magna metro township planning commission · 30906 – russ tolbert for hallmark homes requests...

April 11, 2019 of 1 AGENDA – MAGNA METRO TOWNSHIP

Magna Metro Township Planning Commission Public Meeting Agenda

Thursday, April 11, 2019 6:30 P.M.

**AMENDED**

Location MAGNA WEBSTER CENTER 8952 WEST MAGNA MAIN STREET MAGNA, 84044 (385) 468-6700

BUSINESS MEETING

1) Approval of Minutes from the March 14, 2019 meeting

2) General Plan Update – Max Johnson

3) APA Utah Spring Conference Training Opportunity

4) Other Business Items (as needed)

PUBLIC HEARINGS

30540 – Steve Glezos and Randy Moore are requesting Conditional Use approval for amended home

designs in the single-family project development for the Oquirrh View Estates Phase 3 and Phase 4

subdivisions. Location: (approx.) 8220 West Alpha Drive. Zone: R-1-5. Planner: Todd A. Draper

30906 – Russ Tolbert for Hallmark Homes requests preliminary subdivision plat approval and a

recommendation to the Mayor for approval to amend 2 lots and a parcel in the Oquirrh Meadows Phase 4

subdivision and create the Oquirrh Meadows Phase 4 amended subdivision. Location: approximately 9014

West Newhouse Drive. Zone: R-1-6. Planner: Todd A. Draper, AICP

ADJOURN

UPON REQUEST, WITH 5 WORKING DAYS NOTICE, REASONABLE ACCOMMODATIONS FOR QUALIFIED INDIVIDUALS MAY BE PROVIDED. PLEASE CONTACT WENDY GURR AT 385-468-6707. TTY USERS SHOULD CALL 711.

The Planning Commission Public Meeting is a public forum where, depending on the agenda item, the Planning Commission may receive comment and recommendations from applicants, the public, applicable agencies and County staff regarding land use applications and other items on the Commission’s agenda. In addition, it is where the Planning Commission takes action on these items, which may include: approval, approval with conditions, denial, continuance or recommendation to other bodies as applicable.

Planning and Development Services

2001 S. State Street N3-600 • Salt Lake City, UT 84190-4050

Phone: (385) 468-6700 • Fax: (385) 468-6674

www.pwpds.slco.org

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Magna Metro Township Planning Commission – March 14, 2019 – Meeting Summary Page 1 of 7

MEETING MINUTE SUMMARY

MAGNA METRO TOWNSHIP PLANNING COMMISSION MEETING Thursday, March 14, 2019 6:30 p.m.

Approximate meeting length: 1 hour 39 minutes

Number of public in attendance: 45

Summary Prepared by: Wendy Gurr

Meeting Conducted by: Commissioner Collard

ATTENDANCE

Commissioners and Staff:

PUBLIC HEARINGS

Hearings began at – 6:33 p.m.

Commissioner Sudbury motioned to open the public hearing, Commissioner Elieson seconded that motion.

Request made to move the business meeting after the public hearing, Commissioner Sudbury motioned to

rearrange the meeting, Commissioner Elieson seconded that motion.

Commissioner Collard advised file # 30898 has been removed from the agenda and will not be heard

tonight. Once a new date has been chosen, the file will be noticed.

30878 – Ben Logue is requesting approval of a zone change from C-2 (Commercial) & R-M (High Density

Residential) to C-2 (commercial) & R-M (High Density Residential). Acreage: approximately 1.6.

Location: 8291-8315 West 3595 South. Planner: Diana Martinez

Salt Lake County Planning and Development Services Planner Diana Martinez provided an analysis of the

Staff Report.

Commissioner Elieson said there would have to be a traffic impact study knowing the site and the businesses

around it, it would make sense to have a traffic light on that location. UDOT is not going to allow a traffic

Planning Staff / DA Public Mtg

Business Mtg

Wendy Gurr x x

Max Johnson x x

Diana Martinez x

Todd Draper x

Curtis Woodward x

Lupita McClenning x

Commissioners Public Mtg

Business Mtg

Absent

Clare Collard x x

Dan Cripps x

Ammon Lockwood x x

Aaron Weight x

Mickey Sudbury x x

Mark Elieson x x

Todd Richards x x

Planning and Development Services

2001 S. State Street N3-600 • Salt Lake City, UT 84190-4050

Phone: (385) 468-6700 • Fax: (385) 468-6674

www.pwpds.slco.org

*NOTE: Staff Reports referenced in this document can be

found on the State and County websites, or from Salt Lake

County Planning & Development Services.


light being so close to 3500 south. Someone should start working on that. He’d like to see it continued until

a traffic impact study is complete, school crossing. Ms. Martinez said the rezone is recommended that a

traffic impact study and number two is to continue for that reason.

PUBLIC PORTION OF MEETING OPENED

Speaker # 1: Applicant

Name: Jeremy Cook

Address: 111 East Broadway

Comments: Mr. Cook said this is a simple rezone, concerns about traffic and favorable to traffic concerns.

Issue is the commercial and R-M where they sit and have commercial up front. Come back for additional

approvals and develop that portion of the application. Use of commercial along the main road and beneficial.

Entrance into the back of these is beneficial to residents.

Commissioner Sudbury said should have a traffic study before we move any further. Mr. Cook said would

be addressed and other situations come in to be addressed.

Speaker # 2: Arbor Park Associates

Name: Trish Smith

Address: 3611 South Arbor Park Drive

Comments: Ms. Smith read from the letter submitted by John Gust. Lives in Arbor Park and a tenant as a

call center with 500 cars. The applicants saying it’s a simple zoning change. Two more pads can come, and

they are pre-development.

Speaker #3: Citizen of Arbor Park Drive neighborhood

Name: Trish Smith


Comments: Ms. Smith read from the letter submitted.

Speaker # 4: Citizen

Name: Stacey Case

Address: 8356 West Myron Avenue

Comments: Ms. Case said traffic is an issue but consider the impact of the schools. Overcrowding add

more high density and increase students walking across 8400 west. Understand the schools cannot be

flooded with more students, young families moving in. Look at the master plan. Homes where people stay

and move on. Need bigger and remain a citizen of Magna.


Name: Jackie Sudbury

Address: 3585 South Blazing Oak Drive

Comments: Ms. Sudbury said she lives west of development. The schools and new high school planned to

the south and already a plan to reroute traffic, 1000’s of students out on the street and concerned with

student safety. Elementary students crossing the road, traffic coming from all directions. Until addressed

can’t address the added traffic. Empty buildings not filled with commercial properties. Fronting on 8400

west, still kids crossing that road. People moving in and out, don’t want people as a quick fix. Granite

district refuses to accommodate the schools by building schools.


Name: Sam Bennett

Address: 3636 Arbor Park Drive


Comments: Mr. Bennett said needs to address a traffic study. Four-year student and safety of kids. Consider

what is driven on that road. Works for heavy machinery, haul trucks, tires, gas trucks and main vain to

Kennecott. Learned the lesson for Bangerter. He is a member of the construction industry, turn it over to

someone who knows Magna. Contribute to Magna and support the commerce.


Name: Court Smith

Address: 3611 South Arbor Park

Comments: Mr. Smith said his concern is the empty buildings, the truancy. Dustin’s truck has been broken

into, cars stolen, what’s the community going to police that better. Parking lots, lights and doors are not

maintained.


Name: Tim McArdle


Comments: Mr. McArdle said he purchased his retirement home there and is not inclined to accept four

story buildings. This week he has called the police five times. Doesn’t see management improving and

opposed to that developer doing anything, and is opposed.


Name: Gail Rose

Address: 3703 South Olivenhain Court

Comments: Ms. Rose said she has lived there for 17 years. The traffic is unbelievable, and freeway called

canal road, traffic and people from the building. So much traffic and cutting in to the subdivision to

circumvent the light. Heavy trucks, and bring in more people, these people don’t own homes and just want

to rent.


Name: Tami Lund

Address: 3636 Arbor Park Drive

Comments: Ms. Lund said she is opposed and plenty of empty commercial buildings and would love filled.

Main road of 8400 with massive traffic, there will probably need a light for the high school. There is no

management or upkeep and what type of commercial buildings. Build what we have and take care of 8400.

They chose this home to be part of Magna.


Name: Gail Johnston

Address: 3655 Augusta View Cove

Comments: Ms. Johnston said property backs canal. They built nice homes to have a place to retire. If they

put two story it will devalue their properties and traffic is already a nightmare. Being the only entrance need

to change.


Name: Dawneen Johnston

Address: 3650 Augusta View Cove

Comments: Ms. Johnston said she built in a private community. Worried bringing values down what is

chose, not opposed to put commercial on 8400 but to put high density. She has had her car stolen, guy tried

to get in her garage and must keep calling the cops and would like to protect those buildings and opposed

to multi residential.


Ms. Martinez reconfirmed this is a rezone application not conditional use and what the applicant could

currently do.

Commissioner Sudbury motioned to the close the public hearing, Commissioner Elieson seconded that

motion.


Name: Jeremy Cook

Address: 111 East Broadway

Comments: Mr. Cook said he is a father and understands kids and school crossing and issues need to be

addressed. Will look at a traffic study. Makes sense to have commercial up front, work with residents to

develop the property that makes sense. Will have a traffic study and will come back to work with residents

as far as traffic goes. If they don’t have the distance for the light will look at other considerations. This

development will impact that. This is the first step and understand concerns. Almost everyone stood up and

addressed crime. We understand and stropping and working with the community, they can get rid of the

crime in the neighborhood. Work on the back area, that’s not what they’re asking for, they’ll be back with

the traffic study.

PUBLIC PORTION OF MEETING CLOSED

Commissioners and Staff had a brief discussion regarding traffic change and traffic study before goes to

the council. Ms. McClenning said the applicant can state and move forward.

Motion: To recommend application #30878 for approval to the Magna Metro Township Council as

presented with staff recommendations.

Motion by: Commissioner Richards

2nd by: Commissioner Lockwood

Vote: Commissioner Sudbury voted nay, all others voted in favor (of commissioners present)

Motion passed.

30887 – Byron Prince on behalf of Kennecott Utah Copper LLC is requesting approval to rezone

approximately 9.10 acres of property from the A-1 z/c (Agricultural w/zoning conditions of exclusion of

duplexes and dwelling groups) zone to the R-1-4 (Single-Family residential) zone. The area to be rezoned

contains portions of multiple parcels. Locations: 2851 S 8000 W, 7834 W 2820 S, 7774 W 2820 S, and

7701 W UTWO-O-ONE. Planner: Todd A. Draper, AICP

Salt Lake County Planning and Development Services Director Lupita McClenning provided an analysis

of the Staff Report.

Mr. Draper said R-1-4 may work to the south, but not consistent to the west, can’t have that big of a drop

from 10,000 to 4,000 square feet. Commissioner Elieson asked if this is a modification of the development

agreement on the adjacent property. Ms. McClenning said the applicant can move forward.

PUBLIC PORTION OF MEETING OPENED


Name: Bryon Prince


Address: 978 East Woodoak Lane

Comments: Mr. Prince asked if they are familiar with Gabler’s Grove development brought before. Put the

properties under contract and started looking at the agreement and recognized there wasn’t a lot they wanted

to change. Amenities, fencing and aligns with what Ivory wants to accomplish. They don’t redo the deal

and councils fought hard for commitments. Components to agreement and don’t want to amend or change,

but property owner nine acres was left out, as approved today Fieldstone and this property was left

landlocked. Thought could purchase and solve the problem. Incorporate the parcel into the vision, but not

redo a great agreement. Agrees with staff, R-1-4 is consistent with the general plan and compliments the

area. The exhibit is what’s envisioned. Along the west side envisioned and commitment on larger lots. They

aren’t changing or making lots smaller, just solving the nine acre parcel up top. Not looking to add density,

along the westside of the property is wild horses. Pushed hard to keep larger lots and okay to keep the larger

lots.

Commissioner Richards motioned to open the public hearing, Commissioner Sudbury seconded that motion.

Speaker # 2: Rio Tinto

Name: Jeff Stephenson

Address: 4700 Daybreak Parkway

Comments: Mr. Stephenson said they are in favor, it wasn’t included because they were contemplating

realigning the canal. After study, best to leave where it is and make sense to have residential housing.


Name: Jon Jeffries

Address: 2843 South Painted Pony Circle

Comments: Mr. Jeffries said it makes sense, keep to a good standard and not quarter acre lots. The zoning

is what the problem is and keep calm like the other subdivisions.


Name: Jed Taylor

Address: 7736 West 2820 South

Comments: Mr. Taylor said if you’re going to accommodate the homes, why don’t you do all the property

with the same size homes instead of cramming the small homes behind him and be fair.


Name: Tammy Kelsey

Address: 2997 Melanie Ann Court

Comments: Ms. Kelsey said has concerns with smaller. Her neighborhood has four houses to an acre, if

you have two car driveway you can fit six. All cars on the street and can’t get their trailer into their

neighborhood. Nine houses to an acre, they won’t be able to drive on the road, maintain the four acre lots

and lifestyle in Magna.


Name: Walter Rhodes

Address: 2679 South Isis Circle

Comments: Mr. Rhodes said his back-yard borders purple area and young family moved to Magna

originally lived in Oakrun with smaller lots. Sold and bought here for quiet and bigger. Now against this

issue. Not against development but would like to keep bigger lots and property value up. Feel like getting

pushed out and dropping kids off on 8000 west is a nightmare.



Name: Gloria Richards

Address: 7575 West 2820 South

Comments: Ms. Richards said she has lived there 65 years and if you look out there, there is standing water

with high water table. How much and what did the traffic study showed with the school there. Asked who

approved the road. So horrible and no busses for Entheos and dangerous and allow the road going back in

there where the school is. Are they single dwelling or apartments. New neighbors and don’t live in 4,000

square foot lots.


Name: Bryon Prince

Address: 978 East Woodoak Lane

Comments: Mr. Prince provided an exhibit in the executed and recorded development agreement. Moving

density around and consolidate smaller lots and bigger lots off 2820 south. Apartments are approved and

under construction. Ivory is just proposing to build homes. Proposing R-1-6 at the bottom and run up the

west side. Rezone on the north parcel.

Commissioner Richards said when R-1-4 was zoned, density would stay as an R-1-6 and still in the

development agreement but allows for tighter setbacks. Commissioner Richards said concerned on the

westside with 10,000 square foot lots and drop to R-1-4 and if we make an agreement. Commissioner

Elieson said just trying to change the zoning on the nine acres. Mr. Prince said propose leave intact but

make northern piece work. Apply zoning condition and that is his proposal.

Commissioner Richards motioned to close the public hearing, Commissioner Lockwood seconded that

motion.

PUBLIC PORTION OF MEETING CLOSED

Motion: To recommend application #30887 for approval to the Magna Metro Township Council as

presented with staff recommendations.

Motion by: Commissioner Richards

2nd by: Commissioner Sudbury

Vote: Commissioners voted unanimous in favor (of commissioners present)

BUSINESS MEETING

Meeting began at – 8:03 p.m.

1) Approval of Minutes from the January 10, 2019 meeting.

Motion: To approve minutes from the January 10, 2019 meeting as presented.

Motion by: Commissioner Lockwood

2nd by: Commissioner Sudbury

Vote: Commissioners voted unanimous in favor (of commissioners present)

2) General Plan Update – Max Johnson

Mr. Johnson provided an update to the status of the General Plan and confirmed the next steering

committee meeting of April 2nd.

3) Other Business Items (as needed)

Commissioner Lockwood brought up email addresses and he cannot access his Magna account.

Mr. Johnson advised him to check with Greg Schulz.


Mr. Johnson said potential training opportunity for spring and fall. Confirmed planning

commissioner training the end of April.

MEETING ADJOURNED

Time Adjourned – 8:12 p.m.

Planning and Development Services 2001 S. State Street N3-600 • Salt Lake City, UT 84190-4050 Phone: (385) 468-6700 • Fax: (385) 468-6674 slco.org/development-services

Conditional Use Summary and Recommendation

Public Body: Magna Metro Township Planning Commission Meeting Date: April 11, 2019 Parcel ID’s: 14-32-425-001 to -005, 14-32-402-024 to -033 Current Zone: R-1-5 14-32-432-001 to -012, 14-32-452-001 Property Address: (Approx.) 8220 W Alpha Drive Request: Conditional Use - Single Family Project Development Planner: Todd A. Draper Planning Staff Recommendation: Approval Applicant Name: Steve Glezos / Randy Moore

PROJECT DESCRIPTION

Steve Glezos and Randy Moore are requesting Conditional Use approval for amended home designs in the single-family project development for the Oquirrh View Estates Phase 3 and Phase 4 subdivisions.

SITE & VICINITY DESCRIPTION (see attached map)

The subdivision is located between 8000 West and 8400 West. South of the railroad track line, and adjacent to single family residential in the previous phases of the Oquirrh View Estates Subdivision phases. A vacant lot used for open storage is located to the East. Other nearby uses include storage units and the Salt Lake Valley Fire Service Area training center.

GENERAL PLAN CONSIDERATIONS

The property is in a mapped area of moderate change potential. The property was previously rezoned to R-1-5 in compliance with that designation. The project is compatible with Goal 5 of the General Plan in that it will help to provide diverse housing choices for a variety of needs and income levels. Specifically, this request also applies to portions of Housing Objective 5.5 of the General plan encouraging development of safe and visually pleasing residential neighborhoods.

File # 30540

Request: Conditional Use File #: 30540

Conditional Use Summary Page 2 of 3

LAND USE CONSIDERATIONS

Requirement R-1-5 Compliance Verified Height 35 feet Yes Front Yard Setback 20 feet Yes Side Yard Setback 5 feet Yes Rear Yard Setback 20 feet Yes Lot Width 25 feet Yes Lot Area 5000 Square Feet Yes

Compatibility with existing buildings in terms of size, scale and height. Yes Compliance with Landscaping Requirements Verified. n/a Compliance with the General Plan. Yes

ISSUES OF CONCERN/PROPOSED MITIGATION

There were no identified issues of concern with regards to additional impacts on surrounding properties.

NEIGHBORHOOD RESPONSE

No response from neighbors has been received as of the writing of this report.

REVIEWING AGENCIES RESPONSE

The proposed Single Family project development did not raise the need for any additional reviews by outside reviewers or agencies. Compliance with current building, construction, engineering, fire, health, landscape and safety standards will be verified prior to final approval.

PLANNING STAFF ANALYSIS

19.4.030 19.14.030 Conditional Uses Conditional uses in the R-1 zones are as follows: R-1-3, R-1-4, R-1-5 -- Single-family dwelling. -- Single-family project developments The planning commission may approve a detailed development plan for the entire single-family project in an R-1-3, R-1-4, R-1-5 zone, pursuant to Chapter 19.84 of this title. Thereafter, the development services division director may, as authorized by the planning commission, approve use permits for individual residential uses, provided that the plans comply with all requirements and conditions of the approved development plan. The original conditional use plans for Phase 1, 2 and 3 of the development included only single-story homes (potentially with basements) with predominantly stucco exteriors. Contractors on the project began submitting

Request: Conditional Use File #: 30540

Conditional Use Summary Page 3 of 3

home plans for Building Permit that did not match with the approved building plans or architecture and failed to submit the required copy of the Conditional Use Permit at the time of the building permit. Inadvertently these plans were approved for building permit and homes were built contrary to the approved architecture for the development. The home plans that were in error did however meet the setbacks and height requirements specified in the zoning ordinance. This request seeks to approve the homes already built in Phase 3 as well as approve the new architectural styles and exterior materials for the balance of Phase 3 and Phase 4. The new proposed architecture includes 2 story residences (some with basements) with similar or smaller footprints and exteriors of multiple materials and finishes. The total square footage of the proposed homes is increased due to the additional floor. Overall the new plans represent a higher quality product over the original plans, but do not negatively detract from the cohesiveness of the overall development.

PLANNING STAFF RECOMMENDATION

Planning Staff recommends that the Magna Township Planning Commission grant approval of the proposed change in the Conditional Use approval for the development of Oquirrh View Estates Phase 3 and Grant approval of the Conditional Use development plan for phase 4 Subdivision subject to the following condition:

1. Build in compliance with stamped approved plans.

File #30540 Zoning Map

R-1-5 R-1-5

R-1-5

M-1

M-1

A-20

File #30540 Aerial Map

CURVE TABLE

CURVE #

C1

C2

C3

C5

C6

C7

C8

C9

C10

C11

C12

C13

C14

C15

C16

C17

C18

C19

C20

C21

C22

C23

C24

LENGTH

88.48'

51.77'

3.52'

50.85'

50.98'

51.14'

51.31'

51.50'

51.69'

47.25'

3.20'

50.41'

50.11'

50.01'

50.09'

50.35'

50.01'

72.27'

24.26'

24.45'

51.27'

133.20'

116.97'

RADIUS

775.00'

825.00'

825.00'

3387.87'

3387.87'

3387.87'

3387.87'

3387.87'

3387.87'

775.00'

825.00'

825.00'

825.00'

825.00'

825.00'

825.00'

825.00'

775.00'

15.00'

15.00'

800.00'

800.00'

800.00'

DELTA

6°32'28"

3°35'43"

0°14'41"

0°51'36"

0°51'44"

0°51'54"

0°52'04"

0°52'16"

0°52'27"

3°29'36"

0°13'19"

3°30'03"

3°28'49"

3°28'23"

3°28'43"

3°29'47"

3°28'23"

5°20'36"

92°39'29"

93°22'33"

3°40'20"

9°32'23"

8°22'40"

CHORD BEARING

S 84°12'42" W

S 82°59'01" W

N 81°03'49" E

S 79°27'22" E

S 78°35'42" E

S 77°43'53" E

S 76°51'54" E

S 75°59'44" E

S 75°07'23" E

N 82°41'16" E

S 81°03'08" W

S 82°54'49" W

S 86°24'15" W

S 89°52'51" W

N 86°38'36" W

N 83°09'21" W

S 89°52'51" W

N 83°48'44" W

N 46°11'20" W

S 46°49'42" W

N 82°46'38" E

S 85°42'39" W

N 85°19'49" W

CHORD DISTANCE

88.43'

51.76'

3.52'

50.85'

50.98'

51.14'

51.31'

51.50'

51.69'

47.24'

3.20'

50.40'

50.11'

50.00'

50.08'

50.34'

50.00'

72.25'

21.70'

21.83'

51.26'

133.05'

116.87'

Y

LOT 407

6,826 SQ FT0.157 ACRES

LOT 402


LOT 409


LOT 411


LOT 410


LOT 408


LOT 406


LOT 400


LOT 401

7,456 SQ FT0.171 ACRES LOT 404


LOT 403


LOT 405


N 0

0°08

'25"

E 1

57.4

6'

N 0

0°08

'25"

E 1

41.1

6'

N 0

0°08

'25"

E 1

27.1

5'

N 0

0°08

'25"

E 1

15.3

8'

N 0

0°08

'25"

E 1

05.8

5'

S 88°42'40" E 108.31' N 89°51'35" W 91.51'

N 89°51'35" W 91.51'

N 89°51'35" W 91.51'

N 0

0°08

'25"

E 1

07.6

7'

S 0

0°08

'25"

W 2

12.0

0'

C1

C2C3

N 0

0°08

'16"

E 2

23.5

1'

C5

C6

C7

C8

C9

C10

C11

C12 C13C14 C15 C16

C17C18

C19

N 81°08'26" W 3.82'

N 0

1°18

'46"

E 1

10.7

9'

N 88°42'40" W 148.93'

N 0

0°08

'25"

E 1

04.0

4'

S 0

0°08

'25"

W 3

67.9

4'

10.50'

91.51'

C20 C21

98.5

8'53

.78'

55.0

0'55

.00'

55.0

0'

173.

27'

54.3

5'56

.45'

53.3

1'54

.36'

47.0

0'55

.00'

55.0

0'55

.00'

109.42'

L=307.48R=3387.87∆=5°12'00"CH=S 77°17'10" ECL=307.37

C22

C23

C24

S 0

0°08

'25"

W 1

48.9

7'

25.1

2'25

.11'

25.2

8'25

.29'

25.01' 14.50'

65.8

5'

20.00'

N 89°51'35" W 102.01'W

WW

Y

W

W

W

W

SW

W

7240531BRIAN A.

LINAM

I, BRIAN A. LINAM, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR AND THAT I HOLDCERTIFICATE NO. 7240531 AS PRESCRIBED BY THE LAWS OF THE STATE OF UTAH. I FURTHER CERTIFYTHAT, BY AUTHORITY OF THE OWNER, I HAVE CAUSED TO BE MADE, UNDER MY DIRECTION, THISSUBDIVISION PLAT OF OQUIRRH VIEW ESTATES PHASE 4, IN ACCORDANCE WITH THE PROVISIONS OFSTATE CODE UCA 17-27a-603(4)(b)(i-iii).

SURVEYOR'S CERTIFICATE

BOUNDARY DESCRIPTION

1001008sp-PHASE4.dwg

OQUIRRH VIEW ESTATES PHASE 4

OWNER'S DEDICATION

LOCATED IN THE SOUTHEAST QUARTER OFSECTION 32, TOWNSHIP 1 SOUTH, RANGE 2 WEST,

SALT LAKE BASE AND MERIDIANMAGNA METRO TOWNSHIP,SALT LAKE COUNTY, UTAH

FEBRUARY 2018PRELIMINARY PLAT

A PARCEL OF LAND BEING PART OF THAT ENTIRE TRACT OF LAND CONVEYED TO KEN W.RINDLESBACH, TRUSTEE OF THE KEN W. RINDLESBACH, TRUSTEE OF THE KEN W. RINDLESBACHPENSION & PROFIT SHARING PLAN DESCRIBED IN THAT QUIT CLAIM DEED RECORDED APRIL 2, 2010AS ENTRY NO. 10926410 IN BOOK 9815, AT PAGE 732 IN THE OFFICE OF THE SALT LAKE COUNTYRECORDER, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 32, TOWNSHIP 1 SOUTH, RANGE 2WEST, SALT LAKE BASE AND MERIDIAN. THE BOUNDARY OF SAID PARCEL OF LAND IS DESCRIBED ASFOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF LOT 207, OQUIRRH VIEW ESTATES SUBDIVISION PHASE2, RECORDED JANUARY 29, 2015 AS ENTRY NO. 11984371 IN BOOK 2015, AT PAGE 21 IN THE OFFICEOF SAID RECORDER, SAID POINT BEING A NON-TANGENT CURVE TO THE RIGHT, SAID POINT ALSOBEING SOUTH 00°08'25" WEST ALONG THE SECTION LINE A DISTANCE OF 272.90 FEET AND SOUTH89°51'35" EAST 1061.92 FEET FROM THE CENTER OF SECTION 32, TOWNSHIP 1 SOUTH, RANGE 2WEST, SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE ALONG THE SOUTH LINE OF THEDENVER AND RIO GRANDE WESTERN RAILROAD ALONG THE ARC OF A 3387.87 FOOT RADIUS CURVETO THE RIGHT A DISTANCE OF 307.48 FEET THROUGH A CENTRAL ANGLE OF 5°12'00" (CHORD BEARSSOUTH 77°17'10" WEST 307.37 FEET); THENCE SOUTH 00°08'25" WEST 367.94 FEET TO THENORTHEASTERLY CORNER OF LOT 310 OF OQUIRRH VIEW ESTATES PHASE 3 RECORDED JULY 20,2017 AS ENTRY NO. 12579355 IN BOOK 2017 OF PLATS, IN PAGE 188; THENCE ALONG THESOUTHERLY LINE OF SAID SUBDIVISION THE FOLLOWING FIVE (5) COURSES: 1) NORTH 89°51'35"WEST 102.01 FEET; 2) NORTH 00°08'25" EAST 104.04 FEET; 3) NORTH 88°42'40" WEST 148.93 FEET; 4)NORTH 01°18'46" EAST 110.79 FEET TO THE POINT OF A 825.00 FOOT NON-TANGENT RADIUS CURVETO THE RIGHT; 5) WESTERLY ALONG SAID CURVE A DISTANCE OF 51.77 FEET THROUGH A CENTRALANGLE OF 3°35'43" (CHORD BEARS SOUTH 82°59'01" WEST 51.76 FEET) TO THE EASTERLY LINE OFSAID OQUIRRH VIEW ESTATES SUBDIVISION PHASE 2; THENCE NORTH 00°08'25" EAST ALONG SAIDEASTERLY LINE A DISTANCE OF 223.51 FEET TO THE POINT OF BEGINNING.

CONTAINS 2.176 ACRES, MORE OR LESS12 LOTS


OQUIRRH VIEW ESTATES PHASE 4LOCATED IN THE SOUTHEAST QUARTER OF SECTION 32,

TOWNSHIP 1 SOUTH, RANGE 2 WEST,SALT LAKE BASE AND MERIDIAN

MAGNA METRO TOWNSHIP, SALT LAKE COUNTY, UTAH

PU & DE

BENCHMARKENGINEERING &

LAND SURVEYING

FEE $ SALT LAKE COUNTY RECORDER

STATE OF UTAH, COUNTY OF SALT LAKE, RECORDED AND FILED AT THE REQUESTOF_________________________________________________________________________DATE_____________TIME _________ BOOK __________ PAGE_________

SALT LAKE COUNTY RECORDERMAGNA METRO TOWNSHIPCOUNCIL CHAIR

PRESENTED TO THE MAGNA METRO TOWNSHIP CHAIR THIS ______DAY OF _______ A.D., 20___, AT WHICH TIME THIS SUBDIVISION WASAPPROVED AND ACCEPTED.

ATTEST: CITY RECORDER

APPROVAL AS TO FORMAPPROVED AS TO FORM THIS ___________________ DAYOF________, ,20____A.D.

MAGNA METRO TOWNSHIP DISTRICT ATTORNEY

PLAN CHECKI HEREBY CERTIFY THAT THIS OFFICE HAS EXAMINED THIS PLAT ANDIT IS CORRECT IN ACCORDANCE WITH INFORMATION ON FILE INTHIS OFFICE.

PLAN REVIEW SECTION MANAGER DATE

HEALTH DEPARTMENTAPPROVED THIS _____ DAY OF _______ A.D., 20____.

ADDRESSING APPROVAL

SIGNATURE

PLANNING COMMISIONAPPROVED THIS ____________________ DAY OF _____________A.D.,20_____ BY THE MAGNA METRO TOWNSHIP PLANNINGCOMMISSION.

CHAIRMAN, MAGNA METRO TOWNSHIP PLANNING COMMISSION

DATE

SALT LAKE COUNTY HEALTH DEPARTMENT

SHEET

1 OF 1

CHECKED FOR ZONING COMPLIANCEZONE:_________________ LOT AREA:_____________LOT WIDTH:_____________ FRONT YARD:__________

UNIFIED FIRE AUTHORITY

SIDE YARD:_____________ REAR YARD:____________

RECORD OF SURVEY

RSC NO:_______S2017-01-0003______________

SIGNATURE DATE

S89°51'35"E 1061.92'

BA

SIS

OF

BE

AR

ING

SS

00°0

8'25

"W 2

639.

22'

272.

90'

PRELIMINARY PLAT - SUBMITTED FOR REVIEW ONLY

NOTES:

1 EASEMENT FOR ACCESS AND UTILITIESENTRY NO. 10473844BOOK 9625PAGE 997

PROPERTY ADDRESS: 8220 W. ALPHA DR.

SIG

MA

DR

IVE

(821

5 W

EST)

(PU

BLI

C S

TREE

T)

WIL

SON

, MAT

THEW

& J

ENN

IFER

LOT

207,

OQ

UIR

RH V

IEW

EST

ATES

,

PHAS

E 2

PARC

EL #

14-3

2-40

5-00

9

MICKELSEN, ZACH J

PARCEL #14-32-431-007

DENVER AND RIO GRANDEWESTERN RAILROAD

HERNANDEZ, DANIEL & GONZALEZ

LOT 206, OQUIRRH VIEW ESTATES,

PHASE 2

PARCEL #14-32-405-010

SIRA

TSAM

Y, T

IMM

Y &

BURQ

UEZ

, ISE

LA

LOT

205,

OQ

UIR

RH V

IEW

EST

ATES

,

PHAS

E 2

PARC

EL #

14-3

2-40

2-02

3

VICINITY MAP (NTS)

SITE

Y

TYPICAL WIDTH OF PUBLIC UTILITY EASEMENTS ARE 10 FEET UNLESS OTHERWISE NOTED.

P.O.B.

ALPHA DR

BETA DR

8295

W

8365

W

8000

W

8400

W

DANBURY DR

3790 S

MAYTIME DR

MOLLY DR

AR

MO

RID

GE

DR

1

10.0' PUE (TYP)

10.0

' PU

E (T

YP)

SOUTH QUARTER OF SECTION 32,TOWNSHIP 1 SOUTH, RANGE 2 WEST,SALT LAKE BASE AND MERIDIANFOUND MONUMENT

CENTER OF SECTION 32,TOWNSHIP 1 SOUTH, RANGE 2 WEST,SALT LAKE BASE AND MERIDIANFOUND MONUMENT

KEN

W. R

IND

LESB

ACH

PEN

SIO

N

LOT

300,

OQ

UIR

RH V

IEW

EST

ATES

,

PHAS

E 3

PARC

EL #

14-3

2-40

2-02

4LO

T 30

2LO

T 30

3

ALPHA DRIVE (3855 SOUTH)

(PUBLIC STREET)

8228 W

8222 W8218 W 8216 W 8208 W

8202 W

8203 W38

58 S

3864

S

3859 S3687 S

3873 S3879 S

KAPPA DRSIG

MA

DR

COUNCIL CHAIR

FLOOD CONTROLAPPROVED AS TO FORM THIS _______DAYOF________________, 20____A.D.

ENGINEERINGAPPROVED AS TO FORM THIS ________ DAYOF_______________, 20____A.D.

SIGNATURE DATESIGNATURE DATE

KNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED OWNER(S) FOR THE ABOVEDESCRIBED TRACT OF LAND, AND HEREBY CAUSE THE SAME TO BE SUBDIVIDED INTO LOTSAND STREETS, TOGETHER WITH EASEMENTS AS SET FORTH TO BE HEREAFTER KNOWN AS

DO HEREBY DEDICATE, FOR PERPETUAL USE OF THE PUBLIC, ALL ROADS AND OTHER AREASSHOWN ON THIS PLAT AS INTENDED FOR PUBLIC USE. THE UNDERSIGNED OWNER(S) ALSOHEREBY CONVEY TO ANY AND ALL PUBLIC UTILITY COMPANIES A PERPETUAL, NON-EXCLUSIVEEASEMENT OVER THE PUBLIC UTILITY EASEMENTS SHOWN ON THIS PLAT, THE SAME TO BEUSED FOR THE INSTALLATION, MAINTENANCE AND OPERATION OF UTILITY LINES ANDFACILITIES, THE UNDERSIGNED OWNER(S) ALSO HEREBY CONVEY ANY OTHER EASEMENTS ASSHOWN ON THIS PLAT TO THE PARTIES INDICATED AND FOR THE PURPOSES SHOWN HEREON.IN WITNESS WHEREBY I HAVE HEREUNTO SET OUR HAND THIS ______ DAY OF __________ 2018.


PRINT NAME: KEN W. RINDLESBACHTITLE: TRUSTEE OF THE KEN W. RINDLESBACH PENSION & PROFIT SHARING PLAN

ON THE ______ DAY OF ____________ , 20___, PERSONALLY APPEARED BEFORE ME KEN W.RINDLESBACH, TRUSTEE, FOR THE BENEFIT OF THE KEN W. RINDLESBACH PENSION & PROFITSHARING PLAN TRUST, THE SIGNER OF THE WITHIN INSTRUMENT, WHO DULY ACKNOWLEDGEDTO ME THAT HE EXECUTED THE SAME PURSUANT TO AND IN ACCORDANCE WITH THE POWERSVESTED IN HIM BE THE TERMS OF SAID TRUST AGREEMENT.

ACKNOWLEDGEMENT TO OWNER'S DEDICATION

STATE OF UTAHCounty of Salt Lake

NOTARY PUBLIC (PRINT)MY COMMISSION NUMBER: __________________ ___________________________________

S.S.

NOTARY PUBLICMY COMMISSION EXPIRES: __________________ ___________________________________

RESIDING IN SALT LAKE COUNTY

20.0' FIRE ACCESSEASEMENT, IN FAVOR

OF UNITED FIRE

KEN W. R

INDLESBACH PENSION


PHASE 3

PARCEL #14-32-402-025

MOORE HOMES, LC


PHASE 3

PARCEL #14-32-425-002

8217 W

FOUND BENCHMARK ENG.REBAR & CAP

FOUND BENCHMARK ENG.REBAR & CAP

10.0' PUE & D

10.0

' PU

E &

D5.

0' P

UE

& D

10.0' PUE & D

10.0

' PU

E &

D

NOT SET

NOT SETSET REBAR & CAP

NOT SET

FOUND "BENCHMARKENG." REBAR & CAP

S

S

S

S

8" SDR-35 PVC SS

1.39% SLOPEEXT. 8" WATER MAIN

EXT. 8" WATER MAIN

8" PVC C-900 DR-18 (PURPLE)SECONDARY WATER LINE

8" SDR-35 PVC SS0.50% SLOPE

8" S

DR

-35

PVC

SS

2.73

% S

LOP

E

SSMHRIM = 4507.34

IN 8" = 4494.72OUT 8" = 4494.52

SSMHRIM = 4508.68

IN 8" = 4497.44OUT 8" = 4497.24

SSMHRIM = 4509.23OUT 8" = 4497.99

SSMHRIM = 4516.22IN 8" = 4504.31

OUT 8" = 4504.11

BRIAN A.LINAM

UP

W.H.

4"~F.D.

22'-3

1/2

"4'

-1 1

/2"

5'-7

"11

'-0"

43'-0

"

2'-0"16'-0"8"

11'-4"

30'-0"

18'-8"

7'-2

"14

'-3"

16'-1

1/2

"

45'-0

"

7'-5

1/2

"

3'-3

"6'

-8"

4'-0"1'-3 1/2"3'-8 1/2"

2'-1

0"6'

-10"

GA

S

5'-0 1/2"

4'-2 3/4"5'-5"

GA

SG

AS

GAS

18" X 8" GRADE BEAM

16' BLOCKOUT FOR GARAGE DOOR

REMOVE ALL ORGANIC MATTER FILL TOGRADE W/APPROPRIATE FILL AND BRING

TO PROPER COMPACTION

4" CONC. SLAB ON 4"GRANULAR FILL

CCCC

3'-1"

Unfinished

Unfinished

1'-8"

3'-4

1/2

"

2x6

WA

LL

3'-1

0"

LINEN

PROVIDEROUGH

PLUMBING

R-13 DRAPEINSULATION

2668

9'-8

1/2

"

FC-20

FC-2

0

FC-20

FC-20

FC-20

FC-20

FC-2

0

FC-2

0

FC-2

0

FC-2

0

DIRECT VENTFURN & WATERHEATER

SEE GN#32,37

SEE GN#17,28,29,30,31,36

ATTACH POST TO FTGW/ SIMPSON AB POSTBASE, TYP.

14" DIA. PIER FOOTING W/(4) #4 VERTICAL BARS &#3 TIES @ 8" O.C., TYP.

FLOORSYSTEMBRACESTOP OFWALL

SLABBRACESBOTTOMOF WALL

WA

LL H

EIG

HT

PER

TABL

E

WALL/FOOTING MAYEXTEND UP TO 24"BELOW SLAB ANDSTILL USE REBARSPACING LISTED INSCHEDULE AND NOCHANGE IN FOOTINGSIZE. (CONTACTENGINEER FOROTHER CONDITIONS.)

COMPACEDBACKFILL

BOTH SIDES

PONY WALL(NO BRACEAT TOP OFFOUNDATION)


5'-0

" M

AX

WAL

L4'

-0"

MAX

SO

IL

REINFORCING

FC-20

SIZE

20" x 10" x CONT.

FOOTING SCHEDULE

(2) #4 CONT.

FC-24 24" x 10" x CONT. (2) #4 CONT.

FS-24

1. SIZES ARE WIDTHxLENGTHxTHICK FOR SPOT FOOTINGS ANDWIDTHxTHICK FOR CONTINUOUS FOOTINGS

2. SOIL BEARING = 1,500 PSF (CONTRACTOR TO VERIFY)3. F'c = 3,000 PSI4. GRADE 60 REBAR5. ALL FOOTINGS SPECIFIED IN THE SCHEDULE MAY NOT NECESSARILY BE

USED ON THE PLANS.

FTNGMARK

(10) # 4 # 4 AT 14"9'-0"

8"

WALLTHICK.

FLOOR ORROOF FRAMING& DIAPHRAGM PER NOTE 6

(PONY WALLSNOT ALLOWED)

# 4 AT 12"

# 4 AT 12"

# 4 AT 16"

# 4 AT 16"FLOOR

NONE

9'-0"

5'-0"

STEPDOWN / WALKOUT BASEMENT FOUNDATIONS (NOTE 8)

(7) # 4

(6) # 4

(5) # 4

(4) # 4

(3) # 4

(2) # 4

# 4 AT 16"

# 4 AT 24"

# 4 AT 24"

# 4 AT 32"

# 4 AT 32"NONE

9'-0"

8'-0"

6'-0"

4'-0"

3'-0"

FOUNDATION WALL SCHEDULE

MAXHEIGHT

TOP EDGESUPPORT VERTICAL HORIZONTAL

REINFORCING BARS

2'-0"

8"

10"

8"

8"

8"

8"

8"

8"

ADDITIONAL ENGINEERING IS REQUIRED FOR ALL WALLS GREATER THAN9'-0" IN HEIGHT

1. BASED ON 3,000 psi CONCRETE AND 60,000 psi STEEL.2. VERTICAL BARS ARE TO BE PLACED IN THE CENTER OF WALL & EXTEND

FROM THE FOOTING TO WITHIN 3" OF THE TOP OF WALL. DOWELS OF#4 REBAR W/ STANDARD HOOK SHALL BE PROVIDED IN THE FOOTINGTO MATCH THE VERTICAL BARS WITH THE VERTICAL LEG EXTENDING24" INTO FOUNTATION WALL.

3. ONE BAR SHALL BE LOCATED IN THE TOP 4", ONE BAR IN THE BOTTOM4" AND ALL BARS SPACED EQUALLY IN BETWEEN.

4. PLACE (2) #4 BARS ABOVE AND (1) #4 BAR EACH SIDE AND BELOWALL OPENINGS. BARS SHALL BE PLACED WITHIN 2" OF THE OPENINGS& EXTEND 24" BEYOND EDGE OF OPENING. VERTICAL BARS MAYTERMINATE 3" FROM THE TOP OF CONCRETE.

5. DOWELS OF #4 REBAR AT 32" O.C. WITH STANDARD HOOK SHALL BEPROVIDED IN THE FOOTING WITH VERTICAL LEG EXTENDING 18" INTOFDN WALL.

6. FLOOR FRAMING MEMBERS SHALL BEAR DIRECTLY ON SILL PLATEATTACHED TO TOP OF FOUNDATION WALL. NO FRAMED PONY WALLSARE ALLOWED. REFER TO "STEPDOWN / WALKOUT" FOUNDATIONREQUIREMENTS WHERE PONY WALLS WILL BE BUILT ON TOP OFFOUNDATION WALLS. DIAPHRAGM TO CONFORM TO SECTION 2308.

7. SOIL BACKFILL SHALL BE GW, GP, SW, OR SF PER IBC TABLE 1610.1.SOIL SHALL NOT BE SUBMERGED OR SATURATED IN GROUND WATER.

8. STEPDOWN / WALKOUT BASEMENTS ON SLOPING SITES REQUIRESPECIAL REINFORCING WHERE FOUNDATIONS HAVE A GRADEDIFFERENCE GREATER THAN 5'-0" ACROSS THE OVERALL STRUCTURE.REINFORCING IS BASED ON AMERICAN CONCRETE INSTITUTE (ACI)MINIMUM WALL REINFORCEMENT REQUIREMENTS.

USE FC-20 TYPICAL EXCEPT WHERE NOTED OTHERWISE

(12) # 4 # 4 AT 12"9'-0" 12"

FOUNDATION FIELD CHANGES

ANY CHANGES TO FOOTING AND FOUNDATION HEIGHTS AND STEPS SHOWNON THE PLAN REQUIRE ENGINEER'S APPROVAL PRIOR TO POURING.

ALLOW ENGINEER ONE WEEK FOR REDESIGN

# 4 AT 32"

(6)

(2) (3)

(1)

(5)

ANCHOR BOLTS AND SILL PLATE

1. : USE 1/2" OR 5/8" DIAMETER ANCHOR BOLTSAT 32" OC EMBEDDED 7" MINIMUM w/ 2x SILL PLATE, TYPICALEXCEPT WHERE SPECIFICALLY NOTED ON FOUNDATION PLAN.

2. : ALL ANCHOR BOLTS FOR SHEAR WALLSREQUIRE 3"x3"x0.229" PLATE WASHERS WITH DIAGONALSLOTTED HOLE AND A STANDARD CUT WASHER TO BE PLACEDBETWEEN THE 3"x3"X0.229" WASHER AND NUT.

3.3.1. THE FOLLOWING OPTIONS ARE LIMITED FOR USE ON 8 FT

TALL FOUNDATION WALLS CONFORMING TO THE UTAHAMENDED FOUNDATION CODE.

3.1.1. - (2) 2X4 OR (2) 2X6 SILL PLATES5/8" DIAMETER ANCHOR BOLTS AT 32" OC

3.1.2. - (3) 2x6 SILL PLATES5/8" DIAMETER ANCHOR BOLTS AT 20 O.C.

3.1.3. - (4) 2x6 SILL PLATES5/8" DIAMETER ANCHOR BOLTS AT 16" O.C.

3.2. ONLY THE PLATE IN CONTACT WITH THE FOUNDATION ISREQUIRED TO BE TREATED LUMBER.

3.3. ALL ANCHOR BOLTS SHALL BE EMBEDDED 7" MINIMUM.

24" x 24" x 10" (3) #4 EA WAY

FS-20 20" x 20" x 10" (2) #4 EA WAY

(5) # 4 # 4 AT 24"5'-0" 8"

1716 PLANMOORE HOMES

A

CUSTOM NEW HOME& REMODELING

DESIGN

3887

So.

BET

A DR

(83

65 W

)M

AGN

A, U

T 84

044

B C D

Revi

sion

s:

. . . .

. . . .

THES

E D

RAW

ING

S AR

E TH

E PR

OPR

IETA

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ORK

PRO

DUCT

AN

D PR

OPE

RTY

OF

LEDG

ESTO

NE

FOR

THE

EXCL

USI

VE U

SE O

N T

HIS

PAR

TICU

LAR

RESI

DEN

CE.

USE

OF

THES

E DR

AWIN

GS

AND

CON

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NTA

INED

TH

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OU

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PRES

S W

RITT

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ISSI

ON

BY

LEDG

ESTO

NE

IS P

ROH

IBIT

ED.

[email protected]

7468 W TILBURY LANEWEST JORDAN, UT

www.ledgestonedesign.com

1/4"=1'-0"SCALE:

PLUMBING NOTE:1. BACK WATER VALVE TO BE INSTALLED TO PROTECT BASEMENT PLUMBING

FIXTURES WHERE THE FLOOD RIM OF THE FIXTURES ARE BELOW THEELEVATION OF THE MANHOLE COVER OF THE NEXT UPSTREAM MANHOLECOVER IN THE PUBLIC SEWER.

ENERGY NOTE:1. ALL SUPPLY AND RETURN DUCTING IN UNCONDITIONED SPACES TO BE

INSULATED TO AN R-8 RATING.

2. AIR LEAKAGE COMPLIANCE IS REQUIRED PER IECC SECTION R402.4, G.C.TO PROVIDE A PASSING BLOWER DOOR TEST, WITH CERTIFICATION, ASOUTLINED IN R402.4.1.2 TESTING TABLE.

3. A PASSING DUCT BLAST TEST IS REQUIRED FOR THE DUCT SYSTEM IN THEATTIC SPACE.

SITE NOTES:1. CONCRETE WASHOUT REQUIRED AT SITE. ALL OTHER CONSTRUCTION

LIQUIDS AND DEBRIS TO BE DISPOSED OF PER THE UTAH STATE CLEANWATER ACT.

2. FOOTING EXCAVATIONS SHALL BE INSPECTED AND APPROVED INWRITING BY A QUALIFIED GEOTECHNICAL ENGINEER PRIOR TO CONCRETEPLACEMENT.

FLOOR ABOVE

3068

4'-1" 5'-7 1/2"

3'-5

"

2468

FLUE

3'-9

"

3'-8"

(85" BTM. HDR)5050 SL

3'-1

"

30'-0"45

'-0"

1'-6

"

3'-1"

3'-9 1/2"

1'-4" 8'-8" 1'-4" 8" 16'-0" 2'-0"

11'-4" 18'-8"

30'-0"

1'-4

"8"

1'-4

"6'

-2"

22'-3

1/2

"2'

-11"

8'-1

0"8'

-11

1/2"

4'-5

1/2

"4'

-6"

7'-0" 9'-10" 7'-2" 6'-0"

2'-0"2'-0"

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

2'-8

"

4'-3

1/2

"

10"

3'-5" 2'-0"

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

W

24684'-0"13'-2 1/2"

3068

(85"

BTM

. HD

R)40

10 S

L(8

5" B

TM. H

DR)

4040

SL

(85"

BTM

. HD

R)20

30 S

H

(85" BTM. HDR)2030 SH

8'-0"9'-6"

3'-4 3/4"17'-6"

30'-0"

12'-3

"10

'-0"

1'-9

"

3'-1

"10

'-4"

13'-5

"

4'-1" 2'-2" 3'-9" 6'-9 1/2"2'-8" 10'-6 1/2"

3'-6

"5'

-7 1

/2"

1'-2

"

5'-2

1/2

"4'

-9 1

/2"

10'-3 1/2" 6'-6" 2'-4 1/2" 10'-10"

8'-0

"3'

-5"

6'-7

"

6'-7 1/2"3'-11"2'-8"3'-7"2'-8"10'-6 1/2"

10'-3

"6'

-4"

5'-4

1/2

"11

'-8 1

/2"

3'-9

"

37'-5

"

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

6'-1

"5'

-7 1

/2"

2'-1

0 1/

2"2'

-6"

3'-4

"3'

-0"

4'-1

0"

30'-0"

4'-8"2'-10 1/4"2'-3 1/2"2'-3 1/2"2'-10 1/4"

4'-2

"

TEMP

3'-6" 5'-7 1/4"

6'-0

"3'

-8"

2'-1

0 1/

2"

ERRORS AND OMISSIONS WHICH MAY OCCUR IN THE CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE

BE OBTAINED PRIOR TO PROCEEDING WITH CONSTRUCTION.DESIGNER, IN WRITING, AND WRITTEN INSTRUCTION SHALL

CONTRACTOR FAILED TO NOTIFY THE DESIGNER PRIORTO CONSTRUCTION AND/OR FABRICATION OF THE WORK.

ERRORS, DISCREPANCIES OR OMISSIONS FOR WHICH THETHE CONTRACTOR SHALL BE HELD RESPONSIBLE FOR ANY

ALL DIMENSIONS PRESENTED HERE ARE FRAMEDIMENSIONS ONLY - SEE SHT. 1.1 FOR FOUNDATION

FACE OF STUD. ALL STUDS ARE 3 1/2" UNLESS NOTED.NOTE : ALL DIMENSIONS ARE FROM FACE OF STUD TO

VERIFY W/ ELEVATIONS AND CORNICE DETAILSREVIEW ALL WINDOW HDR HEIGHTS PER PLATE HT. AND

NOTE:

FOOTPRINT.

1/4"=1'-0"SCALE:1/4"=1'-0"SCALE:1716 PLANMOORE HOMES

A


DESIGN

3887

So.

BET

A DR

(83

65 W

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[email protected]





WALL HEIGHTPER TABLE


COMPACEDBACKFILL

BOTH SIDES



5'-0" MAX WALL4'-0" MAX SOIL

REINFORCING

FC-20

SIZE

20" x 10" x CONT.

FOOTING SCHEDULE

(2) #4 CONT.

FC-24 24" x 10" x CONT. (2) #4 CONT.

FS-24



USED ON THE PLANS.

FTNGMARK

(10) # 4 # 4 AT 14"9'-0"

8"

WALLTHICK.

FLOOR ORROOF FRAMING& DIAPHRAGM PER NOTE 6(PONY WALLS

NOT ALLOWED)

# 4 AT 12"

# 4 AT 12"

# 4 AT 16"

# 4 AT 16"FLOOR

NONE

9'-0"

5'-0"


(7) # 4

(6) # 4

(5) # 4

(4) # 4

(3) # 4

(2) # 4

# 4 AT 16"

# 4 AT 24"

# 4 AT 24"

# 4 AT 32"

# 4 AT 32"NONE

9'-0"

8'-0"

6'-0"

4'-0"

3'-0"


MAXHEIGHT


REINFORCING BARS

2'-0"

8"

10"

8"

8"

8"

8"

8"

8"


1. BASED ON 3,000 psi CONCRETE AND 60,000 psi STEEL.2. VERTICAL BARS ARE TO BE PLACED IN THE CENTER OF WALL & EXTEND

FROM THE FOOTING TO WITHIN 3" OF THE TOP OF WALL. DOWELS OF#4 REBAR W/ STANDARD HOOK SHALL BE PROVIDED IN THE FOOTINGTO MATCH THE VERTICAL BARS WITH THE VERTICAL LEG EXTENDING24" INTO FOUNTATION WALL.

3. ONE BAR SHALL BE LOCATED IN THE TOP 4", ONE BAR IN THE BOTTOM4" AND ALL BARS SPACED EQUALLY IN BETWEEN.

4. PLACE (2) #4 BARS ABOVE AND (1) #4 BAR EACH SIDE AND BELOWALL OPENINGS. BARS SHALL BE PLACED WITHIN 2" OF THE OPENINGS& EXTEND 24" BEYOND EDGE OF OPENING. VERTICAL BARS MAYTERMINATE 3" FROM THE TOP OF CONCRETE.

5. DOWELS OF #4 REBAR AT 32" O.C. WITH STANDARD HOOK SHALL BEPROVIDED IN THE FOOTING WITH VERTICAL LEG EXTENDING 18" INTOFDN WALL.

6. FLOOR FRAMING MEMBERS SHALL BEAR DIRECTLY ON SILL PLATEATTACHED TO TOP OF FOUNDATION WALL. NO FRAMED PONY WALLSARE ALLOWED. REFER TO "STEPDOWN / WALKOUT" FOUNDATIONREQUIREMENTS WHERE PONY WALLS WILL BE BUILT ON TOP OFFOUNDATION WALLS. DIAPHRAGM TO CONFORM TO SECTION 2308.

7. SOIL BACKFILL SHALL BE GW, GP, SW, OR SF PER IBC TABLE 1610.1.SOIL SHALL NOT BE SUBMERGED OR SATURATED IN GROUND WATER.

8. STEPDOWN / WALKOUT BASEMENTS ON SLOPING SITES REQUIRESPECIAL REINFORCING WHERE FOUNDATIONS HAVE A GRADEDIFFERENCE GREATER THAN 5'-0" ACROSS THE OVERALL STRUCTURE.REINFORCING IS BASED ON AMERICAN CONCRETE INSTITUTE (ACI)MINIMUM WALL REINFORCEMENT REQUIREMENTS.


(12) # 4 # 4 AT 12"9'-0" 12"




# 4 AT 32"

(6)

(2) (3)

(1)

(5)




24" x 24" x 10" (3) #4 EA WAY

FS-20 20" x 20" x 10" (2) #4 EA WAY

(5) # 4 # 4 AT 24"5'-0" 8"

HOLDOWN & STRAP SCHEDULE

A LSTHD8(RJ)

B STHD10(RJ)

NOTES:1. ALL ANCHORS ARE SIMPSON STRONG TIE.2. INSTALL PER MANUFACTURER'S SPECIFICATIONS.3. USE RIM JOIST MODELS (RJ) WHEN INSTALLING AT RIM BOARD OR RIM

JOIST LOCATIONS.4. VERTICAL FLOOR TO FLOOR INSTALLATION, NAILS NOT REQUIRED AT

RIM BOARD & SILL PLATE5. NOT ALL HOLDOWNS ARE USED, REFER TO SHEAR WALL AND/OR

FOUNDATION PLANS FOR REQUIREMENTS

C STHD14(RJ)

MST37

ANCHOR

G

F

E

D

4

4

4

3

3

3

MARK

CS16 x 49" LONG

MST48

4MST60

NOTES(1, 2)


A


DESIGN

3892

So.

SIG

MA

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sion

s:

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. . . .

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[email protected]




A


DESIGN

3892

So.

SIG

MA

DR

(821

5 W

)M

AGN

A, U

T 84

044

B C D

Revi

sion

s:

. . . .

. . . .

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[email protected]





WA

LL H

EIG

HT

PER

TABL

E


CO

MPA

CED

BAC

KFI

LL

BO

TH S

IDES



5'-0

" M

AX

WAL

L4'

-0"

MAX

SO

IL

REINFORCING

FC-20

SIZE

20" x 10" x CONT.

FOOTING SCHEDULE

(2) #4 CONT.

FC-24 24" x 10" x CONT. (2) #4 CONT.

FS-24



USED ON THE PLANS.

FTNGMARK

(10) # 4 # 4 AT 14"9'-0"

8"

WALLTHICK.

FLOOR ORROOF FRAMING& DIAPHRAGM PER NOTE 6(PONY WALLS

NOT ALLOWED)

# 4 AT 12"

# 4 AT 12"

# 4 AT 16"

# 4 AT 16"FLOOR

NONE

9'-0"

5'-0"


(7) # 4

(6) # 4

(5) # 4

(4) # 4

(3) # 4

(2) # 4

# 4 AT 16"

# 4 AT 24"

# 4 AT 24"

# 4 AT 32"

# 4 AT 32"NONE

9'-0"

8'-0"

6'-0"

4'-0"

3'-0"


MAXHEIGHT


REINFORCING BARS

2'-0"

8"

10"

8"

8"

8"

8"

8"

8"


1. BASED ON 3,000 psi CONCRETE AND 60,000 psi STEEL.2. VERTICAL BARS ARE TO BE PLACED IN THE CENTER OF WALL & EXTEND FROM THE

FOOTING TO WITHIN 3" OF THE TOP OF WALL. DOWELS OF #4 REBAR W/ STANDARDHOOK SHALL BE PROVIDED IN THE FOOTING TO MATCH THE VERTICAL BARS WITHTHE VERTICAL LEG EXTENDING 24" INTO FOUNTATION WALL.

3. ONE BAR SHALL BE LOCATED IN THE TOP 4", ONE BAR IN THE BOTTOM 4" AND ALLBARS SPACED EQUALLY IN BETWEEN.

4. PLACE (2) #4 BARS ABOVE AND (1) #4 BAR EACH SIDE AND BELOW ALL OPENINGS.BARS SHALL BE PLACED WITHIN 2" OF THE OPENINGS & EXTEND 24" BEYOND EDGEOF OPENING. VERTICAL BARS MAY TERMINATE 3" FROM THE TOP OF CONCRETE.

5. DOWELS OF #4 REBAR AT 32" O.C. WITH STANDARD HOOK SHALL BE PROVIDED INTHE FOOTING WITH VERTICAL LEG EXTENDING 18" INTO FDN WALL.

6. FLOOR FRAMING MEMBERS SHALL BEAR DIRECTLY ON SILL PLATE ATTACHED TO TOPOF FOUNDATION WALL. NO FRAMED PONY WALLS ARE ALLOWED. REFER TO"STEPDOWN / WALKOUT" FOUNDATION REQUIREMENTS WHERE PONY WALLS WILLBE BUILT ON TOP OF FOUNDATION WALLS. DIAPHRAGM TO CONFORM TO SECTION2308.

7. SOIL BACKFILL SHALL BE GW, GP, SW, OR SF PER IBC TABLE 1610.1. SOIL SHALLNOT BE SUBMERGED OR SATURATED IN GROUND WATER.

8. STEPDOWN / WALKOUT BASEMENTS ON SLOPING SITES REQUIRE SPECIALREINFORCING WHERE FOUNDATIONS HAVE A GRADE DIFFERENCE GREATER THAN5'-0" ACROSS THE OVERALL STRUCTURE. REINFORCING IS BASED ON AMERICANCONCRETE INSTITUTE (ACI) MINIMUM WALL REINFORCEMENT REQUIREMENTS.


(12) # 4 # 4 AT 12"9'-0" 12"

# 4 AT 32"

(6)

(2) (3)

(1)

(5)

24" x 24" x 10" (3) #4 EA WAY

FS-20 20" x 20" x 10" (2) #4 EA WAY

(5) # 4 # 4 AT 24"5'-0" 8"

HOLDOWN & STRAP SCHEDULE

A LSTHD8(RJ)

B STHD10(RJ)

NOTES:1. ALL ANCHORS ARE SIMPSON STRONG TIE.2. INSTALL PER MANUFACTURER'S SPECIFICATIONS.3. USE RIM JOIST MODELS (RJ) WHEN INSTALLING AT RIM BOARD OR RIM

JOIST LOCATIONS.4. VERTICAL FLOOR TO FLOOR INSTALLATION, NAILS NOT REQUIRED AT

RIM BOARD & SILL PLATE5. NOT ALL HOLDOWNS ARE USED, REFER TO SHEAR WALL AND/OR

FOUNDATION PLANS FOR REQUIREMENTS

C STHD14(RJ)

MST37

ANCHOR

G

F

E

D

4

4

4

3

3

3

MARK

CS16 x 49" LONG

MST48

4MST60

NOTES(1, 2)








A


DESIGN

3898

S.

SIG

MA

DR

(821

5 W

)M

AGN

A, U

T 84

044

B C D

Revi

sion

s:

. . . .

. . . .

THES

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RAW

ING

S AR

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OPR

IETA

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ORK

PRO

DUCT

AN

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OPE

RTY

OF

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NE

FOR

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OF

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S W

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EN P

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ISSI

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BY

LEDG

ESTO

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IS P

ROH

IBIT

ED.

[email protected]




A


DESIGN

3898

S.

SIG

MA

DR

(821

5 W

)M

AGN

A, U

T 84

044

B C D

Revi

sion

s:

. . . .

. . . .

THES

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RAW

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S AR

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OPR

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PRO

DUCT

AN

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FOR

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S W

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ISSI

ON

BY

LEDG

ESTO

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IS P

ROH

IBIT

ED.

[email protected]



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