + + R + + I 1 `+ + �!'+ + + + + + + t L + + E + + +� + + WWW.LANDFORMDESIGNGROUP.COM + + + ® + + + + o + + + + + + + + + + + + + + + _ + + +' + + + + + + +' + I + + + + + + + + + + + + �� + + b1 to of U + + + + + +' + + + I+ + + �1 + + + L + + + + + + + L I V Tree Bubbler 20 2/1-02 5tia 1, + + + + \ + + + + + + + + JEFFREY + + + L+j + + + + / + + + + SYMBOL MANUFACTURER/MODEL PSI DETAIL RICHARDSON 43g7-_ + + + + I + + + + +I+ + + + + + + Hunter ICZ-101-25-LF 4/1-02 i 11166857-5301 + / + + �� + , � + + + + + + + ° + + + I+ NET FOR CONSTRUCTION + + + + + + + I Q Hunter PLD-BV 5/1-02 + + + + +v + + + + + + + + ` + + +/ + + + + + + +� + + + + + + + + + + + DI Hunter ECO ID 6/1-02 + ++ j + + + + + + + + + + + �— Area to Receive Drip Emitters ALL RIGHTS RESERVED LANDFORM I f� � 20 7/I-02 DESIGN GRouP + 3/ + + + + I + + + + + + + Rain Bird XBCV-PC + 1+ a a o + + + + + + + + + + +� + + + + + +1 Emitter Notes: -y r— I--E E ,, + + + + + + + + + I+ + ' + + + + + + + 05PC emitters(2 assigned to each 1 GAL plant) " "� "' p°" r i + + + + + + A a ORM S GRO F / + + + + + + + + + + + + + + + + + + + + + 05PC emitters(2 assigned to each 2 GAL plant) T ip based data + + + + + + + + // t rparties r "I - + + + + + + + �+ + + + + + + + + + + + �/-m t/ t r/ r j.. + -± + Ly + + + + + + + + + + + + ( g plant) 1 �, ate, m_ /Wh + + + + + 10PC emitters 2 assigned to each 3 GAL lant , + + + + + + + + + + + + + + 10PC emitters(2 assigned to each 5 GAL plant) a-//aPa 4 + + I+ + 4(1 I+ + + + + + 1 2 + + + + + + + + + + + + + + 10PC emitters(1 assigned to each FLAT plant) + + + + + + L—+—+ ± +—+ + 3 +\ + + r ,, + + + + II SYMBOL MANUFACTURER/MODEL DETAIL + + + Hunter ICV-G 9/1-02 Hunter HQ-5LRC 10/1-02 + + + %+ + + + + Manual Drain 1111-02 2 + + + ' + + 34 + + + I+ + + j-, '+ \\+ + + + Shut Off Valve-Mainline 12/1-02 + - + + + + Hunter ICV-G-FS 1" 13/1-02 + �+ +� + + + + + + �p Stop&Waste Valve 14/1-02 i+ + + + + + + + + + + + + + + + I+ + BF Febco 825YA 3/4" 15/1-02 + +' I+ + + +I + + + 8 © Hunter PHC-2400 2/1-03 +1 + + + + + + + + + + + + " 3 I ® Hunter WRF-CLIK 3/1-03 +)+ + I + + + + + - + + I+ + � FS Hunter HC-075-FLOW 4/I-03 + + + + + 9 + + + + + + + + + + + + F— + + + + + + + + + + + + M❑ Water Meter 3/4" See Civil Plan + + , + + + - + + + �" 0,8 ZD + + + + + + + + + �+ + Irrigation Lateral Line:PVC Schedule 40 5/1-03 W + + + + + + +� + + i+ + + + ] 3-4 V + + + + + + + + + Irrigation Mainline:PVC Schedule 40 5/1-03 + + + + + + + + + + g U + ' + + + + + + + 1+ + _ r �+ + + + + A + + + + - + + + + - + Pipe Sleeve:PVC Schedule 40 6ll 03 W + + + + + + + + + + + + + �� a° p I + + + + + + + 4� / + + + + + + + + I - + + + + , + I Valve Callou[ + �+ + + + v + + + + +l + + + Q+ + + + + +1 + + + - + + + + + I # Valve Number +';� + + + + + + + + + + + I+ + Q + +'-h + + + + + + + + + + + \ + + + + + I + #„ # Valve Flow LU O J + + + I+ I+ + + +\ + + \I + I �` + '.\+ + +`. + + + + 1+ + + r r Valve Size O GI + +1 + + + + + + r+ + + I + + + + + + C+ LU v , + + + + + + + + + + O + + + + + + + + + v+ + - + + •+ + + + + + + + + + + + + + + + + + + + + +I + + �,k + + + + + + + + + + + + + + + + + + + + + + + + + + v �`. + + + �i+ + + �- + - + + + + + + + + + + + + + + + + + + + + + + + + + + + \+ + + + + +�--� +1 + + + + + + + + + + + ++ + + + + + + + + + + + + + + + + + + + + + + + + + + + +I +II II + + + + + + + + + + + 1 � J + + + / + M W + — — + t + + + + + + + + +_+ + �+ + + . + + + +� + it + + + . + + � + + + + + + + Z 437o + + + + + + + F + + + +-7 7- + +7 - -+7 T 4„ + + _-7+ __J +I + _ + + -� + + +\ + + + + + + + + + + + + + + + + + ' + + + + �� I + + + + + + + + + + + + + + + + + + +\ + + Q��S + + + q9+ + + + + +�+ + L� + + I + + + + + + + + + + + + + + + + + + + + + + + + + + + _+ 7T71 + +� nn �— D BF M FS _ - -- - DATE: 6.19.2025 i PROJECT: 2024.16.0 REVIEWED: JDR / ' 1 SUBMITTALS n 90% CDS A n TITLE: LANDSCAPE IRRIGATION PLAN SHEET: LI-0I /\ 0 10' 20' 30' 7 SCALE: 1" = 10' • 0 LANDSCAPE ARCHITECTURE SITE DESIGN 511 W.200 S.SUITE 125 SLC, UTAH 84101 OFFICE:801.521.2370 NOTES: NOTES: W W W.LANDFORMDESIGNGROUP.COM 1. ALL SPRAY HEADS MUST HAVE BUILT IN PRESSURE REGULATING FEATURE. 1. POSITION UNITS EVENLY SPACED AROUND TREE.FOR NEW TREES PLACE NEAR ROOT BALL.FOR EXISTING TREES,PLACE 2. AFTER FLUSHING HEADS,REGRADE AND COMPACT AS NEEDED TO RETURN TO FINISH GRADE CONDITION. HALF THE DISTANCE BETWEEN CANOPY EDGE AND TREE TRUNK. f 3. SPRINKLERS SHALL BE MIN.12"FROM ANY WALLS OR BUILDINGS. GRATED CAP 2• INSTALL PRODUCT WITH TOP EVEN WITH FINISH GRADE OR THE TOP OF MULCH. Utah 4. ADJUST ALL SPRINKLER HEADS TO AVOID OVERSPRAY ON ANY WALLS,HARDSCAPE,ETC. ROCK MULCH 3. WHEN INSTALLING IN EXTREMELY HARD OR CLAY SOILS,ADD 3/4"GRAVEL UNDER AND AROUND THE UNIT TO ALLOW FASTER 5. DO NOT USE SEALANT OR TAPE ON THREADED INSERTS TO SPRINKLER HEAD. OR TURF WATER INFILTRATION AND ROOT PENETRATION. VALVE BOX - VALVE BOX - JEFFREY FINISH GRADE II Ij II II II II I 4. AFTER UNIT IS INSTALLED,FILL THE BASKET WITH PEA GRAVEL BEFORE LOCKING LID. PER SCHEDULE PER SCHEDULE RICHARDSON u u V u u u V oo TREE CANOPY r 11166857-5301 0 BUBBLER - _ - (DRIPLINE) FINISHED GRADE/ FINISHED GRADE/ NET FOR CONSTRUCTION PER SCHEDULE o ROOT ZONE \ PLANT ROOTBALL (TYP.) TOP OF MULCH TOP OF MULCH FINISHED GRADE/ o WATERING SYSTEM - / PLANT PIT ata"d e TOP OF MULCH CHECK VALVE PER SCHEDULE o \ PLANT CENTER POP-UP SPRAY SPRINKLER - ROOTZONE BUBBLER PER SCHEDULE FILTER FABRIC / SLEEVE � ALL RIGHTS RESERVED LANDFORM M DES IN oRouP PVC LATERAL 0 F' I ca ld rya oa; ADDITIONAL ROOTZONE / WATERING POINTS � S R OrRO �� ���IAVD RM D S C .,F / TREE TRUNK ° "On4 o ° Ti " MALE NPT x .490" BARB ELBO \ 0�O° 0° OO BRICK SUPPORTS - 00 O 00�° o OOO° BRICK SUPPORTS - ,, based ,fr, ° O ° ° O ° o { r ° SWING PIPE - o / 0 °��� (2) MIN. 0 gOO ° o�RV escir (2) MIN. �� p ° r tt °j o ROOTZONE WATERING r,.+� L.r7cr m. o�, r.°nie LENGTH AS REQUIRED 0 / 3/4" GRAVEL SUMP - 3/4" GRAVEL SUMP - al SYSTEM - PER SCHEDULE °OrtPd "� ° " MALE NPT x .490" BARB ELBOW SCH 40 PVC TEE o00 / 8" DEPTH 8" DEPTH 000o i SWING JOINT W/ 1/2" FPT WEED BARRIER WEED BARRIER 0 00 MULCH - PER THREADED POLY ADAPTER FABRIC FABRIC PRE-MANUFACTURED LANDSCAPE PLAN PVC DRIP SUB-SURFACE PVC DRIP SUB-SURFACE SWING JOINT PER PLANT PIT u _ �� MANIFOLD PIPE DRIP LINE MANIFOLD PIPE DRIP LINE MANUFACTURER oLai ? PVC BALL VALVE - PVC BALL VALVE - TEE OR ELL CONNECTION SPECIFICATIONS LATERAL PIPE - u 00 00o PER SCHEDULE SIZE AS REQUIRED SIZE AS REQUIRED LATERAL PIPE - o00 000 PER SCHEDULE TREE ROOTBALL EASY FIT MALE x EASY FIT MALE x BARB ADAPTER BARB ADAPTER 1 POP-UP SPRAY - SWING PIPE ASSEMBLY 2 ROOTZONE BUBBLER 3 ROOTZONE BUBBLER PLACEMENT 4 DRIPLINE FLUSH POINT WITH BALL VALVE 5 DRIPLINE FLUSH POINT WITH BALL VALVE NOT TO SCALE P-BWIC-HEA-02 NOT TO SCALE P-BWIC-DRI-11 NOT TO SCALE P-BWIC-DRI-11 NOT TO SCALE P-BWIC-DRI-1 NOT TO SCALE P-BWIC-DRI-11 NOTES: NOTES: NOTES: 1. TYPICAL MAXIMUM LENGTH OF ONE DISTRIBUTION TUBE SHALL BE 8',SEE NOTES FOR JOB SPECIFIC 1. ALL IRRIGATION TO BE A MINIMUM OF 5'FROM BUILDING,OR AS DEFINED WITHIN THE GEOTECH REPORT, 1. EACH QUICK COUPLER SHALL BE IN A SEPARATE VALVE BOX. MAXIMUM LENGTH. WHICHEVER IS GREATER. 2. PROVIDE(1)QUICK COUPLER KEY FOR EACH QUICK COUPLER VALVE 2. EMITTERS SHALL BE EQUALLY SPACED AROUND ROOTBALL. 3. ALL THREADED CONNECTIONS SHALL BE COATED WITH RECTORSEAL PIPE SEALANT OR EQUIVALENT 3. FLUSH ALL LINES THOROUGHLY PRIOR TO EMITTER INSTALLATION. 1 4. IF PLANTING ON A 4:1 SLOPE OR STEEPER,INSTALL EMITTERS ON THE UPHILL SIDE OF PLANT. FINISH GRADE 5. EMITTERS SHALL BE SELF-FLUSHING AND PRESSURE COMPENSATING UNLESS NOTED OTHERWISE. WATERPROOF CONNECTION - 6. DRIP VALVE ZONES(HYDROZONES)ARE DESIGNED TO ACCOUNT FOR DIFFERENCES IN PLANT 3M TM DBR/Y-6 OR EQUIVALENT MULCH - PER PLAN WATER REQUIREMENTS AND SUN EXPOSURE. DIRECT BURY SPLICE 7. CONTRACTOR SHALL ENSURE HYDROZONES ARE ON SEPARATE VALVES AS SHOWN ON PLAN. EXTERIOR OF BUILDING VALVE BOX - REMOTE CONTROL VALVE - 6" ROUND BOX - PER SCHEDULE PER SCHEDULE PER SCHEDULE OPERATION INDICATOR - PER SCHEDULE w 14" IM/T1 i�v FINISHED GRADE/ SINGLE OUTLET DIFFUSER CAP WITH LATERAL LINE (PVC FINISHED GRADE/ TOP OF MULCH EMITTER ° TOP OF MULCH 0 r l DRIP STAKE OR POLY PIPE PER 0 0 `J PVC LATERAL LINE - SCHEDULE) EMISSION POINT - co9�� ���' QUICK COUPLER ASSEMBLY - PER PLAN PLANT CENTER PLANT ROOTBALL DIFFUSER CAP W/ ID TAG PVC SCH 80 NIPPLE PER SCHEDULE 7 DRIP STAKE (TYP.) 30" LINEAR LENGTH PVC SCH 40 ELL Z SCH 40 PVC TEE ° OF WIRE - COILED 24' #4 REBAR TO HOLD �� 1/4" DISTRIBUTION TUBING COUPLERIN PLACE W/(2) FLEX TUBING9 1/4" DISTRIBUTION TUBING - �/ ° FINISH GRADE STAINLESS STEEL CLAMPS J SEE NOTES FOR MAXIMUM - SCH 80 NIPPLE - LENGTH PVC LATERAL PIPE�� SCH 80 NIPPLE O w J PER SCHEDULE LENGTH AS NEEDED � AND SCH 40 ELL 3" MIN. DEPTH LANDSCAPE FABRIC UNDER GRAVEL nr �" npAvri ° ° o ° °(�o CONTROL WIRES - 000 OD0° 00�O SWING JOINT ASSEMBLY ~ 0 SUPPORT BRICK - 0 0 0 )DOo o��0o FROM CONTROLLER 000 g o ° PVC SCH 40 TEE OR ELL W 1 1 OF 4 o O� g o 0 C� • COMMON WIRE TO PVC SCH 40 TEE ' NEXT VALVE(S) FLOW OR ELL 0 - o CONTROL WIRE TO PVC MAINLINE -PER SCHEDULE 121:� DIFFUSER CAP WITH / NEXT VALVE(S) 121- DRIP STAKE PVC 1 4 MAINLINE - DISTRIBUTION TUBING - LATERAL LINE PER SCHEDULE - LANDSCAPE FABRIC � PER SCHEDULE SEE NOTES FOR MAXIMUM LATERA SEE NOTE FOR PLACEMENT OF UNDER GRAVEL L LINE - SEE PLAN PIPE AND EMITTERS RELATIVE Lq FOR SIZE AND MATERIAL TO BUILDING FOUNDATION PLANT ROOTBALL 6 DRIPLINE OPERATION INDICATOR (HUNTER) 7 SHRUB EMITTER PLACEMENT 8 SHRUB EMITTER PLACEMENT NEAR BUILDING 9 TURF VALVE ASSEMBLY 10 QUICK COUPLER NOT TO SCALE P-BWIC-DRI-17 NOT TO SCALE P-BWIC-DRI-04 NOT TO SCALE P-BWIC-DRI-05 NOT TO SCALE P-BWIC-VAL-01 NOT TO SCALE P-BWIC-VAL-04 NOTES: NOTES: NOTES: NOTES: 1. LOCATE DRAIN VALVE AS INDICATED ON PLANS.TYPICAL LOCATIONS ARE AT POINT OF CONNECTION AND AT 1. COMPACT SOIL AROUND GATE VALVE ASSEMBLY TO THE SAME DENSITY AS ADJACENT,UNDISTURBED 1. COMPACT SOIL AROUND VALVE ASSEMBLY TO THE SAME DENSITY AS ADJACENT,UNDISTURBED SUBGRADE. 1. INSTALL PER LOCAL CODES AND MANUFACTURER'S SPECIFICATIONS. ALL LOW POINT(S)ALONG THE IRRIGATION MAINLINE AS NEEDED. SUBGRADE. 2. DO NOT REST VALVE BOX OR ACCESS SLEEVES ON MAINLINE OR LATERAL LINE. 2. PROVIDE PVC PIPE PROTECTION AROUND COPPER SUPPLY LINES AS THEY GO 2. ALL THREADED CONNECTIONS SHALL BE COATED WITH RECTORSEAL PIPE SEALANT OR EQUIVALENT. 2. DO NOT REST VALVE BOX OR ACCESS SLEEVE ON MAINLINE OR LATERAL LINE. 3. PROVIDE VALVE KEY-LENGTH AS NEEDED. THROUGH THE CONCRETE SLAB BASE. 3. PROVIDE GATE VALVE KEY-LENGTH AS NEEDED. 3. BACKFLOW PREVENTION DEVICE(S) SHALL BE PLACED A MINIMUM OF TWO (2') FEET FROM THE WATER METER AND BE THE SAME SIZE AS THE METER SERIVCE LINE. 4. PROVIDE THRUST BLOCKS FOR LINES 2-1/2" OR LARGER. � r ROUND BOX PER SCHEDULE - (� ROUND BOX PER SCHEDULE - MOISTURE RESISTANT CONNECTOR `L - �L TOP OF BOX TO BE FLUSH TOP OF BOX TO BE FLUSH ROUND BOX PER SCHEDULE WITH FINISHED GRADE TO BE 3M DBR/Y-6 OR APPROVED WITH FINISHED GRADE TOP OF BOX TO BE FLUSH FINISHED GRADE BACKFLOW ENC VALVE BOX - EQUAL. TO BE INSTALLED IN VERTICAL FINISHED GRADE • LSOSRE WITH FINISHED GRADE PER SCHEDULE POSITION AS SHOWN SCHEDULE PER SCHED E E BACKFLOW PREVENTER - •, DATE: 6.19.2025 FINISHED GRADE FINISHED GRADE/ PER SCHEDULE ------ 6" CL160 PVC Z TOP OF MULCH Q BALL VALVE BRASS NIPPLE PROJECT: 2024.16.0 ACCESS SLEEVE - _z BRASS UNION-6" NION z LENGTH AS REQUIRED 6" CL 160 PVC 30" LINEAR LENGTH 6" CL 160 PVC N o BRASS WYE STAINER da M ACCESS SLEEVE - TYPE K COPPER PIPE M (100 MESH) ' REVIEWED: JDR ----- 3" DEPTH MIN. OF 3/4" ACCESS SLEEVE - OF WIRE - COILED LENGTH AS COPPER ADAPTER - LENGTH AS MASTER VALVE PER u PVC MAINLINE - REQUIRED SCHEDULE PVC ADAPTOR - CRUSHED GRAVEL ° EXTEND 6" BEYOND ii0O0 �0 REQUIRED COMPACTED SUBGRADE ------- --- ------- PER SCHEDULE SCH 80 TEE PER - EDGE OF BOX O �O' FLANGED CONNECTION AINLINE - MAINLINE SIZE - OO OO GATE VALVE - O 30" BEYOND UNIT FINISH GRADE SUBMITTALS DOWNWARP ALIGN IN A F_._-- -SCH 80 PVC NIPPLE FILL4IN AND AROUND 00 O" GRAVEL SUMPBRICK K SUPPORTS - ° °000 o ° ° O ° CONTROL SCHEDULE WIRES LER - FILL GAND AROUND 0000 O O000o0 BRICK MIN SUPPORTS - P PER VC MSCHEDULE- - - - - '�' SCH 80 PVC NIPPLE� BOX AS REQUIRED - (2) MIN. o 0 00 0�00 00 BRICK SUPPORTS Q CO ( ) `- -- o � -----------3/4" GRAVEL SUMP - O O O o O� g0O o °� �J 2 MIN. BOX AS REQUIRED - 0°O`�O°O O O O STOP & WASTE BRASS GATE VALVE - 1 CUFT MIN. EXTEND 6" BEYOND O ( ) EXTEND 6" BEYOND VALVE - FLOW TO FLOW FROM (77 PER SCHEDULE �0000 00 O 00 3 4" GRAVEL SUMP - OO OO 90% CDS 00 ------SOIL BLANKET ENCLOSING EDGE OF BOX � EDGE OF BOX PER SCHEDULE VALVES P.O.0 -- SUMP - AMOCO ENG. FABRIC PVC MAINLINE - THREADED MALE 8' DEPTH PVC MAINLINE SCH 80 TOE 4545 - 4.5 OZ OR EQUAL PER SCHEDULE O 0�0000° O 000�00 ADAPTER -- O O O O o --- NIPPLE (2) - O OO O O OR LATERAL - O 000 00 O O O� O o�oO�OO �000�0�� PER SCHEDULE O OO �Ooc§no, LENGTH AS • 36"/4"W 6" OF O OO OO�°�OAOX� O �00o O� REQUIRED 3/4" WASHED OOO ) c O VO GRAVEL `� O cJO 00 O O O� O � TITLE: �0�0ooO��o�O�Oo LANDSCAPE MANUAL DRAIN GATE VALVE - 3" AND SMALLER 1 1 MASTER VALVE ASSEMBLY STOP & WASTE VALVE BACKFLOW PREVENTER - FEBCO 825YA IRRIGATION 11 NOT TO SCALE P-BWIC-VAL-10 1 NOT TO SCALE P-BWIC-VAL-10 NOT TO SCALE P-BWIC-VAL-05 1 NOT TO SCALE P-BWIC-VAL-A-09 NOT TO SCALE P-BWIC-AUXE-A-01 DETAILS SHEET: LI-02 • 0 LANDSCAPE ARCHITECTURE SITE DESIGN 511 W.200 S.SUITE 125 SLC, UTAH 84101 OFFICE:801.521.2370 NOTES: NOTES: NOTES: WWW.LANDFORMDESIGNGROUP.COM 1. ALL ELECTRICAL AND CONTROLLER WIRE TO BE INSTALLED PER LOCAL CODE AND 1. INSTALL SENSOR PER MANUFACTURER'S SPECIFICATIONS. 1. STRAIGHT PIPE-10 PIPE DIAMETERS UPSTREAM MANUFACTURER'S SPECIFICATIONS. 2. FINAL LOCATION AND MOUNTING SYSTEM TO BE APPROVED BY OWNER'S REPRESENTATIVE. &5 PIPE DIAMETERS DOWNSTREAM LIFT—OFF \' 2. ALL ELECTRICAL MATERIALS SHALL BE U.L. APPROVED FOR USE AS SHOWN. gate �f Utah X GUARDSHACK 3. GROUND CONTROLLER PER LOCAL CODE AND MANUFACTURER'S SPECIFICATIONS.X/ ENCLOSURE 4. PROVIDE WATERPROOF SEALANT FOR ALL CONDUIT AND WIRE ACCESS POINTS. JEFFREY 5. PROVIDE LOCK AND KEY FOR ENCLOSURE (IF APPLICABLE). RICHARDSON = LOCK SHEILD ���Q� _ MOISTURE RESISTANT CONNECTOR 11166857-5301 TO BE 3M DBR/Y-6 OR APPROVED HOLES FOR CONTROLLER PER SCHEDULE — EQUAL. TO BE INSTALLED IN VERTICAL NET FOR CONSTRUCTION ® amo ' INFLOW OUTFLOW PIPES OF a � r MOUNT AT EYE—LEVEL W CLEARANCE VALVE BOX — a / ® / PER SCHEDULE POSITION AS SHOWN ��e BACKFLOW PREVENTER/FILTER FOR DOOR OPENING, PER , SECURE TO EXTERIOR WALL. andScap FINISH GRADE ® MANUFACTURER'S RECOMMENDATIONS WIRELESS SENSOR RECEIVER — CONCRETE PAD — PAD TO BE 6" MOUNTED ON THE WALL NEXT FINISHED GRADE/ TOP OF MULCH LARGER ON ALL SIDES THAN TO THE CONTROLLER — IF APPLICABLE ALL RIGHTS RESERVED LANDFORM EQ. EQ. INTERIOR DIMENSIONS OF ENCLOSURE EQ. EQ. ,' ��,' ® z DESIGN GROUP 30" LINEAR LENGTH , ).", 6" L 6" 6" W 6" cv i­y t c ,d r s_ fo-a E post DISCONNECT JUNCTION BOX OF WIRE — COILED l oui �fic p piio 11e, pe . er RIGID STEEL CONDUIT W/ a FLOW SENSOR — aD=CRVDSSGIf GRO F. BUILDING CONTROL WIRES TO VALVES ' WIRELESS RAIN SENSOR, PER SCHEDULE Trrs eesipt, iccote,re1C}1Of1,ip�based—data LOCATE WITHIN 200 FEET aarai- d fro ni ar parties ` °' beer, WALL AND GROUNDING r paarad C—birea b, ­9cfor— Despir- LIFT—OFF OF THE CONTROLLER. p to m r r . .. r ;-e- GUARDSHACK CONNECT PER LOCAL CODE i r,.CjL e�, m_ r W ie 'i',' Z tor,d,ed c.,bl, I ,.,d o ENCLOSURE TO EXISTING POWER SOURCE , , WIRES TO arreea a STANDARD LIFT-OFF IN STEEL CONDUIT (BY OTHERS) SUITABLE FASCIA, WALL, OR CONTROLLER HOLES FOR INFLOW/ GUARDSHACK INTERNAL GUTTER MOUNT. MOUNT IN �°0� 0O o 0 o O o OUTFLOW PIPES OF FINISH GRADE LOCATION WHERE SENSOR CAN o 000�OCgo o�0ogg �0 BRICK SUPPORTS — BACKFLOW PREVENTER/ DIMENSIONS oO o o OCg (2) MIN. 3 O FILTER RECEIVE RAINFALL. ---LOCK SUN AND IS OPEN 3/4" GRAVEL SUMP — LOCK SHEILD GS-.5 10"W x 18"H x 121E a a8" DEPTH CONDUIT TO EXTEND CONCRETE PAD — GS-1 10"W X 24"H X 221E 5 FEET BEYOND WALL ° PAD TO BE 6" LARGER ON ALL SIDES THAN INTERIOR DIMENSIONS GS-2 10"W X 24"H x 301E 6" L 6" OF ENCLOSURE OF DIRECT BURIAL WIRE TO ON CONTROL VALVES 1 LIFT OFF GUARDSHACK ENCLOSURE 2 CONTROLLER - WALL MOUNTED 3 WIRELESS RAIN SENSOR 4 FLOW SENSOR NOT TO SCALE P—BWIC—AUXE—A-02 NOT TO SCALE P—BWIC—AUXE-02 NOT TO SCALE P—BWIC—AUXE-03 NOT TO SCALE P—BWIC—AUXE-04 NOTES: NOTES: 1. ALL MAINLINES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 1. ALL SLEEVES SHALL BE INSPECTED PRIOR TO BACKFILLING. 2. ALL PVC PIPING TO BE SNAKED IN TRENCHES AS SHOWN IN PLAN VIEW. 2. CAP SLEEVES WITH 90'FITTING AND EXTEND PIPE TO SURFACE UNTIL USE. 3. ALL 120 VOLT WIRING IN CONDUIT TO BE INSTALLED AS PER LOCAL CODES. 3. MULTIPLE SLEEVES REQUIRE 4"HORIZONTAL SEPARATION WITHIN SAME SLEEVE TRENCH. 4. ALL ELECTRICAL WIRE CONNECTIONS TO VALVES AND SPLICES TO BE INSTALLED WITHIN A VALVE BOX AND 4. IRRIGATION PIPE AND WIRE SHALL NOT SHARE THE SAME SLEEVED. MADE WITH 3MTM DBR/Y-6 WATERPROOF CONNECTORS,OR APPROVED EQUAL. 5. MARK/STAMP-'X'AND/OR INSTALL PLACARD AT BACK OF CURB OR ROOFING NAIL IN ASPHALT 5. BUNDLE AND TAPE WIRING IN 10'INTERVALS. 6. VALVE WIRES TO BE INSTALLED WITHIN MAINLINE TRENCH WHEREVER POSSIBLE. 7. BEDDING MATERIAL SHALL BE 3/4"BASE OR SAND AND SHALL BE 3"BELOW LOWEST PIPE OR WIRE AND 3" ABOVE HIGHEST PIPE OR WIRE WITHIN TRENCH. PAVING 8. BEDDING MATERIAL SHALL BE IN MAINLINE TRENCH ONLY. FINISHED GRADE/ 9. BEDDING IS NOT REQUIRED IN POLYETHYLENE TUBING TRENCHES BUT NO ROCKS LARGER THAN 3/4". TOP OF MULCH Lu O >- 10. EXCAVATED COVER MATERIAL SHALL BE FREE FROM DEBRIS AND ROCKS 3/4"OR GREATER. I -- WRAP 12 GAUGE WIRE AROUND 5 V) 11. PIPE BEDDING MATERIAL TO BE ROCK AND DEBRIS FREE,BACKFILL IN 6"LIFTS,PUDDLE WITH WATER BETWEEN I EACH END OF SLEEVE (10 WRAPS L — LIFTS. MIN.) AND EXTEND TO SURFACE O 00 U AS A LOCATING DEVICE — PLACE IN 6" ROUND VALVE BOX w COMPACT SOIL AROUND SLEEVE z TO SAME DENSITY AS ADJACENT z o o z UNDISTURBED SOIL EXCAVATED MATERIAL — z g z SEE NOTES O O PVC PIPE FINISHED GRADE " N " O Lu J IN TRENCH co ---------DETECTABLE UNDERGROUND WARNING TAPE & 14 GA WIRE BACKFILL WITH EXISTING SOIL AFTER ~ 0 ---- DRIP LATERAL — 8" MIN. j"'—REMOVING ROCKS LARGER THAN 3/4" U Q COVERAGE OR 3/4" ROADBASE OR SAND Lu n — PVC/POLY TURF LATERAL — ,--PVC SLEEVE PER SCHEDULE — O --___ 12" MIN. COVERAGE ® TWICE THE DIAMETER OF THE �PVC IRRIGATION MAINLINE — PIPES/WIRES MIN. •--- 18" MIN. COVERAGE a_____ VALVE WIRING --- - BEDDING MATERIAL — SEE NOTES 12"MIN. PLAN SECTION 5 IRRIGATION TRENCH 6 IRRIGATION SLEEVE NOT TO SCALE P—BWIC—PIP-01 NOT TO SCALE P—BWIC—PIP-02 u• r. DATE: 6.19.2025 PROJECT: 2024.16.0 REVIEWED: JDR u SUBMITTALS n 90% CDS A n TITLE: LANDSCAPE IRRIGATION DETAILS SHEET: LI-03 • LANDSCAPE ARCHITECTURE SITE DESIGN 511 W.200 S.SUITE 125 SLC,UTAH 84101 OFFICE:801.521.2370 400 SOUTH ROW 400 SOUTH PRIVATE FRONTAGE - TSA WWW.LANDFORMDESIGNGROUP.COM LIVE VEGETATION EXHIBIT TOTAL AREA: 2,500 S.F 100% TOTAL AREA: 2,150 S.F 100% ke of (/tah HARDSCAPE: 2,100 S.F. 84% PATIOS/PLAZA/ENTRY: 1,075 S.F. 50% (SIDEWALK/APPROACHES) - 10'TSA SIDEWALK LIVE VEGETATION: 730 S.F. 33.95% JEFFREY TREE WELLS: 280 S.F. 11.2% SHRUB COVERAGE: 300 S.F. RICHARDSON L LIVE VEGETATION REQUIRE M TREE COVERAGE: 430 S.F.TOTAL 11166857-5301 PLANTING AREA: 120 S.F. 4.8% *20%MAX: 430 S 20% N� FOR CONS � CTION COVERAGE: 2,235 89.4% mend CS a e LIVE VEGETA N: 1 TREE PER 20 FT CF1 RONTAGE @ NATION ALL RIGHTS RESERVED LANDFORM DESIGN GROUP Drawings shall not be reproduced by any method; nor may they be used or re-used for any purpose without the express prior written permission of LANDFORM DESIGN GROUP. This design indicates relationships based on data obtained from other parties and has been interpolated or combined by Land form Design Group se meet the requirements of this t,while The subsequen}accuracy of this document,while considered reliable, is not warranted or P PERTY LINE guaranteed. jr77 LANDSCAPE SPACE CALCULATIONS-TSA ZONING V) LANDSCAPE AREAS: LU O >_ 0 TREE CANOPY COVERAGE ] O R SHRUB/PLANTING COVERAGE O O w 900 EAST ROW 7 UJ TOTAL AREA: 6,100 S.F 100% PERMEABLE, LIVE VEGETATION ZONES Z HARDSCAPE: 2,250 S.F. 36.89% 3� UTILITY/OTHER: 185 S.F. 3.03% PERMEABLE, NON PLANTED-MAINTENANCE J PLANTING AREA: 3,665 S.F. 60.09% ZONES O UJ (REQUIRED: 1,222 S.F. 33.3% J LIVE VEGETATION: 1,233 S.F. 33.64% HARDSCAPE-REASONABLE ACCESS AREAS F— O SHRUB COVERAGE: 500 S.F. 13.64% SIDEWALKS, PATIOS,STAIRS, ETC. W CD `�SIDE YARD: CANOPY COVERAGE: 733 S.F. 20% 011 *CONTINOUS SHRUB HEDGE O TOTAL AREA: 1,200 S.F 100% HARDSCAPE: 0 S.F. PLANTING AREA: 420 S.F. 25% CANOPY COVERAGE: 340 20%MAX. 240 S.F. 20% LIVE VEGETATION: 180 S.F. 15% • DATE: 6.19.2025 PROJECT: 2024.16.0 REVIEWED: JDR SUBMITTALS 30 PROPER 90% C DS TITLE: LANDSCAPE ' CALCULATIONS PROPERTY LINE BACKYARD AREA: PROPERTY LINE TOTAL AREA: 2,500 S.F 100% HARDSCAPE: 800 S.F. SHEET: PLANTING AREA: 940 S.F. NON-VEGETATED: 300 S.F. CANOPY COVERAGE: 546 S.F. -00 LIVE VEGETATION: 260 S.F. 0 10, 20' SCALE: 1" = 10' SITE SUMMARY LANDSCAPE DATA: PRIVATE SITE & ZONING CALCULATIONS LANDSCAPE CONFORMANCE FOR SALT LAKE CITY URBAN FORESTRY REQUIREMENTS *NO TURF GRASSES PROPOSED LANDSCAPE ARCHITECTURE SITE DESIGN TO CONFORM WITH 21 A.48 LANDSCAPING CODE *ALL IRRIGATION TO BE UNDERGROUND WATER-WISE DRIP SYSTEM 511 W.200 S.S U ITE 125 ZONING TSA-UN-T 21 A.26.078 FOR LIVE VEGETATION ZONES OFFICEA01.521 OFFICE:801.521.2370 M�t WWW.LANDFORMDESIGNGROUP.COM 400 SOUTH : TOTAL PARCEL SIZE: 33,078 S.F. of Ptah * 10' SIDEWALK - MINIMAL LANDSCAPING RICHAR ON =6.67 STREET TREES REQUIRED 11166857-5301 *33% LIVE VEGETATION COVERAGE PROPOSED (7)TREES PROPOSED BUILDING FOOTPRINT: 17,784 S.F. (53.76%) IN FOR CONS � CTION (5) EXISTING *ADDITIONAL STREET TREES COVERAGE 50% *IN POOR GROWING CONDITIONS-PROPOSE TO CREATE wand CS a 6� 5X8 SAW CUT TREE WELLS AROUND EXISTING TREES ' PROTECT IN PLACE 3" *NEW SIDEWALK PER CIVIL UTILITIES, ENCLOSURES _ GLEDITSIA TRIACANTHOS *10'SIDEWALK PER 400 SOUTH REGULATIONS -5'TREE WELLS+PAVING//5'CLEAR SIDEWALK ALL RIGHTS RESERVED LANDFORM PROPOSED INFILL TREE PROTECT IN PLACE 8" ( , & SITE ITEMS• 200 S.F. (0.6%) DESIGN GROUP 2"GLEDITSIA TRIACANTHOS GLEDITSIA TRIACANTHOS 2 MATCHING ROW TREE-GLEDITSIA TRIACANTHOS INFILL Drawings shall not be reproduced by any method; —— _6E nor may they be used or re-used for any purpose 4 PROTECT IN PLACE 3'T without the express pior written permission of PROTECT IN PLACE 5" LANDFORM DESIGN GROUP. r GLEDITSIA TRIACANTHOS ' GLEDITSIA TRIACANTHOS This design indicates relationships based on data obtained from other parties and has been D I D D PROTECT IN PLACE 5" VEHICULAR AREAS: 6,500 S.F. ( 19.65%) interpolated or combined by Design Group}o meet the requirementsis of of t thisisProject. —200' — GLEDITSIA TRIACANTHOSThe su ere r re re accuracy wa e, is no a of}his document, or an}e while D D p '1) guaranteed bl } d 5' 1 • 5' OPEN SPACE & LANDSCAPE AREA: 10,035 S.F. (30.33%) PROPERTY LINE 46 0 t y�­ Iyy �� *ALTERNATE PAVING: 680 S.F. EXISTING CURB vy5X8 TREE WELL EXISTING 9"DBH FRAXINUS PEDESTRIAN AREA W PENNSYLVANICA PRIVATE SITE TREES — — TYPICAL X Cn PROPERTY LINE PROPOSED INFILL TREE PROPOSED INFILL E PROTECT IN PLACE r 2"GLEDITSIA TRIACANTHOS 2"GLEDITSIA TRIACANTHOS 1 *PATIOS/STOOPS/STEPS: 790 S.F. fto O PRIVATE SITE TREES x w EXISTING 10"DBH FRAXINUS PENNSYLVANICA �+ w PROTECT IN PLACE ` ' *ACCESS WALKS: 1 ,975 S.F. UJ w PROPOSED 2"DBH FRAXINUS . _ > PENNSYLVANICA 165' *LANDSCAPE AREA. 6,390 S.F. ry UJ LU *TO MATCH EXISTING LIVE VEGETATION REQUIRED: 2, 130 S.F. > LU - r Lu0 >_ 0 _ r _- �� '# LIVE VEGETATION PROVIDED: 2, 128 S.F. (33.46c/70,1 � � � U X LIVE VEGETATION PROVIDED: 860 S.F. O o U Z =5.5 STREET TREES REQUIRED - as rt;> =(7)TREES PROPOSED _ X 20% TREE CANOPY ( 1 ,278 MAX) : (20%) 1 ,278 S.F. z Lu 0 O 02 r:. _ U_ -SMALL PATIO TREES PROVIDED y`.,x � Q -SMALL SPACE J Q �p (2) EXISTING IN PARKSTRIP O Q �j� *PROTECT IN PLACE ° r t r PRIVATE SITE TREES X MULCH WITH LIVE VEGETATION 2,520 S.F.F. � LU w O (2) MATCHING ROW TREE � , O N PRIVATE SITE TREES t U J (LIVE VEGETATION) LEI : • LU < PROPOSED 2"DBH FRAXINUS .......... > PENNSYLVANICA `SyRAYL O Z LU O *TO MATCH EXISTING sH »` #„:,:., x , `xw>`` j"+ �Ru. *PERMEABLE 3,635 S.F. w 'j '.�,... S r: � WALKWAYS / GATHER : O � ... . 15 3" y /�� PROPERTY LINE �° o - O CY) M _ i °' `Y) Q `o -- _ *ACTIVE RECREATION 235 S.F. *400 SOUTH : TREE WELLS PROVIDED FOR URBAN FORESTRY SOIL MINIMUMS ARTIFICIAL TURF: *900 EAST: ALL TREE AREAS EXCEED MINIMUMS (OPEN PARKSTRIP) .F - * 1 /3 MINIMUM LIVE VEGETATION COVERAGE PROPOSED ALL LOCATIONS • DATE: 6.19.2025 PROJECT: 2024.16.0 REVIEWED: JDR SUBMITTALS PARKWAY PLANTING - URBAN FORESTER REQUIREMENTS ALL TREES IN PUBLIC R.O.W. TO BE 2" CALLIPER - LOCATED: 90% C DS 5' from water meter and/or utility box • 10' from fire hydrant 5-10' from residential driveway TITLE: 5-10' from property line of adjoining parcel I LANDSCAPE 5-10' from non-traffic conducting signage CALCULATIONS 5-10' from utility pole and/or light 20' from an unregulated intersection (20' back from intersecting sidewalks) 30' from stop signs SHEET: 30' from commercial driveway and/or alley 40' from an intersection with traffic lights (40' back from intersecting sidewalks) LP-Ol 20-30' from a tree that is medium in size at maturity (30 to 50' tall) 0 10, 20' 30' SCALE: 1" = 10' >z� 3 X 8" SEWE D D O DCOMMERCIAL O \ a fly ° .. ..d ° .a tr.' • Ir .dA A d • °. d. e GO °. J .4 .. PLANTING SCHEDULE - 900x400 `a d 5 a ° o o °Q LANDSCAPE ARCHITECTURE > d 6 • a. 8 a o° •, TREES e e p� `s a e'er 'a a' pn. e « " SITE DESIGN d' • :° :a•. a MATURE ':e SYMBOL QTY SIZE BOTANICAL NAME COMMON NAME NOTES ZONE 'P 'd � °a _ .ad°... .. ° 'q .. - .d. HXW � �, '� 51 1 W.200 S.SUITE�I, + + e+ + + !I _ SLC,UTAH 84101 P a E 7 PER PLAN PROTECT IN PLACE NA NA ASH 00 E/5 HONEYLOCUST 00 S OFFICE:801.521.2370 + + I 15'xl5' ACCENT PRIVATE SITE *USU � � EXISTING AP 6 1.5"CAL. ACER GINNALA'FLAME' FLAME MAPLE-MULTI * www.LANDFORMDesIGNGRouP.coM ,: :::; ► ►� ;;;;;,;;'►o ► ►; ►o ► ► ► ; ,` �; - ROW @ PATIOS SHADE -- , I i, 'i iiiiii, , , ,,, ii!,i►� ►� ,, ► .,,iiiiiiiii, ► ► r <c� ��.,,, i I ii •,` � I o ° ,,- � :' ..° � i � � � � ���' AZ 7 5 CAL ACER GRANDIDENTATUM X HIPZAM HIGHLAND PARK MAPLE 20x20 ACCENT PRIVATE SITE Tu �a tah ., I • P ;;;;;;;;;; ►� JEFFREY ❑ %;% Her P "������ ► GO 2 2"CAL. GLEDITSIA T. INERMIS'SHADEMASTER' SHADEMASTER HONEYLOCUST 35'x3O' URBAN FORESTRY STREET T-0 a - RICHARDSON ► 43g7�/ ri w# �. 11166857-5301 FRAXINUS PENNSYLVANNICA 4 y bg FP 2 2"CAL. *MATCHES EXISTING URBAN FORESTRY TREE GREEN ASH 40'x35' URBAN FORESTRY STREET TD4 - NO FOR CONSTRUCTION 411. 14 5'WIDTH *SPECIALTY SMALL SPACE SCREEN TREE: GREENSPIRE TREE HEDGE 8'x3' *SMALL SPACES ONLY TD4 andsca Y; BASE BID ON 'TILIA CORDATA' BOX SCREEN b - AVAILABLE FROM BOUNTIFUL TREE FARMS *SUBSTITUTION OF ACER SP.'BLOODGOOD'IN LIEU OF TILIA ALL RIGHTS RESERVED LANDFORM OKAY FOR TRADITIONAL 1.5"CALIPER TREE CARPINUS BETELUS'LUCAS'COLUMNAR TREE DESIGN GROUP �� Drawings shall not be reproduced by any method; \brghry nor may they be used or re-used for any purpose _,/ �� without the express prior written permission of C' � LANDFORM DESIGN GROUP. ,� bg GROUNDCOVERS/VINES This design indicates relationships s based on data obtained from other artier and has been interpolated or combined by Londform Design y MATURE Group to meet the requiremenh of this project. The subsequent accuracy of this document,while ° ° + b HXW NOTES ZONE considered reliable, is not wa an}ed or ii SYMBOL QTY SIZE BOTANICAL NAME COMMON NAME guaranteed. --- - - STAKE TO ADJACENT 5 5 GAL. CLEMATIS'BERNADINE' WHITE-PURPLE CLEMATIS 5'x5' WALL GV3 a:d . M. T + +� F FLATS: SEDUM'BLUE SPRUCE' BLUE SPRUCE SEDUM 4"x18" 18"GRID GV1 mY bg TRI.COV. SHRUBS - MATURE QTY SIZE BOTANICAL NAME COMMON NAME NOTES ZONE i . n HxW EVERGREEN SHADE USU 19 3 GAL. BUXUS'GLENCOE' CHICAGOLAND BOXWOOD 36"x36" SHADE w# 18 5 GAL. CORNUS SERICEA'KELSEYI' RED TWIG DOGWOOD 36"x24" PART SUN/SHADE USU ,w� 4 5 GAL. CORNUS STOLONIFERA'YELLOW' YELLOW ARCTIC FIRE 54"x54" SHADE USU 1M bg O - DOGWOOD *SHADE + 29 5 GAL. EUONYMUS JAP.'MICROPHYLLUS' BOXLEAF EUONYMUS 18"x18" FULL SUN/PARTIAL SE4 a � a15 5 GAL. LIGUSTRUM VULGARE'LODENSE' LODENSE PRIVET 60"x60" FULL SUN/SHADE SE3 Hwy 11511 ;,, ;; P +� ;�� b9 © 19 5 GAL. PINUS MUGO'MOPS' DWARF MUGO PINE 54"x54" FULL SUN SEl j w ' bg) ° 12 5 GAL. PRUNUS LAUROCERASUS'NANA' DWARF ENGLISH LAUREL 60"x48" SHADE PART SUN USU P 0 ° ° *SHADE t� ,;; o. 13 5 GAL. TAXUS MEDIA'HICKSII' HICK'S YEW 120"x48" SHADE/PART SUN SE3 w P „ + ORNAMENTAL GRASSES//PERENNIALS O � U y.,: X; QTY, 0 NOTES ONE MATURE SIZE BOTANICAL NAME COMMON NAME HxW UJ bg ° BOUTELOUA GRACILIS BLOND AMBITION BLUE GAMA GRASS 24 16 TWO I 78 4"POTS „x FULL SUN > � 1 GAL. > J � s 2 GAL. MISCANTHUS SINENSIS'ADAGIO' DWARF MAIDEN GRASS 42"x42" FULL SUN-12 S.F. TW2 0 LLJ J ,, 14 2 GAL. HESPERALOE PARVIFLORA RED YUCCA 36"x36" FULL SUN P1 - i �i _ � O JJ - i C� AP 39 2 GAL. LAVANDULA ANGUSTIFOLIA'HIDCOTE BLUE' HIDCOTE LAVENDAR 18"x36" P2 + FULL SUN 0 I: P P o o ►�„ ;;; ►./ P I -71 PI LO P X AP .a P -- ' ' ---- - - Y P ( Y �Ps v /Y✓p Y �1 /( et ... 1 1� �d E� d L P `° �v v�v�v�� �v�v�v� ► ► I A2,.,,,:: :::: :- e,: + �u uuuvuvurt yuuuuuu ►� A2il ►� ii i .e �/�/�/ U���� ►� C ►� __ � � �'. � � � � � � � • DATE: 6.19.2025 PROJECT: 2024.16.0 REVIEWED: JDR SUBMITTALS 90% CDS TITLE: LANDSCAPE ' PLAN as SHEET: LP-02 0 10' 20' SCALE: 1"= 10' 0� 910 EAST 400 SOUTH *3tee SITE CONSTRUCTION DRAWINGS WILING E N G I N E E R I N G ,4�z LOCATED IN THE SOUTHWEST QUARTER OF SECTION 5, , SOUTH HERITAGE CREST WAY BLUFFDALE, UTAH 84065 TOWNSHIP 1 SOUTH, RANGE 1 EAST, SALT LAKE BASE AND MERIDIAN 80, .553.E„ 2 WWW.WILDINGENGINEERING.COM SALT LAKE CITY, UTAH IIIDRAWING NOTES: SALT LAKE CITY PUBLIC UTILITIES GENERAL NOTES GENERAL NOTES 1. COMPLIANCE: 1. THE CONTRACTOR SHALL, CONSTRUCT ACCORDING TO THE FOLLOWING, AS APPLICABLE, UNLESS STANDARDS HAVE BEEN WAIVED OR MODIFIED IN WRITING: ALL CONSTRUCTION AND MATERIALS SHALL BE IN ACCORDANCE WITH THESE CONTRACT DOCUMENTS AND THE MOST RECENT EDITIONS OF THE FOLLOWING: THE INTERNATIONAL PLUMBING CODE, UTAH DRINKING WATER REGULATIONS, APWA MANUAL OF STANDARD PLANS AND SPECIFICATIONS, AND SLC PUBLIC UTILITIES MODIFICATIONS TO APWA STANDARD PLANS AND APPROVED MATERIALS AND SLC PUBLIC UTILITIES APWA SPECIFICATIONS -SALT LAKE CITY DESIGN STANDARDS-CONSTRUCTION SPECIFICATIONS AND STANDARD DRAWINGS-LATEST EDITION MODIFICATIONS. THE CONTRACTOR IS REQUIRED TO ADHERE TO ALL OF THE ABOVE-MENTIONED DOCUMENTS UNLESS OTHERWISE NOTED AND APPROVED IN WRITING BY THE SALT LAKE CITY DIRECTOR OF PUBLIC UTILITIES. -UNIFORM FIRE CODE (LATEST EDITION) 2. COORDINATION: -UNIFORM BUILDING CODE (LATEST EDITION) THE CONTRACTOR IS RESPONSIBLE TO NOTIFY ALL APPROPRIATE GOVERNMENT AND PRIVATE ENTITIES ASSOCIATED WITH THE PROJECT. THE FOLLOWING MUST BE CONTACTED 48-HOURS PRIOR TO CONSTRUCTION AS APPLICABLE TO THE PROJECT: 2. THE TERM CONTRACTOR SHALL MEAN ALL CONTRACTORS, SUBCONTRACTORS, AND ALL FOLLOW ON CONTRACTORS. REQUIREMENTS FOR ONE SHALL APPLY TO ALL. PUBLIC UTILITIES: SLC DEPARTMENTS: BACKFLOW PREVENTION - 483-6795 ENGINEERING - PUBLIC WAY PERMITS AND ISSUES - 535-6248 3. ADDITIONAL NOTES THAT ARE SHOWN ON DESIGN OR DETAIL DRAWINGS ARE TO BE ADHERED TO IN THEIR ENTIRETY. DEVELOPMENT REVIEW ENGINEERING - 483-6781 ENGINEERING - SUBDIVISIONS - 535-6159 INSPECTIONS, PERMITS, CONTRACTS & AGREEMENTS - 483-6727 FIRE DEPARTMENT - 535-6636 4. THE CONTRACTOR SHALL NOTIFY ALL OWNERS OF UTILITIES INCLUDING, BUT NOT LIMITED TO, WATER, SANITARY SEWER, TELEPHONE, ELECTRICAL, NATURAL GAS AND CABLE TELEVISION, OF PRETREATMENT - 799-4002 PERMITS AND LICENSING (BLDG SERVICES) - 535-7752 PROPOSED CONSTRUCTION WITHIN THE UTILITY'S AREA OF RESPONSIBILITY. THE CONTRACTOR IS RESPONSIBLE FOR MEETING WITH AND COORDINATING HIS CONSTRUCTION ACTIVITIES WITH STORM WATER - 483-6721 PLANNING AND ZONING - 535-7700 TRANSPORTATION 535-6630 THOSE OF THE UTILITY COMPANIES INVOLVED AND TO FIELD LOCATE ALL EXISTING UTILITIES WITHIN THE AREA OF OPERATIONS. IT IS THE CONTRACTORS RESPONSIBILITY TO VERIFY THE - ALL OTHER POTENTIALLY IMPACTED GOVERNING AGENCIES OR ENTITIES LOCATION OF ALL UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION. ALL WATER USERS INVOLVED IN WATER MAIN SHUTDOWNS APPLICABLE SEWER, WATER AND DRAINAGE DISTRICTS BLUESTAKES LOCATING SERVICES - 532-5000 COUNTY FIRE DEPARTMENT - 743-7231 COUNTY FLOOD CONTROL - 468-2779 COUNTY HEALTH DEPARTMENT - 468- 13 ROADWAY NOTES COUNTY PUBLIC WAY PERMITS - 468-2241 2241 HOLLADAY CITY - 272-9450 SALT LAKE COUNTY HIGHWAY DEPARTMENT - 468-3705 OR 468-2156 THE UTAH TRANSIT AUTHORITY FOR RE-ROUTING SERVICE - 262-5626 1. ALL UTILITY TRENCHING SHALL BE PER SLCPU STANDARD PRACTICE NO. 1. UNION PACIFIC RAILROAD CO., SUPERINTENDENTS OFFICE - 595-3405 UTAH DEPARTMENT OF TRANSPORTATION, REGION g2 - 975-4800 2. PRIOR TO WORKING IN THE PUBLIC WAY, A LICENSED, INSURED, AND BONDED CONTRACTOR, WHO HAS SAID INFORMATION ON FILE WITH SLC ENGINEERING, MUST OBTAIN A PUBLIC WAY PERMIT FROM SLC UTAH STATE ENGINEER - 538-7240 ENGINEERING AND PERHAPS A TRANSPORTATION PERMIT. ALL WORK IN THE PUBLIC WAY SHALL FOLLOW APWA STANDARDS. 3. SCHEDULE - PRIOR TO CONSTRUCTION THE CONTRACTOR WILL PROVIDE, AND WILL UPDATE AS CHANGES OCCUR, A CONSTRUCTION SCHEDULE IN ACCORDANCE WITH THE SPECIFICATIONS AND SALT LAKE CITY ENGINEERING OR SALT LAKE COUNTY REGULATIONS AS APPLICABLE FOR WORKING WITHIN THE PUBLIC WAY. 3. PUBLIC WAY PERMIT AND TRAFFIC CONTROL PERMIT REQUIRED TO TERMINATE/CAP/KILL ANY EXISTING SERVICE IN THE PUBLIC WAY. 4. PERMITS, FEES AND AGREEMENTS - CONTRACTOR MUST OBTAIN ALL THE NECESSARY PERMITS AND AGREEMENTS AND PAY ALL APPLICABLE FEES PRIOR TO ANY CONSTRUCTION ACTIVITIES. CONTACT SALT LAKE CITY ENGINEERING (535-6248) FOR PERMITS AND INSPECTIONS REQUIRED FOR ANY WORK CONDUCTED WITHIN SALT LAKE CITY'S PUBLIC RIGHT-OF-WAY. APPLICABLE UTILITY PERMITS MAY INCLUDE MAINLINE EXTENSION AGREEMENTS AND SERVICE CONNECTION PERMITS. ALL UTILITY WORK MUST BE BONDED. ALL CONTRACTORS MUST BE LICENSED TO WORK ON CITY UTILITY MAINS. CONSTRUCTION SITES MUST BE IN COMPLIANCE WITH THE UTAH POLLUTION DISCHARGE ELIMINATION SYSTEM (UPDES) STORM WATER PERMIT FOR CONSTRUCTION ACTIVITIES (538-6923). A COPY OF THE PERMIT'S STORM WATER POLLUTION PREVENTION PLAN MUST BE SUBMITTED TO PUBLIC UTILITIES FOR REVIEW AND APPROVAL. ADDITIONAL WATER QUALITY AND EROSION CONTROL MEASURES MAY BE REQUIRED. THE CONTRACTOR MUST ALSO COMPLY WITH SALT LAKE CITYYS CLEAN WHEEL ORDINANCE. 5. ASPHALT AND SOIL TESTING - THE CONTRACTOR IS TO PROVIDE MARSHALL AND PROCTOR TEST DATA 24- HOURS PRIOR TO USE. CONTRACTOR IS TO PROVIDE COMPACTION AND DENSITY TESTING AS REQUIRED BY SALT LAKE PROJECT BASIS O F BEARING AND BENCHMARK CITY ENGINEERING, UDOT, SALT LAKE COUNTY OR OTHER GOVERNING ENTITY. TRENCH BACKFILL MATERIAL AND COMPACTION TESTS ARE TO BE TAKEN PER APWA STANDARD SPECIFICATIONS, SECTION 330520 - BACKFILLING TRENCHES, OR AS REQUIRED BY THE SLC PROJECT ENGINEER IF NATIVE MATERIALS ARE USED. NO NATIVE MATERIALS ARE ALLOWED WITHIN THE PIPE ZONE. THE MAXIMUM LIFTS FOR BACKFILLING EXCAVATIONS IS 8-INCHES. ALL MATERIALS AND COMPACTION TESTING IS TO BE PERFORMED BY A LAB RECOGNIZED AND ACCEPTED BY SALT LAKE COUNTY PUBLIC WORKS AND/OR SALT LAKE CITY ENGINEERING. PROJECT BASIS OF BEARING: 6. TRAFFIC CONTROL AND HAUL ROUTES - TRAFFIC CONTROL MUST CONFORM TO THE MOST CURRENT EDITION OF SALT LAKE CITY TRAFFIC CONTROL MANUAL - PART 6 OF "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES" FOR THE PROJECT BASIS OF BEARING IS NORTH 00'01'05" WEST ALONG 900 EAST AT THE INTERSECTIONS OF 500 SOUTH AND 300 SOUTH STREETS. o SALT LAKE COUNTY AND STATE ROADS. SLC TRANSPORTATION MUST APPROVE ALL PROJECT HAUL ROUTES (535-7129). THE CONTRACTOR MUST ALSO CONFORM TO UDOT, SALT LAKE COUNTY OR OTHER APPLICABLE 3 GOVERNING ENTITIES REQUIREMENTS FOR TRAFFIC CONTROL. PROJECT BENCHMARK: THE PROJECT BENCHMARK IS THE INTERSECTION MONUMENT AT THE INTERSECTION OF 900 EAST AND 500 SOUTH, A FOUND BRASS CAP MONUMENT, HAVING AN ELEVATION OF 4347.81'. E 7. SURVEY CONTROL - CONTRACTOR MUST PROVDE A REGISTERED LAND SURVEYOR OR PERSONS UNDER SUPERVISION OF A REGISTERED LAND SURVEYOR TO SET STAKES FOR ALIGNMENT AND GRADE OF EACH MAIN AND/OR s FACILITY AS APPROVED. THE STAKES SHALL BE MARKED WITH THE HORIZONTAL LOCATION (STATION) AND VERTICAL LOCATION (GRADE) WITH CUTS AND/OR FILLS TO THE GRADE OF THE MAIN AND/OR FACILITY AS APPROVED. PROJECT TOPOGRAPHY: THE PROJECT WAS DESIGNED WITH CONVENTIONAL GPS TOPOGRAPHY AND A PROJECT-WIDE DRONE SURVEY, PERFORMED NOVEMBER 2024. 3 IN ADDITION, THE CONTRACTOR AND/OR SURVEYOR SHALL PROVIDE TO SALT LAKE CITY PUBLIC UTILITIES CUT SHEETS FILLED OUT COMPLETELY AND CLEARLY SHOWING THE PERTINENT GRADES, ELEVATIONS AND CUT/FILLS ASSOCIATED WITH THE FIELD STAKING OF THE MAIN AND/OR FACILITY. THE CUT SHEET FORM IS AVAILABLE AT THE CONTRACTS AND AGREEMENTS OFFICE AT PUBLIC UTILITIES. ALL MAINS AND LATERALS NOT MEETING MINIMUM GRADE REQUIREMENTS AS SPECIFIED BY ORDINANCE OR AS REQUIRED TO MEET THE MINIMUM REQUIRED FLOWS OR AS APPROVED MUST BE REMOVED AND RECONSTRUCTED TO MEET DESIGN GRADE. THE CONTRACTOR SHALL PROTECT ALL STAKES AND MARKERS UNTIL PUBLIC UTILITY SURVEYORS COMPLETE FINAL MEASUREMENTS. THE CONTRACTOR WILL BE RESPONSIBLE FOR FURNISHING, MAINTAINING, OR RESTORING ALL MONUMENTS AND o REFERENCE MARKS WITHIN THE PROJECT SITE. DEPENDING ON THE LOCATION OF THE PROJECT; CONTACT THE COUNTY SURVEYOR FOR SECTION CORNER MONUMENTS (801-468-2028) AND/OR THE SALT LAKE CITY SURVEYOR (801-535-7973) FOR SALT LAKE CITY MONUMENTS AND CONSTRUCTION REQUIREMENTS. ALL ELEVATIONS SHALL BE REFERENCED TO SALT LAKE CITY DATUM UNLESS NOTED OTHERWISE ON THE PLANS. w VICINITY MAP 8. ASPHALT GUARANTEE - THE CONTRACTOR SHALL REMOVE, DISPOSE OF, FURNISH AND PLACE PERMANENT ASPHALT PER SALT LAKE CITY ENGINEERING, UDOT, COUNTY, OR OTHER GOVERNMENT STANDARDS AS APPLICABLE TO rn THE PROJECT. THE CONTRACTOR SHALL GUARANTEE THE ASPHALT RESTORATION FOR A PERIOD AS REQUIRED BY THE GOVERNING ENTITY. n m 9. TEMPORARY ASPHALT - IF THE CONTRACTOR CHOOSES TO WORK WITHIN THE PUBLIC WAY WHEN HOT MIX ASPHALT IS NOT AVAILABLE, THE CONTRACTOR MUST OBTAIN APPROVAL FROM THE APPROPRIATE GOVERNING ENTITY PRIOR TO INSTALLING TEMPORARY ASPHALT SURFACING MATERIAL. WITHIN SALT LAKE CITY, WHEN PERMANENT ASPHALT BECOMES AVAILABLE, THE CONTRACTOR SHALL REMOVE THE TEMPORARY ASPHALT, FURNISH AND INSTALL THE PERMANENT ASPHALT. THE CONTRACTOR SHALL GUARANTEE THE ASPHALT RESTORATION FOR A PERIOD AS REQUIRED BY THE GOVERNING ENTITY FROM THE DATE OF COMPLETION. ///%�;`\` 10. SAFETY - THE CONTRACTOR IS RESPONSIBLE FOR ALL ASPECTS OF SAFETY OF THE PROJECT AND SHALL MEET ALL OSHA, STATE, COUNTY AND OTHER GOVERNING ENTITY REQUIREMENTS. THE CONTRACTOR IS SOLELY 300 SOUTH� N RESPONSIBLE FOR CONFORMING TO LOCAL AND FEDERAL CODES GOVERNING SHORING AND BRACING OF EXCAVATIONS AND TRENCHES, AND FOR THE PROTECTION OF WORKERS. / rn 11. DUST CONTROL - THE CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL ACCORDING TO THE GOVERNING ENTITY STANDARDS. USE OF HYDRANT WATER OR PUMPING FROM CITY-OWNED CANALS OR STORM DRAINAGE FACILITIES Is j / N IS NOT ALLOWED FOR DUST CONTROL ACTIVITIES WITHOUT WRITTEN APPROVAL OF THE PUBLIC UTILITIES DIRECTOR. / o 12. DEWATERING - ALL ON-SITE DEWATERING ACTIVITIES MUST BE APPROVED IN WRITING BY PUBLIC UTILITIES. PROPOSED OUTFALL LOCATIONS AND ESTIMATED FLOW VOLUME CALCULATIONS MUST BE SUBMITTED TO PUBLIC `1.,.w, o 0 0 UTILITIES FOR REVIEW AND APPROVAL. ADEQUATE MEASURES MUST BE TAKEN TO REMOVE ALL SEDIMENT PRIOR TO DISCHARGE. PUBLIC UTILITIES MAY REQUIRE ADDITIONAL MEASURES FOR SEDIMENT CONTROL AND REMOVAL. m m c D 13. PROJECT LIMITS - THE CONTRACTOR IS REQUIRED TO KEEP ALL CONSTRUCTION ACTIVITIES WITHIN THE APPROVED PROJECT LIMITS. THIS INCLUDES, BUT IS NOT LIMITED TO, VEHICLE AND EQUIPMENT STAGING, MATERIAL co > Ln STORAGE AND LIMITS OF TRENCH EXCAVATION. IT IS THE CONTRACTORS RESPONSIBILITY TO OBTAIN PERMISSION AND/OR EASEMENTS FROM THE APPROPRIATE GOVERNING ENTITY AND/OR INDIVIDUAL PROPERTY OWNER(S) FOR , �NN WORK OR STAGING OUTSIDE OF THE PROJECT LIMITS. O N 14. WATER, FIRE, SANITARY SEWER AND STORM DRAINAGE UTILITIES - 400 SOUTH , w C' A. INSPECTIONS - IT IS THE CONTRACTOR'S RESPONSIBILITY TO SCHEDULE ANY WATER, SEWER, BACKFLOW AND DRAINAGE INSPECTION 48-HOURS IN ADVANCE TO WHEN NEEDED. CONTACT 483-6727 TO SCHEDULE INSPECTIONS. B. DAMAGE TO EXISTING UTILITIES - THE CONTRACTOR IS RESPONSIBLE FOR REPAIRING ANY DAMAGE, CAUSED BY ANY CONDITION INCLUDING SETTLEMENT, TO EXISTING UTILITIES FROM WORK PERFORMED AT OR NEAR rn :3 EXISTING UTILITIES. THE CONTRACTOR SHALL TAKE ALL MEASURES NECESSARY TO PROTECT ALL EXISTING PUBLIC AND PRIVATE ROADWAY AND UTILITY FACILITIES. DAMAGE TO EXISTING FACILITIES CAUSED BY THE CONTRACTOR, v , - MUST BE REPAIRED BY THE CONTRACTOR AT HIS/HER EXPENSE, TO THE SATISFACTION OF THE OWNER OF SAID FACILITIES. 0 0 w C. UTILITY LOCATIONS - CONTRACTOR WILL BE RESPONSIBLE FOR LOCATING AND AVOIDING ALL UTILITIES AND SERVICE LATERALS, AND FOR REPAIRING ALL DAMAGE THAT OCCURS TO THE UTILTIES DUE TO THE 0 0 �c+I'TCa; o N Q CONTRACTOR'S ACTIVITIES. CONTRACTOR IS TO VERIFY LOCATION, DEPTH, SIZE, MATERIAL AND OUTSIDE DIAMETERS OF UTILITIES IN THE FIELD BY POTHOLING A MINIMUM OF 300-FEET AHEAD OF SCHEDULED CONSTRUCTION IN m m I r_ 0 I / ORDER TO IDENTIFY POTENTIAL CONFLICTS AND PROBLEMS WITH FUTURE CONSTRUCTION ACTIVITIES. EXISTING UTILITY INFORMATION OBTAINED FROM SLC PUBLIC UTILITIES' MAPS MUST BE ASSUMED AS APPROXIMATE AND N D ci> m REQUIRING FIELD VERIFICATION. CONTACT BLUE STAKES OR APPROPRIATE OWNER FOR COMMUNICATION LINE LOCATIONS. > _ o D. UTILITY RELOCATIONS - FOR UTILITY CONFLICTS REQUIRING MAINLINE RELOCATIONS, THE CONTRACTOR MUST NOTIFY THE APPLICABLE UTILITY COMPANY OR USER A MINIMUM OF 2-WEEKS IN ADVANCE. A ONE-WEEK MINIMUM NOTIFICATION IS REQUIRED FOR CONFLICTS REQUIRING THE RELOCATION OF SERVICE LATERALS. ALL RELOCATIONS ARE SUBJECT TO APPROVAL FROM THE APPLICABLE UTILITY COMPANY AND/OR USER. E. FIELD CHANGES - NO ROADWAY, UTILITY ALIGNMENT OR GRADE CHANGES ARE ALLOWED FROM THE APPROVED CONSTRUCTION PLANS/DOCUMENTS WITHOUT WRITTEN APPROVAL FROM THE SLC PUBLIC UTILITIES DIRECTOR. CHANGES TO HYDRANT LOCATIONS AND/OR FIRE LINES MUST BE REVIEWED AND APPROVED BY THE SALT LAKE CITY OR SALT LAKE COUNTY FIRE DEPARTMENT (AS APPLICABLE TO THE PROJECT) AND PUBLIC UTILITIES. 500 SOUTH F. PUBLIC NOTICE TO PROJECTS IN THE PUBLIC WAY - FOR APPROVED PROJECTS THE CONTRACTOR IS RESPONSIBLE TO PROVIDE AND DISTRIBUTE WRITTEN NOTICE TO ALL RESIDENTS LOCATED WITHIN THE PROJECT AREA AT LEAST 72-HOURS PRIOR TO CONSTRUCTION. WORK TO BE CONDUCTED WITHIN COMMERCIAL OR INDUSTRIAL AREAS MAY REQUIRE A LONGER NOTIFICATION PERIOD AND ADDITIONAL CONTRACTOR COORDINATION WITH PROPERTY OWNERS. THE WRITTEN NOTICE IS TO BE APPROVED BY THE SLC PUBLIC UTILITIES PROJECT ENGINEER. G. PUBLIC NOTICE FOR WATER MAIN SHUT DOWNS - THROUGH THE SLC PUBLIC UTILITIES INSPECTOR AND WITH THE PUBLIC UTILITIES PROJECT ENGINEER APPROVAL, SLC PUBLIC UTILITIES MUST BE CONTACTED AND APPROVE ALL WATER MAIN SHUTDOWNS. ONCE APPROVED THE CONTRACTOR MUST NOTIFY ALL EFFECTED USERS BY WRITTEN NOTICE A MINIMUM OF 48-HOURS (RESIDENTIAL) AND 72-HOURS (COMMERCIAL/INDUSTRIAL) PRIOR TO THE WATER MAIN SHUT DOWN. PUBLIC UTILITIES MAY REQUIRE LONGER NOTICE PERIODS. H. WATER AND SEWER SEPARATION - IN ACCORDANCE WITH UTAH'S DEPARTMENT OF HEALTH REGULATIONS, A MINIMUM TEN-FOOT HORIZONTAL AND 1.5-FOOT VERTICAL (WITH WATER ON TOP) SEPARATION IS REQUIRED. IF THESE CONDITIONS CANNOT BE MET, STATE AND SLC PUBLIC UTILITIES APPROVAL IS REQUIRED. ADDITIONAL CONSTRUCTION MEASURES WILL BE REQUIRED FOR THESE CONDITIONS. I. SALVAGE - ALL METERS MUST BE RETURNED TO PUBLIC UTILITIES, AND AT PUBLIC UTILITIES REQUEST ALL SALVAGED PIPE AND/OR FITTINGS MUST BE RETURNED TO SLC PUBLIC UTILTIES (483-6727) LOCATED AT 1530 SOUTH WEST TEMPLE. J. SEWER MAIN AND LATERAL CONSTRUCTION REQUIREMENTS - SLC PUBLIC UTILITIES MUST APPROVE ALL SEWER CONNECTIONS. ALL SEWER LATERALS 6-INCHES AND SMALLER MUST WYE INTO THE MAINS PER SLC PUBLIC UTILITIES REQUIREMENTS. ALL 8-INCH AND LARGER SEWER CONNECTIONS MUST BE PETITIONED FOR AT PUBLIC UTILIZES (483-6762) AND CONNECTED AT A MANHOLE. INSIDE DROPS IN MANHOLES ARE NOT ALLOWED. A MINIMUM 4-FOOT BURY DEPTH IS REQUIRED ON ALL SEWER MAINS AND LATERALS. CONTRACTOR SHALL INSTALL INVERT COVERS IN ALL SEWER MANHOLES WITHIN THE PROJECT AREA. CONTRACTOR TO PROVIDE AIR PRESSURE TESTING 1 SALT LAKE CITY COMMENT 6 12 25 OF SEWER MAINS IN ACCORDANCE WITH PIPE MANUFACTURERS RECOMMENDATIONS AND SALT LAKE CITY PUBLIC UTILITIES REQUIREMENTS. ALL PVC SEWER MAIN AND LATERAL TESTING SHALL BE IN ACCORDANCE WITH UNI-BELL UN-B-6-98 RECOMMENDED PRACTICE FOR LOW PRESSURE AIR TESTING OF INSTALLED SEWER PIPE. CONTRACTOR SHALL PROVIDE SEWER LATERAL WATER TESTING AS REQUIRED BY THE SALT LAKE CITY PUBLIC UTILITIES PROJECT ENGINEER OR INSPECTOR. A MINIMUM OF 9-FEET OF HEAD PRESSURE IS REQUIRED AS MEASURED VERTICALLY FROM THE HIGH POINT OF THE PIPELINE AND AT OTHER LOCATIONS ALONG THE PIPELINE AS DETERMINED NO. REVISION DATE BY THE SLC PUBLIC UTILITIES PROJECT ENGINEER OR INSPECTOR. TESTING TIME WILL BE NO LESS THAN AS SPECIFIED FOR THE AIR TEST DURATION IN TABLE I ON PAGE 12 OF UNI-B-6-98. ALL PIPES SUBJECT TO WATER TESTING SHALL BE FULLY VISIBLE TO THE INSPECTOR DURING TESTING. TESTING MUST BE PERFORMED IN THE PRESENCE OF A SLC PUBLIC UTILITIES REPRESENTATIVE. ALL VISIBLE LEAKAGE MUST BE REPAIRED TO THE SATISFACTION OF THE SLC PUBLIC UTILITIES ENGINEER OR INSPECTOR. PROJECT INFORMATION K. WATER AND FIRE MAIN AND SERVICE CONSTRUCTION REQUIREMENTS - SLC PUBLIC UTILITIES MUST APPROVE ALL FIRE AND WATER SERVICE CONNECTIONS. A MINIMUM 3-FOOT SEPARATION IS REQUIRED BETWEEN ALL WATER AND FIRE SERVICE TAPS INTO THE MAIN. ALL CONNECTIONS MUST MADE MEETING SLC PUBLIC UTILITIES REQUIREMENTS. A 5-FOOT MINIMUM BURY DEPTH (FINAL GRADE TO TOP OF PIPE) IS REQUIRED ON ALL 910 EAST 400 SOUTH WATER/FIRE LINES UNLESS OTHERWISE APPROVED BY PUBLIC UTILITIES. WATER LINE THRUST BLOCK AND RESTRAINTS ARE AS PER SLC APPROVED DETAIL DRAWINGS AND SPECIFICATIONS. ALL EXPOSED NUTS AND BOLTS WILL BE COATED WITH CHEVRON FM1 GREASE PLUS MINIMUM 8 MIL THICKNESS PLASTIC. PROVIDE STAINLESS STEEL NUTS, BOLTS AND WASHERS FOR HIGH GROUNDWATER/ SATURATED CONDITIONS AT FLANGE FITTINGS, ETC. ALL WATERLINES INSTALLATIONS AND TESTING TO BE IN ACCORDANCE WITH AWWA SECTIONS C600, C601, C651, C206, C200, C900, C303 AWWA MANUAL M11 AND ALL OTHER APPLICABLE AWWA, UPWS, ASTM AND ANSI SPECIFICATIONS RELEVANT TO THE INSTALLATION AND COMPLETION OF THE PROJECT. AMENDMENT TO SECTION C600 SECTION 4.1.1; DOCUMENT TO READ MINIMUM TEST PRESSURE SHALL NOT BE LESS THAN 200 P.S.I. GAUGED TO A HIGH POINT OF THE PIPELINE BEING TESTED. ALL MATERIALS USED FOR WATERWORKS PROJECTS TO BE RATED FOR 150 P.S.I. MINIMUM OPERATING PRESSURE. CONTRACTOR IS TO INSTALL WATER SERVICE LINES, METER YOKES AND/OR ASSEMBLIES AND METER BOXS WITH LIDS LOCATED AS APPROVED ON THE PLANS PER APPLICABLE PUBLIC UTILITIES DETAIL DRAWINGS. METER BOXES ARE TO BE PLACED IN THE PARK STRIPS PERPENDICULAR SHEET INDEX TO THE WATERMAIN SERVICE TAP CONNECTION. ALL WATER METERS, CATCH BASINS, CLEANOUT BOXES, MANHOLES, DOUBLE CHECK VALVE DETECTOR ASSEMBLIES, REDUCED PRESSURE DETECTOR ASSEMBLIES AND BACKFLOW PREVENTION DEVICES MUST BE LOCATED OUTSIDE OF ALL APPROACHES, DRIVEWAYS, PEDESTRIAN WALKWAYS AND OTHER TRAVELED WAYS UNLESS OTHERWISE APPROVED ON PLANS. BACKFLOW PREVENTORS ARE REQUIRED ON ALL IRRIGATION AND FIRE SPRINKLING TAPS PER PUBLIC UTILITIES AND SLC FIRE DEPARTMENT REQUIREMENTS. CONTRACTORS SHALL INSTALL BACKFLOW PREVENTION DEVICES ON FIRE SPRINKLER CONNECTIONS. DOUBLE CHECK COVER SHEET VALVE ASSEMBLIES SHALL BE INSTALLED ON CLASS 1, 2 AND 3 SYSTEMS. REDUCED PRESSURE PRINCIPLE VALVES SHALL BE INSTALLED ON CLASS 4 SYSTEMS. ALL FIRE SPRINKLING BACKFLOW ASSEMBLIES SHALL CONFORM TO C101 COVER SHEET ASSE STANDARD 1048, 1013, 1047 AND 1015. THE CONTRACTOR SHALL BE RESPONSIBLE TO PERFORM BACKFLOW PREVENTION TESTS PER SALT LAKE CITY STANDARDS AND SUBMIT RESULTS TO PUBLIC UTILITIES. ALL TESTS MUST BE PERFORMED AND SUBMITTED TO PUBLIC UTILITIES WITHIN 10 DAYS OF INSTALLATION OR WATER TURN-ON. BACKFLOW TEST FORMS ARE AVAILABLE AT PUBLIC UTILITIES' CONTRACTS AND AGREEMENTS OFFICE. L. GENERAL WATER, SEWER AND STORM DRAIN REQUIREMENTS - ALL WATER, FIRE AND SEWER SERVICES STUBBED TO A PROPERTY MUST BE USED OR WATER AND FIRE SERVICES MUST BE KILLED AT THE MAIN AND SEWER 1 OF 1 ALTA SURVEY 910 EAST 400 SOUTH LATERALS CAPPED AT THE SEWER MAIN PER PUBLIC UTILITIES REQUIREMENTS. ALLOWABLE SERVICES TO BE KEPT WILL BE AS DETERMINED BY THE PUBLIC UTILITIES PROJECT ENGINEER. ALL WATER AND FIRE SERVICE KILLS AND SEWER LATERAL CAPS ARE TO BE KILLED AND CAPPED AS DETERMINED AND VISUALLY VERIFIED BY THE ON-SITE PUBLIC UTILITIES INSPECTOR. ALL MANHOLES, HYDRANTS, VALVES, CLEAN-OUT BOXES, CATCH BASINS, METERS, 1 OF 1 FINAL PLAT ETC. MUST BE RAISED OR LOWERED TO FINAL GRADE PER PUBLIC UTILITIES STANDARDS AND INSPECTOR REQUIREMENTS. CONCRETE COLLARS MUST BE CONSTRUCTED ON ALL MANHOLES, CLEANOUT BOXES, CATCH BASINS AND SALT LAKE CITY, UTAH VALVES PER PUBLIC UTILITIES STANDARDS. ALL MANHOLE, CATCH BASIN, OR CLEANOUT BOX CONNECTIONS MUST BE MADE WITH THE PIPE CUT FLUSH WITH THE INSIDE OF THE BOX AND GROUTED OR SEALED AS REQUIRED BY C201 EXISTING CONDITIONS & DEMOLITION PLAN THE PUBLIC UTILITIES INSPECTOR. ALL MANHOLE, CLEANOUT BOX OR CATCH BASIN DISCONNECTIONS MUST BE REPAIRED AND GROUTED AS REQUIRED BY THE ON-SITE PUBLIC UTILITIES INSPECTOR. CONTRACTOR SHALL NOT ALLOW ANY GROUNDWATER OR DEBRIS TO ENTER THE NEW OR EXISTING PIPE DURING CONSTRUCTION. UTILITY TRENCHING, BACKFILL, AND PIPE ZONE AS PER SLC PUBLIC UTILITIES, "UTILITY INSTALLATION DETAIL." C202 CIVIL SITE AND MASTER UTILITY PLAN M. STREETLIGHTS - ALL WORK SHALL BE INSTALLED IN ACCORDANCE WITH THE MOST CURRENT SALT LAKE CITY STANDARDS AND N.E.C. (NATIONAL ELECTRICAL CODE. A STREET LIGHTING PLAN SHOWING WIRING LOCATION, WIRING TYPE, VOLTAGE, POWER SOURCE LOCATION, CONDUIT SIZE AND LOCATION SHALL BE SUBMITTED TO SALT LAKE CITY AND BE APPROVED PRIOR TO CONSTRUCTION. NO DEVIATION OF STREETLIGHT, PULL BOXES, CONDUITS, C203 GRADING AND DRAINAGE PLAN DRAWN CHECKED PROJECT# AND ETC. LOCATIONS SHALL BE PERMITTED WITHOUT PRIOR WRITTEN APPROVAL FROM THE STREETLIGHT LIGHTING PROGRAM MANGER OR HIS/HER REPRESENTATIVE. STREETLIGHT POLES SHALL NOT BE INSTALLED WITHIN 5 FEET M EC 24524 OF A FIRE HYDRANT. THE LOCATION SHALL BE SUCH THAT IT DOES NOT HINDER THE OPERATION OF THE FIRE HYDRANT AND WATER LINE OPERATION VALVES. STREETLIGHTS AND STREETLIGHT POLES SHALL NOT BE INSTALLED U-1 UDOT SITE PLAN WITHIN 5 FEET FROM ANY TREE, UNLESS WRITTEN APPROVAL IS RECEIVED FROM THE STREET LIGHTING PROGRAM MANAGER. BRANCHES MAY NEED TO BE PRUNED AS DETERMINED BY THE INSPECTOR IN THE FIELD AT THE TIME OF INSTALLATION. STREETLIGHTS SHALL NOT BE INSTALLED WITHIN 5 FEET FROM THE EDGE OF ANY DRIVEWAY ANTI-SEIZE LUBRICANT SHALL BE USED ON ALL COVER BOLTS AND GROUND BOX BOLTS. ALL EXISTING STREET U-2 UDOT DETAILS DATE LIGHTING SHALL REMAIN OPERATIONAL DURING CONSTRUCTION UNLESS APPROVED IN WRITING BY THE STREET LIGHTING PROGRAM MANAGER. IF APPROVED PLANS REQUIRE REMOVAL OF STREETLIGHT POLES DURING CONSTRUCTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE POLES WHILE THEY ARE DOWN. THE POLES SHALL BE STORED IN A SECURE LOCATION AND RAIED OFF THE GROUND. PICTURES SHALL BE TAKEN BEFORE THE 5/23/25 POLES ARE REMOVED TO DOCUMENT THE CONDITION OF THE POLES BEFORE THEY WERE REMOVED. PICTURES SHALL BE SENT TO THE CITY. CONTRACTOR SHALL ENSURE THE POLES ARE IN SIMILAR CONDITION WHEN RESTORED AL TO THEIR ORIGINAL LOCATIONS. IF THE APPROVED PLANS REQUIRE PERMANENT REMOVAL OF STREETLIGHT POLES THE CONTRACTOR SHALL COORDINATE SALVAGE AND/OR DISPOSAL OF POLES, FIXTURES, AND LIGHTS WITH THE STREET LIGHTING PROGRAM MANAGER. ANY STRUCTURE SUCH AS BLOCK WALLS, CHAIN LINK FENCES, RETAINING WALLS, ETC. SHALL LEAVE A MINIMUM OF EIGHTEEN (18) INCHES TO THE FACE OF THE STREETLIGHT POLE ON ALL SIDES. ALL SERVICE POINTS SHALL BE COORDINATED WITH ROCKY MOUNTAIN POWER AND WHENEVER POSSIBLE BE LOCATED NEAR THE CENTER OF THE CIRCUIT. SERVICE POINTS SHALL BE SHOWN ON THE PLANS WITH A SCALE SCHEMATIC FROM ROCKY MOUNTAIN POWER. POLE LOCATIONS AS SHOWN ON THE APPROVED PLANS MAY BE ADJUSTED IN THE FIELD BY THE STRET LIGHTING PROGRAM MANAGER A THE TIME OF INSTALLATION AT NO NO.5251A7 ADDITIONAL COST TO THE CITY. IT SHALL BE REQUIRED THAT IN THE ABSENCE OF AN EXISTING WORKABLE CIRCUIT TO ATTACH TO, THAT ALL INSTALLATIONS SHALL REQUIRE A NEW SERVICE FOR OPERATION OF THE CIRCUITS. MIKE E. NONE IN THIS CASE THE DEVELOPER AND OR HIS ENGINEER SHALL CONTACT ROCCKY MOUNTAIN POWER FOR INSTALLATION OF NEW SERVICE. WHENVER THERE IS AN OVERHEAD UTILITY THAT MAY CONFLICT WITH THE INSTALLATION FO THE STREETLIGHT CIRCUITS AND/OR STREETLIGHT POLES, THOSE CONFLICTS MUST BE RESOLVED BETWEEN THE DEVELOPER AND THE UTILITIES INVOLVED BEFORE THE STREETLIGHT BASES ARE CONSTRUCTED AT NO EXPENSE TO TON THE CITY OR ROCKY MOUNTAIN POWER. THE RESOLUTION MUST BE APPROVED BY THE CITY AND ROCKY MOUNTAIN POWER. CARL \06/12/2025Q SHEET qT OF V� C101 11 ENGINEER'S STAMP SURVEYOR'S CERTIFICATE: TO: URBAN ALFANDRE, LLC, A UTAH LIMITED LIABILITY COMPANY; FIDELITY NATIONAL TITLE INSURANCE COMPANY; PI, LA A, GILLMOOR FOUNDATION RO RTY COTTONWOOD TITLE INSURANCE AGENCY, INC.; �o� s t THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON w GAN LOCATED IN THE SOUTHWEST QUARTER OF SECTION 5, � � � � WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 o MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND o I K TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND N0. 1091 TOWNSHIP 1 SOUTH RANGE 1 EAST NSPS, AND INCLUDES ITEMS AS COMPLETED ON NOVEMBER 25, 2024.4, 5, 8, 13, AND 16 OF TABLE A 02i07i202e INTERSECTION OF 300 SOUTH AND 1000 EAST THEREOF. THE FIELD WORK WAS � � (NOT FOUND, POSITION CALCULATED) Scale 1" = 60 ft ATE of ��P INTERSECTION OF 300 SOUTH AND 800 EAST SALT LAKE BASE AND MERIDIAN (NOT FOUND, POSITION CALCULATED) ALTA/NSPS LAND TITLE SURVEY 1 11200 SOUTH BOUNDARY DESCRIPTION INTERSECTION OF 300 SOUTH AND 900 EAST BEGINNING AT THE NORTHWEST CORNER OF LOT 5, BLOCK 29, PLAT "B", SALT LAKE CITY (NOT FOUND, POSITION CALCULATED) SURVEY (AS THE SAID NORTHWEST CORNER WAS ESTABLISHED BY THE CITY ENGINEER OF SALT LAKE CITY UNDER ORDER NO. 5524 BY SURVEY APRIL 4, 1910 AND THE SAID NORTHWEST CORNER OF SAID LOT AND BLOCK AS SO ESTABLISHED IS 3.5 FEET SOUTH OF THE FENCE LINE OF THE NORTH LINE OF SAID BLOCK) AND RUNNING THENCE SOUTH 0°00'52" EAST ALONG THE BROADWAY WESTERLY LINE OF SAID LOT 5 SAME ALSO BEING THE EASTERLY LINE OF EXISTING 900 EAST STREET A DISTANCE OF 165.00 FEET; THENCE NORTH 89'57'44" EAST A DISTANCE OF 206.38 FEET; THENCE NORTH 0'00'52" WEST A DISTANCE OF 165.00 FEET TO A POINT IN THE c� I a NORTHERLY LINE OF SAID LOT 6 SAID POINT BEING DISTANT NORTH 89°57'44" EAST 41.25 FEET w w FROM THE NORTHEAST CORNER OF SAID LOT 5; THENCE SOUTH 89°57'44" WEST ALONG THE 400 SOUTH o NORTHERLY LINE OF SAID LOTS 5 AND 6, SAID NORTHERLY LINE ALSO BEING THE SOUTHERLY `r° w 0 LINE OF EXISTING 400 SOUTH STREET A DISTANCE OF 206.38 FEET TO THE PLACE OF BEGINNING. SIDEWALK \\- Q LESS AND EXCEPTING THEREFROM THE FOLLOWING PARCEL OF REAL PROPERTY AS DESCRIBED IN w 500 SOUTH THAT CERTAIN QUITCLAIM DEED DATED MARCH 21, 2001 BY AND BETWEEN FLORENCE J. GILLMOR, \ o 7 AS GRANTOR, AND UTAH TRANSIT AUTHORITY, AS GRANTEE, WHICH QUITCLAIM DEED WAS \ � RECORDED IN THE OFFICE OF THE RECORDER OF SALT LAKE COUNTY, UTAH ON MARCH 21, 2001 cap AS ENTRY NUMBER 7849632 IN BOOK 8436 BEGINNING AT PAGE 6596: Q \ Q BEGINNING AT A POINT ON THE NORTH LINE OF LOT 6, BLOCK 29, PLAT "B", SALT LAKE CITY o w C14m 0 \ 600 SOUTH o SURVEY, SAID POINT BEING 41.25 FEET NORTH 89'57'25" EAST FROM THE NORTHWEST CORNER rn \ OF SAID LOT 6, SAID POINT ALSO BEING THE NORTHEAST CORNER OF THE FLORENCE J. GILLMOR PROPERTY AS RECORDED IN THE WARRANTY DEED ON PAGE 55 BOOK 3610 OF THE SALT COUNTY RECORDER'S OFFICIAL RECORDS; THENCE SOUTH 00°00'54" EAST 165.00 FEET ALONG THE INTERSECTION OF 400 SOUTH AND 800 EAST 400 SOUTH STREET `\ EASTERLY LINE OF SAID GILLMOR PROPERTY TO THE SOUTHEAST CORNER OF SAID GILLMOR --- T PROPERTY; THENCE SOUTH 89'59'20" WEST 6.00 FEET ALONG THE SOUTHERLY LINE OF SAID VICINI Y MAP PUBLIC WAY I (NOT FOUND, POSITION CALCULATED) TRAX RAIL ) NOT TO SCALE GILLMOR PROPERTY; THENCE NORTH 00°00'54" WEST 165.00 FEET TO A POINT ON THE NORTH i SANDY,UTAH LINE OF SAID LOT 6; THENCE NORTH 89'57'25" EAST 6.00 FEET ALONG THE NORTH LINE OF SAID N89'57'58"E 2382.01' (CALC) \ LOT 6 TO THE POINT OF BEGINNING. ` BASIS OF BEARING IS THE NORTH LINE OF LOT 6 AS STATED HEREIN. 792.98' (CALC) (792.773' REC) _ 796_34' (CALC) (795.926' REC) _ i _ _ 792.69' (CALC) (792_275' REC) TOGETHER WITH A PERPETUAL RIGHT OF WAY OVER THE FOLLOWING DESCRIBED LAND: TRAFFIC LIGHT CROSS ARM INTERSECTION OF 400 SOUTH AND 1100 EAST BEGINNING AT A POINT IN THE NORTH LINE OF SAID LOT 6, BLOCK 29, PLAT "B", SALT LAKE (FOUND BRASS CAP MONUMENT) CITY SURVEY, SAID POINT BEING NORTH 89°57'44" EAST A DISTANCE OF 41.25 FEET FROM THE INTERSECTION OF 400 SOUTH AND 1000 EAST NORTHWEST CORNER OF SAID LOT 6, BLOCK 29, PLAT "B", SALT LAKE CITY SURVEY; THENCE (NOT FOUND, POSITION CALCULATED) NORTH 89'57'44" EAST A DISTANCE OF 4.00 FEET; THENCE SOUTH 0°00'52" EAST A DISTANCE OF INTERSECTION OF 400 SOUTH AND 900 EAST �1�1 165.00 FEET; THENCE SOUTH 89'57'44" WEST A DISTANCE OF 4.00 FEET; THENCE NORTH (NOT LOCATED, POSITION CALCULATED) v O,\ z 0°00'52" WEST A DISTANCE OF 165.00 FEET TO THE POINT OF BEGINNING. \` STORM DRAIN INLET \`\ �10 BASIS OF BEARINGS ` GAS VALVE \ CURB & GUTTER THE BASIS OF BEARINGS FOR THIS SURVEY IS NORTH 00'01'05" WEST ALONG 900 EAST STREET P O SIDEWALK LIGHT POLE (TYP) POWER JCT BOX AT THE INTERSECTIONS OF 500 SOUTH STREET AND 300 SOUTH STREET. 'e NARRATIVE OF BOUNDARY -, Ja N89'57'49"E 69.97' (TIE) a _ _ _ _ N89°57'49"E_ 200.37''\ w THE PURPOSE OF THIS SURVEY WAS TO LOCATE AND MONUMENT ON THE GROUND THE SURVEYED m PROPERTY AS SHOWN HEREON. SEVERAL MONUMENTS COULD NOT BE FOUND DUE TO RECENT CONSTRUCTION IN THE AREA. DATA PROVIDED BY SALT LAKE CITY WAS USED IN CONJUNCTION % TRAFFIC CONTROL BOXES \ j WITH COLLECTED DATA TO CALCULATE THE POSITIONS OF THESE MISSING MONUMENTS. THE BLOCK Lo w WAS THEN PRORATED FROM THIS INFORMATION AND THE EXCESS WAS DISTRIBUTED ACCORDINGLY. % PARKING SIGN o GENERAL NOTES ci RIGHT-OF-WAY o PER TITLE DESCRIPTION z - I o (1) OTHER DOCUMENTS USED IN THE PREPARATION OF THIS SURVEY: Lo SIDEWALK I \ c I 1. ALTA COMMITMENT FOR TITLE INSURANCE ISSUED BY FIDELITY NATIONAL TITLE INSURANCE 0o CANOPY SIGN w v I COMPANY, FILE NO. 184235-DMP, DATED OCTOBER 21, 2024. Ld AS-SURVEYED AREA ` 2. OTHER DOCUMENTS AS SHOWN ON THIS MAP 0o m 33,079 SQFT D \\ J z 0E-- I BUILDING o Lo (2) WILDING ENGINEERING SURVEYED ABOVE GROUND VISIBLE EVIDENCE OF STRUCTURES THAT 0 of of ro WOULD INDICATE THE POSSIBILITY OF AN EXISTING EASEMENT OR ENCUMBRANCE ON THE PROPERTY, HOWEVER WE RELIED UPON THE TITLE COMPANY TO RESEARCH THE COUNTY RECORDS in v rn� i BUILDING ^ M "? FOR RECORDED EASEMENTS AND OTHER RECORDED ENCUMBRANCES THAT WOULD AFFECT THE w \ I O L-FF I PROPERTY AND THAT MAY OR MAY NOT BE READILY VISIBLE ON THE SITE TO BE SURVEYED AND O cn I i PAINT Lo o SHOWN ON THIS MAP. WE REFERRED TO SCHEDULE B, PART 2 OF THE TITLE REPORT TO OBTAIN STRIPING I THIS INFORMATION. � v 13 CONC. DRIVE ,00 m � SOS i o (3) EXCEPTIONS AS SHOWN ON SCHEDULE B, PART 2 OF THE ABOVE REFERENCED COMMITMENT w z FOR TITLE INSURANCE HAVE BEEN ADDRESSED AS FOLLOWS: c> O rn M POWER JCT BOX Lo a w- r, WATER METER--- � _ 1-3 NOT ADDRESSED BY THIS SURVEY. i �' I i, w 4� ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCE oo i\ ZI ° °° GREASE TRAP N AFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LAND SURVEY OF THE LAND AND NOT SHOWN BY THE PUBLIC RECORDS. O z SURVEY NOTES: SOUTHERLY ADJOINING PARKING STRUCTURES APPEAR TO ENCROACH L2 SIDEWALK `\ INTO THE PROPERTY, AND IS NOTED HEREON. rn z 5-12 NOT ADDRESSED BY THIS SURVEY. z 13 INDENTURE IN FAVOR OF JOHN S. NESS FOR A PERPETUAL RIGHT OF WAY FOR INGRESS PARKING SIGN i i PARKING LINE (TYP) o I o AND EGRESS AND INCIDENTAL PURPOSES, BY INSTRUMENT DATED FEBRUARAY 26, 1948, I i f POWER BOX i I m o AS ENTRY NO. 1116710, IN BOOK 600, AT PAGE 307. f z SURVEY NOTES: AS SHOWN HEREON. SUMP OVERHEAD POWER LINE d i 14-18 NOT ADDRESSED BY THIS SURVEY. DUMPSTER ENCLOSURE (4) CONTOURS AS SHOWN ON THIS SURVEY ARE AT 1-FOOT INTERVALS, AND WERE COLLECTED �' BY MEAND88, GEO8 OF GROUNDBASED GPS AND AERIAL PHOTOGRAMMETRY. THE VERTICAL DATUM IS S89°57'45 W 200.37 I H CD z z POWER POLE (TYP) (5) AT THE TIME THE FIELD WORK WAS CONDUCTED, THERE WAS NO EVIDENCE OF EARTH MOVING W \ WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONS. Q BUILDING m m > GAS MANHOLE 07 J BUILDING CANOPIES ENCROACH INTO W Co SURVEYED PROPERTY BY 0.7t FEET I on INTERSECTION OF 500 SOUTH AND 1100 EAST I I N89°57'25"E 1589.20' (CALC) (N89°57'40"E REC) (NOT FOUND, POSITION CALCULATED) LEGEND INTERSECTION OF 600 SOUTH AND 800 EAST _EXISTING ROW CENTERLINE _ (NOT FOUND, POSITION CALCULATED) 796.27' (CALC) (795.855 REC) 792.93' (CALC) (791.866 REC) FOUND STREET MONUMENT INTERSECTION OF 500 SOUTH AND 900 EAST ( SET 5 8 REBAR AND CAP (BOUNDARY LINE) (FOUND BRASS CAP MONUMENT) (WIC LDING ENGINEERING) BENCHMARK=4347.81 (NAVD88, GEOID18) INTERSECTION OF 500 SOUTH AND 1000 EAST 1585.21' (CALC) ADJACENT PROPERTY / ROW LINE (NOT FOUND, POSITION CALCULATED) INTERSECTION OF 700 SOUTH AND 1000 EAST (FOUND BRASS CAP MONUMENT) UTILTY STATEMENT: DRAWING TITLE PROJECT NAME DATE THE IUNDERGROUND UTILITIES SHOWN HEREON HAVE BEEN LOCATED 2/7/2025 FROM FIELD OBSERVATIONS AND UTILITY MARKINGS. THE SURVEYOR ALTA/NSPS LAND TITLE SURVEY DI'VELEPT W11L. I N G MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN SCALE HEREON COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN 30' SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN HEREON ARE IN E N G I N E E R I N G THE EXACT LOCATION INDICATED, ALTHOUGH THE SURVEYOR DOES LOCATION DRAWN CHECKED PROJECT ID:910E 400 S KM D KM D 24524 SHEET STATE THAT THE UTILITIES SHOWN HEREON ARE LOCATED AS 1 4721 SOUTH HERITAGE CREST WAY ACCURATELY AS POSSIBLE, FROM INFORMATION AVAILABLE AT THE TIME 1 O F 1 BLUFFDALE, UTAH B4065 THE SURVEY WAS CONDUCTED. THE SURVEYOR HAS NOT PHYSICALLY ao 1.553.E 1 1 2 LOCATED THE UNDERGROUND UTILITIES AND THE EXACT LOCATION OF COUNTY WWW.WiLDIN13EN13INEERING.COM G:\DATA\24524 910 E 400 S Townhomes\dwg\24524 Divelept ALTA.dwg SOME UTILITIES MAY REQUIRE FURTHER FIELD INVESTIGATION OR SALT LAKE CITY, UTAH SALT LAKE PLOT DATE: Feb 07, 2025 1 EXCAVATION TO DETERMINE THEIR PRECISE LOCATIONS. NO. REVISION DATE SURVEYOR'S CERTIFICATE 910 EAST 400 SOUTH TOWNHOMES I, KAGAN M. DIXON, WITH WILDING ENGINEERING, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR, AND THAT I HOLD A I' LA N LICENSE NO. 9061091 IN ACCORDANCE WITH TITLE 58, CHAPTER 22, o� s INTERSECTION OF 300 SOUTH AND 800 EAST PROFESSIONAL ENGINEERS AND PROFESSIONAL LAND SURVEYORS 5~ A RESIDENTIAL SUBDIVISION LICENSING ACT OF THE STATE , I UTAH. I FURTHER CERTIFY THAT, BY THE AUTHORITY OF THE OWNER, HAVE MADE A SURVEY OF THE (NOT FOUND, POSITION CALCULATED) w C'AN n 20 0 20 40 TRACT OF LAND SHOWN ON THIS PLAT AND DESCRIBED BELOW INACC o I LOCATED IN THE SOUTHWEST QUARTER OF SECTION 5, OFFIOCEDOF THEANCEITH SALT LAKEUTAHODE COUNTY SUURVEYOR AS FIOLE NIO WITH THE r No.osnzizoz�91 INTERSECTION OF 300 SOUTH AND 900 EAST . _ S2020-08-0614, AND THAT THE SAME HAS BEEN CORRECTLY (NOT FOUND, POSITION CALCULATED) TOWNSHIP 1 SOUTH, RANGE 1 EAST, Scale 1 20 ft SURVEYED AND STAKED ON THE GROUND AS SHOWN ON THIS PLAT, q?•E OF AND THAT I HAVE SUBDIVIDED SAID TRACT OF LAND INTO LOTS AND c� STREETS, HEREAFTER TO BE KNOWN AS: SALT LAKE BASE AND MERIDIAN INTERSECTION OF 300 SOUTH AND 1000 EAST / N (NOT FOUND, POSITION CALCULATED) 910 EAST 400 SOUTH TOWNHOMES FINAL PLAT J Q U a N89°57'58"E 2382.01' (CALC) U O - - - - - - - - - - - - - - - - - - - 7 - - --------- O -03 rn INTERSECTION OF 400 SOUTH AND 800 EAST ° \ ( OT FOUND, POSITION CALCULATED) m 796.34' (CALC) (795.926' REC) 792,69' (CALC) (792.275' REC) 792.98' (CALC) (792.773' REC) INTERSECTION OF 400 SOUTH AND 1100 EAST INTERSECTION OF 400 SOUTH AND 1000 AST (FOUND BRASS CAP MONUMENT) w pQA 400 SOUTH STREET (NOT FOUND, POSITION CALCULA ED) INTERSECTION OF 400 SOUTH AND 900 EAST � V (NOT LOCATED, POSITION CALCULATED) PUBLIC WAY Lq N89°57'49"E 69.97' (TIE)%'k*N N89°57'49"E 200.37' 56.60 22.70 19.61' 16.04 16.04' 16.04' 16.04 16.04 21.24 J LOT 106 M 1,875 SF M LO LO LOT 201 LOT 202 LOT 203 LOT 204 LOT 205 LOT 206 LOT 207. BOUNDARY DESCRIPTION N N89'57'49'E 56.62' 1,318 SF 1,078 SF 1,078 SF 1,078 SF 1,078 SF 1,078 SF 1,427 SF BEGINNING AT THE NORTHWEST CORNER OF LOT 5, BLOCK 29, PLAT "B", SALT LAKE CITY SURVEY (AS THE oN N N o o oN N N o o SAID NORTHWEST CORNER WAS ESTABLISHED BY THE CITY ENGINEER OF SALT LAKE CITY UNDER ORDER NO. LOT 105 5524 BY SURVEY APRIL 4, 1910 AND THE SAID NORTHWEST CORNER OF SAID LOT AND BLOCK AS SO 0 00 908 SF coo w o o 0 o m ESTABLISHED IS 3.5 FEET SOUTH OF THE FENCE LINE OF THE NORTH LINE OF SAID BLOCK) AND RUNNING o o w w w w THENCE SOUTH 0°00'52" EAST ALONG THE WESTERLY LINE OF SAID LOT 5 SAME ALSO BEING THE EASTERLY Z _ N89'57'49"E 56.62' N N N N N iv LINE OF EXISTING 900 EAST STREET A DISTANCE OF 165.00 FEET; THENCE NORTH 89'57'44" EAST A o O p o 0 o O DISTANCE OF 206.38 FEET; THENCE NORTH 0'00'52" WEST A DISTANCE OF 165.00 FEET TO A POINT IN THE Lu U O LJJ W o� NORTHERLY LINE OF SAID LOT 6 SAID POINT BEING DISTANT NORTH 89°57'44" EAST 41.25 FEET FROM THE LOT 104 V,J o o w NORTHEAST CORNER OF SAID LOT 5; THENCE SOUTH 89°57'44" WEST ALONG THE NORTHERLY LINE OF SAID m 0 908 SF o p LOTS 5 AND 6, SAID NORTHERLY LINE ALSO BEING THE SOUTHERLY LINE OF EXISTING 400 SOUTH STREET A N DISTANCE OF 206.38 FEET TO THE PLACE OF BEGINNING. in rn N8957'49"E 56.63' o o w v a 19.61' 16.04' 16.04' 16.04' 16.04' 16.04' 21.22' O LESS AND EXCEPTING THEREFROM THE FOLLOWING PARCEL OF REAL PROPERTY AS DESCRIBED IN THAT cn 3 o N8957'49"E 121.04' o 4 CERTAIN QUITCLAIM DEED DATED MARCH 21, 2001 BY AND BETWEEN FLORENCE J. GILLMOR, AS GRANTOR, 2 103 LOT _ o o vj AND UTAH TRANSIT AUTHORITY, AS GRANTEE, WHICH QUITCLAIM DEED WAS RECORDED IN THE OFFICE OF (/)m �p 908 SF cD THE RECORDER OF SALT LAKE COUNTY, UTAH ON MARCH 21, 2001 AS ENTRY NUMBER 7849632 IN BOOK w ro Q COMMON AREA w rn 8436 BEGINNING AT PAGE 6596: 00 4 W N89'57'49"E 56.64' 11,325 SF w BEGINNING AT A POINT ON THE NORTH LINE OF LOT 6, BLOCK 29, PLAT "B", SALT LAKE CITY SURVEY, iD ON O "v LOT 102 I a SAID POINT BEING 41.25 FEET NORTH 89'57'25" EAST FROM THE NORTHWEST CORNER OF SAID LOT 6, SAID Lq 0 LO 909 SF N89'57'49"E 121.46' POINT ALSO BEING THE NORTHEAST CORNER OF THE FLORENCE J. GILLMOR PROPERTY AS RECORDED IN THE � m ocr) 0 20.04' 16.04' 16.04' 16.04' 16.04' 16.04' 21.21' 0 , N WARRANTY DEED ON PAGE 55 BOOK 3610 OF THE SALT COUNTY RECORDER'S OFFICIAL RECORDS; THENCE LO o SOUTH 00°00'54" EAST 165.00 FEET ALONG THE EASTERLY LINE OF SAID GILLMOR PROPERTY TO THE O o N89°57'49"E 56.64' o z Z fn o rn SOUTHEAST CORNER OF SAID GILLMOR PROPERTY; THENCE SOUTH 89°59'20" WEST 6.00 FEET ALONG THE !� ^ SOUTHERLY LINE OF SAID GILLMOR PROPERTY; THENCE NORTH 00°00'54" WEST 165.00 FEET TO A POINT ON N LOT 101 N THE NORTH LINE OF SAID LOT 6; THENCE NORTH 89°57'25" EAST 6.00 FEET ALONG THE NORTH LINE OF o SAID LOT 6 TO THE POINT OF BEGINNING. °O 1,033 SF 02 o z LOT 301 LOT 302 LOT 303 LOT 304 LOT 305 LOT 306 LOT 307 BASIS OF BEARING IS THE NORTH LINE OF LOT 6 AS STATED HEREIN. S89'57'49"W 56.65' 1,168 SF 935 SF 935 SF 935 SF 935 SF 935 SF 1,235 SF TOGETHER WITH A PERPETUAL RIGHT OF WAY OVER THE FOLLOWING DESCRIBED LAND: N OJ QO QO pp 00 QO � 00 ao Cd ro c6 00 BEGINNING AT A POINT IN THE NORTH LINE OF SAID LOT 6, BLOCK 29, PLAT "B", SALT LAKE CITY SURVEY, w LO U) cn Ln u') U) SAID POINT BEING NORTH 89°57'44" EAST A DISTANCE OF 41.25 FEET FROM THE NORTHWEST CORNER OF Li u' 1i1w '' '' a SAID LOT 6, BLOCK 29, PLAT "B", SALT LAKE CITY SURVEY; THENCE NORTH 89°57'44" EAST A DISTANCE uiOF 4.00 FEET; THENCE SOUTH 0°00'52" EAST A DISTANCE OF 165.00 FEET; THENCE SOUTH 89°57'44" WEST 0 0 0 0 0 0 o A DISTANCE OF 4.00 FEET; THENCE NORTH 0'00'52" WEST A DISTANCE OF 165.00 FEET TO THE POINT OF oN N o O O o '0) BEGINNING. 1 co co 20.04' 16.04' 16.04' 1 16.04' 1 16.04' 1 16.04' 1 21.19' �3: OWNER'S DEDICATION S89'57'49"W 121.44' o ) KNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED OWNER OF o THE DESCRIBED TRACT OF LAND TO BE HEREAFTER KNOWN AS 910 EAST 400 SOUTH TOWNHOMES DOES c" o HEREBY DEDICATE FOR THE PERPETUAL USE OF THE PUBLIC ALL STREETS AND OTHER PROPERTY AS z REFLECTED AND SHOWN ON THIS PLAT TO BE DEDICATED FOR PUBLIC USE IN ACCORDANCE WITH THE UTAH CONDOMINIUM OWNERSHIP ACT. OWNER(S) HEREBY CONSENT(S) AND GIVES) APPROVAL TO THE RECORDING OF THIS PLAT FOR ALL PURPOSES SHOWN HEREIN. S89°57'45"W 200.37' INTERSECTION OF 500 SOUTH AND 1100 EAST (NOT FOUND, POSITION CALCULATED) DATED THIS DAY OF 20 (OWNER) N89957'25"E 1589.20' (CALC) (N89°57'40"E REC) / INTERSECTION OF 500 SOUTH AND 1000 EASI� gy;\ PRINT NAME: INTERSECTION OF 600 SOUTH AND 800 EAST \ / (NOT FOUND, POSITION CALCULATED)\ TITLE: NOT FOUND, POSITION CALCULATED) � � 792.93' (CALC) (791.866 REC) INTERSECTION OF 500 SOUTH AND 900 EAST 796.27' (CALC) (795.855 REC) NOTARY ACKNOWLEDGEMENT (FOUND BRASS CAP MONUMENT) STATE OF UTAH BENCHMARK=4347.81 (NAVD88, GEOIDI8) INTERSECTION OF 700 SOUTH AND 1000 EAST :ss (FOUND BRASS CAP MONUMENT) COUNTY OF SALT LAKE ) ON THIS DAY OF IN THE YEAR 20 . BEFORE ME _ . A NOTARY PUBLIC, PERSONALLY APPEARED THE 200 SOUTH LI INDENTURE IN FAVOR OF JOHN S. NESS FOR A PERPETUAL RIGHT OF WAY FOR INGRESS MANAGER OF PROVED ON THE BASIS OF SATISFACTORY AND EGRESS AND INCIDENTAL PURPOSES, BY INSTRUMENT DATED FEBRUARAY 26, 1948, AS ENTRY NO. 1116710, IN BOOK 600, AT PAGE 307. EVIDENCE TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO IN THE FOREGOING OWNER'S DEDICATION SURVEY NOTES: AS SHOWN HEREON. REGARDING THE 910 EAST 400 SOUTH TOWNHOMES WAS SIGNED BY HIM/HER ON BEHALF OF SAID ADDRESS TABLE AND ACKNOWLEDGED THAT HE/SHE/THEY EXECUTED THE SAME. LEGEND BROADWAY COMMISSION NUMBER LOT ADDRESS MY COMMISSION EXPIRES I Cn 101 910 EAST 400 SOUTH UNIT 101 PRINTED NAME: EXISTING ROW CENTERLINE ¢ 102 910 EAST 400 SOUTH UNIT 102 w 103 910 EAST 400 SOUTH UNIT 103 FOUND STREET MONUMENT 400 SOUTH ■ o0 104 910 EAST 400 SOUTH UNIT 104 AI NOTARY PUBLIC COMMISSIONED IN UTAH SECTION/MONUMENT LINE 105 910 EAST 400 SOUTH UNIT 105 FOUND SECTION CORNER ; NOTES 106 910 EAST 400 SOUTH UNIT 106 w 500 SOUTH 1. COMMON AREAS ARE ALSO DEDICATED AS SHARED PRIVATE UTILITY (WATER, SEWER, STORM DRAIN, AND SURFACE DRAINAGE) EASEMENTS 201 910 EAST 400 SOUTH UNIT 201 SET 5/8 REBAR AND CAP o AND PUBLIC UTILITY EASEMENTS EFFECTUATED BY THE RECORDING OF THIS PLAT. 202 910 EAST 400 SOUTH UNIT 202 203 910 EAST 400 SOUTH UNIT 203 v (WILDING ENGINEERING) (BOUNDARY LINE) 2. SALT LAKE COUNTY PARCELS WITHIN THE SUBDIVISION BOUNDARY INCLUDE PARCEL NUMBERS 16-05-332-001, 16-05-332-002, 204 910 EAST 400 SOUTH UNIT 204 910 EAST 400 SOUTH TOWNHOMES m 16-05-332-009, AND 16-05-332-026. 205 910 EAST 400 SOUTH UNIT 205 WILm IN G _ _ _ _ _ ADJACENT PROPERTY�ROW LINE _ 207 910 EAST 400 SOUTH UNIT 206 A RESIDENTIAL SUBDIVISION w 207 910 EAST 400 SOUTH UNIT 207 3. NOTICE TO PURCHASERS: THE INFRASTRUCTURE WITHIN THIS SUBDIVISION IS PRIVATELY OWNED AND THE MAINTENANCE, REPAIR, 600 SOUTH o REPLACEMENT, AND OPERATION OF THE INFRASTRUCTURE IS THE RESPONSIBILITY OF THE PROPERTY OWNERS AND WILL NOT BE ASSUMED 301 910 EAST 400 SOUTH UNIT 301 0 PRIVATE AREA °' BY THE CITY. WATER, SEWER, AND STORM DRAIN ARE SHARED SERVICES AND ARE THE RESPONSIBILITY OF THE HOMEOWNERS ASSOCIATION 302 910 EAST 400 SOUTH UNIT 302 LOCATED IN THE SOUTHWEST QUARTER OF SECTION 5, E N G I N E E R I N G AND PROPERTY OWNERS. 303 910 EAST 400 SOUTH UNIT 303 TOWNSHIP 1 SOUTH, RANGE 1 EAST, 304 910 EAST 400 SOUTH UNIT 304 1 4721 SOUTH HERITAGE CREST WAY 4. A RESERVE STUDY THAT COVERS THE MAINTENANCE AND REPLACEMENT COSTS OF THE PRIVATE INFRASTRUCTURE WITHIN THIS SUBDIVISION 305 910 EAST 400 SOUTH UNIT 30 COMMON AREA 5 SALT LAKE BASE AND MERIDIAN SLUFFDALE, UTAH E34065 VICINITY MAP HAS BEEN RECORDED PRIOR TO THE RECORDING OF THIS PLAT AS ENTRY NUMBER BOOK PAGE 306 910 EAST 400 SOUTH UNIT 306 FINAL PLAT BO 1 .553.E 1 1 2 NOT TO SCALE 307 910 EAST 400 SOUTH UNIT 307 WWW.WILDINGENGINEERING.COM SALT LAKE,UTAH CITY PUBLIC UTILITIES DEPT. SALT LAKE COUNTY CITY ENGINEERING DIVISION CITY PLANNING DIRECTOR CITY ATTORNEY CITY APPROVAL SALT LAKE COUNTY RECORDER APPROVED AS TO SANITARY SEWER AND WATER HEALTH DEPARTMENT I HEREBY CERTIFY THAT I HAVE HAD THIS PLAT APPROVED THIS DAY OF APPROVED AS TO FORM THIS DAY OF PRESENTED TO SALT LAKE CITY THIS DAY OF STATE OF UTAH, COUNTY OF SALT LAKE, RECORDED AND FILED AT THE DETAILS THIS DAY OF 20 APPROVED THIS DAY OF EXAMINED BY THIS OFFICE AND IT IS CORRECT IN 20 BY THE SALT LAKE PLANNING COMMISSION. 20 20 AND IS HEREBY REQUEST OF NUMBER 20 ACCORDANCE WITH INFORMATION ON FILE. NUMBER APPROVED. DATE: TIME: BOOK: PAGE: ACCOUNT ACCOUNT SHEET CITY ENGINEER DATE SALT LAKE CITY MAYOR SHEET OF SHEETS OF SHEETS SALT LAKE CITY PUBLIC WORKS DIRECTOR SALT LAKE COUNTY HEALTH DEPARTMENT I CITY SURVEYOR DATE PLANNING DIRECTOR DATE I SALT LAKE CITY ATTORNEY I SALT LAKE CITY RECORDER I FEE SALT LAKE COUNTY RECORDER \ W 80 v v 400 SOUTH UNIVERSITY BL,VD io o io 20 WILING v n� Scale 1' _vlo ft E N G I N E E R I N G 1 4721 SOUTH HERITAGE CREST WAY \ V BLUFFDALE, UTAH 84065 AIAERGROUND TRAFFIC CONTROL BOXES \ 801 .553.81 1 2 WWW.WILDINGENSINEERING.COM EX SD CATCH BASIN � \ EX STREt`iLIGHT W/ UNDERGROUND BOXrn � \ REMOVE EX DRIVE APPROACH � EX STREET LIGHT W/ UNDERGROUND BOX V DRAWING NOTES: E'X( TRAFFIC SIGNAL BASE & ARM �___ -_-- - EX CURB & GUTTER ______- ��� � -�-�- �y_� �_ 1. DATE OF FIELD SURVEY. NOVEMBER 2024. 2. THE CONSTRUCTION WASTE MANAGEMENT PROVISIONS OF 21A.36.250 APPLY. REMOVE EX SIDEWALK / 3. PRIOR TO WORKING IN THE PUBLIC WAY, A LICENSED, INSURED, AND BONDED g368 \ CONTRACTOR, WHO HAS SAID INFORMATION ON FILE WITH SLC ENGINEERING, MUST ---' OBTAIN A PUBLIC WAY PERMIT FROM SLC ENGINEERING AND PERHAPS A TRANSPORTATION PERMIT. ALL WORK IN THE PUBLIC WAY SHALL FOLLOW APWA BEGIN SIDEWALK -EX POWER BOX \\V �� 'J STANDARDS. REMOVAL RELOCATE EX POWER BOX /� EX IRRIGATION CONTROL VALVE \ 4. PUBLIC WAY PERMIT AND TRAFFIC CONTROL PERMIT REQUIRED TO - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ^ - TERMINATE/CAP/KILL ANY EXISTING SERVICE IN THE PUBLIC WAY. I \ v REMOVE EX FENCE TO BE Y Y _ AT BACK OF NEW SIDEWALK 5. ALL EXISTING INTERIOR SITE TREES SHALL BE REMOVED. 6. ANY UNUSED WATER SERVICES MUST BE KILLED AT THE WATER MAIN PER SLCDPU EX WATER METER - - STANDARDS. TO BE USED FOR LANDSCAPING EX IRRIGATION CONTROL VALVE �\ 7 ANY U STANDARDS.LATERALS MUST BE CAPPED AND PLUGGED AT THE MAIN PER SLC____ ANY UNUSED SEWER �u 8. CONTRACTOR TO REMOVE ALL INTERIOR FENCES AND WALLS. W \ EX CHAIN LINK FENCE (TYP) 43g1 CO 7_ -' _ \ REMOVE EX LIGHT POLE---, EX NO PARKING SIGN— REMOVE EX RESTAURANT SIGN \ / EX IRRIGATION CONTROL VALVE / i � I i i I rn 1 a� o O i � I H I EX POWER BOX O J REMOVE EX BUILDING LEGEND Ld o n i EXISTING INDEX CONTOUR (5') a I V) / ; �� - _ -- - EXISTING CONTOUR (1') 75 / a o � o w w C4 W N 1 I � I w I� REMOVE EX SEWER'CLEANOUT rn C) EX POWER POL�W/STREET LIGHT---__, o Ol `'- w � I I E o I I I CP 3 H Ln v I N I I • O 1 O N I O I', 1 i REMOVE WATER SERVICE w EX WATER SERVOCE KILL AT THE MAIN PER NOTE 6 �� / V rn i 1 i ' O \ REMOVE EX SIDEWALK I jJ i i \ REMOVE EX POWER BOX \ I �EX WOOD FENCE (TYP) - � I ova ',� v REMOVE EX ASPHALT & CURBS REMOVE EX GREASE TRAP \ � \ � 1 SALT LAKE CITY COMMENT 6/12/25 NO. REVISION DATE I PROJECT INFORMATION ' I I i 910 EAST 400 SOUTH REMOVE EX CURB -, AND DRIVE APPROACH EX SEWE LATERAL` KILL AT THE MAIN P R NOTE 7 �� ,` E D DE L REMOVE DUMPSTER APRON EXISTING CONDITIONS MO PLAN / W � I 910 EAST 400 SOUTH SALT LAKE CITY, UTAH I ,REMOVE EX POWER BOX-, OX �I ' O� ,r � DRAWN CHECKED PROJECT# ME 24 24 C 5 - REMOVE EX LIGHT POLE - ,_- ' A I i _ EX GUY ANCHO S i I , R 1 � DATE G� V AL 5/23/25 u+ \ END SIDEWALK I 43 -- - ---4370 A _ - - - ���_ Q� �52 i REMOVAL "� - --__ P SCALE ___ - 1 _ EX NO PARKING SIGN - —T --__-- -- - 1 _ 1 _ � No 51�7 EX GUY ANCHOR __ EX GUY ANCHOR- E7X �� MIKE E. EX BLOCK WALL _-- - - EX 0 ---- EX POWER POLE_ (DINER POLE I EX POWER POLE ` � �-- _ �� � _ CARLTON I _ �� `, 06i12re025 P SHEET OF V� - -------- - C201 ENGINEER'S STAMP 0� 400 SOUTH / UNIVERSITY BLVD 10 0 10 20 Scale 1" = 10 ft WiLmrD) IN G E N G I N E E R I N G 1 4721 SOUTH HERITAGE CREST WAY BLUFFDALE, UTAH 84065 EX UNDERGROUND TRAFFIC CONTROL BOXES 801 .553.81 1 2 EX SO CATCH BASIN EX STREET LIGHT W/ UNDERGROUND BOX W W W.W I L D I N G E N G I N E E R I N G.C O M EX STREET LIGHT W/ UNDERGROUND BOX REPLACE WITH UDOT 81 CURB & GUTTER DRAWING NOTES: EX TRAFFIC SIGNAL BASE & ARM 1. ALL UTILITY CONSTRUCTION SHALL COMPLY WITH APWA STANDARDS AND EX CURB & GUTTER SLCPU STANDARD PRACTICES. 2. ALL UTILITIES MUST MEET THE FOLLOWING MINIMUM HORIZONTAL AND FI 8 VERTICAL SEPARATIONS: �q WATER AND SEWER - 10' HORIZONTAL, 18" VERITCAL REPLACE EXISTING 6' SIDEWALK SEWER - 5' HORIZONTAL, 12" VERTICAL FROM ANY NON-WATER UTILITY WITH 10' WIDE SIDEWALK WATER - 3' HORIZONTAL, 12" VERTICAL FROM ANY NON-SEWER UTILITY 3. UNUSED EXISTING WATER SERVICES TO THE PROPERTY SHALL BE KILLED AT EX POWER BOX THE WATER MAIN PER SLCPU STANDARDS. 4. PRIOR TO WORKING IN THE PUBLIC WAY, A LICENSED, INSURED, AND BONDED EX 8"x6" REDUCER _ CONTRACTOR, WHO HAS SAID INFORMATION ON FILE WITH SLC ENGINEERING, BEGIN SIDEWALK — — — — — — — — — — — — — — — — — — — — — — — — — — — MUST OBTAIN A PUBLIC WAY PERMIT FROM SLC ENGINEERING AND PERHAPS A REPLACEMENT TRANSPORTATION PERMIT. ALL WORK IN THE PUBLIC WAY SHALL FOLLOW APWA STANDARDS. o - 5. NEW WATER MAINS AND LATERALS SHALL BE INSTALLED IN THE FOLLOWING MANNER: EX WATER METER I I a. DEPTH OF BURY SHALL BE NO LESS THAN 5 FEET TO BE USED FOR LANDSCAPING b. PIPE BEDDING MATERIAL SHALL BE THE SAME AS REQUIRED BY I� SALT LAKE CITY PUBLIC WORKS. EX IRRIGATION CONTROL VALVE - II C. IN WET CONDITIONS, ADDITIONAL FABRIC SHALL BE INSTALLED AS REQUIRED BY SALT LAKE CITY PUBLIC WORKS. ' 7. NEW DRIVE APPROACH APRON AND ABUTTING SIDEWALKS FROM 900 EAST w IVEX CHAIN LINK FENCE (TYP) STREET TO BE 6" THICK CONCRETE PER APWA STD PLAN 225. 8" THICK CONCRETE IS REQUIRED FOR ANY DRIVE APPROACH THAT SERVICES ACCESS TO A TRASH DUMPSTER. 8. THE WATER SERVICES MUST BE TYPE K COPPER AND MATCH THE SIZE OF EX NO PARKING SIGNS THE WATER METER FROM THE WATER MAIN TO THE WATER METER AND FOR I THREE FEET BEYOND THE WATER METER. WATER SERVICE CAN THEN UPSIZE \ 106 j OR CHANGE MATERIAL. MATERIAL MUST BE DRINKING WATER APPROVED. THE WATER SERVICE MUST RUN PERPENDICULAR TO THE WATER MAIN FROM THE j CONNECTION AT THE WATER MAIN TO THE WATER METER AND FOR THREE SS CLEANOUT FEET BEYOND THE WATER METER. WATER SERVICE CAN THEN BEND AS NEEDED. THE WATER METER LID MUST BE WITHIN THE PARKSTRIP. IE= 4366. 9. SEWER LATERALS MUST GRAVITY DRAIN ALL FLOORS AND MEET MINIMUM s j I SLOPE REQUIREMENTS (2% FOR 4" LATERALS, 1%FOR 6" LATERALS). 10. A MINIMUM OF ONE EXTERIOR SEWER CLEANOUT IS REQUIRED ON THE SEWER LATERAL WITHIN 5 FEET OF THE BUILDING. ADDITIONAL CLEANOUTS ARE EX IRRIGATION CONTROL VALVE S BUILDING 2 REQUIRED AT EACH BEND AND AT LEAST ONE EVERY 50 FEET FOR 4" ` 3 LATERALS AND EVERY 100 FEET FOR 6" LATERALS. CLEANOUTS IN REPLACE EXISTING 6' j HARDSCAPE REQUIRE A RING AND LID. 11. ANY UNUSED SEWER LATERALS MUST BE CAPPED AND PLUGGED AT THE MAIN SIDEWALK 105 j 201 202 203 204 205 206 207 i PER SLCPU STANDARDS. 12. THE RESTORATION OF ASPHALT IN 900 EAST FROM THE UTILITY o ! I CONSTRUCTION SHALL BE PER THE 2012 EDITION OF APWA STD PLAN 255. 13. THE UNDERGROUND FIRE SERVICES SHALL COMPLY WITH NFPA 24, STANDARD W rn FOR THE INSTALLATION OF FIRE SERVICE MAINS AND THEIR APPURTENANCES. rn INSTALLATION SHALL BE PERFORMED BY FULLY EXPERIENCED AND v RESPONSIBLE CONTRACTORS LICENSED BY THE STATE OF UTAH TO INSTALL PRIVATE FIRE SERVICE MAINS. THE UNDERGROUND WILL BE A DEFERRED E SUBMITTAL AND THE INSTALLING CONTRACTOR SHALL PROVIDE SHOP t w < DRAWINGS IN ACCORDANCE WITH NFPA 24-§4.1.3 FOR REVIEW AND APPROVAL 3 PRIOR TO INSTALLATION. EX POWER BOX j 3 14. SALT LAKE COUNTY PARCEL NUMBERS 16-05-332-001, 16-05-332-009, & � 104 I 16-05-332-002. SEE ALTA SURVEY FOR PROPERTY DESCRIPTION. j I w BUILDING 1 LEGEND i WO PROPOSED 3/4" WATER SERVICE (~/) S j � Cs S 0 � S S � 0 CsS W (INDIVIDUAL METERING TBD) O Ow S QS PROPOSED 4" SDR-35 PVC SEWER LATERAL > S O SEWER CLEANOUT Lu O 134' OF 6" SDR-35 I S1®4.34% 7 EX POWER POLE W/ STREET LIGHTS 103 ~� �'Ilss CLEANOUT IE= 4371.0 IE= 4365.1 0 W I t . �Ln 4" PVC LATERALS TO BUILDING (TYP) , c/)o f E f SEE NOTE 9 f f f oo N w w w 2".WATERLINE w w , w�i j � c 102 N ! I , � ! 4 j 3 w s s w w s s w w s s W w s I Qo S � I I �_j A NI r ® jz N m 101 r— -�EX WOOD FENCE (TYP) W / I � 3 � I / I 1 SALT LAKE CITY COMMENT 6/12/25 RAMP / I NO. REVISION DATE SS CLEANOU BUILDING 3 i IE- 4363.50 301 302 303 304 305 306 307 � PROJECT INFORMATION INSTALL NEW CURB \ I r — 6" CURB WALL / �5`? 3" 45' BEND i 910 EAST 400 SOUTH APWA TYPE \ — (MATCH EXISTING) L CUP SITE & UTILITY PLAN CONNECT 6" LATERAL TO MAIN / / __- PE APWA PLAN 431 7WSUR-35 PVC SS,@ 8.53% L IE (6" TERAL)= 4356.2t 22.00' ———— 910 EAST 400 SOUTH IE (8' MAIN)= 4355.51 DRIVE APPROACH - - ' SEE NOTE 7, SHEET I S CLEANOUT ' SALT LAKE CITY UTAH C202 3" 45° BEND IE= 4362.34 1 3" 45' BEND 1 w w DRAWN CHECKED PROJECT# CONNECT TO X WATERLINE 3" 45° END M EC 24524 PER SLCPU EQUIREMENTS I EX G Y ANCH RS� I DATE I 5/23/25 I POWER TRANSFORMER�� /�,AL �P SCALE — = — — — — — — — — — — — — — — — — — — — — — No.5 IV 2517 EX NO PARKING SIGN EX GUY ANCHOR PROJECT WATER DEMANDS* MIKE E. — 10� SIDEWALK EX BLOCK WALL EX GUY ANCHOR EX POWER POLE EX POWER POLE FIRE FLOW CULINARY FLOW REPLACEMENT EX POWER POLE DUMPSTER ENCLOSURE TBD GPM TBD GPM PEAK TBD GPD CARLTON /BEGIN WATER METER IN SEE ARCHITECTURAL PLANS S osiizreoza 9'x5' VAULT PROJECT SEWER PEAK FLOWS* �TE OF J�P SHEET SEE NOTE 8 PEAK FLOW MAX GPD C 2 0 2 TBD GPM TBD GPD * PROVIDED BY TBD ENGINEER'S STAMP p v LA 400 SOUTH UNIVERSITY BLVD 10 0 10 20 ILD ING Scale 1' _ 10 ft Rs> E N G I N E E R I N G ` \ ` 1 4721 SOUTH HERITAGE CREST WAY \ BLUFFDALE, UTAH 841165 \ EX UNDERGROUND TRAFFIC CON L BOXES \\ BO I .553.8 1 1 2 WWW.WILDIN13EN13INEERIN[3.COM �, \ EX STRE�f LIGHT W UNDERGROUND BOX \ EX SD CATCH BASIN \ / EX GRATE= 4370.67 !�REPLACE\WITH UDOT 61 CURB & GUTTERS-! \ EX IE (N)= 4368.64 EX STREET LIGHT W/UNDERGROUND BOX \\ I DRAWING NOTES: �X TRAFFIC SIGNAL BASE & ARM \ 1 UST ` ' PRIOR TO WORKING IN THE PUBLIC WAY A LICENSED INSURED AND BONDED - ----- \ EX CURB & GUTTER __-��- -----'- \ CONTRACTOR, WHO HAS SAID INFORMATION ON FILE WITH SLC ENGINEERING M -- -\� OBTAIN A PUBLIC WAY PERMIT FROM SLC ENGINEERING AND PERHAPS A TRANSPORTATION PERMIT. ALL WORK IN THE PUBLIC WAY SHALL FOLLOW APWA STANDARDS. \9i368 \ REPLACE EXISTING 6' SIDEWALK / - 2. THE PARCEL SIZE FOR THIS PROJECT IS UNDER ONE ACRE (0.76 ACRE) AND \ I I WITH 10' WIDE SIDEWALK __ \ - DOES NOT REQUIRE STORM WATER DETENTION PER SALT LAKE CITY EX POWER BOX 73.40 i 74.2 - 74.95 75.70 \ 6.45 77.20 .95 -'i R�� FFENCE (TYP� REQUIREMENTS. HOWEVER, DRAINAGE FROM THE SITE MUST BE PIPED TO A PUBLIC o - STORM WATER SYSTEM AND CANNOT SURFACE FLOW DRAINAGE ACROSS _ �j SIDEWALKS TO THE PUBLIC RIGHT OF WAY. THERE IS NO PIPED STORM DRAINAGE \ 6 SYSTEM IN 900 EAST, WHICH WOULD BE OUR PREFERRED OUTFALL SINCE IT IS BEGIN �DEWALK -- - - - - � - - - - - - - - _ - - - - - - - - - - GIN CEMENT 73.88 ¢Jj A3)s 78.70 THE LOWEST POINT ON THE SITE. THE STORM DRAINAGE SYSTEM IN 400 SOUTH IS REP76:$$ 77 63 78.38 A UDOT SYSTEM AND THEY REQUIRE DETENTION WITH A 0.2 CFS/ACRE DISCHARGE K, --\ 74.63 75.38 76.13 LIMIT. IN ADDITION, THE EXISTING CATCH BASIN IS VERY SHALLOW AND WE EX 68.79 � / �� u CANNOT GET OUR STORMWATER INTO AN APPROPRIATE DETENTION SYSTEM AND ' - JI - GET INTO THE ELEVATION OF THE EXISTING CATCH BASIN. THEREFORE, THE SITE HAS BEEN DESIGNED TO SHEET FLOW TO TWO CATCH BASINS ON SITE WHICH WILL 72.95 \ I BE PIPED UNDER THE 900 EAST SIDEWALK AND INTO A BUBBLE-UP BOX BEHIND EX IRRIGATION CONTROL VALVE 4369 � - 73 20 i - - THE CURB. 00EX CHAIN LIN rn \ EX NO PARKING SIGN 106 \ \ MAIN FF= 4373.33 GARAGE 4373.33 PR 69. 5 ,- 73.00 I MAIN FF= 4374.00 MAIN FF 4374.75 MAIN FF= 4375.50 MAIN FF= 439C.25 MAIN FF= 4377.00 \\MAIN FF= 4377.75 MAIN FF=,4378.50 EX 8.24 I EX IRRIGATION CONTROL VALVE I '' \ BUILDING 2 \ 72.58 ! 72.50 6° ADS FOR ROOF DRAINS 1.57 ' �� �`� REPLACE EXISTING 6' I I \ SIDEWA�K 201 202 203 204 205 206\ 207 MAIN FF= 4372.91 1� GARAGE 4372.91 \ EX BUILDING 86 PR 69.21 I 72.58 I v 4-5 m EX 67.82 js w , I 436 'I 72.17 72.00 `, i , 3 9 I I o \ I I t- EX POWER BOX j GARAGE= 4373.50 GARAGE= 4374.25 GARAGE= 4375.00 GARAGE= 4375.75 GARAGE= 4376.50 ` GARAGE= 4377.25 GARAGE= 4378.00 n MAIN FF= 4372.50 104 GARAGE 4372.50 r' �, o� ' LEGEND "El Ld i EXISTING INDEX CONTOUR 5' I � BUILDING 1 � I I ____ ( > o PR 68.80 72.17 I ," _ _ rn EXISTING CONTOUR (1') SURFACE FLOW CHANNEL IN CONCRETE PROPOSED TOP OF CONCRETE ELEVATION o / \�r� S 76.17 76. 2 77. 7 srS ,n W / I 71.50 N 71.75 73.04 73.92 74.67 75.42 A) 76.17 76.92 �j 77.67 77.75 73.04 73.92 74.67 S 75.42 EX POWER POLE W STREET LIGHT-, �i I �`� Sj 103 I 2 CATCH BASIN \ J) v / I MAIN FF= 4372.08 GARAGE 4372.08 ¢ A 6° ADS FOR ROOF INS ®4.5�.f N GRATE= 7371.45 3)3 I 11 i I = 7368.45 73.27 .04 74.80 75.56 4Sj3 76.33 77.34 PR 168.3 1 71.75 -- 72.50 - ------ -- c FE EX 7.30 I 71.00 ■ ~N / I I ■ O 71.75 I' i j o N 71.33 AS , N / \ 102 72. 2 73.17 73.92 74.67 75 42 76.fl 7 76.92 / MAIN FF= 4371.66 GARAGE 4371.66 ! 72.42 73.17 73.92 74.67 75.42 76.17 I 76.92 7 .50 , � V / CA �\ ® 'w �8 - C4< 4 1.33 j � , i N \ I / o ---------- ----- ---- t ----- --- --- - \ I i \ MAIN FF= 4371.25 1�\ GARAGE'.-. -4371.25 j \ EX 66.82 \\ / T GARAGE= 4372.75 GARAGE= 4373.50 GARAGE= 4374.25 GARAGE= 4375.00 GARAGE= 4375.75', GARAGE= 4376.50 GARAGE= 4377.25 - --- - \ 70.92 ' / r , EX WOOD FENCE (TYP) EX 66.70 it ' PR 67.24 ���\ 1 SALT LAKE CITY COMMENT 6/12/25 \ R MP \ i ; I 2'x2' BU BLE-UP BOX FOR \ 67 _ ®j'/ \ ; BUILDING 3 1 NO. REVISION DATE S. STORM WATER DI CHARGE TO CURB jy,P \ , r i i F / _ I ' / 3b1 302 303 304 305 306 307 RIM- 4363.50 � � 1 , i `,� , � `\ 0 ( L- , ' i I PROJECT INFORMATION IE= 4362.50 ----- INSTALL NEW CURB 45 910 EAST 400 SOUTH I\ OF 8" ' I I 6" CURB WALL % � � ' ; ' APWA TYPE A � , ' \ADS®�B ` / I (MATCH EXISTING) 7q -�, L--J L - 70.20 / I I I MAIN FF� 4372.75 MAIN FF= 4373.50 MAIN FF= 4374.25 MAIN FF-,'4375.00 MAIN FF= 4375.75 MAIN FF= 4376.50 / MAIN FF= 4377.25 EX 66.37 EX BUILDING GRADING & DRAINAGE PLAN ---L -- ---- i I 22.00' � an rn � -- � ,� �� 70.20' ' �'T� I ' � � i � i � 910 EAST 400 SOUTH DRIVE APPROACH I 3'x3' CATCIJ'BASIN ^� - SEE NOTE 7, SHEET RIM= 4366.75 I ; I I SALT LAKE CITY, U TA H I I C202 '\ I I ^ � 'ilE=4363.25 DRAWN CHECKED PROJECT# EX 66.01 70.00 71. �p EC 24524 EX G Y ANCHORS ' DATE I ' �' / EX 65.84 I POWER TZA ,pFORMER�..' -- N ---- I AL 5 2 3 2 5 SCALE 1 EX NO PARKING SIG � ' I ' � - EX GUY ANCHOR _-- DUMPSTER ENCLOSURE EX GUYANCHOR - - --- RLTON BEGIN SIDEWAL EX BLOCK WALL EX POWER POLE MIKE E. 1 - 10 REPLACEMEN EX P WER POLE EX�OJ�ER POLE \ %' - SEE ARCHITECTURAL PLANS ____ - EX BUILDING EX BUILDING T,q� SHEET s snzizoz �` Of `''� ' EX BUILDING """�----_-_- EX BUILDING \ I \� � � 2 0 - ENGINEER'S STAMP r O'� -------------- N 20 0 20 40 I \ \ Scale 1" = 20 ft WILDING E N G I N E E R I N G 1 4721 SOUTH HERITAGE CREST WAY BLUFFDALE, UTAH a4065 a 1 .553.8112 WWW.WILDINGEN13INEERING.COM ` 1 / DRAWING NOTES: UTAH DEPARTMENT OF TRANSPORTATION STANDARD NOTES: 1. UDOT RESERVES THE RIGHT, AT ITS OPTION, TO INSTALL A RAISED L I MEDIAN ISLAND OR RESTRICT THE ACCESS TO A RIGHT-IN OR --- \ RIGHTOUT AT ANY TIME. IN 2. WORK ON THE UDOT RIGHT-OF-WAY IS SEASONALLY RESTRICTED —� I FROM OCTOBER 15 TO APRIL 15. I ` 3. ROW WORK: WORK IS NOT ALLOWED ON THE RIGHT-OF-WAY DURING % \ THE AM/PM PEAK TRAFFIC HOURS (6:00-9:00 AM AND 3:30-6:00 / \ PM). ADDITIONAL WORK RESTRICTIONS OR MODIFICATIONS MAY BE / \ \ IMPOSED AT THE TIME OF THE ENCROACHMENT PERMIT. 4. REPLACE ALL PAVEMENT MARKINGS IN KIND (TAPE WITH TAPE AND ` - \ IN, PAINT WITH PAINT). INSTALL ALL PAINT LINES WITH PERMANENT PAINT \ _ \ APPLICATION PER UDOT SPECIFICATION 02765. PAINT MUST HAVE AT IN, __ LEAST 6 MONTHS LIFE AS DETERMINED BY UDOT'S PERMITS OFFICER. 40 0 SOUTH UNIVERSITY 6 LV D i i 5. ALL NEW PAVEMENT WORDS, ARROWS AND SYMBOLS MARKING WITHIN / THE RIGHT-OF-WAY SHALL BE PRE-FORMED THERMO PLASTIC. ALL LETTERS, ARROWS, AND SYMBOLS SHALL CONFORM WITH THE 1 "STANDARD ALPHABET FOR HIGHWAY SIGNS AND PAVEMENT MARKINGS" ADOPTED BY THE FEDERAL HIGHWAY ADMINISTRATION. I i i I 6. ALL SIGNS INSTALLED ON THE UDOT RIGHT-OF-WAY MUST BE HIGH I INTENSITY GRADE (TYPE XI SHEETING) WITH A B3 SLIP BASE. 1 INSTALL ALL SIGNS PER UDOT SN SERIES STANDARD DRAWINGS. 7. BEFORE COMMENCING WORK ON THE STATE HIGHWAY, THE GENERAL \ CONTRACTOR IS REQUIRED TO OBTAIN AN ENCROACHMENT PERMIT FROM THE APPLICABLE REGION'S PERMITS OFFICE BEFORE WORKING II i WITHIN THE STATE RIGHT-OF-WAY. \ REMOVE EX\\ACCESSES AND o 8. FOR ALL UTILITY TAPS (ROAD CUTS), USE FLOWABLE FILL PER -- \ REPLACE W/\TYPE B1 CURB UDOT'S CURRENT MIX DESIGN (50-150 PSI) UDOT SPEC. 03575. & GUTTER AND SIDEWALK 9. ALL UTILITIES WITHIN THE PAVED SURFACE MUST BE BORED. 10. FOR EXCAVATIONS OUTSIDE OF THE ROADWAY, BACK FILL WITH UDOT u,j / �j �j �j A A�j A APPROVED GRANULAR BORROW AND ROAD BASE. COMPACTION PER �> >j UDOT SPEC. 2056 AND 2721. �1.. —..—...—..._... —...—...—. —... \ G ACCESS- \ `\ 11. OWNER, DEVELOPER, AND/OR THE CONTRACTOR IS REQUIRED TO rn EX CATC%4 �.64 ASIN HIRE AN INDEPENDENT COMPANY FOR ALL TESTING WITHIN THE LOOTS P \ EX STRELTLIGHT a w GRATE= 0.67 EX STREETLIG) T RIGHT-OF-WAY. IE= EX Hi HBACK CURB 12. OWNER, DEVELOPER, AND THE CONTRACTOR ARE RESPONSIBLE FOR O _�__ __ / __ \ ANY DAMAGE TO THE UDOT RIGHT-OF-WAY THAT MAY BE DIRECTLY � J OR INDIRECTLY CAUSED BY THE DEVELOPMENT ACTIVITY. 7 EX 6' SIDEWALK vB 435. duo 0 TO B REPLACED WITH 1 SIDEWALK _ 13. TRAFFIC SIGNAL INSTALLATION OR MODIFICATION REQUIRES A ` '� SEPARATE WARRANTY BOND ONCE THE WORK HAS BEEN COMPLETED E 0 \ \\ AND ACCEPTED. THE PERMITTEE IS RESPONSIBLE FOR HIRING AN INDEPENDENT INSPECTION COMPANY TO PERFORM INSPECTION c ❑ ) ; \ SERVICES FOR ALL SIGNAL WORK COMPLETED. FOR A LIST OF THE o / -- IN, UDOT APPROVED CONTRACTORS AND CONSULTANTS CONTACT THE APPROPRIATE REGIONS TRAFFIC SIGNALS ENGINEER. N 14. PARTIAL CONCRETE PANEL REPLACEMENT IS NOT ALLOWED. WHEN o PANELS ARE REMOVED, THE ENTIRE PANEL IS REQUIRED TO BE O \-4367 ; I I i I A I I I I REPLACED PER UDOT STANDARDS, SPECIFICATIONS, AND STANDARD ( --- DRAWINGS. w 3 I I I \ I 15. DOUBLE SAW CUT THE CONCRETE TO PREVENT THE SPALLING OF O I OTHER CONCRETE PANELS AND TO AVOID OVER CUTS. OVER CUTS AND SPALLS WILL REQUIRE FULL PANEL REPLACEMENT. REFERENCES 1. UTAH ADMINISTRATIVE CODE R930-6 (ACCESS MANAGEMENT) FOR o A COMPLETE VERSION OF THE DEPARTMENTS STANDARDS AND \ I GUIDELINES REGARDING ACCESS PERMITS PLEASE REFER TO UTAH i El I I I I\` I \ I I ADMINISTRATIVE CODE R930-6, 0 I \ WWW.UDOT.UTAH.GOV/GO/ACCESSMANAGEMENT. 2. AASHTO, A POLICY 3 1 I I I I I I \ I I ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS ("GREEN BOOK"),N I I °NIONO l BOOKSTORE.TRANSPORTATION.ORG. 3. AASHTO, ROADSIDE DESIGN � \ \ — — — — GUIDE, BOOKSTORE.TRANSPORTATION.ORG. 4. UTAH, MANUAL ON / UNIFORM TRAFFIC CONTROL DEVICES (UMUTCD), WWW.UDOT.UTAH.GOV 3 16. ALL ABOVE GROUND FEATURES INCLUDING UTILITIES (POLES, FIRE / ❑ 1 I I I I I HYDRANTS, BOXES, ETC.) MUST BE RELOCATED OUT OF THE AASHTO N CLEAR ZONE OR A MINIMUM OF 18" BEHIND CURB. E 17. NOTHING OVER 3.5' IN HEIGHT MAY BE INSIDE THE SIGHT TRIANGLE.t 1 I V A / 11 ' Iv I \I `\ H \ \ / I A 1 , I 1 1 V I (n O 1 � I I I I I I I � I / cP O,f) w O O O I \ I ` m r N D ' Ln N I, IN, - N \ ^ IN Qo -- I I I I I 1 II — — `— — ' PA 160138 60- ,'\ I I I I I I I � II I L_ I Il / IX BBII➢ING �I 1 \ I Y.' I I / / I i / I PROPOSED PROJECT ACCESS i Co6' ; I ,' 1 SALT LAKE CITY COMMENT 6/12/25 / L �L�I NO. REVISION DATE 6 r-� �qf�1El ' \ I I' -"�-_--- -------- `�_- \ IXeu -\ \I IXBBIIgNG �� I� \\ PROJECT INFORMATION It -- _ = 910 EAST 400 SOUTH IX BUBNO -�-_ IX BBROING `\ 1 ___-_ _ / / 1 \ \ 1 \ \ 1 UDOT SITE PLAN 910 EAST 400 SOUTH SALT LAKE CITY, UTAH DRAWN CHECKED PROJECT# MEC:1 24524 DATE AL 5/23/25 O No.52517 7 P SCALE O 111 O — 2 1 MIKE E. CARLTON S� 6/12/202 P� SHEET RTF Of V'C U-1 ENGINEER'S STAMP WILDING E N G I N E E R I N G 6"�- 24" �6" 24" 4"R 8" 18" 1 4721 SOUTH HERITAGE CREST WAY R BLUFFDALE, 065 801 .553.81 1 21 1 2 „R 1"R WWW.WILDINGENGINEERIN13.00M N 1"R Z. Yz"R o DRAWING NOTES: 1"R 2•,R J -Z1"R m 1„ m O 1" m UNTREATED UNTREATED UNTREATED w BASE COURSE m BASE COURSE BASE COURSE k z z z - •30" _ o 30"o _ 30" TYPE B1 &CURB GUTTER C TYPE B2 CURB&GUTTER TYPE M1 CURB&GUTTER AREA=1.929 SO FT AREA=2.059 SO FT AREA=1.982 SO FT ° 9 2 'i N N 8 2" a r Z Y"R 1"R 12" o 0 "R 1"R H y„R 2" D: z 4 4 4 a w 5 O v GROUND(TYP) v 1 C 4 2"RLL m r LL L \� 0 ❑O � a w W K l< PAVEMENT PAVEMENT _ PAVEMENT d m it o -. S PAVEMENT m W 2 a 0 3 DEFORMED DOWEL DEFORMED DOWEL DEFORMED DOWEL m f Q20 °w o o as p rc °a o TYPE B3 CURB TYPE B5 CURB = TYPE M2 CURB AREA 0.580SO FT RAISED MEDIAN AREA=0.484 SO FT UNTREATED AREA 0.490 SO FT BASE COURSE W 3 TYPE B4 CURB W y AREA=1.033 SO FT H' Q. W cn UDa o NOTES: DESIGN-ONLY NOTES: Z Z> F O 1. USE INCH DEFORMED DOWELS ON 5 FT MAXIMUM CENTERS. A. DRAINAGE CURBS:TYPE B1,B2&MI. m~ ? W 9 2. PRECAST CURBS: B. MOUNTABLE CURBS:TYPES Mi&M2.REFER TO THE AASHTO POLICY 3 A. MINIMUM OF 10 FT IN LENGTH. ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS FOR APPLICATION. (D B. DOWELS AT MINIMUM OF 3 PER 10 FT LENGTH. C) ❑ C. INCLUDE ADEQUATE REINFORCING STEEL TO C. USE CURBS TYPES B1,B2,B3,B4&85 WITH DESIGN SPEED UP TO o WITHSTAND HANDLING STRESSES, 40 MPH EXCEPT IN PREDOMINATELY URBAN OR RAPIDLY DEVELOPING z �, RURALAREAS WHERE CURBS MAY BE USED WITH DESIGN SPEEDS UP F CL 3. MEASURE CURB HEIGHT VERTICALLY FROM THE FLOW LINE TO 50 MPH. w N OF THE GUTTER TO TOP BACK OF CURB. D. USE TYPE B4 ONLY AS BORDER CURB. STD.DWG.NO. > 4. REFER TO STD DWG GW 2B FOR CURB AND GUTTER AT ADA ACCESSES. GW ZA N N Cn 3 a aNi E 0 c 3 0 N O O Ln 'q-N W O N O N 61 N Ln /H H p PA 160138 1 SALT LAKE CITY COMMENT 6/12/25 NO. REVISION DATE PROJECT INFORMATION 910 EAST 400 SOUTH U DOT DETAILS 910 EAST 400 SOUTH SALT LAKE CITY, UTAH DRAWN CHECKED PROJECT# MEC 24524 DATE AL , 5/23/25 No.5251�7 SCALE �f� MIKE E. NONE CARLTON 0612/2025 Q� SHEET qT OF V� U-2 ENGINEER'S STAMP ATTACHMENT C: Property & Vicinity Photos PLNPCM2025-00454 PLNPCM2025-00455 15 July 23,2025 �- • s ti �� f ; _ -- ._A w _ V s •-fit ° ''� _ Rear of the subject property Subject Property corner on goo a 400 s r I lu .. rFi ww.• � � = South property line PLNPCM2025-00454 PLNPCM2025-00455 17 July 23,2025 ATTACHMENT D: TSA Score Sheets PLNPCM2025-00454 PLNPCM2025-00455 18 July 23,2025 TSA DEVELOPMENT GUIDELINES CHECKLIST BLD 1 GUIDELINES DESCRIPTION Points may be awarded om only one item r- Reference in each section,unless otherwise noted. z Points may be awarded to only one of the following • 50 or more dwelling units per acre; • Buildings with up to 80%of the permitted height;or 20 • Buildings with a floor to lot area ratio of 3 or more. 1.A.Intensity&Density of Use Projects in the TSA Core area that meet 30 or more dwelling units per acre; at least one of the following requirements: • Buildings with up to 70%of the permitted height;or 15 • Buildings with a floor to lot area ratio of 2 or more. • 20 or more dwelling units per acre; • Buildings with at least 60%of the permitted height;or 10 • Buildings with a floor to lot area ratio of 1 or more. Points may be awarded to only one of the following • 25 or more dwelling units per acre; • Buildings with up to 80%of the permitted height;or 12 1.11.Intensity&Density of Use • Buildings with a floor to lot area ratio of 2 or more. Projects in the TSA Transition area • 20 or more dwelling units per acre; that meet at least one of the following . Buildings with up to 70%of the permitted height;or 8 12 12 requirements: • Buildings with a floor to lot area ratio of 1.5 or more. • 15 or more dwelling units per acre; • Buildings with least 60%of the permitted height;or 5 • Buildings with a floor to lot area ratio of 1 or more. Points may be awarded to only one of the following 100%of the ground floor gross area is dedicated to a different use than the floors above. 20 2.Integrated Mix of Uses: Projects with ground floor street facing At least 75%of the ground floor gross area is dedicated to a different space designed for retail,restaurant,or use than the floors above. 15 uses other than residential(does not apply to the entire ground floor area). At least 50%of the ground floor gross area is dedicated to a different use than the floors above. 10 Project includes at least two different uses other than the existing uses on adjacent properties. 6 Points may be awarded to only one of the following 3.A.Mixed Income Housing 33%or more of the total dwelling units. 40 Projects with affordable housing for sale or lease,for residents with 60%or less 20%or more of the total dwelling units. 30 of the City's median household income. 10%or more of the total dwelling units. 20 Page Subtotal 12 12 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 1 PLANNING DIVISION v7.1.24 3.B.Mixed Income Housing Points may be awarded to only one of the following Affordable housing projects located in areas identified in the"Opportunity Area rated 5 or greater. 20 Index"map(as the latest Utah Housing Corp.Allocation Plan,or its successor)as determined by the Planning Director,with Area rated 3 or greater. 10 a rating of 3 or greater. Points may be awarded to only one of the following 4.Accessible Dwelling Units 33%or more of the total dwelling units. 8 Projects with ADA accessible dwelling units. 15%or more of the total dwelling units. 5 10%or more of the total dwelling units. 3 Points may be awarded to only one of the following 5.Community Serving Uses Minimum of 1500 square feet. 15 Projects with community serving uses, such as:day cares,schools,education facilities,community gardens,medical Minimum of 1000 square feet. 10 clinics and health and fitness centers. Minimum of 500 Square feet. 5 Points may be awarded to only one of the following 6. Redevelopment of Surface Parking Lots. 50%or more of the existing surface parking lot covered by new bldgs. 15 Projects with redevelopment of an existing surface parking lot to an 35%or more of the existing surface parking lot covered by new bldgs. 10 active use or structured parking. 25%or more of the existing surface parking lot covered by new bldgs. 5 When project doesn't create negative impacts to the Historic Preservation Overlay 7.Redevelopment of Nonconforming District,points may be awarded for the following Use or Noncomplying Building. New buildings that meet standards of the TSA zoning district and Projects with redevelopment of a site replaces a building that does not meet standards. 10 containing a nonconforming use or noncomplying building. project includes replacing a nonconforming use with a use that is allowed in the TSA zoning district. 5 8.Removal of Billboards An existing billboard legally removed by the developer as part of a Projects with redevelopment of a site redevelopment project. 10 containing a billboard. Points may be awarded for the following 9.Sustainable Site&Open Project utilizes a roof design,such as a landscaped roof,that is Space Design intended to reduce energy use,storm drainage runoff or other similar 10 sustainable policies. Projects that incorporate adopted City sustainable policies. Project utilizes landscape designs&materials that conserve energy, reduce the urban heat island,conserves water,retains or reuses storm 5 drainage or other similar sustainable policies. Page Subtotal 0 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 2 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following Platinum 50 10.Green Building Projects with LEED certification. Gold 40 Silver 30 Points may be awarded to only one of the following Project certified with 100%of its energy needs served by renewable power either from on or off-site sources. 50 11.Energy Efficiency Project certified with 50%its energy needs served by renewable power 25 either from on or off-site sources. Projects that incorporate energy efficiency into the design of the project. Solar Array:5 points for every 500 square feet of solar panels. 20 Note:If the development relies on off-site Max.20 points. power,documentation must be provided showing at least 20 year commitment Geothermal heating and cooling systems. 10 to power source. Points may also be awarded for the following: Project designed with passive,energy efficient features that include awnings or solar shades over all windows,or other similar passive 5 energy saving features. 12.360'Architecture Points may be awarded to only one of the following Projects with architecture features,such as windows,projections,belt courses, Architectural detailing is wrapped around all four sides of the building. 20 changes in building material,pattern and other elements on building facades that are not adjacent to a street. Architectural detailing is wrapped around both side facades of a 15 View guidelines for requirements. building,but not on the rear facade. Points may be awarded to only one of the following Local Register:New construction,major alterations and additions that are approved by the Historic Landmark Commission that include 40 reuse of the site. National Register:State Historic Preservation Office review and 13.Historic Preservation approval of exterior alterations to buildings not locally designated, 40 Projects that preserve,rehabilitate, but on the national register and seeking federal tax credits. restore,reuse a historic property or new construction that contributes to Project adjacent to a local or national designated property and is the character of a historic property compatible through building mass,bulk,setbacks and design features 20 as determined by the Planning Director. or district. Local Register:Project received administrative approval in accordance 5 with Zoning Ordinance 21A.34.020. Project adds historical significance to the Salt Lake City Register of Cultural Resources(if qualified)as defined in 21A.34. 50 Page Subtotal o TSA DEVELOPMENT SCORE REVIEW CHECKLIST 3 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 14. Building Materials At least 80%of the street facing facades above the ground floor Projects with high quality,durable&low are clad in durable,high quality materials,excluding glazing,doors, 20 maintenance building materials. and trim. 20 20 View guidelines for requirements. At least 70%of the street facing facades above the ground floor are clad in high quality,durable materials excluding glazing,doors,and 15 trim. 15.Corner Buildings Primary entrance of the building addresses the corner by including Projects on a corner of intersecting streets, a hinged,rounded,beveled,open bay,mitered orientation or similar 10 10 10 that address both streets through its design. entrance feature. Points may be awarded to only one of the following Rooftop of the building used as a common space for occupants. 6 16. Rooftop Design&Use A roof includes at least one of the following features: Projects with a rooftop use. • Two or more sloping planes visible from a public street; 5 5 • An arched or barrel vaulted design; 5 • A distinguishable cornice or parapet; • Overhangs that area min.of 1 foot in depth to create a shadow line. 17.Eyes on the Street&Public Spaces Operable openings,balconies,verandas or other similar features on Projects designed to have windows,doors, all levels of the building that face a public space and allow visibility into the public space.Balconies need to have a min.depth o 15 15 15 f 5 feet and balconies or other similar features facing p p p public streets&open spaces. include at least 30 sq.ft.of space. 18.Lighting • Casts light from storefronts onto the sidewalk; Projects with a lighting plan that meets • Highlights unique architectural features of a building; 6 at least one of the following: • Highlights artwork or unique landscape features. Points may be awarded to only one of the following 19.Signs Sign is mounted perpendicular to the primary building fagade and 2 g oriented to the pedestrian.(projecting business storefront sign). Projects that include pedestrian oriented signs. Awning or canopy sign that is integrated into the design of the building. 2 Monument sign that is integrated into the site and compatible with the building architecture. 2 Points may be awarded to only one of the following Project includes a min.of 15%of the total lot area. 15 20.Public Spaces&Plazas Project includes a min.of 10%of the total lot area. 10 Projects that include active,outdoor spaces,that are accessible to the public and adjacent to a public right of way. Project includes a min.of 5%of the total lot area. 5 Public space,regardless of size,located within 330 f t.of a transit station and includes seating,art,protection from the elements or 3 other feature intended to activate the space or make it comfortable. Page Subtotal 50 50 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 4 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 21.Streetscape Amenities At least 4 street furnishings. 3 Projects with street furniture,pedestrian amenities,public art or other similar features intended to improve the At least 3 street furnishings. 2 streetscape: At least 2 street furnishings. 1 22.Public Artwork Projects with public art in a location where 2 points per art piece,up to a max.of 6 points 6 it is readily visible from a public space. Points may be awarded for the following: 23.Connections&Walkways Project includes a min.six foot wide ADA accessible walkway through a Projects with connections and walkways parking lot that is separated from vehicle drive aisles. 4 from buildings,parking lots and private open space to public spaces. project includes a min.six foot wide ADA accessible sidewalk from private property to public open spaces. 4 Points may be awarded for the following: 24. Bicycle Amenities Project includes lockers,changing rooms for cyclists and showers. 6 Projects that include bicycle parking amenities in addition to what is already Project includes any bicycle amenity identified in the Bicycle Amenity 3 required in the zoning ordinance. section of the Transit Station Area Development Guidelines. Project incorporates art into the design of the bicycle amenity. 3 Points may be awarded to only one of the following • Project located within 300 feet,measured along the most direct, 25.A.Access to Transit: legal walking path. 15 Projects located within close proximity to a rail station platform or bus stop where Project located within 750 feet,measured along the most direct, 10 15 15 3+separate bus routes come together. legal walking path. Project located within 1500 feet,measured along the most direct 5 legal walking path. Multi family residential development that provides transit passes to 25.B.Access to Transit: residents through the City's transit pass program for a min.period of three years from the development's initial occupancy.Passes shall Developments that provide transit be available for free to residents at request.At least one pass shall be 15 passes to residents as follows: available per unit.Verification from Transportation division of min.3 year participation is required. Points may be awarded to only one of the following 26. Public Walkways Interior Project includes narrow street or alley through the project that to the Block accommodates people walking,biking and driving. 30 Developments with public walkways, which are not fenced or gated,through Project includes a walkway accessible to the public that is a min.of 10 the interior of blocks. feet wide that connects through the property to a public space,such as 20 park,trail or street or similar area and allows for the walkway to be continued on adjacent properties. Page Subtotal 15 15 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 5 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 100%of the parking structure is wrapped with high quality,durable materials or habitable space with a depth of at least 25 ft.on all street 25 facing facades. 27.Parking Structure Design Parking structures that incorporate 75%of the parking structure is wrapped in high quality,durable the following: materials or habitable space with a depth of at least 25 ft.on all street 20 facing facades. For below grade parking structures,there is no visible evidence of the parking garage other than the parking entrance(to qualify ground 25 floor uses must have entrances at grade without the use of ramps). Points may be awarded for the following: Parking for alternative fuel vehicles,scooters,mopeds,motorcycles, or other similar vehicle is provided at a rate equal to 7%of the total 5 number of spaces provided for automobiles. Project includes dedicated parking stalls/equipment for a car 28.Alternative Vehicle Parking sharing program. 3 Projects that include dedicated parking stalls for alternative fuel vehicles, Projects that include charging stations for electric vehicles may scooters,mopeds or motorcycles: also be awarded to one of the following: Level 1 Station:2 pts per stall Level 2 Station:3 pts per stall 9 Level 3 Station:4 pts per stall 12 Points may be awarded to only one of the following 29.Parking Ratios Residential developments with parking ratio less than 1 stall per unit. 25 Projects that provide parking in Residential development with parking ratio less than 1.25 stall per unit. 15 the ratios indicated: Non-residential developments with parking ratio less than 2 stalls 20 per 1,000 gross square feet. Points may be awarded to only one of the following Project presented to the associated community council,and has notified residents and property owners within 300 ft via mail about 10 30.Neighborhood Input when and where the community council presentation will be held. Project presented at an open house for the proposal on the development site and has notified residents and property owners within 300 ft via 10 mail about when and where the open house will be held. APPROVAL •OAPPLICANT Planning Commission Review Required 124 points or less 77 77 Administrative Approval(Staff) 125 points or more TSA DEVELOPMENT SCORE REVIEW CHECKLIST 6 PLANNING DIVISION v7.1.24 TSA DEVELOPMENT GUIDELINES CHECKLIST BLD 2 GUIDELINES DESCRIPTION Points may be awarded om only one item r- Reference in each section,unless otherwise noted. z Points may be awarded to only one of the following • 50 or more dwelling units per acre; • Buildings with up to 80%of the permitted height;or 20 • Buildings with a floor to lot area ratio of 3 or more. 1.A.Intensity&Density of Use Projects in the TSA Core area that meet 30 or more dwelling units per acre; at least one of the following requirements: • Buildings with up to 70%of the permitted height;or 15 • Buildings with a floor to lot area ratio of 2 or more. • 20 or more dwelling units per acre; • Buildings with at least 60%of the permitted height;or 10 • Buildings with a floor to lot area ratio of 1 or more. Points may be awarded to only one of the following • 25 or more dwelling units per acre; • Buildings with up to 80%of the permitted height;or 12 1.11.Intensity&Density of Use • Buildings with a floor to lot area ratio of 2 or more. Projects in the TSA Transition area • 20 or more dwelling units per acre; that meet at least one of the following . Buildings with up to 70%of the permitted height;or 8 12 12 requirements: • Buildings with a floor to lot area ratio of 1.5 or more. • 15 or more dwelling units per acre; • Buildings with least 60%of the permitted height;or 5 • Buildings with a floor to lot area ratio of 1 or more. Points may be awarded to only one of the following 100%of the ground floor gross area is dedicated to a different use than the floors above. 20 2.Integrated Mix of Uses: Projects with ground floor street facing At least 75%of the ground floor gross area is dedicated to a different space designed for retail,restaurant,or use than the floors above. 15 uses other than residential(does not apply to the entire ground floor area). At least 50%of the ground floor gross area is dedicated to a different use than the floors above. 10 Project includes at least two different uses other than the existing uses on adjacent properties. 6 Points may be awarded to only one of the following 3.A.Mixed Income Housing 33%or more of the total dwelling units. 40 Projects with affordable housing for sale or lease,for residents with 60%or less 20%or more of the total dwelling units. 30 of the City's median household income. 10%or more of the total dwelling units. 20 Page Subtotal 12 12 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 1 PLANNING DIVISION v7.1.24 3.B.Mixed Income Housing Points may be awarded to only one of the following Affordable housing projects located in areas identified in the"Opportunity Area rated 5 or greater. 20 Index"map(as the latest Utah Housing Corp.Allocation Plan,or its successor)as determined by the Planning Director,with Area rated 3 or greater. 10 a rating of 3 or greater. Points may be awarded to only one of the following 4.Accessible Dwelling Units 33%or more of the total dwelling units. 8 Projects with ADA accessible dwelling units. 15%or more of the total dwelling units. 5 10%or more of the total dwelling units. 3 Points may be awarded to only one of the following 5.Community Serving Uses Minimum of 1500 square feet. 15 Projects with community serving uses, such as:day cares,schools,education facilities,community gardens,medical Minimum of 1000 square feet. 10 clinics and health and fitness centers. Minimum of 500 Square feet. 5 Points may be awarded to only one of the following 6. Redevelopment of Surface Parking Lots. 50%or more of the existing surface parking lot covered by new bldgs. 15 Projects with redevelopment of an existing surface parking lot to an 35%or more of the existing surface parking lot covered by new bldgs. 10 active use or structured parking. 25%or more of the existing surface parking lot covered by new bldgs. 5 When project doesn't create negative impacts to the Historic Preservation Overlay 7.Redevelopment of Nonconforming District,points may be awarded for the following Use or Noncomplying Building. New buildings that meet standards of the TSA zoning district and Projects with redevelopment of a site replaces a building that does not meet standards. 10 containing a nonconforming use or noncomplying building. project includes replacing a nonconforming use with a use that is allowed in the TSA zoning district. 5 8.Removal of Billboards An existing billboard legally removed by the developer as part of a Projects with redevelopment of a site redevelopment project. 10 containing a billboard. Points may be awarded for the following 9.Sustainable Site&Open Project utilizes a roof design,such as a landscaped roof,that is Space Design intended to reduce energy use,storm drainage runoff or other similar 10 sustainable policies. Projects that incorporate adopted City sustainable policies. Project utilizes landscape designs&materials that conserve energy, reduce the urban heat island,conserves water,retains or reuses storm 5 drainage or other similar sustainable policies. Page Subtotal 0 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 2 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following Platinum 50 10.Green Building Projects with LEED certification. Gold 40 Silver 30 Points may be awarded to only one of the following Project certified with 100%of its energy needs served by renewable power either from on or off-site sources. 50 11.Energy Efficiency Project certified with 50%its energy needs served by renewable power 25 either from on or off-site sources. Projects that incorporate energy efficiency into the design of the project. Solar Array:5 points for every 500 square feet of solar panels. 20 Note:If the development relies on off-site Max.20 points. power,documentation must be provided showing at least 20 year commitment Geothermal heating and cooling systems. 10 to power source. Points may also be awarded for the following: Project designed with passive,energy efficient features that include awnings or solar shades over all windows,or other similar passive 5 energy saving features. 12.360'Architecture Points may be awarded to only one of the following Projects with architecture features,such as windows,projections,belt courses, Architectural detailing is wrapped around all four sides of the building. 20 changes in building material,pattern and other elements on building facades that are not adjacent to a street. Architectural detailing is wrapped around both side facades of a 15 View guidelines for requirements. building,but not on the rear facade. Points may be awarded to only one of the following Local Register:New construction,major alterations and additions that are approved by the Historic Landmark Commission that include 40 reuse of the site. National Register:State Historic Preservation Office review and 13.Historic Preservation approval of exterior alterations to buildings not locally designated, 40 Projects that preserve,rehabilitate, but on the national register and seeking federal tax credits. restore,reuse a historic property or new construction that contributes to Project adjacent to a local or national designated property and is the character of a historic property compatible through building mass,bulk,setbacks and design features 20 as determined by the Planning Director. or district. Local Register:Project received administrative approval in accordance 5 with Zoning Ordinance 21A.34.020. Project adds historical significance to the Salt Lake City Register of Cultural Resources(if qualified)as defined in 21A.34. 50 Page Subtotal o TSA DEVELOPMENT SCORE REVIEW CHECKLIST 3 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 14. Building Materials At least 80%of the street facing facades above the ground floor Projects with high quality,durable&low are clad in durable,high quality materials,excluding glazing,doors, 20 maintenance building materials. and trim. 20 20 View guidelines for requirements. At least 70%of the street facing facades above the ground floor are clad in high quality,durable materials excluding glazing,doors,and 15 trim. 15.Corner Buildings Primary entrance of the building addresses the corner by including Projects on a corner of intersecting streets, a hinged,rounded,beveled,open bay,mitered orientation or similar 10 0 that address both streets through its design. entrance feature. Points may be awarded to only one of the following Rooftop of the building used as a common space for occupants. 6 16. Rooftop Design&Use A roof includes at least one of the following features: Projects with a rooftop use. • Two or more sloping planes visible from a public street; 5 5 • An arched or barrel vaulted design; 5 • A distinguishable cornice or parapet; • Overhangs that area min.of 1 foot in depth to create a shadow line. 17.Eyes on the Street&Public Spaces Operable openings,balconies,verandas or other similar features on Projects designed to have windows,doors, all levels of the building that face a public space and allow visibility into the public space.Balconies need to have a min.depth o 15 15 15 f 5 feet and balconies or other similar features facing p p p public streets&open spaces. include at least 30 sq.ft.of space. 18.Lighting • Casts light from storefronts onto the sidewalk; Projects with a lighting plan that meets • Highlights unique architectural features of a building; 6 at least one of the following: • Highlights artwork or unique landscape features. Points may be awarded to only one of the following 19.Signs Sign is mounted perpendicular to the primary building fagade and 2 g oriented to the pedestrian.(projecting business storefront sign). Projects that include pedestrian oriented signs. Awning or canopy sign that is integrated into the design of the building. 2 Monument sign that is integrated into the site and compatible with the building architecture. 2 Points may be awarded to only one of the following Project includes a min.of 15%of the total lot area. 15 20.Public Spaces&Plazas Project includes a min.of 10%of the total lot area. 10 Projects that include active,outdoor spaces,that are accessible to the public and adjacent to a public right of way. Project includes a min.of 5%of the total lot area. 5 Public space,regardless of size,located within 330 f t.of a transit station and includes seating,art,protection from the elements or 3 other feature intended to activate the space or make it comfortable. Page Subtotal 40 40 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 4 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 21.Streetscape Amenities At least 4 street furnishings. 3 Projects with street furniture,pedestrian amenities,public art or other similar features intended to improve the At least 3 street furnishings. 2 streetscape: At least 2 street furnishings. 1 22.Public Artwork Projects with public art in a location where 2 points per art piece,up to a max.of 6 points 6 it is readily visible from a public space. Points may be awarded for the following: 23.Connections&Walkways Project includes a min.six foot wide ADA accessible walkway through a Projects with connections and walkways parking lot that is separated from vehicle drive aisles. 4 from buildings,parking lots and private open space to public spaces. project includes a min.six foot wide ADA accessible sidewalk from private property to public open spaces. 4 Points may be awarded for the following: 24. Bicycle Amenities Project includes lockers,changing rooms for cyclists and showers. 6 Projects that include bicycle parking amenities in addition to what is already Project includes any bicycle amenity identified in the Bicycle Amenity 3 required in the zoning ordinance. section of the Transit Station Area Development Guidelines. Project incorporates art into the design of the bicycle amenity. 3 Points may be awarded to only one of the following • Project located within 300 feet,measured along the most direct, 25.A.Access to Transit: legal walking path. 15 Projects located within close proximity to a rail station platform or bus stop where Project located within 750 feet,measured along the most direct, 10 15 15 3+separate bus routes come together. legal walking path. Project located within 1500 feet,measured along the most direct 5 legal walking path. Multi family residential development that provides transit passes to 25.B.Access to Transit: residents through the City's transit pass program for a min.period of three years from the development's initial occupancy.Passes shall Developments that provide transit be available for free to residents at request.At least one pass shall be 15 passes to residents as follows: available per unit.Verification from Transportation division of min.3 year participation is required. Points may be awarded to only one of the following 26. Public Walkways Interior Project includes narrow street or alley through the project that to the Block accommodates people walking,biking and driving. 30 Developments with public walkways, which are not fenced or gated,through Project includes a walkway accessible to the public that is a min.of 10 the interior of blocks. feet wide that connects through the property to a public space,such as 20 park,trail or street or similar area and allows for the walkway to be continued on adjacent properties. Page Subtotal 15 15 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 5 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 100%of the parking structure is wrapped with high quality,durable materials or habitable space with a depth of at least 25 ft.on all street 25 facing facades. 27.Parking Structure Design Parking structures that incorporate 75%of the parking structure is wrapped in high quality,durable the following: materials or habitable space with a depth of at least 25 ft.on all street 20 facing facades. For below grade parking structures,there is no visible evidence of the parking garage other than the parking entrance(to qualify ground 25 floor uses must have entrances at grade without the use of ramps). Points may be awarded for the following: Parking for alternative fuel vehicles,scooters,mopeds,motorcycles, or other similar vehicle is provided at a rate equal to 7%of the total 5 number of spaces provided for automobiles. Project includes dedicated parking stalls/equipment for a car 28.Alternative Vehicle Parking sharing program. 3 Projects that include dedicated parking stalls for alternative fuel vehicles, Projects that include charging stations for electric vehicles may scooters,mopeds or motorcycles: also be awarded to one of the following: Level 1 Station:2 pts per stall 6 Level 2 Station:3 pts per stall 9 Level 3 Station:4 pts per stall 12 Points may be awarded to only one of the following 29.Parking Ratios Residential developments with parking ratio less than 1 stall per unit. 25 Projects that provide parking in Residential development with parking ratio less than 1.25 stall per unit. 15 the ratios indicated: Non-residential developments with parking ratio less than 2 stalls 20 per 1,000 gross square feet. Points may be awarded to only one of the following Project presented to the associated community council,and has notified residents and property owners within 300 ft via mail about 10 30.Neighborhood Input when and where the community council presentation will be held. Project presented at an open house for the proposal on the development site and has notified residents and property owners within 300 ft via 10 mail about when and where the open house will be held. APPROVAL •OAPPLICANT Planning Commission Review Required 124 points or less 67 67 Administrative Approval(Staff) 125 points or more TSA DEVELOPMENT SCORE REVIEW CHECKLIST 6 PLANNING DIVISION v7.1.24 TSA DEVELOPMENT GUIDELINES CHECKLIST BLD 3 GUIDELINES DESCRIPTION Points may be awarded om only one item r- Reference in each section,unless otherwise noted. z Points may be awarded to only one of the following • 50 or more dwelling units per acre; • Buildings with up to 80%of the permitted height;or 20 • Buildings with a floor to lot area ratio of 3 or more. 1.A.Intensity&Density of Use Projects in the TSA Core area that meet 30 or more dwelling units per acre; at least one of the following requirements: • Buildings with up to 70%of the permitted height;or 15 • Buildings with a floor to lot area ratio of 2 or more. • 20 or more dwelling units per acre; • Buildings with at least 60%of the permitted height;or 10 • Buildings with a floor to lot area ratio of 1 or more. Points may be awarded to only one of the following • 25 or more dwelling units per acre; • Buildings with up to 80%of the permitted height;or 12 1.11.Intensity&Density of Use • Buildings with a floor to lot area ratio of 2 or more. Projects in the TSA Transition area • 20 or more dwelling units per acre; that meet at least one of the following . Buildings with up to 70%of the permitted height;or 8 12 12 requirements: • Buildings with a floor to lot area ratio of 1.5 or more. • 15 or more dwelling units per acre; • Buildings with least 60%of the permitted height;or 5 • Buildings with a floor to lot area ratio of 1 or more. Points may be awarded to only one of the following 100%of the ground floor gross area is dedicated to a different use than the floors above. 20 2.Integrated Mix of Uses: Projects with ground floor street facing At least 75%of the ground floor gross area is dedicated to a different space designed for retail,restaurant,or use than the floors above. 15 uses other than residential(does not apply to the entire ground floor area). At least 50%of the ground floor gross area is dedicated to a different use than the floors above. 10 Project includes at least two different uses other than the existing uses on adjacent properties. 6 Points may be awarded to only one of the following 3.A.Mixed Income Housing 33%or more of the total dwelling units. 40 Projects with affordable housing for sale or lease,for residents with 60%or less 20%or more of the total dwelling units. 30 of the City's median household income. 10%or more of the total dwelling units. 20 Page Subtotal 12 12 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 1 PLANNING DIVISION v7.1.24 3.B.Mixed Income Housing Points may be awarded to only one of the following Affordable housing projects located in areas identified in the"Opportunity Area rated 5 or greater. 20 Index"map(as the latest Utah Housing Corp.Allocation Plan,or its successor)as determined by the Planning Director,with Area rated 3 or greater. 10 a rating of 3 or greater. Points may be awarded to only one of the following 4.Accessible Dwelling Units 33%or more of the total dwelling units. 8 Projects with ADA accessible dwelling units. 15%or more of the total dwelling units. 5 10%or more of the total dwelling units. 3 Points may be awarded to only one of the following 5.Community Serving Uses Minimum of 1500 square feet. 15 Projects with community serving uses, such as:day cares,schools,education facilities,community gardens,medical Minimum of 1000 square feet. 10 clinics and health and fitness centers. Minimum of 500 Square feet. 5 Points may be awarded to only one of the following 6. Redevelopment of Surface Parking Lots. 50%or more of the existing surface parking lot covered by new bldgs. 15 Projects with redevelopment of an existing surface parking lot to an 35%or more of the existing surface parking lot covered by new bldgs. 10 active use or structured parking. 25%or more of the existing surface parking lot covered by new bldgs. 5 When project doesn't create negative impacts to the Historic Preservation Overlay 7.Redevelopment of Nonconforming District,points may be awarded for the following Use or Noncomplying Building. New buildings that meet standards of the TSA zoning district and Projects with redevelopment of a site replaces a building that does not meet standards. 10 containing a nonconforming use or noncomplying building. project includes replacing a nonconforming use with a use that is allowed in the TSA zoning district. 5 8.Removal of Billboards An existing billboard legally removed by the developer as part of a Projects with redevelopment of a site redevelopment project. 10 containing a billboard. Points may be awarded for the following 9.Sustainable Site&Open Project utilizes a roof design,such as a landscaped roof,that is Space Design intended to reduce energy use,storm drainage runoff or other similar 10 sustainable policies. Projects that incorporate adopted City sustainable policies. Project utilizes landscape designs&materials that conserve energy, reduce the urban heat island,conserves water,retains or reuses storm 5 drainage or other similar sustainable policies. Page Subtotal 0 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 2 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following Platinum 50 10.Green Building Projects with LEED certification. Gold 40 Silver 30 Points may be awarded to only one of the following Project certified with 100%of its energy needs served by renewable power either from on or off-site sources. 50 11.Energy Efficiency Project certified with 50%its energy needs served by renewable power 25 either from on or off-site sources. Projects that incorporate energy efficiency into the design of the project. Solar Array:5 points for every 500 square feet of solar panels. 20 Note:If the development relies on off-site Max.20 points. power,documentation must be provided showing at least 20 year commitment Geothermal heating and cooling systems. 10 to power source. Points may also be awarded for the following: Project designed with passive,energy efficient features that include awnings or solar shades over all windows,or other similar passive 5 energy saving features. 12.360'Architecture Points may be awarded to only one of the following Projects with architecture features,such as windows,projections,belt courses, Architectural detailing is wrapped around all four sides of the building. 20 changes in building material,pattern and other elements on building facades that are not adjacent to a street. Architectural detailing is wrapped around both side facades of a 15 View guidelines for requirements. building,but not on the rear facade. Points may be awarded to only one of the following Local Register:New construction,major alterations and additions that are approved by the Historic Landmark Commission that include 40 reuse of the site. National Register:State Historic Preservation Office review and 13.Historic Preservation approval of exterior alterations to buildings not locally designated, 40 Projects that preserve,rehabilitate, but on the national register and seeking federal tax credits. restore,reuse a historic property or new construction that contributes to Project adjacent to a local or national designated property and is the character of a historic property compatible through building mass,bulk,setbacks and design features 20 as determined by the Planning Director. or district. Local Register:Project received administrative approval in accordance 5 with Zoning Ordinance 21A.34.020. Project adds historical significance to the Salt Lake City Register of Cultural Resources(if qualified)as defined in 21A.34. 50 Page Subtotal o TSA DEVELOPMENT SCORE REVIEW CHECKLIST 3 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 14. Building Materials At least 80%of the street facing facades above the ground floor Projects with high quality,durable&low are clad in durable,high quality materials,excluding glazing,doors, 20 maintenance building materials. and trim. 20 20 View guidelines for requirements. At least 70%of the street facing facades above the ground floor are clad in high quality,durable materials excluding glazing,doors,and 15 trim. 15.Corner Buildings Primary entrance of the building addresses the corner by including Projects on a corner of intersecting streets, a hinged,rounded,beveled,open bay,mitered orientation or similar 10 0 that address both streets through its design. entrance feature. Points may be awarded to only one of the following Rooftop of the building used as a common space for occupants. 6 16. Rooftop Design&Use A roof includes at least one of the following features: Projects with a rooftop use. • Two or more sloping planes visible from a public street; 5 5 • An arched or barrel vaulted design; 5 • A distinguishable cornice or parapet; • Overhangs that area min.of 1 foot in depth to create a shadow line. 17.Eyes on the Street&Public Spaces Operable openings,balconies,verandas or other similar features on Projects designed to have windows,doors, all levels of the building that face a public space and allow visibility into the public space.Balconies need to have a min.depth o 15 15 15 f 5 feet and balconies or other similar features facing p p p public streets&open spaces. include at least 30 sq.ft.of space. 18.Lighting • Casts light from storefronts onto the sidewalk; Projects with a lighting plan that meets • Highlights unique architectural features of a building; 6 at least one of the following: • Highlights artwork or unique landscape features. Points may be awarded to only one of the following 19.Signs Sign is mounted perpendicular to the primary building fagade and 2 g oriented to the pedestrian.(projecting business storefront sign). Projects that include pedestrian oriented signs. Awning or canopy sign that is integrated into the design of the building. 2 Monument sign that is integrated into the site and compatible with the building architecture. 2 Points may be awarded to only one of the following Project includes a min.of 15%of the total lot area. 15 20.Public Spaces&Plazas Project includes a min.of 10%of the total lot area. 10 Projects that include active,outdoor spaces,that are accessible to the public and adjacent to a public right of way. Project includes a min.of 5%of the total lot area. 5 Public space,regardless of size,located within 330 f t.of a transit station and includes seating,art,protection from the elements or 3 other feature intended to activate the space or make it comfortable. Page Subtotal 40 40 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 4 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 21.Streetscape Amenities At least 4 street furnishings. 3 Projects with street furniture,pedestrian amenities,public art or other similar features intended to improve the At least 3 street furnishings. 2 streetscape: At least 2 street furnishings. 1 22.Public Artwork Projects with public art in a location where 2 points per art piece,up to a max.of 6 points 6 it is readily visible from a public space. Points may be awarded for the following: 23.Connections&Walkways Project includes a min.six foot wide ADA accessible walkway through a Projects with connections and walkways parking lot that is separated from vehicle drive aisles. 4 from buildings,parking lots and private open space to public spaces. project includes a min.six foot wide ADA accessible sidewalk from private property to public open spaces. 4 Points may be awarded for the following: 24. Bicycle Amenities Project includes lockers,changing rooms for cyclists and showers. 6 Projects that include bicycle parking amenities in addition to what is already Project includes any bicycle amenity identified in the Bicycle Amenity 3 required in the zoning ordinance. section of the Transit Station Area Development Guidelines. Project incorporates art into the design of the bicycle amenity. 3 Points may be awarded to only one of the following • Project located within 300 feet,measured along the most direct, 25.A.Access to Transit: legal walking path. 15 Projects located within close proximity to a rail station platform or bus stop where Project located within 750 feet,measured along the most direct, 10 15 15 3+separate bus routes come together. legal walking path. Project located within 1500 feet,measured along the most direct 5 legal walking path. Multi family residential development that provides transit passes to 25.B.Access to Transit: residents through the City's transit pass program for a min.period of three years from the development's initial occupancy.Passes shall Developments that provide transit be available for free to residents at request.At least one pass shall be 15 passes to residents as follows: available per unit.Verification from Transportation division of min.3 year participation is required. Points may be awarded to only one of the following 26. Public Walkways Interior Project includes narrow street or alley through the project that to the Block accommodates people walking,biking and driving. 30 Developments with public walkways, which are not fenced or gated,through Project includes a walkway accessible to the public that is a min.of 10 the interior of blocks. feet wide that connects through the property to a public space,such as 20 park,trail or street or similar area and allows for the walkway to be continued on adjacent properties. Page Subtotal 15 15 TSA DEVELOPMENT SCORE REVIEW CHECKLIST 5 PLANNING DIVISION v7.1.24 Points may be awarded to only one of the following 100%of the parking structure is wrapped with high quality,durable materials or habitable space with a depth of at least 25 ft.on all street 25 facing facades. 27.Parking Structure Design Parking structures that incorporate 75%of the parking structure is wrapped in high quality,durable the following: materials or habitable space with a depth of at least 25 ft.on all street 20 facing facades. For below grade parking structures,there is no visible evidence of the parking garage other than the parking entrance(to qualify ground 25 floor uses must have entrances at grade without the use of ramps). Points may be awarded for the following: Parking for alternative fuel vehicles,scooters,mopeds,motorcycles, or other similar vehicle is provided at a rate equal to 7%of the total 5 number of spaces provided for automobiles. Project includes dedicated parking stalls/equipment for a car 28.Alternative Vehicle Parking sharing program. 3 Projects that include dedicated parking stalls for alternative fuel vehicles, Projects that include charging stations for electric vehicles may scooters,mopeds or motorcycles: also be awarded to one of the following: Level 1 Station:2 pts per stall 6 Level 2 Station:3 pts per stall 9 Level 3 Station:4 pts per stall 12 Points may be awarded to only one of the following 29.Parking Ratios Residential developments with parking ratio less than 1 stall per unit. 25 Projects that provide parking in Residential development with parking ratio less than 1.25 stall per unit. 15 the ratios indicated: Non-residential developments with parking ratio less than 2 stalls 20 per 1,000 gross square feet. Points may be awarded to only one of the following Project presented to the associated community council,and has notified residents and property owners within 300 ft via mail about 10 30.Neighborhood Input when and where the community council presentation will be held. Project presented at an open house for the proposal on the development site and has notified residents and property owners within 300 ft via 10 mail about when and where the open house will be held. APPROVAL •OAPPLICANT Planning Commission Review Required 124 points or less 67 67 Administrative Approval(Staff) 125 points or more TSA DEVELOPMENT SCORE REVIEW CHECKLIST 6 PLANNING DIVISION v7.1.24 ATTACHMENT E: TSA-UN-T Zone Standards TSA-UN-T(Transit Station Area District, Urban Center Station,Transition Area) Purpose Statement: The purpose of the TSA Transit Station Area District is to provide an environment for efficient and attractive transit and pedestrian oriented commercial,residential and mixed-use development around transit stations. Redevelopment, infill development and increased development of underutilized parcels should include uses that allow them to function as part of a walkable,mixed-use district.Existing uses that are complementary to the district,and economically and physically viable, should be integrated into the form and function of a compact, mixed-use pedestrian-oriented neighborhood. Each transit station is categorized into a station type. These typologies are used to establish appropriate zoning regulations for similar station areas. Each station area will typically have two (2)subsections:the core area and the transition area. Due to the nature of the area around specific stations, the restrictions of overlay zoning districts, and the neighborhood vision, not all station areas are required to have a core area and a transition area. Urban Center Station(TSA-UC):An urban center station contains the highest relative intensity level and mix of uses.The type of station area is meant to support downtown Salt Lake and not compete with it in terms of building scale and use. Transition Area: The purpose of the transition area is to provide areas for a moderate level of land development intensity that incorporates the principles of sustainable transit-oriented development. The transition area is intended to provide an important support base to the core area and transit ridership as well as buffer surrounding neighborhoods from the intensity of the core area. These areas reinforce the viability of the core area and provide opportunities for a range of housing types at different densities.Transition areas typically serve the surrounding neighborhood and include a broad range of building forms that house a mix of compatible land uses. Commercial uses may include office,retail,restaurant and other commercial land uses that are necessary to create mixed use neighborhoods. Development ... Standards(UN-T) An dll;�A Maximum 0'minimum and 50'maximum Building 1-44'8" COMPLIES. Building Height Building 2—45'6" Building 3-32'6" Front/Corner/ Front/Corner Side:minimum 10'for BUILDING 1 Complies with 50%of building.Max 20' Front:0' Planned Side/Rear Yard Side: 10' Setbacks Rear/Interior Side:None,except a 25' Development approval. setback is required when abutting an BUILDING 2 OS,R-1,R-2,SR,RMF-30,RMF-35 or Front: 10' RMF-45 zoning district.The minimum Side:5'(Required 45) shall increase 1'forevery 1'increase in building height above 25'and is BUILDING 3 applied to the portion of the building Side:5'(Required 32) over 25'in height Rear:17'(Required 32) PLNPCM2025-00454 PLNPCM2025-00455 19 July 23,2025 minimum area:2,500 sq ft 33,075.108 sq ft and 200 ft wide Lot Size COMPLIES. minimum width:40 ft Open Space Area Open space areas shall be provided 6,390 sq ft of Open Space provided COMPLIES. at a rate of one square foot for every ten (10)square feet of land (Landscaped Yards) area included in the development, up to two thousand five hundred (2,500)square feet for transition areas. Open space areas includes landscaped yards, patios, public plazas, pocket parks,courtyards, rooftop and terrace gardens and other similar types of open space area amenities.All required open space areas shall be accessible to the users of the building(s). [3,304 sq ft required] Circulation and Development within the station The proposed development COMPLIES. Connectivity area shall be easily accessible from features one vehicular access public spaces and provide safe and point and two pedestrian access efficient options for all modes of points in addition to all street- travel. Circulation networks, facing units containing entrances whether public or private, require off the public right-of-way.The adequate street, pedestrian and drive aisles on the site are bicycle connections to provide accompanied by pedestrian paths access to development.The in a different material to enhance internal circulation network shall their visibility. be easily recognizable,formalized and interconnected. Accessory No accessory structure shall be No accessory structures COMPLIES. Structures located in a required front yard or proposed between the primary building and a property line adjacent to a public street. ProposedDESIGN Requirement STANDARDS 1. Development See following table for a COMPLIES. shall comply with complete analysis of the the design proposals ability to meet the standards in standards in 21A.37 Chapter 21A.37 of this title when applicable as PLNPCM2025-00454 PLNPCM2025-00455 20 July 23,2025 specified in that chapter. 2. All Developments with TSA Scores TSA Score is below 125 and COMPLIES developments below 125 are subject to the therefore subject to the required to obtain standards below in addition to the standards.See attachment E for a review score by Design Standards in Chapter more details. Subsection C of 21A.37 this section shall comply with the following additional design standards.These specific standards may be modified through the design review in Chapter 21A.59 of this title if the modifications meet the intent of the specific design standard requested to be modified: Use of Exterior Insulation and 0%EIFS or STUCCO proposed on COMPLIES Finishing System(EIFS)ortraditional ground floor or upper floor street stucco is not allowed as a building facing facades. a. EIFS and material on the ground floor of street Stucco Limitation: facing building facades.Use of EIFS and stucco is allowed for up to ten percent(10%)of the upper-level street facing facades. (1) In yards greater than ten feet COMPLIES (10') in depth,one shade tree shall be planted for every thirty feet There are no yards greater than b. Front and (30')of street frontage. For the 10' in this project with street Corner Side Yard fronta e.Trees will be provided in Design purpose of this section,a shade g p tree is any tree that has a mature the park strip as required. Requirements: minimum tree canopy of thirty fee 50%Patios/porches provided. (30')and a mature height that is forty feet(40')or greater. 33% Planted Area provided. PLNPCM2025-00454 PLNPCM2025-00455 21 July 23,2025 (2) At least fifty percent(50%)of the front or corner side yards shall be covered in live plant material. This can include raised planter boxes.This percentage can be reduced to thirty percent(30%) if the yard includes outdoor dining, patios,outdoor public space,or private yards for ground floor residential uses that cover at least fifty percent(50%)of the provided front or corner side yard. (3) At least thirty percent(30%)oll the front or corner side yard shall by occupied by outdoor dining areas, patios,outdoor public space or private yards for ground floor residential uses. (4) Driveways necessary for vehicle access to the site are allowed regardless of compliance with the minimum percentages required by this subsection. (1) An awning or canopy over Complies with the entrance that extends a Design Review minimum of five feet(5')from the Building 1:One entry(Unit A) Approval includes a recessed entrance.All street facing building facade; Units on Building 1 include (2) A recessed entrance that is stoops at least 2'above street c. Entry Feature recessed at least five feet(5')from level but do not have awnings or Requirements:All the street facing facade; canopies in an effort to maintain g (3) A covered porch that is at required building integrity of represented historical q architectural st le. entries shall least five feet(5')in depth and at y include at least least forty(40)square feet in size; Building 2:All entries are recessed one of the or at least 5'. following features: (4) A stoop that is at least two Building 3: No street frontage. feet(2')above sidewalk level and that includes an awning or canopy that extends at least three feet(3') from the street facing building facade. When facing 400 South or North A) 12'ground floor ceiling Complies with Temple Boulevard the ground floor height required along 400 s, Design Review use area required by Chapter 11' provided. approval d. Ground Floor 21A.37 of this title shall be built to B) 60%glass on the ground Use Requirement floor along 400 s,23% accommodate an allowed For 400 South and provided. North Temple commercial,institutional,or public C) Ground Floor Units shall Boulevard: use. Live/work uses qualify as a have a direct entrance from commercial use for this subsection. the sidewalk,all units have (1) Exception: Residential uses separate entrances from the may be permitted within the sidewalk along 400 s. PLNPCM2025-00454 PLNPCM2025-00455 22 July 23,2025 required area in lieu of the D) Ground floor units along 400 required use, if the ground s shall be ADA accessible, no floor is designed so that it can units are ADA accessible. be converted to an allowed E) Ground floor units on 400 S commercial use in the future. shall have an entrance To accommodate this feature a minimum of 5' conversion,the shell space of deep the ground floor shall be built to an occupancy standard required by the adopted building code that can accommodate conversion of the interior of the space to a future permitted commercial use. (2) The following additional requirements shall apply to the ground floor space if used for residential uses a) The shell space shall be at least twelve feet(12')in height; b) The street facing facade of each ground floor residential unit shall be at least sixty percent(60%) glass; c) Each ground floor unit shall have a direct entrance from the sidewalk to the unit; d) Each ground floor unit shall be ADA accessible; and e) Each ground floor unit shall include a porch, patio, stoop or other entrance feature that is a minimum depth of at least five feet (5'). Multiple principal buildings on a Three buildings proposed,each Complies. single parcel are permitted received an individual TSA Score. provided each principal building meets the requirements of this chapter and each principal building obtained a separate development Multiple Buildings score. New principal buildings can on a Single Parcel: be located toward the rear of a parcel provided there is an existing or additional new principal building that complies with the front yard building setbacks. If one principal building receives a development score lower than other principal buildings on the site,the project PLNPCM2025-00454 PLNPCM2025-00455 23 Ju1y 23,2025 shall be processed based on the lowest development score obtained. In cases where the regulations of The Active Ground Floor Use Complies. this section conflict with another Requirement along 400 S shall be section of this zoning ordinance, reviewed on this section, rather this section shall take precedence than 21A.37. However, units except in situations where the along 900 E will be held to the Conflicting conflict is related to the use of the standard in 21A.37. Regulations: property, in which case the more restrictive regulation takes precedence. In station areas within an overlay district,the overlay district shall take precedence. Proposed 80(this is only required COMPLIES. Ground floor use(%) along 900 E,400 S 100 residential (21A.37.OA31:A59 requirements are ground floor use (400 S requirements are specified specified in along 900 E in 21A.26.078.F.) 21A.26.078.F.) Ground floor use+visual interest 60/25 NA NA. (%)(21A.37.050A2) Building materials:ground floor(%) 90 100 COMPLIES. (21A.37.05OB3) Building materials:upper floors(%) 60 100 COMPLIES. (21A.37.05OB4) Glass:ground floor(%) 45 21 Complies with Design Review (21A.37.05OC1) approval. Glass:upper floors(%) NA. (21A.37.05OC2) NA Reflective glass:ground floor(%) NA NA. (21A.37.05OC1) Reflective glass:upper floors(%) NA NA. (21A.37.05OC2) Building entrances(feet) 40 159" Complies with Design Review (21A.37.050D) approval. PLNPCM2025-00454 PLNPCM2025-00455 24 Ju1y 23,2025 Blank wall:maximum length(feet) 15 No blank walls COMPLIES. (21A.37.050E) facing streets Street facing facade:maximum 200 112'6" COMPLIES. length(feet)(21A.37.050F) Upper floor step back(feet) NA NA. (21A.37.050G2 and 21A.37.050G3) Facade height for required NA NA. stepback(21A.37.050G2) No lighting plan provided.Will Lighting:exterior(21A.37.050H) X be reviewed upon building permit submission. Lighting:parking lot(21A.37.0501) X No parking lot provided. Screening of mechanical Screened with equipment(21A.37.050J) X masonry walls. Complies. Screening of service areas Screened with (21A.37.050K) X masonry walls. Complies. Primary entrances Ground floor residential entrances facing the street for dwellings with individual unit X for each unit entries(21A.37.050L) adjacent to a Complies. street. Parking garages or structures NA NA. (21A.37.050M) Primary entrance design SNB NA NA. District(21A.37.0500) Entry features(21A.37.050P) NA NA. Tree canopy coverage(%) NA NA. (21A.37.050Q1) Street trees(21A.37.050Q2) NA NA. Soil volume(21A.37.050 Q3) NA NA. PLNPCM2025-00454 PLNPCM2025-00455 25 Ju1y 23,2025 Minimize curb cuts(21A.37.050 Q4) NA NA. Overhead cover(21A.37.050 Q5) NA NA. Height transitions:angular plane NA. for abutting zoning districts NA (21A.37.050R) Horizontal articulation NA NA. (21A.37.050 S) PLNPCM2025-00454 PLNPCM2025-00455 26 July 23,2025 ATTACHMENT F: Planned Development Standards 21A.55.05O: Standards for Planned Developments: The planning commission may approve, approve with conditions,or deny a planned development based upon written findings of fact according to each of the following standards. It is the responsibility of the applicant to provide written and graphic evidence demonstrating compliance with the following standards. The Finding for each standard is the recommendation of the Planning Division based on the facts associated with the proposal,the discussion that follows,and the input received during the engagement process. Input received after the staff report is published has not been considered in this report. A. Planned Development will achieve at least one of the objectives stated in said section. To determine if a planned development objective has been achieved, the applicant shall demonstrate that at least one of the strategies associated with the objective proposed planned development. The applicant shall also demonstrate why modifications purpose for a planned development. The Planning Commission should consider the relationship between the proposed modifications purpose of a planned development, and determine if the project will result in a more enhanced product than would be achievable through strict application of the land use Planned Development Purpose Statement:A planned development is intended to encourage the efficient use of land and resources, promoting greater efficiency in public and utility services and encouraging innovation in the planning and building of all types of development. Further, a planned development implements the purpose statement of the zoning district in which the project is located, utilizing an alternative approach to the design of the property and related physical facilities.A planned development incorporates special development characteristics that help to achieve City goals identified in adopted Master Plans and that provide an overall benefit to the community as determined by the planned development objectives.A planned development will result in a more enhanced product than would be achievable through strict application of land use regulations,while enabling the development to be compatible with adjacent and nearby land developments. Discussion: This project meets Objective C in the planned development purpose statement. This project is helping to meet the city's housing goals and policies by providing family-sized, for sale housing opportunities,thus increasing opportunities for homeownership. As an infill development, this project is contributing to the purpose statement of the Transition TSA zones by providing a moderate level of development intensity that will provide a different density of housing than currently exists in the neighborhood. Finding: 0 Meets Purpose Statement ❑ Does Not Meet Purpose Statement A. Open Space And Natural Lands: Preserving,protecting or creating open space and natural lands: PLNPCM2025-00454 PLNPCM2025-00455 27 July 23,2025 1. Inclusion of community gathering places or public recreational opportunities, such as new trails or trails that connect to existing or planned trail systems,playgrounds or other similar types of facilities. 2. Preservation of critical lands,watershed areas,riparian corridors and/or the urban forest. 3. Development of connected greenways and/or wildlife corridors. 4. Daylighting of creeks/water bodies. 5. Inclusion of local food production areas,such as community gardens. 6. Clustering of development to preserve open spaces. Finding: ❑ Objective Satisfied ® Objective Not Satisfied B. Historic Preservation: 1. Preservation,restoration,or adaptive reuse of buildings or structures that contribute to the character of the City either architecturally and/or historically,and that contribute to the general welfare of the residents of the City. 2. Preservation of,or enhancement to,historically significant landscapes that contribute to the character of the City and contribute to the general welfare of the City's residents. Finding: ❑ Objective Satisfied ® Objective Not Satisfied C. Housing: Providing affordable housing or types of housing that helps achieve the City's housing goals and policies: 1. At least twenty percent (20%) of the housing must be for those with incomes that are at or below eighty percent(8o%)of the area median income. 2. The proposal includes housing types that are not commonly found in the existing neighborhood but are of a scale that is typical to the neighborhood. Finding: ® Objective Satisfied ❑ Objective Not Satisfied Discussion: There are three primary goals in the Housing SLC Plan, one of them is to increase opportunities for home ownership.This project is helping to meet the city's housing goals and policies by providing family-sized,for sale housing opportunities,thus increasing opportunities for homeownership.This style of housing development is not commonly found in the existing neighborhood or surrounding downtown area.The yard reductions requested via planned development will increase the supply of units provided by eight. As an infill development,this project is contributing to the purpose statement of the Transition TSA zones by providing a moderate level of development intensity that will provide a different density of housing than currently exists in the neighborhood. D. Mobility:Enhances accessibility and mobility: i. Creating new interior block walkway connections that connect through a block or improve connectivity to transit or the bicycle network. 2. Improvements that encourage transportation options other than just the automobile. PLNPCM2025-00454 PLNPCM2025-00455 28 July 23,2025 Finding: ❑ Objective Satisfied ® Objective Not Satisfied E. Sustainability: Creation of a project that achieves exceptional performance with regards to resource consumption and impact on natural systems: 1. Energy Use And Generation:Design of the building,its systems,and/or site that allow for a significant reduction in energy usage as compared with other buildings of similar type and/or the generation of energy from an on-site renewable resource. 2. Reuse Of Priority Site: Locate on a brownfield where soil or groundwater contamination has been identified, and where the local, State,or national authority(whichever has jurisdiction)requires its remediation.Perform remediation to the satisfaction of that authority. Finding: ❑ Objective Satisfied ® Objective Not Satisfied F. Master Plan Implementation: A project that helps implement portions of an adopted Master Plan in instances where the Master Plan provides specific guidance on the character of the immediate vicinity of the proposal: 1. A project that is consistent with the guidance of the Master Plan related to building scale, building orientation,site layout,or other similar character-defining features.(Ord.8-18,2018) Finding: ❑ Objective Satisfied ® Objective Not Satisfied B. Master Plan Compatibility: The proposed op consistent with adopted policies area Master Plan that is applicable to the site where the planned development will b Finding: Complies Discussion: The proposed development falls within the Central Community Plan adopted in 2005.The Future Land Use Map adopted in this plan calls out the subject property for Medium Density Transit Oriented Development which supports residential land uses with a range of 10-50 units per acre. The proposed development is about 26.3 units per acre. In addition to matching the desired future land use called out in this community plan, the proposed development is in line with several policies mentioned including: • TRANSIT ORIENTED DEVELOPMENT-2.1 o Support a variety of low-, medium- and high-density residential uses around light rail stations in TOD districts,based on the Future Land Use map designations. • HISTORIC PRESERVATION-3.2 o Ensure building construction is compatible with existing historic structures. • URBAN DESIGN-1.3 o Ensure that the design of infill development is compatible with the aesthetic appearance of neighborhoods. The proposed development supports the goals of the community plan by providing medium-density, family-sized housing in a location that serves as a transition between nearby single-family PLNPCM2025-00454 PLNPCM2025-00455 29 July 23,2025 neighborhoods and higher-intensity uses. This "buffering" helps preserve the character of adjacent low-density areas while leveraging proximity to transit options. Additionally,the plan calls for the preservation of the historic character in this area,which is designated as a National Historic District. This proposal uses historic-style architecture that is compatible with other buildings in the area and will replace a single-story vacant restaurant with three historic-style buildings that reduce the large amount of surface parking currently on the site and positively contribute to the area's character. Condition(s): None developmentC. Design And Compatibility: The proposed planned development is compatible with the area the planned compatibility,enhanced product than would be achievable through strict application of land use regulations. In determining design and Lshould consider: A 1. Whether the scale, mass, and intensity of the proposed planned development is compatible with the neighborhood where the planned development will be located and/or the policies stated in an applicable Master Plan related to building and site design; Finding: Complies Discussion: The Central Community Plan calls for medium-density Transit-Oriented Development on this property, specifically for developments between 10-50 units per acre and heights of 4-5 stories. The proposed development meets that description while relating to surrounding single-family and multifamily residential development by providing horizontal step-backs on upper levels to break up the mass, multiple balconies on each unit, and architectural detailing to break up the vertical mass. At 4-stories high, this development will be taller than its single-family home neighbors but comparable to nearby developments including a 7-story condo building on the same block, a 4-story Intermountain Healthcare Facility across 400 s, a three-story apartment building directly to the south, and a 6-story mixed use building across goo E. Additionally,the project will have a compatible intensity compared to surrounding development.To the east of this site are several small single-family homes and duplexes situated along Fletcher Ct and East Pl.To the south are a handful of apartment,condo, and nursing home developments along with several single-family homes. Other developments on the block include the Anniversary Inn and a 43- units condo building. Condition(s): None 2. Whether the building orientation and building materials in the proposed planned development are compatible with the neighborhood where the planned development will be located and/or the policies stated in an applicable Master Plan related to building and site design; Finding: Complies PLNPCM2025-00454 PLNPCM2025-00455 30 July 23,2025 Discussion: The building materials and orientation are consistent with others in the immediate area. The proposed buildings will feature entrances directly off the adjacent public sidewalks with buildings that are facing the street.Additionally,the proposed buildings feature a mix of high-quality materials with most street-facing facades composed of brick with architectural detailing around the windows. Condition(s): None 3. Whether building setbacks along the perimeter of the development: a. Maintain the visual character of the neighborhood or the character described in the applicable Master Plan. b. Provide sufficient space for private amenities. c. Provide sufficient open space buffering between the proposed development and neighboring properties to minimize impacts related to privacy and noise. d. Provide adequate sight lines to streets,driveways and sidewalks. e. Provide sufficient space for maintenance. Finding: Complies Discussion: The side and rear setback required in the TSA-UN-T district is 25'when abutting RMF-35 with an increase by 1'for every i'increase in building height over 25'.This results in a required 45'setback for building 2 and 35'rear and side setbacks for building 3.The 5'setback along the east property line and 17400t setback on the south property line leave room for the required open space and landscaping while front porches/patios and private rooftop patios provide private amenity space for residents. The landscaping and site layout allow adequate visibility and space for maintenance and access. The Central Community Plan calls for medium-density Transit-Oriented Development on this property, specifically for developments between 10-50 units per acre and heights of 4-5 stories. The proposed development maintains the character of the neighborhood while meeting the density and scale goals of the Central Community Plan by providing horizontal step-backs on upper levels to break up the mass,multiple balconies on each unit,and architectural detailing to break up the vertical mass. East Setback. The applicant requests reducing the east setback to io feet for both buildings.Adjacent parcels to the east are owned by UTA and house a power station, creating a 49-foot buffer unlikely to change. Combined with the 5400t setback, there is a total 54400t separation from nearby RMF-35 properties, exceeding the functional buffer typically required.Additionally,the east property line will be lined with trees to further mitigate any impact on adjacent properties. South Setback.For Building 3,the applicant proposes reducing the rear setback from 35 feet to 17 feet. This still allows for the to-foot landscape buffer.This building is also set back over 75 ft from the property lines along goo e, maintaining open space along the public right-of-way and preserving a quality pedestrian environment and appropriate transition to adjacent residential zones. Condition(s): None. PLNPCM2025-00454 PLNPCM2025-00455 31 July 23,2025 4. Whether building facades offer ground floor transparency, access, and architectural detailing to facilitate pedestrian interest and interaction; Finding: Complies Discussion: While there is a requested reduction in building transparency, the proposed development will facilitate pedestrian interest through high-quality,historic-style design elements. The applicant proposes a mix of high-quality building materials consisting mostly of brick along street- facing facades, architectural detailing delineating window openings,brick detailing between floors along street facing facades. Buildings 2 and 3 feature a change in material from the base floors to the top floors as well as a substantial horizontal break with a residential balcony.Buildings 1 and 2 feature balconies on the fourth floor,greatly reducing the appearance of the top floor of the building.While building 3 only features 3 floors,it contains balconies on both the second and third floors. Condition(s): None 5. Whether lighting is designed for safety and visual interest while minimizing impacts on surrounding property; Finding: Complies With Conditions Discussion: No lighting plan has been submitted Condition(s):A lighting plan be submitted during the building permit phase. 6. Whether dumpsters,loading docks and/or service areas are appropriately screened; Finding: Complies Discussion: Dumpsters and service areas are located along the south property line and are appropriately screened with masonry walls. Condition(s): None 7. Whether parking areas are appropriately buffered from adjacent uses. Finding: Complies Discussion: The proposed parking is located within each unit. PLNPCM2025-00454 PLNPCM2025-00455 32 July 23,2025 Condition(s): None D. provides native landscaping where appropriate. In determining the landscaping for the proposed planned development,the Planning Commission should consider: 1. Whether mature native trees located along the periphery of the property and along the street are preserved and maintained; Finding: Complies Discussion: Seven mature trees are being preserved on the site in the park strips along goo e and 400 s. Condition(s): None 2. Whether existing landscaping that provides additional buffering to the abutting properties is maintained and preserved; Finding: Complies Discussion: There is no existing landscaping to preserve on the subject site aside from the trees located in the park strip that are being preserved in place. Condition(s): None 3. Whether proposed landscaping is designed to lessen potential impacts created by the proposed planned development; Finding: Complies Discussion: The applicant is proposing a variety of trees and shrubs along the south and east sides of the development to buffer adjacent residential and lessen impacts. Condition(s): None 4. Whether proposed landscaping is appropriate for the scale of the development. Finding: Complies Discussion: PLNPCM2025-00454 PLNPCM2025-00455 33 July 23,2025 goo E features 6o%planting area between the curb and the building and 400 s features 89%tree canopy coverage in the public right-of-way and 34%live vegetation in the front setback.The east and south yards feature additional native plans to enhance the area. Condition(s): None E. Mobility: The proposed planned development supports Citywide transportation goals and promotes safe and efficient circulation within the site and surrounding neighborhood. mobility, 1. Whether drive access to local streets will negatively impact the safety, purpose and character of the street; Finding: Complies Discussion: There are currently two drive access points on the site, one along 40os and one along goo e. The driveway on 400 s will be removed, lessening the impact on local traffic and pedestrian safety. The drive access on goo e will be relocated slightly to the south to accommodate a pedestrian gate and entrance to the site. Condition(s): None 2. Whether the site design considers safe circulation for a range of transportation options including: a. Safe and accommodating pedestrian environment and pedestrian oriented design; b. Bicycle facilities and connections where appropriate, and orientation to transit where available; and c. Minimizing conflicts between different transportation modes; Finding: Complies Discussion: The proposed development features one vehicular access point along goo e and two pedestrian access points(400 s and goo e)in addition to all street-facing units containing entrances off the public right-of- way. The drive aisles on the site are accompanied by pedestrian paths in a different material to enhance their visibility. Condition(s): None 3. Whether the site design of the proposed development promotes or enables access to adjacent uses and amenities; Finding: Complies Discussion: PLNPCM2025-00454 PLNPCM2025-00455 34 July 23,2025 The site design is consistent with surrounding development and adds to the street's pedestrian scaled residential development. Condition(s): None 4. Whether the proposed design provides adequate emergency vehicle access; Finding: Complies Discussion: Approved fire access roads shall be provided to within 150-feet of all ground level exterior walls by an approved route.Approved route is calculated by taking height of building*0.3 +4 feet,which is the clear space from face of building wall to any lot line that needs to be available. According to the fire departments review,this proposal provides adequate emergency vehicle access with sprinklers installed in building three.The applicant and fire department are working together to finalize an Alternate Means and Methods plan. Condition(s): None 5. Whether loading access and service areas are adequate for the site and minimize impacts to the surrounding area and public rights-of-way. Finding: Complies Discussion: The proposed driveway along goo e is sufficient access to the site for necessary access. Condition(s): None I F. Existing Site Features: The proposed planned development preserves natural and I built features that significantly contribute to the character of the neighborhood and/or environment. Finding: Complies Discussion: Nothing natural or built that significantly contributes to the character of the neighborhood to preserve on the subject property. Condition(s): None G. Utilities: Existing and/or planned utilities will adequately serve the development and not have a detrimental effect on the surrounding area. PLNPCM2025-00454 PLNPCM2025-00455 35 July 23,2025 Finding: Complies Discussion: Public Utilities has reviewed this application and provided minor comments. Condition(s): None PLNPCM2025-00454 PLNPCM2025-00455 36 July 23,2025 ATTACHMENT G: Design Review Standards 21A.59.050: Design Review Standards In addition to standards provided in other sections of this title for specific types of approval, the following standards shall be applied to all applications for design review: The Finding for each standard is the recommendation of the Planning Division based on the facts associated with the proposal, the discussion that follows, and the input received during the engagement process. Input received after the staff report is published has not been considered in this report. A. Any new development shall comply with the intent of the purpose statement of the zoning district and specific design regulations found within the zoning district in which the project is located as well as the City's adopted "urban design element" and adopted master plan policies and design guidelines governing the specific area of the proposed development. Finding: Complies Discussion: TSA Score of 124 points or less. The TSA scoring system heavily favors mixed-use and retail developments,awarding significant points for features like enhanced storefront design.As a result, it is challenging for residential-only projects to reach the 125-point threshold without including affordable housing, which in turn increases the required density of the development. For a full analysis of the TSA Score, see Attachment E. Active Ground Floor Use. The applicant is requesting relief from the active ground floor use requirement along 400 S.While roughly 96%of the ground floor along 400 S is residential living space, the TSA Design Standards outlined in 21A.26.078.F. require that residential ground floor uses along 400 S be built to accommodate retail in the future.The requirements for this include a shell space of a minimum of 12'heigh, street facing facades with 6o%glass, direct entrances from the sidewalk to the unit, ada accessibility, and entrance features a minimum of 5' deep.The units along 400 s feature 11'heigh ceilings and 23%glazing on the ground floor in an effort to maintain a historic-style architectural design.While the units do provide direct entrances from the adjacent sidewalk,they are not ada accessible. Ground Floor Glazing. The applicant is requesting a reduction in glazing requirements. The TSA is required to provide 45% glazing on the ground floor street facing facades. This project provides 23% on building 2 and 22% on building 1 along 400 S, and 21% along goo e on building 1 in an effort to maintain the buildings'historical-style architecture and provide additional design articulation. Building Entrances. The applicant is requesting exemption from entrance requirements being every 40 ft along 400 s for a portion of building 1 along 400 S.This is the side fagade of a residential building and will create 70' and 7"with no entrance. goo E provides the primary entrance to this unit and the detached single-family nature of this development makes a secondary entrance along PLNPCM2025-00454 PLNPCM2025-00455 37 July 23,2025 400 s impractical. The applicant has strategically incorporated architectural features such as windows, brick detailing, and landscaping including raised planters to ensure this side fagade is engaging for pedestrians along with a gated pedestrian entrance. Additionally, the applicant is requesting a partial exemption from the entrance feature requirement.One option under this requirement includes a staircase paired with an awning.While Building 1 includes staircases at each unit entrance, it does not provide awnings as required as it does not align with the proposed architectural style. B. Development shall be primarily oriented to the sidewalk, not an interior courtyard or parking lot. i. Primary entrances shall face the public sidewalk(secondary entrances can face a parking lot). 2. Building(s)shall be sited close to the public sidewalk,following and responding to the desired development patterns of the neighborhood. 3. Parking shall be located within,behind, or to the side of buildings. Finding: Complies Discussion: All entrances to the units within building 1 and 2 face the street and are accessible from the sidewalk adjacent. Building 3 has no street facing facades, entrances will face south.Additionally, the parking provided for all units will be accessed internally and will not be visible from the right- of-way. C. Building facades shall include detailing and glass in sufficient quantities to facilitate pedestrian interest and interaction. i. Locate active ground floor uses at or near the public sidewalk. 2. Maximize transparency of ground floor facades. 3. Use or reinterpret traditional storefront elements like sign bands, clerestory glazing,articulation,and architectural detail at window transitions. 4. Locate outdoor dining patios, courtyards,plazas,habitable landscaped yards, and open spaces so that they have a direct visual connection to the street and outdoor spaces. Finding: Complies Discussion: In an effort to facilitate pedestrian interest, the applicant proposes a mix of high quality building materials, architectural detailing delineating window openings, brick detailing between floors along street facing facades, and landscaped areas adjacent to the right-of-way including 33%live vegetation and 89% tree canopy coverage along 400 S and 33% live vegetation and 20% tree canopy coverage along goo E.Additionally,the applicant is widening the sidewalk adjacent to 400 W to io'where it is currently 5'wide. Condition(s): None PLNPCM2025-00454 PLNPCM2025-00455 38 July 23,2025 D. Large building masses shall be divided into heights and sizes that relate to human scale. i. Relate building scale and massing to the size and scale of existing and anticipated buildings,such as alignments with established cornice heights,building massing, step-backs and vertical emphasis. 2. Modulate the design of a larger building using a series of vertical or horizontal emphases to equate with the scale (heights and widths) of the buildings in the context and reduce the visual width or height. 3. Include secondary elements such as balconies, porches, vertical bays, belt courses,fenestration and window reveals. 4. Reflect the scale and solid-to-void ratio of windows and doors of the established character of the neighborhood or that which is desired in the master plan. Finding: Complies Discussion: The proposed development provides relief from the mass and scale by providing a uniform cornice around the third and fourth (top) floors of building 1 along with a row of brick soldier course delineating the base and top floors. Buildings 2 and 3 feature a change in material from the base floors to the top floors as well as a substantial horizontal break with a residential balcony. Buildings 1 and 2 feature balconies on the fourth floor, greatly reducing the appearance of the top floor of the building. While building 3 only features 3 floors, it contains balconies on both the second and third floors. Generally, the building masses are not considered large in this development. E. Building facades that exceed a combined contiguous building length of two hundred feet (2oo') shall include: i. Changes in vertical plane(breaks in facade) 2. Material changes; and 3. Massing changes. 4. A minimum of eighty percent(8o%)of the ground floor must be used for active, publicly accessible uses. Active uses are those that promote an active pedestrian environment through inclusion of uses that capture the attention of a passer-by. This includes retail establishments, retail services, civic spaces (theaters, museums, etc), restaurants, bars, art and craft studios, and other uses determined to be substantially similar by the planning director and/or commission; and 5. Stepback must be a minimum of ten feet (io') from the base of the building. This allows the base to be the primary defining element for the site and the adjacent public realm, reducing wind impacts, and opening sky views. The maximum height of the base of a proposed building should be equal to the width of the right of way if allowed in the zoning district to provide sufficient enclosure for the street without overwhelming the street.The minimum height of the base must be at least two stories. PLNPCM2025-00454 PLNPCM2025-00455 39 JU1Y 23,2025 A building over two hundred feet (200') in width shall include necessary separation from property lines to minimize the impact of shadows and development rights of adjacent properties. Finding: Not Applicable F. If provided,privately-owned public spaces shall include at least three (3) of the six (6) following elements: i. Sitting space of at least one sitting space for each two hundred fifty(250) square feet shall be included in the plaza. Seating shall be a minimum of sixteen inches (16") in height and thirty inches (30") in width. Ledge benches shall have a minimum depth of thirty inches(30"); 2. A mixture of areas that provide seasonal shade; 3.Trees in proportion to the space at a minimum of one tree per eight hundred(800) square feet,at least two inch(2")caliper when planted; 4. Water features or public art; 5. Outdoor dining areas; and 6. Other amenities not listed above that provide a public benefit. Finding: Not Applicable G. Building height shall be modified to relate to human scale and minimize negative impacts. In downtown and in the CSHBD Sugar House Business District,building height shall contribute to a distinctive City skyline. i. Human scale: a. Utilize stepbacks to design a building that relate to the height and scale of adjacent and nearby buildings, or where identified, goals for future scale defined in adopted master plans. b. The minimum stepback for any building located in a zoning district that does not contain an upper level stepback provision shall be ten feet (io'). This stepback is only required for applications requesting additional height when authorized in the underlying zoning district.The stepback shall be applied to the first full floor of the building that is seeking the request for additional height. c. For buildings more than three(3)stories or buildings with vertical mixed use, compose the design of a building with distinct base, middle and top sections to reduce the sense of apparent height. 2. Negative impacts: a. Modulate taller buildings vertically and horizontally so that it steps up or down to its neighbors. b. Minimize shadow impacts of building height on the public realm and semi- public spaces by varying building massing. Demonstrate impact from shadows due to building height for the portions of the building that are subject to the request for additional height. c. Modify tall buildings to minimize wind impacts on public and private spaces, such as the inclusion of a wind break above the first level of the building. PLNPCM2025-00454 PLNPCM2025-00455 40 July 23,2025 d. Design and orient to prevent snow, ice, or water from falling directly onto a public sidewalk, public space, neighboring property, or directly onto the walkway leading to the building entrance. 3. Cornices and rooflines: a. Cohesiveness: Shape and define rooflines to be cohesive with the building's overall form and composition. The roofline and architectural detailing, including cornices, shall be complimentary to the structure's scale, material, color, and form and create a change in plane of at least six inches (6"), a change in material,utilizing at least one visible sloping plan along a minimum of fifty percent(5o%) of the roofline on building elevations facing a street, or a change in material orientation to define the roof line of the building. b.Green Roof And Roof Deck:Include a green roof and/or accessible roof deck to support a more visually compelling roof landscape and reduce solar gain, air pollution,and the amount of water entering the stormwater system. Finding: Not Applicable H. Parking and on-site circulation shall be provided with an emphasis on making safe pedestrian connections to the sidewalk, transit facilities, or midblock walkway. Finding: Complies Discussion: Parking is located internally to the site out of view from the public right-of-way. The primary entrances to the units are located on the opposite side,accessible from the adjacent sidewalks.The internal vehicular circulation area features pedestrian paths delineated by material that lead to the sidewalks along the perimeter of the development as well as the south-facing building entrances on building 3. I. Waste and recycling containers, mechanical equipment, storage areas, and loading docks shall be fully screened from public view and shall incorporate building materials and detailing compatible with the building being served. Service uses shall be set back from the front line of building or located within the structure. (See subsection 21A.37.o5oK of this title.) Finding: Complies Discussion: Electrical equipment and trash are located in the rear of the property with access goo e.The waste and recycling areas are enclosed with a masonry wall. J. Signage shall emphasize the pedestrian/mass transit orientation. 1. Define specific spaces for signage that are integral to building design, such as commercial sign bands framed by a material change,columns for blade signs,or other clearly articulated band on the face of the building. 2. Coordinate signage locations with appropriate lighting, awnings, and other projections. 3. Coordinate sign location with landscaping to avoid conflicts. Finding: Not Applicable PLNPCM2025-00454 PLNPCM2025-00455 41 July 23,2025 Discussion: No signage plan submitted K. Lighting shall support pedestrian comfort and safety, neighborhood image, and dark sky goals. i.Provide street lights as indicated in the Salt Lake City Lighting Master Plan. 2-Outdoor lighting should be designed for low-level illumination and to minimize glare and light trespass onto adjacent properties and uplighting directly to the sky. 3.Coordinate lighting with architecture, signage, and pedestrian circulation to accentuate significant building features, improve sign legibility, and support pedestrian comfort and safety. Finding: Complies Discussion: No lighting plan submitted, Will be reviewed upon building permit submission. L. Streetscape improvements shall be provided as follows: 1. One street tree chosen from the street tree list consistent with the City's urban forestry guidelines and with the approval of the City's Urban Forester shall be placed for each thirty feet (30') of property frontage on a street. Existing street trees removed as the result of a development project shall be replaced by the developer with trees approved by the City's Urban Forester. 2. Hardscape (paving material) shall be utilized to differentiate privately-owned public spaces from public spaces. Hardscape for public sidewalks shall follow applicable design standards. Permitted materials for privately-owned public spaces shall meet the following standards: a. Use materials that are durable (withstand wear,pressure, damage), require a minimum of maintenance, and are easily repairable or replaceable should damage or defacement occur. b. Where practical,as in lower-traffic areas,use materials that allow rainwater to infiltrate into the ground and recharge the water table. c. Limit contribution to urban heat island effect by limiting use of dark materials and incorporating materials with a high Solar-Reflective Index(SRI). d. Utilize materials and designs that have an identifiable relationship to the character of the site,the neighborhood,or Salt Lake City. e. Use materials (like textured ground surfaces) and features (like ramps and seating at key resting points) to support access and comfort for people of all abilities. f. Asphalt shall be limited to vehicle drive aisles. Finding: Complies Discussion: Applicant has proposed to protect 5 existing trees along 400 s and provide 2 new ones of the same species for a total of 7 park strip trees along the 200 ft of frontage. Along goo e, the applicant is proposing to protect in place 2 existing park strip trees and plant 2 additional of the same species. PLNPCM2025-00454 PLNPCM2025-00455 42 July 23,2025 Additionally,there are three small patio trees proposed on the other side of the sidewalk for 7 total trees along the 165 ft of frontage. The applicant has indicated on their site plan that the internal pedestrian circulation and individual entrance feature hardscape will differentiate from the public right-of-way. PLNPCM2025-00454 PLNPCM2025-00455 43 July 23,2025 ATTACHMENT H: Subdivision Standards 20A6.o6o.B.i:STANDARDS OF APPROVAL FOR PRELIMINARY PLATS: All preliminary plats for subdivisions and subdivision amendments shall meet the following standards. The Finding for each standard is the recommendation of the Planning Division based on the facts associated with the proposal, the discussion thatfollows,and the input received during the engagement rocess. Input received after the staff report is published has not been considered in this report. . a 1 a. The preliminary plat map and associated documents include all information and is properly formatted as required by this title; Finding: Complies Discussion: The subdivision generally complies with all applicable standards. Condition(s):None. b. The subdivision shall comply with all subdivision design standards or with approved modifications to the subdivision design standards in Chapter 20.26 of this title; Finding:Does Not Comply Discussion: Planned Development and Preliminary Plat Approval Requested for lots without public street frontage Condition(s):None. c. Water supply and sewage disposal including all offsite utility improvements,required easements and infrastructure upgrades shall be satisfactory to the public utilities department director; Finding:Complies Discussion: A full analysis of utility capacity will be done during the building permits review, and the developer may need to perform upgrades on adjacent existing utilities if necessary,to adequately serve the property Condition(s): None. d. The location and design of all water supply and sanitary sewer facilities are appropriately sized,connect to adequately sized infrastructure and found to be compliant with the adopted standards; Finding:Complies Discussion: Public utilities provided minor comments on this preliminary subdivision. PLNPCM2025-00454 PLNPCM2025-00455 44 July 23,2025 Condition(s): None. e. The location and design of drainage elements to handle stormwater,ensure compliance with floodplain regulations,prevent erosion,and minimize formation of dust has been found to be compliant with adopted city standards and if applicable,Salt Lake County Flood Control and the Utah Department of Environmental Quality; Finding:Complies Discussion: Public utilities provided minor comments on this preliminary subdivision. Condition(s): None. f. The subdivision provides access and infrastructure necessary for firefighting equipment as required by the applicable fire code adopted by the city; Finding: Complies Discussion: According to the fire departments review, this proposal provides adequate emergency vehicle access with sprinklers installed in building three. The applicant and fire department are working together to finalize an Alternate Means and Methods plan. Condition(s):None. g. The subdivision provides adequate easements and locations for all necessary utilities that are not provided by the city; Finding: Complies Discussion: Public utilities provided minor comments on this preliminary subdivision. Condition(s): None. h. All required dedications of land for streets,midblock walkways,alleys,parks,trails,and open space are provided for on the preliminary plat as indicated in the 29 adopted general plan of the city or as agreed to as part of any land use approval or development agreement.Any exactions that are not agreed to as part of a land use approval or development agreement shall be roughly proportionate and directly related to the impact of the proposed subdivision; Finding: Complies Discussion: No additional land dedication has been identified or required. Condition(s): None. i. The subdivision includes recommendations in the subdivider's traffic impact study when the transportation director indicates the recommendations are required to mitigate adverse impacts;and Finding:Not Applicable PLNPCM2025-00454 PLNPCM2025-00455 45 July 23,2025 Discussion: No mitigation identified or required by the transportation department. Condition(s): None. j. The proposed subdivision will not create any injury or harm to any other property or persons. Finding: Complies Discussion: No injury or harm to other properties or persons have been identified. Condition(s): None. PLNPCM2025-00454 PLNPCM2025-00455 46 July 23,2025 ATTACHMENT I: Public Process & Comments Public Notice,Meetings, Comments The following is a list of public meetings that have been held,and other public input opportunities, related to the proposed project since the applications were submitted: • May A, 2025- The East Central Community Council was sent the 45 day required notice for recognized community organizations.The council did not provide comments. • May A, 2025 - Property owners and residents within 300 feet of the development were provided early notification of the proposal. • May A, 2025-The project was posted to the Online Open House webpage. • June 2, 2025 —Application was presented and discussed at an East Central Community Council Meeting Notice of the public hearing for the proposal included: • June 11, 202.ri o Public hearing notice sign posted on the property • June 11, 202.ri o Public hearing notice mailed o Public notice posted on City and State websites and Planning Division list serve Public Input: Phone Call Comments: • A resident on Fletcher Ct(to the east)is concerned about the proposed development blocking their views of the city. • A nearby resident on Fletcher Ct is unhappy with the change from commercial to townhomes. Worried about construction impacts.Wants contacts for construction nuisance. East Central Community Council Chair Comment: Overall very supportive especially for condo ownership with a few tweaks. The few minor bits that were left over concerns raised by various members(from our initial meeting): 1.Location of trash containers as shown,and needing sound mitigation on the inside of the containers and needing lids. 2.Key-making and keeping the ECC walkable is a core tenant of our cc.The sidewalk on 400 South is a travesty with hardly any room for walking and specifically problematic for people who are disabled and utilizing wheelchairs/strollers,etc.(not to speak of the danger next to 4th and 5th South given that people speed and people spin out and crash into things all the time).The developer and applicant said that they had to do it the way they've designed it because of state ownership of the road. We pointed out our successful efforts in working with IHC across the street.IHC did a fabulous job of putting in bollard's, landscaping, and a nice walkable sidewalk even on their property to make it walkable for our area.Initially IHC also resisted.Ads luck would have it,during the entire process with them, a car spun out and crashed into their building so they quickly changed their approach and listened to our suggestions.This is a big one for us and I'm not sure this particular process allows this PLNPCM2025-00454 PLNPCM2025-00455 47 July 23,2025 kind of feedback.It might be just a request and encouragement with your help that we can continue to make. 3.There was general concern about a lack of any kind of green space for residents to walk their pets etc. given the extensive distance to any pocket park or park from this location.A map shows Pork Chop park but if you've ever been there you know that it's just a little curve in the road with a bit of bark landscaping and one bench that our CC put in from the last Olympics. 4.Landscaping in general.We are fanatical about protecting existing trees and trying to have folks add more.Again I know this is mostly a request not an ordinance issue.We need all the trees we can get to help with our air quality and shade given the extensive traffic in our area and extensive population density. 5. Ensuring that gas attachments, meters, air conditioner units are not plopped on the front sides of the buildings but hidden and screened also if located on the top.The soap building editions in between 8th and 9th South on Boo East show how horrible they are if just plopped on top of shorter buildings with no screening. 6. There was some strong concern from adjacent neighbors about the variances for setbacks. My understanding is that these folks are writing letters and or contacting you and or coming to the meeting to voice their concerns. I hope this was helpful.Sorry for the delay in getting you feedback. Thank you for checking in. Best to you,Esther Emailed Public Comments Dear Planning Commission, As a homeowner on Fletcher Crt (the small dead-end street half of a block east of the planned development), I would like to submit a public comment on the proposal. Firstly, I would like to raise the issue of guest parking to the commission. The proposal specifies 2-car garages for each unit (with one 3-car), but does not seem to contain any consideration for guest vehicles. This would imply that said vehicles will either be parked along the street leading up to the end of the 9th east block (which due to the turning lane will not be adjacent to the property), or further afield (to wit, on my street as the first tantalizingly close turning opportunity). I do not have an alternative solution in mind (parking garages are prohibitively expensive I would assume),but I do want to highlight the concern nonetheless. Secondly, I strongly support the building of multi-tenant dwellings in SLC generally, and on this corner specifically (my concerns about extra parking notwithstanding). I would further suggest that most pushback against the project is likely NIMBYism. SLC has a housing shortage, and I'd like to volunteer My Backyard as a location to ease the problem (though an alternative plan to build more/denser dwellings rather than individual townhomes might be an even better opportunity). Thirdly,thanks! PLNPCM2025-00454 PLNPCM2025-00455 48 July 23,2025 ATTACHMENT J: Department Review Comments This proposal was reviewed by the following departments. Any requirement identified by a City Department is required to be complied with. Fire • 5/12/202 The comments provided may not include all necessary items to meet minimum adopted fire and life safety codes and city ordinances. Applicant shall perform their due diligence and contact this office with any questions or concerns related to fire code requirements. • *Approved fire access roads shall be provided to within 150-feet of all ground level exterior walls by an approved route.Approved route is calculated by taking height of building X.3 +4 feet,which is the clear space from face of building wall to any lot line that needs to be available. It appears this has been met. • *Fire hydrants,which provide the required fire flows, shall be located within 600-feeet of all exterior portions of buildings. Measurements are following the drive route and how the hose would be deployed by firefighters,and in straight lines and right angles.See IFC appendix B for fire flow. • *Aerial access shall be provided for any structure greater than 3o-feet in height.No overhead obstructions,including utility and power lines or trees shall be allowed.Existing trees may need to be pruned or altered,New trees must have limited mature height of 20-feet Building • Project to be fully compliant with the 2021 International Building Code in design. • Egress, exit pathways, the proposed exemption of entries every 40 feet must meet Code compliance or alternate means and methods proposed by the architect. Transportation • There are no transportation issues with this design. Additional parking details for EV, EV Ready,and bicycle parking will be reviewed with the building permit application. Public Utilities Public Utilities has no issues with the proposed relief from the listed regulations.Regarding reduced setbacks, applicant should be aware that reducing setbacks and landscape areas may limit spac%ptions for green infrastructure, which is required by Public Utilities. Applicant should also consider providing enough space for all required utilities with required clearances. Public Utilities has no issues with the proposed changes to the height offences; however, any fence will be required to not interfere with access to the water meter or other water vaults.Public Utilities requires unobstructed access to all water meter vaults for the purpose of reading and maintaining the water meter.As such,please ensure that no exceptions are allowed that limit access by allowing fencing that is positioned less than 3 feet away from the edge of the existing water meter vault on the property.. When the plat is prepared,it must include a note that designates all common areas as easements for shared,private utilities, specifically including and naming water, sewer, storm drain, and surface drainage. It is important that this note specify the individual utilities and designate"shared,private utilities"v. `public utilities". With increased densification,the applicant must consider the potential increase in construction costs resulting from required offsite utility improvements,potentially downstream of the subject property. Densification may place greater demands on water, sewer, and storm drain systems, which could PLNPCM2025-00454 PLNPCM2025-00455 49 July 23,2025 exceed the capacity of the existing infrastructure.Property owners and developers will be required to upgrade the offske public utilities to ensure sufficient capacity for the new development. Additional comments have been provided to assist in the future development of the property. The following comments are provided for information only and do not provide official project review or approval. • Public Utility permit,connection,survey,and inspection fees will apply. • All utility design and construction must comply with APWA Standards and SLCDPU Standard Practices. • All utilities must meet horizontal and vertical clearance requirements.Water and sewer lines require io ft minimum horizontal separation and 18" minimum vertical separation. Sewer must maintain 5 ft minimum horizontal separation and 12"vertical separation from any non- water utilities. Water must maintain 3 ft minimum horizontal separation and 12" vertical separation from any non-sewer utilities. • Public street light requirements are determined during building permit review. • CC&R's must address utility service ownership and maintenance responsibility from the public main to each individual unit. • Utilities cannot cross property lines without appropriate easements and agreements between property owners. • Site utility and grading plans will be required for building permit review. Site utility plans should include all existing and proposed utilities, including water, irrigation, fire, sewer, stormwater,street lighting,power,gas,and communications.Please refer to APWA,SLCDPU Standard Practices,and the SLC Design Process Guide for utility design requirements. • Applicant must provide fire flow, culinary water, and sewer demand calculations to SLCDPU for review. The public sewer and water system will be modeled with these demands. If the demand is not adequately delivered or if one or more reaches of the sewer system reach capacity as a result of the development, a water/sewer main upsizing will be required at the property owner's expense. Required improvements on the public water and sewer system will be determined by the Development Review Engineer and may be downstream of the project. • One culinary water meter is permitted per parcel and fire services, as required, will be permitted for this property.Each service must have a separate tap to the main. • A minimum of one sewer lateral is required per building.The laterals must be 4"or 6"and meet minimum slope requirements(2%for 4"laterals,1%for 6"laterals).Any unused sewer laterals must be capped and plugged at the main. Shared laterals between more than one building require a request for variance. • A minimum of one exterior cleanout is required on the sewer lateral within 5 feet of the building.Additional cleanouts are required at each bend and at least one every 50 feet for 4" laterals and every ioo feet for 6"laterals. • Site stormwater must be collected on site and routed to the public storm drain system. Stormwater cannot discharge across property lines or public sidewalks. • Stormwater treatment is required prior to discharge to the public storm drain. Utilize stormwater Best Management Practices (BMP's) to remove solids and oils. Green Infrastructure should be used whenever possible. Green Infrastructure and LID treatment of stormwater is a design requirement and required by the Salt Lake City UPDES permit for Municipal Separate Storm Sewer System (MS4). If green infrastructure is not used, then applicant must provide documentation of what green infrastructure measures were considered and why these were not deemed feasible.Please verify that plans include appropriate treatment measures. Please visit the following websites for guidance with Low Impact Development: https:[/deq.utah.gov/water-qualitX/low-impact- development?form=MYo1SV&OCID=MYoiSV and https://documents.deq.utah.gov/water- guality/stormwater/updes/DW¢2oic)-000i6i.pdf?form=MYo iSV&OCID=MYo1SV. PLNPCM2025-00454 PLNPCM2025-00455 50 July 23,2025 Motion Sheet for PLNPCM2025-00454 Design Review for gio E 400 S Townhomes Staffs recommendation: Motion to approve: Based on the information presented and discussion,I move that the Commission approve this Design Review application as recommended by staff with the following conditions: 1. Lighting and Signage plans shall be submitted for review at the building permit phase. Alternate motions: Motion to approve with conditions implemented or modified by the Commission: Based on the information presented and the discussion, I move that the Commission approve this Design Review application coinciding with staffs recommendations but with the following modifications: 1. The Commission should list the conditions that are to be modified,added,or removed. Motion to deny: I move that the Commission deny this Design Review application because evidence has not been presented that demonstrates the proposal complies with the following standards: 1. The commission should make findings related to which standards are not complied with. Motion Sheet for PLNPCM2025-00455 Planned Development for yio E 400 S Townhomes Staffs recommendation: Motion to approve: Based on the information presented and discussion,I move that the Commission approve this Planned Development application as recommended by staff with the following condition: 1. Applicant shall submit a cost estimate and associated documentation assuring shared infrastructure maintenance in compliance with 21A.55.110 with the final plat application 2. The Commission should list the conditions that are to be modified,added,or removed. Alternate motions: Motion to approve with conditions implemented or modified by the Commission: Based on the information presented and the discussion, I move that the Commission approve this Planned Development application coinciding with staffs recommendations but with the following modifications: 1. The Commission should list the conditions that are to be modified,added,or removed. Motion to deny: I move that the Commission deny this Planned Development application because evidence has not been presented that demonstrates the proposal complies with the following standards: 1. The commission should make findings related to which standards are not complied with. Motion Sheet for PLNSUB2025-00453 Preliminary Subdivision for 9io E 400 S Townhomes Staffs recommendation: Motion to approve: Based on the information presented and discussion, I move that the Commission approve this Preliminary Subdivision application as recommended by staff with the following condition: 1. Applicant shall submit a final plat for review within 18 months. Alternate motions: Motion to approve with conditions implemented or modified by the Commission: Based on the information presented and the discussion, I move that the Commission approve this Preliminary Subdivision application coinciding with staffs recommendations but with the following modifications: 1. The Commission should list the conditions that are to be modified,added,or removed. Motion to deny: I move that the Commission deny this Preliminary Subdivision application because evidence has not been presented that demonstrates the proposal complies with the following standards: 1. The commission should make findings related to which standards are not complied with.