Farmington City Planning Commission June 03, 2021 - Utah.gov
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Farmington City Planning Commission
June 03, 2021
PLANNING COMMISSION MEETING
Thursday June 03, 2021
Public Meeting - Farmington City Hall
160 S. Main Street, Farmington, Utah.
Study Session: 6:00 p.m. Quarterly Training
Regular Session: 7:00 p.m.
Farmington City Planning Commission meetings, including this meeting, are open to the public. If you wish to view the regular
session online, the link to the live hearings and to comment electronically can be found on the Farmington City website at
www.farmington.utah.gov. If you wish to email a comment for any of the listed public hearings, you may do so at
crowe@farmington.utah.gov by 5 p.m. on the day listed above.
1. City Council Report
SUBDIVISION APPLICATION
2. Symphony Homes – Applicant is requesting preliminary plat approval for the Chestnut Farms Phase 5
Planned Unit Development (PUD) subdivision, located on 7.34 acres, at approximately 475 S 1350 W in the
AE (Agricultural Estates) zone. (S-5-20)
3. Forza Terra LLC – Applicant is requesting final plat approval for the Mountain View Phase 2 Planned Unit
Development (PUD) subdivision, located on 4.35 acres, at approximately 111 S 650 W in the R (Residential)
zone. (S-3-21)
CONDITIONAL USE APPLICATION
4. Matt Frost – Applicant is requesting approval for a conditional use permit to build an accessory dwelling unit
(ADU) on the property located at 753 Glovers Ln., in the A (Agricultural) zone. (C-5-21)
ZONE TEXT AMENDMENT
5. Farmington City (Public Hearing) – Applicant is requesting consideration of amendments to the Zoning
Ordinance to require developers/owners of any new dwelling units to set aside a certain percentage of their
developments as affordable housing, or to pay a fee in lieu, or some other benefit, and to consider additional
affordable housing amendments to the Zoning Ordinance (ZT-1-21)
OTHER BUSINESS
6. Miscellaneous, correspondence, etc.
a. The Everly (PMP-5-20) Discussion only
b. Other
Please Note: Planning Commission applications may be tabled by the Commission if: 1. Additional information is needed in order to
take action on the item; OR 2. If the Planning Commission feels, there are unresolved issues that may need additional attention before
the Commission is ready to make a motion. No agenda item will begin after 10:00 p.m. without a unanimous vote of the
Commissioners. The Commission may carry over Agenda items, scheduled late in the evening and not heard to the next regularly
scheduled meeting.
Posted May 28, 2021 Carly Rowe, Planning/Recording Secretary
Planning Commission Staff Report
June 3, 2021
______________________________________________________________________________
Item 3: Preliminary Plat – Chestnut Farms Phase 5 PUD
Public Hearing: No
Application No.: S-5-20
Property Address: Approximately 475 S 1350 W
General Plan Designation: RRD (Rural Residential Density)
Zoning Designation: AE (PUD)
Area: 10.27 acres
Number of Lots: 25
Property Owner: Symphony Homes LLC
Applicant: Jared Schmidt
Request: Applicant is seeking preliminary plat approval for Chestnut Phase 5 PUD.
______________________________________________________________________________
Suggested Motion
Move the Planning Commission approve the Chestnut Farms Phase 5 PUD preliminary plat, subject
to all applicable Farmington City ordinances and development standards. With the condition that
the preliminary plat follows the Preliminary (PUD) Master Plan and schematic subdivision plan.
Findings for Approval:
1. The schematic subdivision plan, rezone, preliminary PUD Master plan and amendment were
approved by the City Council on April 6, 2021. The proposed preliminary plat meets
applicable City ordinances and is consistent with prior approvals.
Supplemental Information
1. Vicinity Map
2. Preliminary plat
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Reeve & Associates, Inc. - Solutions You Can Build On
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Reeve & Associates, Inc. - Solutions You Can Build On
Reeve & Associates, Inc. - Solutions You Can Build On
·
·
·
Chestnut Farms PUD - Phase 5
Farmington City, Davis County, Utah
Reeve & Associates, Inc. - Solutions You Can Build On
& Associates, Inc
Reeve & Associates, Inc. - Solutions You Can Build On
Reev
Reeve & Associates, Inc. - Solutions You Can Build On
Reeve & Associates, Inc. - Solutions You Can Build On
Chestnut Farms PUD - Phase 5
Farmington City, Davis County, Utah
Reeve & Associates, Inc. - Solutions You Can Build On
Planning Commission Staff Report
June 3, 2021
______________________________________________________________________________
Item 3: Final Plat — Mountain View Phase 2 Subdivision
Public Hearing: No
Application No.: S-3-21
Property Address: 200 South 650 West
General Plan Designation: AG (Agricultural Preservation) and RRD (Rural Residential Density)
Zoning Designation: R
Area: 5.81
Number of Lots: 16
Property Owner: Forza Terra, LLC.
Agent: Shane Smoot
Request: The applicant is seeking final plat approval for Mountain View Phase 2 Subdivision.
______________________________________________________________________________
Background Information
The Final Plat for Mountain View Phase 2 Subdivision is a modification of the Mountain View
Phase 2 Subdivision, approved by the Planning Commission on April 4, 2020. The amendment to
the Preliminary Master Plan, rezone and subdivision schematic plan update were recommended for
approval on March 4, 2021. The City Council approved the same on April 6, 2021. The update and
master plan amendment approved on that day, shifted and changed the lot sizes in the phase to
accommodate the newly acquired section of Parcel 08-087-0089. There are a few key differences in
the approved plan and the modification:
1. The Parcel formerly known as “A” will now be Lot 206.
2. New Lot 206 modifies former Parcel A by adding an open space parcel connecting the cul-
de-sac to the Legacy Trail.
3. Lot 211 (as on the final plat), will be Lot 215. And a small section of open space has been
added on the western border. The City has recommended removing this parcel, as it does
not serve a purpose, and is not necessary to meet the City’s open space standards.
4. A 0.411 acre of open space has been added bordering 250 South, where there is currently a
trailhead to the Legacy Trail. The applicant would maintain and update this trailhead as part
of the subdivision’s open space requirements.
The applicant is going through the subdivision process again as a requirement of City ordinance, and
the major changes from the original approval to the current application.
1
Suggested Motion
Move the Planning Commission approve the final plat for Mountain View Phase 2 Subdivision. All
subject to all applicable Farmington City ordinances and development standards and any remaining
DRC comments, and the following conditions:
1. The applicant applies any conditions of Schematic Subdivision update, rezone, and
Preliminary Master Plan amendment approval.
2. Any conditions of the previous Final Plat approval for Mountain View Phase 3 shall also
apply.
Findings for Approval:
1. The modification is a better use of land than the previous Final Plat.
2. The Subdivision Schematic Plan and Rezone fit the General Plan designation and the current
character of the area.
3. The Mountain View Subdivision is within walking distance from the commuter rail stop.
4. The modification creates a new open space parcel on the northwest side of Lot 206.
5. The applicant has agreed to maintain and update the trailhead to Legacy Trail on the south
side of the subdivision as open space.
Supplemental Information
1. Vicinity Map
2. Final Plat
2ghw
ay
ay
08-087-0015 08-087-0027
89
State Street
08-075-0074
08-087-0010
08-087-0028
77 S
601 W
08-087-0097 08-087-0030 08-087-0098
08-076-0120
111 S 08-087-0089
Lega
08-087-0138
c
121 S 86 S
08-087-0185
08-087-0184
08-087-0029
97 S
92 S
650 West
Lega
08-076-0119
cy Pa
08-087-0131 08-087-0130
113 S
rkwa
106 S 08-087-0186
y So
594 W 584 W 570 W
uthb
129 S
ound
08-087-0174
135 S 08-629-0119
08-087-0175
593 W 583 W 573 W 565 W
134 S
153 S
08-087-0187 149 S
08-076-0116
08-629-0102 08-629-0118
152 S 08-629-0117
167 S 08-087-0033 161 S
564 W
08-629-0101
548 W
179 S
08-629-0116
547 W
08-629-0120 182 S
08-629-0103 187 S
08-629-0104 08-629-0115
563 W
191 S 08-087-0039 08-629-0114
08-629-0107 199 S
08-629-0106 08-629-0105 08-629-0113
0 50 100 150 200
VICINITY MAP Feet
Mountain View Phase 2 Meters
Date: 3/1/2021
0 10 20 30 40Reeve & Associates, Inc. - Solutions You Can Build On
Reeve & Associates, Inc. - Solutions You Can Build On
Reeve & Associates, Inc. - Solutions You Can Build On
Reeve
& Associates, Inc.
Reeve & Associates, Inc. - Solutions You Can Build OnPlanning Commission Staff Report
June 3, 2021
______________________________________________________________________________
Item 4: Conditional Use – Frost Accessory Dwelling Unit (ADU)
Public Hearing: No
Application No.: C-5-21
Property Address: 753 West Glovers Lane
General Plan Designation: RRD (Rural Residential Density)
Zoning Designation: AE
Area: 1.6 acres
Number of Lots: 1
Property Owner: Matt and Zanna Frost
Applicant: Matt and Zanna Frost
Request: Applicant is seeking conditional use approval to add an ADU on their 1.6 acre property.
______________________________________________________________________________
Background Information
The applicant is requesting a conditional use permit to add an accessory dwelling unit (ADU) to
their property at 753 West Glovers Lane. The ADU, while substantial, is still subordinate in height
and area to the main dwelling. The ADU will have frontage of Davis County Road (750 West), also
referred to as the Sheep Road. Per 11-32-060, one driveway is allowed per street frontage. The ADU
would house family members of the applicant.
On May 6, 2021 the Planning Commission held a public hearing for this item, and at that time,
decided to table it due to water quality and soil stability concerns surrounding an artesian well on the
property, because of the close proximity of a proposed sewer lateral for the ADU.
Suggested Motion
Move the Planning Commission approve the Frost ADU conditional use, subject to all applicable
Farmington City ordinances and development standards. And on the condition that the sewer
district approve any proposed laterals, or other improvements, prior to issuance of any building
permit.
Findings for Approval:
1. The ADU increases housing density without the need for a lot split or subdivision.
12. The parcel can be subdivided in the future , subject to the City’s subdivision process, if
future home owners find it necessary, otherwise the ADU can be rented in the future to
others.
3. The applicant provided a technical memorandum from AQUA Engineering, which resolves
the proximity concern of the proposed sewer lateral to the well, acceptable to members of
the City’s DRC (Development Review Committee).
Supplemental Information
1. Vicinity Map
2. Proposed site plan and elevations
3. AQUA Engineering Technical Memorandum, April 13, 2021
4. Shannon Hansell/Manjot Masson emails: May 18, 2021
2Country Lane
08-562-0105 08-356-0323 08-356-0314
08-562-0104
08-356-0315 08-077-0025
08-356-0322
08-562-0103
08-562-0120 08-356-0342
08-356-0321 08-356-0316
08-465-0006 08-535-0005
08-562-0102 08-535-0004
08-356-0320 08-356-0317
08-535-0006 08-535-0003
08-562-0101
08-356-0318 08-535-0008
08-356-0319
08-535-0007
08-077-0001
Glovers Lane (925 South) Glovers Lane (925 South)
08-079-0032
08-079-0020
08-079-0019
08-079-0029
08-079-0044 08-079-0030
08-079-0045
Sheep
Road
08-079-0031
(725 W
est)
08-079-0046
08-079-0041
08-079-0010
08-079-0011
08-079-0038
08-079-0012
08-079-0036 08-079-0033
08-079-0035
08-079-0018
0 50 100 150 200
VICINITY MAP Feet
753 West Glovers Lane Meters
Date: 4/29/2021
0 10 20 30 40COPYRIGHT ©
SHEET INDEX Dream Home Design
2021
COVER PAGE COVER PAGE
Dream Home Design
PAGE # 1 SITE PLAN
ideas and drawings are property
PAGE # 2 FOUNDATION PLAN of Dream Home Design
and may not be reproduced
PAGE # 3-M MAIN FLOOR PLAN without written permission
under penalty of law.
PAGE # 4 ELEVATIONS
PAGE # 5 ROOF OVERVIEW
PAGE # 6-M MAIN ELECTRICAL
LIABILITY
GENERAL NOTES Dream Home Design
PAGE # 7
SECTION AND DETAILS is not accountable and
will not be legally
responsible for Structural
Engineering concerning
this plan. If Structural
Engineering is required, it
will become the
responsibility of the Client
and/or Contractor.
ORIGINAL DRAWN BY:
K. CHRISTENSEN
ORIGINAL DRAWN DATE:
11-30-2020
REVISED BY:
K. CHRISTENSEN
REVISION DATE:
3.26.2021
esign
info@dreamhomedesign.biz I 435-627-3146 I www.dreamhomedesign.biz
FRONT ELEVATION SCALE: 1/4" = 1'-0"
Dream Home
COVERED PATIO
M. BATH
MASTER BEDROOM
KITCHEN
M. CLOSET
LNDRY
FAMILY ROOM
2-CAR GARAGE BATH
HALL
PARCEL, LOT # 08-079-0021
FARMINGTON, UTAH
ENTRY
DINING BEDROOM
MATT FROST
BEDROOM
COVERED PORCH
SQUARE FOOTAGE
MAIN LEVEL LIVING AREA 1651 SQ. FT.
FRONT COVERED PORCH 84 SQ. FT.
REAR COVERED PATIO 257 SQ. FT.
MAIN FLOOR PLAN SCALE: 1/4" = 1'-0" GARAGE 675 SQ. FT.
TOTAL UNDER ROOF 2,666 SQ. FT. COVER PAGECOPYRIGHT ©
Dream Home Design
2021
Dream Home Design
ideas and drawings are property
of Dream Home Design
and may not be reproduced
without written permission
under penalty of law.
NORTH LIABILITY
S 89° 52' 30" E
Dream Home Design
is not accountable and
will not be legally
255.70' N 00° 00' 08" E responsible for Structural
Engineering concerning
this plan. If Structural
Engineering is required, it
21.96'
will become the
responsibility of the Client
and/or Contractor.
83.21' S 00° 12' 15" W ORIGINAL DRAWN BY:
K. CHRISTENSEN
ORIGINAL DRAWN DATE:
11-30-2020
REVISED BY:
K. CHRISTENSEN
REVISION DATE:
3.26.2021
esign
info@dreamhomedesign.biz I 435-627-3146 I www.dreamhomedesign.biz
177.00' S 89° 30' 47" E
GLOVERS LANE
EXISTING HOUSE
Dream Home
218.91' N 89° 47' 45" W
DRIVEWAY
75'-6" OVERALL WIDTH
200 METER AMP
41'-6" OVERALL DEPTH
PHONE
CABLE
GAS
ELEC & GAS METER NOTE:
MAIN ELECTRICAL SERVICE PANEL & METER
PROPOSED BLDG - PROVIDE UFER GROUND PER LOCAL
CODE REQUIREMENTS. EXACT SIZE &
LOCATION TO BE DETERMINED ON-SITE
GAS METER TO BE 48" AWAY FROM
ELECTRICAL SERVICE (MIN.)
EXACT SIZE & LOCATION TO BE
DETERMINED ON-SITE
18'-0" ENTRY
SETBACK NOTE:
SETBACKS ON LOT ARE AS FOLLOWS:
DRIVEWAY
25 FOOT FRONT YARD SETBACK
30'-0"
8 FOOT AND 10 FOOT SIDE YARD SETBACK
10 FOOT REAR SETBACK
E
DRAINAGE
' 0 0 "
10° 45
PARCEL, LOT # 08-079-0021
3.7 9 ' S PUBLIC UTILITY AND
34 DRAINAGE EASEMENT:
FARMINGTON, UTAH
)
THERE EXISTS A 10 FOOT PUBLIC
E E T UTILITY AND DRAINAGE EASEMENT
T STR
ALONG STREET SIDE PROPERTY LINE
S
AND A 7.5 FOOT EASEMENT ALONG
E
MATT FROST
W
SIDE AND BACK LOT LINES.
20'-81 8" 18'-0"
OAD (750
N TY R LEGAL DESCRIPTION
DRAINAGE NOTE:
C OU DRAINAGE SHALL BE AWAY FROM HOUSE
VIS
AND SLOPE TOWARDS PUBLIC STREET.
DA PARCEL # 08-079-0021
68,942 SQ. FT.
IF REQUIRED, RELATIVE ELEVATIONS OF TOP
OF FINISHED FLOOR, LOT CORNERS AND
STREET GRADES/FINISHED GRADES SHALL
BE PROVIDED BY CIVIL ENGINEER.
753 W. GLOVER LANE FARMINGTON, UTAH
NOTE:
DREAM HOME DESIGN SHALL NOT BE
RESPONSIBLE FOR ACCURACY OF
INFORMATION FOR ANY REQ'D LOT
SITE PLAN SCALE: 1/16" = 1'-0"
CORNER ELEVATIONS, SEWER
PHONE, GAS, ELECTRICAL, CABLE, &
ALL OTHER UTILITY INFORMATION
PROVIDED BY CONTRACTOR/OWNER
PAGE # 1
SITE PLANCOPYRIGHT ©
NOTE Dream Home Design
2021
SEE STRUCTURAL ENGINEERING Dream Home Design
ideas and drawings are property
FOR ADDITIONAL NOTES, of Dream Home Design
FOOTINGS, DETAILS, ETC. and may not be reproduced
without written permission
under penalty of law.
SPECIAL FOUNDATION NOTE
ANCHOR BOLTS SHALL BE LOCATED WITHIN 12 INCHES
LIABILITY
Dream Home Design
FROM THE ENDS OF EACH PLATE SECTION AT INTERIOR
is not accountable and
BEARING WALLS, INTERIOR BRACED WALL LINES & AT will not be legally
ALL EXTERIOR WALLS. PLATE WASHERS A MIN. OF responsible for Structural
2 INCHES BY 2 INCHES BY 3/16 INCH THICK SHALL Engineering concerning
this plan. If Structural
BE USED ON EACH BOLT. Engineering is required, it
WHEN ANCHOR BOLT SPACING DOES NOT EXCEED 32 will become the
INCHES APART, A PROPERLY SIZED ROUND WASHER responsibility of the Client
FOOTINGS UNDER NON BEARING BRACE WALLS MAY BE and/or Contractor.
SCOOP FOOTINGS MIN. 10 INCHES DEEP/10 INCHES WIDE.
ORIGINAL DRAWN BY:
K. CHRISTENSEN
75'-6" ORIGINAL DRAWN DATE:
25'-0" 27'-0" 23'-6" 11-30-2020
18'-0" 7'-0" 1'-6" 12'-0" 1'-6" 12'-0" REVISED BY:
K. CHRISTENSEN
REVISION DATE:
6'-0" 3'-0" 2'-1" 3.26.2021
1'-6"
esign
info@dreamhomedesign.biz I 435-627-3146 I www.dreamhomedesign.biz
4'-0"
CURBLESS
SLOPE
SLOPE
SHOWER
9'-6"
9'-6"
10'-4"
8'-0"
CONCRETE PATIO
6'-4" 3'-0"
WS WH F.A.U. R.AIR
4'-0"
Dream Home
DW
DB'L SINK 1'-8" 6'-10" 2'-0"
8" GARAGE STEM WALL
6'-8"
6'-8"
8'-6"
8'-2"
3'-4"
PROVIDE UNDERGROUND CONDUIT
FOR KITCHEN ISLAND ELECTRICAL
BREAK STEM WALL TO
FLOOR FOR DOOR.
PROVIDE CONTINUOUS
DRYER
FOOTING ACROSS 3'-9" 2'-10" 1'-8"
3'-9"
OPENING.
SLOPE 1/8" PER FOOT
38'-0"
5'-6"
WASHER
TO DRAIN
41'-6"
41'-6"
2'-101 2"
27'-0"
27'-0"
4" CONC. SLAB
O/ APP. SOIL
8" GARAGE STEM WALL 6'-10" 3'-0"
19'-8"
19'-2"
BREAK STEM WALL TO
FLOOR FOR DOOR.
PROVIDE CONTINUOUS
FOOTING ACROSS
OPENING.
14'-4" 12'-8" 13'-0" 10'-6"
3'-0"
1'-6"
4'-8"
4'-8"
5'-0"
CONCRETE PORCH
1'-8"
1'-8"
2'-0"
SLOPE
3'-6"
1'-10"
1'-10"
1'-10"
PARCEL, LOT # 08-079-0021
1'-6"
FARMINGTON, UTAH
2'-0" 9'-4" 2'-0"
MATT FROST
2'-4" 18'-4" 4'-4" 14'-0" 13'-4" 12'-8" 10'-6"
75'-6" 2x STUD FRAMED WALL
STUCCO FINISH PER CODE
"J" METAL WITH WEEP
CONCRETE & ABOVE
ROOF AT DORMERS
6" MIN. ABV. SOIL
CONCRETE
2" MIN. UNDER
PATIO (SLOPE
AWAY FROM
HOUSE)
min.
6"
2"
FINISH GRADE
(SLOPE AWAY FROM HOUSE)
FOUNDATION PLAN SCALE: 1/4" = 1'-0" WEEP SCREED/ J. METAL
1/2" = 1'-0"
PAGE # 2
FOUNDATIONCOPYRIGHT ©
Dream Home Design
2021
Dream Home Design
ideas and drawings are property
of Dream Home Design
and may not be reproduced
NOTE: without written permission
under penalty of law.
UP FLOW F.A.U.- PROVIDE COMBUSTION AIR &
CONDENSATE LINE TO OUTSIDE OR APPROVED DRAIN. LIABILITY
PROVIDE SETBACK THERM. & SUMMER FAN SWITCH.
Dream Home Design
is not accountable and
NOTES: will not be legally
responsible for Structural
Engineering concerning
this plan. If Structural
· 2X4 EXTERIOR WALLS. Engineering is required, it
will become the
· 9'-0" PLATE HEIGHT UNLESS responsibility of the Client
OTHERWISE NOTED and/or Contractor.
· 8'-0" WINDOW HEADER HEIGHT
Section
Page
ORIGINAL DRAWN BY:
7
A
UNLESS OTHERWISE NOTED. K. CHRISTENSEN
75'-6" · PROVIDE BACKFLOW PREVENTION ORIGINAL DRAWN DATE:
25'-0" 27'-0" 23'-6" FOR ALL HOSE BIBBS. 11-30-2020
18'-0" 7'-0" 1'-6" 12'-0" 1'-6" 12'-0" 12'-8" 6'-6" 4'-4" REVISED BY:
6'-6" 6'-2" 3'-6" 3'-0" 2'-3" 2'-1" K. CHRISTENSEN
REVISION DATE:
3.26.2021
2'-0" x 2'-0" FIXED
A/C CONDENSER
1'-6"
6'-0" x 5'-0" SLIDER
2X6 WALL
2'-4"
esign
4'-0" x 2'-0" SLIDER
3'-0" x 8'-0"
2X6 WALL
4'-4"
info@dreamhomedesign.biz I 435-627-3146 I www.dreamhomedesign.biz
6'-4"
CURBLESS
6'-0" x 4'-0" SHOWER
COVERED PATIO
9'-6"
10'-4"
3'-0" x 6'-8"
8'-0"
3'-0" x 5'-0"
18" HIGH PLATFORM
SG HUNG
9' CEILING
7'-2"
M. BATH
POCKET
PROVIDE SEISMIC STRAPS
AND THERMAL EXPANSION 9' CEILING
TANK FOR WATER HEATER
PROVIDE COMBUSTION AIR 6'-4" 14'-8" 6'-0"
MASTER BEDROOM
3'-6" 3'-6" 3'-10"
4'-0"
BBQ 9' CEILING
HOSE
BIBB
3'-6" x 4'-0" SLIDER 12'-4" x 15'-6"
6'-0" x 8'-0" FRENCH DB'L
WH F.A.U. 2X6 WALL 2X6 WALL
3'-4"
WS R.AIR
Dream Home
DW
5'-8"
DB'L SINK
6'-4"
6'-8"
6'-0" x 6'-8" DB'L LIFT AREA
KITCHEN 8'-2" 4'-6" 10'-10"
8'-0"
3'-0" x 8'-0" 9' CEILING M. CLOSET
DB'L ROD
10'-2" x 7'-8"
HOOD ABOVE
SHLVS
RANGE W/
3'-0" x 6'-8"
PROVIDE COMBUSTION AIR
3'-0" x 5'-6" ISLAND
DRYER
SG'L ROD DB'L ROD
2X6 PLUMBING WALL
LNDRY
38'-0"
2X6 PLUMBING WALL
5'-6"
2-CAR GARAGE
PANTRY SHELVES
WASHER
9' CEILING
8'-4"
3'-6"
FAMILY ROOM
4'-0" x 2'-0" SLIDER
9' CEILING
41'-6"
41'-6"
TUB/SHWR
6'-0"
6'-10" 3'-0" 9' CEILING 4'-6" VANITY
1 LAYERS 5/8" TYPE "X"
"
-8
GYPBOARD ON ALL WALLS ATTIC
27'-0"
BATH
6'
FRIDGE
2'-6"
"X
AND CEILINGS COMMON ACCESS
-8
9' CEILING
2'
WITH DWELLING.
ANY PENETRATIONS MUST 2X6 WALL
BE SEALED WITH FIRE-RATED 3'-0" x 6'-8"
2'-4"
DB'L ROD SG'L ROD
21'-4"
CAULK, ADHESIVE, OR 3'-0" x 8'-0" POCKET 3'-0" x 6'-8"
HALL
4'-6"
EXPANDING FOAM FIRE W/ CLOSER
5'-0" x 6'-8" DB'L
(20 MINUTE) 9' CEILING
5'-8"
4'-0" 6'-10"
3'-0" x 6'-8"
SHELVES
5'-0" x 5'-0" SLIDER
4'-0" x 8'-0" DB'L
4'-6"
ENTRY
9'-10"
DINING
6'-4"
9' CEILING BEDROOM
11'-4"
3'-0" x 8'-0"
SG'L ROD
9' CEILING
9' CEILING
13'-8" x 9'-0" 10'-2" x 10'-8"
BEDROOM
DB'L ROD
5'-8"
9' CEILING
5'-0" x 6'-8" DB'L
(2) 1'-6" x 6'-0" FIX. TEMP. HOSE
18'-0" x 8'-0" GARAGE DOOR 10'-0" x 10'-8" BIBB
6'-10"
3'-0"
3'-7" 2'-9" 2'-9" 1'-3" 2'-4"
1'-6"
4'-8"
4'-8"
(3) 2'-6" x 5'-0" FIXED 5'-0" x 2'-0" FIXED
COVERED
SG'L ROD
4"
PORCH
1'-8"
1'-8"
2'-0"
10' CEILING 5'-0" x 5'-0" SLIDER
3'-6"
1'-10"
1'-10"
1'-10"
PARCEL, LOT # 08-079-0021
1'-6"
FARMINGTON, UTAH
4'-2" 3'-0" 3'-0" 3'-10" 6'-2" 3'-10" 5'-1" 5'-5"
2'-0" 9'-4" 2'-0" 10'-0" 2'-8"
MATT FROST
2'-6" 18'-0" 4'-6" 14'-0" 13'-4" 12'-8" 10'-6"
75'-6"
A
Section
7 Page
SQUARE FOOTAGE
MAIN LEVEL LIVING AREA 1651 SQ. FT.
FRONT COVERED PORCH 84 SQ. FT.
REAR COVERED PATIO 257 SQ. FT.
MAIN LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0" GARAGE 675 SQ. FT.
TOTAL UNDER ROOF 2,666 SQ. FT. PAGE # 3-M
MAIN FLOOR PLANCOPYRIGHT ©
Dream Home Design
2021
Dream Home Design
12 ideas and drawings are property
LOUVERED ATTIC VENT.
PROVIDE ATTIC VENTILATION of Dream Home Design
8 and may not be reproduced
ROOF SHINGLES ACCORDING TO CODE. SEE
PAGE 5-1 AND PAGE 7 without written permission
under penalty of law.
LIABILITY
Dream Home Design
is not accountable and
22'-7" TOTAL BUILDING HEIGHT
will not be legally
responsible for Structural
Engineering concerning
this plan. If Structural
6" STUCCO Engineering is required, it
FASCIA will become the
responsibility of the Client
and/or Contractor.
ORIGINAL DRAWN BY:
9'-0" PLATE HEIGHT
11-30-2020
8'-0" TYP. HEADER HEIGHT
ORIGINAL DRAWN DATE:
6-15-2020
REVISED BY:
K. CHRISTENSEN
REVISION DATE:
3.26.2021
FINISH FLOOR
APPROX. FINISH GRADE
esign
CONCRETE PORCH
STUCCO FINISH PER CODE W/ BRICK ROCK
GARAGE DOOR SLOPE AWAY FROM
STUCCO SCREED 2" ABOVE
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HOUSE
FINISH CONCRETE AND
6" ABOVE FINISH GRADE.
FRONT ELEVATION 12
8
Dream Home
12
8
10'-0" ENTRY PLATE HEIGHT
9'-0" PLATE HEIGHT
10'-0" ENTRY PLATE HEIGHT
FINISH FLOOR
9'-0" PLATE HEIGHT
APPROX. FINISH GRADE
8'-0" TYP. HEADER HEIGHT
GARAGE
CONCRETE PATIO.
STUCCO COLUMN MAN
SLOPE AWAY FROM
DOOR
HOUSE
LEFT ELEVATION
FINISH FLOOR
APPROX. FINISH GRADE
BRICK COLUMN
ROCK
RIGHT ELEVATION
12
8
PARCEL, LOT # 08-079-0021
FARMINGTON, UTAH
MATT FROST
9'-0" PLATE HEIGHT
FINISH FLOOR
APPROX. FINISH GRADE
CONCRETE PATIO.
PATIO FRENCH DOOR STUCCO COLUMN SLOPE AWAY FROM STUCCO COLUMN
HOUSE
REAR ELEVATION
ELEVATIONS SCALE: 1/4" = 1'-0"
PAGE # 4-1
ELEVATIONSCOPYRIGHT ©
ROOF OVERVIEW NOTES: Dream Home Design
2021
1. TRUSS LAYOUT, LOAD DESIGN, AND Dream Home Design
ENGINEERING PROVIDED BY OTHER. ideas and drawings are property
of Dream Home Design
and may not be reproduced
2. CONTRACTOR/BUILDER SHALL without written permission
under penalty of law.
COORDINATE BUILDING ROOF WITH
THESE PLANS, STRUCTURAL
ENGINEERED PLANS, AND TRUSS LIABILITY
PLANS PROVIDED BY TRUSS
Dream Home Design
MANUFACTURER. is not accountable and
will not be legally
3. REFER TO NOTES ON ROOF responsible for Structural
OVERVIEW AND ELEVATIONS FOR Engineering concerning
VARIOUS ROOF PITCHES. this plan. If Structural
Engineering is required, it
will become the
4. REFER TO ROOF OVERVIEW FOR responsibility of the Client
ROOF OVERHANG SIZES. and/or Contractor.
ORIGINAL DRAWN BY:
ATTIC VENTILATION: K. CHRISTENSEN
ATTIC VENTILATION SHALL BE PROVIDED EITHER: ORIGINAL DRAWN DATE:
2886 SQ. FT. : 150 = 20 SQ. FT. VENTS 11-30-2020
OR
2886 SQ. FT. : 300 = 10 SQ. FT. VENTS REVISED BY:
9'-0" PLATE HEIGHT UNLESS OTHERWISE NOTED DEPENDING ON VENT SYSTEM AS DESCRIBED K. CHRISTENSEN
ON SHEET # 1 "ATTIC VENTILATION."
MANUFACTURED TRUSSES @ 24" O.C. UNLESS OTHERWISE NOTED REVISION DATE:
3.26.2021
esign
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Dream Home
HI
P
HI
P
8/12 PITCH
VA
LL
EY
HI
P
8/12 PITCH
RIDGE
8/12 PITCH
8/12 PITCH
RIDGE ATTIC
8/12 PITCH ACCESS
8/12 PITCH
P
HI
P HI
YE HI P
LL
EY
VA
VA
LL
LL
VA
EY
RIDGE
1'-4"
8/12 PITCH 8/12 PITCH
TYP. OVERHANG
10"
PARCEL, LOT # 08-079-0021
RIDGE
6"
10"
10"
2'-4"
6"
6"
FARMINGTON, UTAH
10'-0" PLATE HEIGHT
2'-4" 2'-4"
MATT FROST
ROOF OVERVIEW SCALE: 1/4" = 1'-0"
PAGE # 5-1
ROOF OVERVIEWCOPYRIGHT ©
Dream Home Design
2021
Dream Home Design
ideas and drawings are property
of Dream Home Design
and may not be reproduced
without written permission
under penalty of law.
LIABILITY
Dream Home Design
is not accountable and
will not be legally
responsible for Structural
Engineering concerning
this plan. If Structural
Engineering is required, it
will become the
responsibility of the Client
and/or Contractor.
ORIGINAL DRAWN BY:
K. CHRISTENSEN
ORIGINAL DRAWN DATE:
11-30-2020
REVISED BY:
K. CHRISTENSEN
REVISION DATE:
3.26.2021
A/C CONDENSER
esign
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WP
SS
SSS
MAIN ELECTRICAL SERVICE
PANEL & METER. PROVIDE GAS METER TO BE 48" AWAY
UFER GROUND PER LOCAL FROM ELEC. SERVICE (MIN.)
PHONE
CABLE
CODE REQUIREMENTS. SIZE & LOCATION TO BE
WP/GFI
DETERMINED ON-SITE GFI
SS
VERIFY LOCATION. BBQ
GAS
2-L
S S SSS GFI
220
220
GFI
GFI
GFI
GFI
GFI
GAS GAS S
Dream Home
GFI
S PROVIDE
DW OUTLET
GFI
AF
GFI
SSS
220
DRYER
GFI
SS
WASHER
WP/GFI
S
2-L GFI
GFI GFI
GFI GFI
SS
+42"
GFI
ATTIC
GFI
GFI WP
ACCESS
S
FOR OPENER
IN CLG.
AF
GFI
S AF
SSS
SSS
SS
SS
GFI TO
GARAGE
OPENER
GFI
AF
ELECTRICAL LEGEND
S S SS S S S S LIGHT SWITCH
IN SOFFIT
SD DIMMER SWITCH
WP/GFI
DUPLEX RECEPTACLE OUTLET
IN SOFFIT AF
WP/GFI WP/GFI ARC FAULT INTERRUPTER DUPLEX RECEPTACLE OUTLET
GFI GROUND FAULT INTERRUPTER DUPLEX RECEPTACLE OUTLET
WP/GFI WATER PROOF G.F.I. DUPLEX RECEPTACLE OUTLET
220 V. OUTLET
PARCEL, LOT # 08-079-0021
GAS STUB
SURFACE MOUNT LIGHT FIXTURE
OPT. CAN LIGHTS IN SOFFIT
FARMINGTON, UTAH
WALL MOUNT LIGHT FIXTURE
RECESSED CAN LIGHT
MATT FROST
MINI-CAN LIGHT/PUCK LIGHT
FLOOD LIGHT
FLUORESCENT LIGHT FIXTURE
TRACK LIGHTING
CEILING FAN W/ LIGHT. SIZE & STYLE PER OWNER
IN WALL, OR TRED STAIRWAY LIGHTS
UNDER KITCHEN CABINET LIGHTS
PENDANT LIGHT
EXHAUST FAN
AF SMOKE DETECTOR W/BATTERY BACK-UP.
AF CARBON MONOXIDE DETECTOR W/BATTERY BACK-UP.
TELEVISION JACK
MAIN FLOOR ELECTRICAL PLAN SCALE: 1/4" = 1'-0" 2-L
TELEPHONE JACK
TELEPHONE & SEPERATE COMPUTER LINE IN ONE JUNCTION BOX.
DOOR BELL TO CHIMES INSIDE. PAGE # 6-M
MAIN ELECTRICALCOPYRIGHT ©
Dream Home Design
2021
GENERAL NOTES (REFER TO 2018 I.R.C.) Dream Home Design
ideas and drawings are property
of Dream Home Design
and may not be reproduced
PLUMBING WALL SECTIONS
without written permission
under penalty of law.
1. PROVIDE SEISMIC STRAPS AND THERMAL 8. PLUMBING VENTS SHALL BE AT LEAST
EXPANSION PROTECTION ON W/H. 3 FEET ABOVE OR 10 FEET AWAY FROM 1. SOLID BLOCKING REQ'D AT BEARING
2. LOW-FLUSH TOILETS REQ'D, MAX. 1.6
ALL OUTSIDE AIR INTAKE OPENINGS. POINTS FOR FLOOR JOISTS. LIABILITY
GALLONS/FLUSH. 9. ALL HOSE BIBBS TO BE FREEZELESS 2. SOLID BLOCKING REQ'D AT BEARING
AND HAVE BACK FLOW PREVENTOR. POINTS FOR ROOF RAFTERS, TRUSSES, Dream Home Design
3. MAX. FLOW RATE OF SHOWER HEADS
IS 2.5 GALLONS/MINUTE. 10. WATER SERVICE SIZE SHALL BE 3/4". & CIELING JOISTS. is not accountable and
4. OUTSIDE COMBUSTION AIR REQ'D FOR 11. ALL WATER HEATER ROOMS SHALL 3. FIRE BLOCK CONSTRUCTION PER IRC R602.8 will not be legally
WATER HEATER. HAVE FLOOR DRAIN. 4. OFFSETS AT BEARING PARTITIONS MAY responsible for Structural
5. SHOWER SIZE MINIMUM 1024 SQ. INCHES 12. WATER HEATER TO HAVE A DOUBLE NOT EXCEED JOIST DEPTH. Engineering concerning
W/ 30" DIA. CIRCLE WITHIN AREA, FINISHED WALL TYPE "B" CONNECTOR FROM W/H 5. WEATHER BARRIER REQ'D UNDER SIDING, this plan. If Structural
TO A HEIGHT OF 70" ABOVE DRAIN INLET. TO MAIN FLUE IN ATTIC OR THROUGH BRICK, STUCCO, ETC. Engineering is required, it
6. WATER HEATER TO BE INSTALLED IN METAL ATTIC TO 1'-0" MINIMUM ABOVE ROOF 12
AND SHALL HAVE A CEILING THIMBLE will become the
PAN W/ DRAIN WHEN LEAKAGE MAY CAUSE 6. ANY PENETRATIONS THROUGH A FIREWALL OR 8
DAMAGE. IRC P2801.5.1 & P2801.5.2. TO TERMINATE ABOVE INSULATION. CEILING SHALL BE CAULKED AND TAPED BY AN responsibility of the Client
7. A WATER-HAMMER ARRESTOR SHALL BE 13. PROVIDE W/H EXPANSION TANK APPROVED FIRE PRODUCT. and/or Contractor.
INSTALLED WHERE QUICK-CLOSING VALVES
ARE UTILIZED, UNLESS OTHERWISE APPROVED.
WATER-HAMMER ARRESTORS SHALL NOTE: ORIGINAL DRAWN BY:
CONFORM TO ASSE/ANSI 1010. MANUFACTURED TRUSSES K. CHRISTENSEN
SHEATH ENTIRE EXTERIOR OF @ 24" O.C.
STRUCTURE W/ 7 1/16 WAFERWELD.
MECHANICAL ORIGINAL DRAWN DATE:
1. COMBUSTION AIR TO BE TAKEN FROM 6. VENT CLOTHES DRYER TO OUTSIDE. DUCTS ELEVATIONS 11-30-2020
OUTSIDE. TO BE METAL WITH SMOOTH INTERIOR R-38 INSULATION REVISED BY:
SURFACES, EQUIPPED W/ BACK-DRAFT DAMPERS 1. FLASH AND COUNTER FLASH ALL
2. COMBUSTION AIR DUCTS TO BE LOCATED EXTERIOR OPENINGS. K. CHRISTENSEN
TERMINATE AT THE EXTERIOR OF THE BUILDING
WITHIN THE UPPER 12" OF CEILING AND
AND NOT TO BE INSTALLED W/ SHEET METAL
WITHIN 12" OF THE FLOOR. 2. ATTIC VENTILATION: 1 SQ. FT. / 150 SQ.
SCREWS. MAX. LENGTH DRYER DUCT 14' W/
FT. OF ATTIC AREA, UNLESS PROVISIONS UPPER REVISION DATE:
3. DUCTS USED FOR COMBUSTION TO TWO 90 DEGREE ELBOWS, MIN. DUCT DIA. 4" 3.26.2021
REMAIN SEPARATE FROM THE ENCLOSURE ARE MET FOR 1/300 RATIO. SEE ATTIC VENTILATION COV'D HEADER
PER ENG.
CABINET
UPPER
HOOD
UPPER
HEADER
PER ENG.
BEAM(S)
PER ENG.
TO THE OUTSIDE AIR SOURCE.
7. MIN. 30" CLEARANCE REQ'D ABOVE RANGE TOP FOUNDATION PLAN PORCH
10'-0" CEILING
CABINET CABINET STUCCO
4. FURNACES IN A CLOSET SHALL HAVE A MIN. TO COMBUSTIBLES.
9'-0" CEILING
9'-0" CEILING
TO
COV'D WRAP
esign
3" CLEAR WORKING SPACE ON SIDES, BACK, GARAGE
8. COOKTOPS & MICROWAVES INSTALLED ABOVE BEAM
ENTRY DOOR
1. ALL STEEL GRADE 60 MINIMUM. FRIDGE
PATIO DOOR
AND TOP.
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COOKTOPS SHALL CONFORM TO THE CONDITIONS
5. LOCATION OF VENT TERMINAL. AN OPEN OF THEIR LISTINGS. 2. PROVIDE UFER GROUND IN FTG @ ENTRY PATIO
VENT TERMINAL FROM A DRAINAGE SYSTEM SERVICE ENTRANCE LOCATION. STOVE
SHALL NOT BE LOCATED LESS THAN 4 9. BATHROOMS & LAUNDRY ROOMS WITHOUT AN
OPENABLE WINDOW ARE REQ'D TO HAVE EXHAUST
FLOOR PLAN
CABINET
FEET (1219 mm) DIRECTLY BENEATH ANY
LOWER
DOOR, OPENABLE WINDOW, OR OTHER FANS PROVIDING 5 AIR CHANGES PER HOUR. ISLAND LOWER
AIR INTAKE OPENING OF THE BUILDING 10. PROVIDE COMBUSTION AIR TO LAUNDRY AREA. CABINET
OR OF AN ADJACENT BUILDING, NOR 1. ALL HEADERS TO BE DOUBLE 2x10
UNLESS NOTED. FINISH FLOOR FINISH FLOOR
SHALL ANY SUCH VENT TERMINAL BE 11. VENTS SHALL NOT BE USED AS FLAG POLES,
WITHIN 10 FEET (3048 mm) HORIZONTALLY T.V. ARIALS ETC. UNLESS CONSTRUCTED 2. SMOKE DETECTORS TO BE 12" MIN.
FROM PEAKS OF CEILING. APPROX. FINISH GRADE APPROX. FINISH GRADE
OF SUCH AN OPENING UNLESS IT IS AT FOR SUCH. IRC P3103.4
LEAST 2 FEET (610 mm) ABOVE THE TOP 3. ALL DECK OR BALCONY FLOORS TO BRICK COLUMN STUCCO COLUMN
12. FURNACE WORKING SPACE MUST COMPLY 4" REINFORCED CONCRETE SLAB
OF SUCH AN OPENING. IRC P3103.5 W/ IMC & FUEL GAS CODE. SLOPE A MINIMUM OF 1" FOR DRAINAGE.
4" CONCRETE PORCH. SLOPE AWAY FROM HOUSE. COMPACTED SOIL 4" CONCRETE PATIO. SLOPE AWAY FROM HOUSE.
4. PROVIDE WATER RESISTANT (GREENBOARD) FOOTING - SEE GENERAL WALL DETAIL
ELECTRICAL SHEETROCK IN ALL SHOWERS.
5. PROVIDE MIN. 22" X 30" ATTIC ACCESS.
SECTION A
Dream Home
1. SMOKE DETECTORS SHALL BE HARD WIRED 6. ANY LIGHT FIXTURES OVER TUBS & SCALE: 1/4" = 1'-0"
TOGETHER IN SERIES W/ BATTERY BACK SHOWERS SHALL BE GFI. ROOF NOTES
UP. IRC R313.2
7. PROVIDE 30" WIDE X 36" DEEP FOR AC
APPLY 30'-0" FELT O/ SHEATHING FOR
2. BATHROOM RECEPTACLE OUTLETS SHALL DISCONNECT
BE SUPPLIED BY DEDICATED 20 AMP COMPO & METAL & 30' FELT O/ SHTG. W/
8. PROVIDE ROOF CAP WITH BACKDRAFT 1 X 2 BATTENS FOR TILE & SHAKE ROOFS.
BRANCH CIRCUIT W/ NO OTHER OUTLETS.
DAMPER AND BIRDSCREEN.
3. ALL BEDROOM OUTLETS TO
BE ARC-FAULT TYPE MAX.
9. PROVIDE ATTIC LIGHT, CATWALK,
COMBUSTION AIR AND VENT FURNACE
INSULATION
8 OUTLETS PER BREAKER
INCLUDING SWITCHES & AS REQUIRED BY UMC.
SMOKE DETECTORS 1. INSULATION CONTRACTOR TO PROVIDE
10. PROVIDE GFCI PROTECTED SERVICE
COMPLETE MECCHECK PRIOR TO
4. ALL CEILING FANS TO HAVE FAN OUTLET (125 VOLT) WITHIN 25 FT. OF SHINGLES ROOF
INSTALLATION OF INSULATION.
RATED BOX W/ ADD'L SUPPORT HEATING AND AIR CONDITIONING PER OVER APPROVED
AS REQUIRED. NEC. 210.63 '02. 2. INSULATE WATER LINES AND DUCTS IN ALL TAR PAPER
5. ALL KITCHEN SURFACE OUTLETS, BATH WALLS AND CEILINGS.
7/16" EXTERIOR SHEATHING OVER
OUTLETS, & GARAGE OUTLETS TO BE GFI 3. CEILING INSULATION TO BE R-38 BLOWN SHOP ENGINEERED & MANUFACTURED
END AT ENTIRE HEATED CEILING AREA AND TRUSSES @ 24" O.C. (USE ENGINEERS
SPECIFIED NAILING PATTERNS.)
CONC. FDN WALL DESIGN R-38 UNFACED BATTS AT UNBLOWABLE
CEILING AREA. 2X BLOCKING
4. EXTERIOR WALLS TO BE R-13 UNFACED SIMPSON A35 CLIP @ EACH
WALL OPENINGS: TRUSS END. (TYP.)
BATTS INCLUDING AT RIM JOISTS.
MAXIMUM LINTEL LENGTH = 6' 5. ALL INSULATION SHALL BE UL AND/OR ICBO
MINIMUM LINTEL DEPTH = 2"/FOOT OF OPENING (MINIMUM 6") APPROVED. R-30 INSULATION MIN.
REINFORCEMENT AROUND OPENING (PLACE WITHIN 2" OF OPENING AND 3" OF TOP OF 2X FASCIA
6. PROVIDE INSULATION DAMS AS REQIRED DOUBLE TOP PLATE
WALL, AND EXTEND STEEL 24" BEYOND OPENING ON SIDES AND BOTTOM): SOFFIT VENTS AS
AT EAVE VENT. REQUIRED (TYP.)
2-#4 ABOVE OPENING 2X4 SOFFIT 1/2" GYP. BOARD
1-#4 EACH SIDE OF OPENING
1-#4 BELOW OPENING
STAIRWAY NOTES FURRING
STAIRWAY SHALL NOT BE LESS THAN 36" IN CLEAR WIDTH STUCCO EXTERIOR FINISH
REFER TO FLOOR PLAN FOR PLATE HEIGHT
WALL REINFORCING: OVER CODE APPROVED
WALL HEIGHT AT ALL POINTS ABOVE THE PERMITTED HANDRAIL HEIGHT FELT PAPER
MINIMUM WALL THICKNESS = 8" AND BELOW THE REQ'D HEADROOM HEIGHT. HANDRAILS
8' 9' 10' SHALL NOT PROJECT MORE THAN 4.5" ON EITHER SIDE OF 1 1/2" FOAM BOARD
STAIRWAY AND THE MINIMUM CLEAR WIDTH OF THE
VERTICAL REINFORCEMENT #4 @ 24" O.C. #4 @ 16" O.C. #4 @ 12" O.C. STAIRWAY AT AND BELOW THE HANDRAIL HEIGHT,
INCLUDING TREADS AND LANDINGS SHALL NOT BE LESS APPROVED EXTERIOR
PLACE IN THE CENTER OF THE WALL, AND EXTEND FROM FOOTING THAN 31.5" WHERE A HANDRAIL IS INSTALLED ON ONE SIDE SHEATHING AND/OR SHEAR
TO WITHIN 3" OF TOP OF WALL. INSERT #4 DOWELS IN FOOTING AND 27" WHERE HANDRAILS ARE PROVIDED ON BOTH WALL AS PER ENGINEERING.
TO MATCH VERTICAL SPACING - EXTEND 24" INTO FOUNDATION SIDES. MIN.
HORIZONTAL REINFORCEMENT 6- #4 @ 17.5" 7- #4 @ 16.5" 9- #4 @ 14" HEADROOM SHALL NOT BE LESS THAN 6'-8" MEASURED
VERTICALLY FROM THE SLOPED LINE ADJOINING THE TREAD
PLACE ONE BAR 4" FROM TOP OF WALL, ONE BAR 4" FROM BOTTOM NOSING OR FROM THE FLOOR SURFACE OF THE LANDING
OF WALL, EQUALLY SPACE THE REMAINDER OF THE BARS @ APPROX. OR PLATFORM ON THAT PORTION OF THE STAIRWAY. 2X STUDS @ 16" O.C.
PARCEL, LOT # 08-079-0021
THE SPACING SHOWN.
THE MAXIMUM RISER HEIGHT SHALL BE 7 3/4".. THE
GREATEST RISER HEIGHT WITHIN ANY FLIGHT OF STAIRS
NOTE: WINDOW WELLS SHALL ALLOW WINS. TO FULLY OPEN & WELLS MORE R-15 INSULATION MIN.
SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8".
THEN 44" DEEP SHALL HAVE APP. FIXED LADDER. WELLS TO HAVE MIN.
FARMINGTON, UTAH
9 SQ. FT. CLEAR W/ 36" MIN DIM. LADDER TO BE ACCESSIBLE W/
OPEN WINDOW. & NOT PROTRUDE MORE THAN 6" INTO WELL. UBC 310.4 THE MINIMUM TREAD DEPTH SHALL BE 10".
THE GREATEST TREAD DEPTH WITHIN ANY FLIGHT OF 1/2" DIA. ANCHOR BOLTS @
STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 48" O.C. OR PER ENG. SPECS.
3/8". PRESSURE TREATED GREEN PLATE
SCREED
ATTIC VENTILATION
MATT FROST
REINFORCED 4" CONC. SLAB
MIN.
HANDRAILS SHALL BE PROVIDED ON NOT LESS THAN ONE
6"
GRADE COMPACTED SOIL
VENTILATION REQUIRED. ENCLOSED ATTICS AND ENCLOSED SIDE OF EACH CONTINUOUS RUN OF TREADS OR FLIGHT
WITH FOUR OR MORE RISERS. HANDRAIL HEIGHT,
RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE 1- #4 BAR CONTINUOUS
1'-6"
MEASURED VERTICALLY FROM THE SLOPED PLANE
UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH
REFER
ADJOINGIN THE TREAD NOSING, OR FINISH SURFACE OF
ENG.
TO
SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE #4 J BARS @ 32" O.C.
RAMP SLOPE, SHALL NOT BE LESS THAN 34" AND NOT
ENTRANCE OF RAIN OR SNOW. VENTILATING OPENINGS SHALL BE PROVIDED MORE THAN 38" 2- #4 BARS IN FOOTINGS
WITH CORROSION-RESISTANT WIRE MESH, WITH 1/8 INCH (3.2 MM) CONTINUOUS
MINIMUM TO 1/4 INCH (6.35 MM) MAXIMUM OPENINGS. WINDERS ARE PERMITTED, PROVIDED THAT THE WIDTH OF
THE TREAD AT A POINT NOT MORE THAN 12" FROM THE
MINIMUM AREA. THE TOTAL NET FREE VENTILATING AREA REFER TO
SIDE WHERE THE TREADS ARE NARROWER IS NOT LESS ENGINEERING
SHALL NOT BE LESS THAN 1 TO 150 OF THE AREA OF THE SPACE VENTILATED
THAN 10" AND THE MINIMUM WIDTH OF ANY TREAD IS FOOTING SCHEDULE
EXCEPT THAT THE TOTAL AREA IS PERMITTED TO BE REDUCED TO 1 TO 300,
PROVIDED AT LEAST 50 PERCENT AND NOT MORE THAN 80 PERCENT OF THE NOT LESS THAN 6"
REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN
THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET
SPIRAL STAIRWAYS ARE PERMITTED, PROVIDED THE GENERAL WALL DETAIL SCALE: 1/2" = 1'-0"
MINIMUM WIDTH SHALL BE 26" W/ EA. TREAD HAVING A 7
(914 MM) ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE OF THE
1/2" MINIMUM TREAD WIDTH AT 12" FROM THE NARROW
REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. AS AN
EDGE. ALL TREADS SHALL BE IDENTICAL AND THE RISE
ALTERNATIVE, THE NET FREE CROSS-VENTILATION AREA MAY BE REDUCED
TO 1 TO 300 WHEN A VAPOR BARRIER HAVING A TRANSMISSION RATE NOT
SHALL BE NO MORE THAN 9 1/2". MIN. HEADROOM OF 6'-6"
. . ON THE WARM
EXCEEDING 1 PERM (57.4 MG/S M Pa) IS INSTALLED
SIDE OF THE CEILING.
CIRCULAR STAIRWAYS SHALL HAVE A TREAD DEPTH AT
A POINT NOT MORE THAN 12" FROM THE SIDE WHERE
VENT CLEARANCE. WHERE EAVE OR CORNICE VENTS ARE
INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MINIMUM
OF A 1-INCH (25.4 MM) SPACE SHALL BE PROVIDED BETWEEN
THE TREADS ARE ARE NARROWER OF NOT LESS THAN
11". AND THE MIN. DEPTH OF ANY TREAD SHALL NOT BE
LESS THAN 6" USEABLE SPACE UNDER STAIRS TO HAVE
SECTION AND DETAILS SCALE: 1/4" = 1'-0"
THE INSULATION AND THE ROOF SHEATHING AT THE LOCATION OF THE VENT.
5/8" GYPBOARD PAGE # 7
SECTION & DETAILSFRONT ELEVATION (c) FRONT ELEVATION (b) FRONT ELEVATION SCALE: 1/4" = 1'-0"
Carly Rowe
well frost engineering letter
2 messages
Shannon Hansell Tue, May 18, 2021 at 8:25 AM
To: Larry Famuliner , Chad Boshell , Manjot Masson
, Carly Rowe
Shannon Hansell
Planning/GIS Specialist | Farmington City
Office: 801-939-9212 Cell: 385-303-6004
Aqua_Engineering_Well_Memorandum.pdf
444K
Manjot Masson Tue, May 18, 2021 at 11:44 AM
To: Shannon Hansell
Cc: Larry Famuliner , Chad Boshell , Carly Rowe
, Jill Jones , Eric Miller
Dear All,
Due to the unusual request from the homeowner of connecting an ADU to the existing pressurized private lateral, the
Sewer District wants to ensure all information is conveyed on the situation.
As discussed in DRC, we want to make sure everyone is aware that the homeowner will need to reach out to the E-
one/Delco Western representative to ensure that the current pump for the existing home would still work if they added an
additional ADU to the private existing lateral and that the currently sized private lateral is sufficient to handle the
additional flow. The homeowner will need to ensure the new connection functions and does not impact the services of
either home. The District and the City will need to see the results indicating this.
In addition, the homeowner has been made aware that if they connect on to their own lateral, they cannot subdivide the
property, as per state code. They would have to install a complete separate lateral if they subdivided the property.
Property restrictions will be requested from the City by the Sewer District.
Since this an uncharted area for the Sewer District, the District will continue to conduct its own research on the current
request. The subdivision on Country Lane road was not designed to handle additional homes at the time of it’s design. The
Sewer District will want to ensure that there is no impact to the homes on Country Lane Road. Preliminary
communication from the E-one/Delco Western representative has indicated not to extend the sewer main further to
connect the addition 2 homes that the homeowner is requesting, but to run a parallel line up to the gravity line.
If you have any questions, please let me know.
I have included the contact information of Delco Western/E-one Representative that the Sewer District has been in
contact as well.
Kapono Isaacs
CELL: (801) 608-1280
OFFICE: (801) 972-0900FAX: (801) 972-1171 kapono@delcowestern.com Thanks, Manjot K. Masson [Quoted text hidden]
Planning Commission Staff Report
June 3, 2021
______________________________________________________________________________
Item 5: Affordable Housing Zone Text Amendments
Public Hearing: Yes
Application No.: ZT-1-21
Property Address: NA
General Plan Designation: NA
Zoning Designation: NA
Area: NA
Number of Lots: NA
Applicant: Farmington City
Request: Recommendation to amend the zoning ordinance to require developers of any new
dwelling units to set aside a certain percentage of their developments as moderate-income
housing, or to pay a fee in lieu, or provide some other benefit.
___________________________________________________________________________
Background Information
On February 18, 2021, the Planning Commission tabled consideration of this request to allow time
for staff to do the following (text in italics after each point to states what has been done to date).
1. Obtain a recommendation for the same from the City’s affordable housing committee;
Members of the committee have reviewed the proposed amendments more than once,
and some attend the May 20, 2021 Planning Commission meeting to discuss the
amendments in greater detail with the Commission.
2. Explore expanding the scope of the amendments to include every chapter in the zoning
ordinance which allows residential development;
Complete.
3. Incorporate comments received, if any, from the Planning Commission and the public as
part of the proposed amendments as directed by the Commission.
Complete.
4. Wait and see what bills are passed by the State this legislative session to assess how
such bills may, or may not, effect the proposed zone text amendments.
Complete.
The proposed draft changes (see below) include results from tasks 1 – 4 above.
1Suggested Motion
Move that the Planning Commission recommend the amendments and new sections to the Zoning
Ordinance set forth below:
Findings:
1. As required by state law, Farmington City adopted a moderate-income housing plan as an
element of the City’s General Plan on October 29, 2019. This plan identified a shortage of
housing for existing low to moderate income households in the community. The proposed
zone text changes will help the municipality meet its affordable housing needs.
2. The changes are consistent with the Farmington City General Plan.
3. Recent studies show that low to moderate income housing shortages will continue in the
future. Changes to the ordinance present a mechanism to help meet the short-fall.
Supplemental Information
1. Fee in lieu table/analysis Example
Chapter 2 DEFINITIONS
11-2-020: DEFINTIONS OF WORDS AND TERMS:
MODERATE INCOME Housing occupied or reserved for occupancy by households with
HOUSING a gross household income equal to or less than 80% of the
median gross income for households of the same size in the
county.
Chapter 10 AGRICULTURE ZONES
11-10-035: MODERATE INCOME HOUSING:
A. Minimum Requirement: Subdividers must provide or set aside lots (or dwelling units at the
option of the City) equal in number to ten percent (10%) of the total number of lots approved
for the subdivision for moderate income housing subject to entering into an agreement with
the City; unless, at the sole discretion of, and by agreement with the City, the subdivider
provides:
1. Open space; or
2. A fee in lieu thereof determined in consideration of factors set forth in Section 11-28-270
of this Title; or
3. Some other public benefit; or
4. A combination of 1, 2, and 3 above.
B. Exemption: Subdivisions resulting in two or fewer additional lots are exempt from the
minimum moderate-income housing requirements of this Section.
11-10-040: LOT AND SETBACK STANDARDS:
2A. Minimum Standards: The following shall be the minimum lot areas, widths and main building
setbacks in agricultural zones:
Zone Lot Area Alternative Lot Width Front Side Side Corner Rear
Lot Size1, 2 Interior Corner
AA 10 acre 5 acre 150' 160' 40' 15' minimum, total 30' 30' 40'
A 2 acre 1 acre 100' 110' 30' 10' minimum, total 24' 25' 30'
AE 1 acre 12,000 square 100' 110' 30' 10' minimum, total 24' 25' 30'
feet
Notes:
1. The total number of lots in the subdivision shall not exceed the total number of lots in a
conventional subdivision yield plan.
2. 2. Lot width and setback standards for alternative lot areas may meet such standards
set forth in Chapter 12 of this Title.
B. Additional Lots Alternatives and Standards:
1. Alternatives
i. Open Space
1) Additional lots are those the City approves a transfer of development right as set
forth in section 11-28-240 of this title; or obtains improved or unimproved land in
fee title, or easement, for public purposes, such as parks, trails, detention basins,
etc. The value of which, and the total number of lots related thereto, shall be
determined by the City at its sole discretion as part of the subdivision process.
Any applicant seeking a TDR must provide a yield plan consistent with the
underlying zone and the conventional subdivision standards within that zone, and
the yield plan must also conform to subsections 11-12-070A and B of this title.
2) Additional lots under this sub-section are not available for subdivisions consisting
of five (5) acres or more, or for subdivisions located in the Conservation
Subdivision Overlay Zone.
Or
ii. Moderate Income Housing
The City may approve additional lots than what is conventionally allowed in the
underlying zone as an incentive to a subdivider to provide moderate income housing.
2. Standards
Lot width and setback requirements for additional lot areas may meet such standards set
forth in Chapter 12 of this Title.
3Chapter 11 SINGLE-FAMILY RESIDENTIAL ZONES
11-11-045: MODERATE INCOME HOUSING:
A. Minimum Requirement: Subdividers must provide or set aside dwelling units equal in
number to ten percent (10%) of the total number of lots approved for the subdivision for
moderate income housing subject to entering into an agreement with the City; unless, at the
sole discretion of, and by agreement with the City, the subdivider provides:
1. Open space; or
2. A fee in lieu thereof determined in consideration of factors set forth in Section 11-28-270
of this Title; or
3. Some other public benefit; or
4. A combination of 1, 2, and 3 above.
B. Exemption: Subdivisions resulting in two or fewer additional lots are exempt from the
minimum moderate-income housing requirements of this Section.
11-11-050: MINIMUM LOT AREA, WIDTH AND SETBACK STANDARDS:
A. Minimum Standards: The following shall be the minimum lot areas, widths and main building
setbacks for conventional layout subdivision development in single-family residential zones:
Zone Conventional Alternative Lot Width Front Side Side Rear
Lot Area In Lot Area In Interior Corner Corner
Square Feet Square
Feet1, 2
R 16,000 8,000 75' 85' 25' 8' minimum, total 20' 30'
18'
LR 20,000 10,000 85' 95' 25' 10' minimum, total 20' 30'
22'
S 30,000 15,000 95' 100' 25' 10' minimum, total 20' 30'
22'
LS 40,000 12,0001 100' 110' 30' 10' minimum, total 25' 30'
24'
Notes:
1. The total number of lots in the subdivision shall not exceed the total number of lots in a
conventional subdivision yield plan.
2. Lot width and setback standards for alternative lot areas may meet such standards set
forth in Chapter 12 of this Title.
B. Additional Lots Alternatives and Standards:
3. Alternatives
5i. Open Space
1) Additional lots are those the city approves a transfer of development right as set
forth in section 11-28-240 of this title; or obtains improved or unimproved land in
fee title, or easement, for public purposes, such as parks, trails, detention basins,
etc. The value of which, and the total number of lots related thereto, shall be
determined by the city at its sole discretion as part of the subdivision process.
Any applicant seeking a TDR must provide a yield plan consistent with the
underlying zone and the conventional subdivision standards within that zone, and
the yield plan must also conform to subsections 11-12-070A. and B. of this title.
2) Additional lots under this sub-section are not available for subdivisions consisting
of ten (10) acres or more, or for subdivisions located in the conservation
subdivision overlay zone.
Or
ii. Moderate Income Housing
The City may approve additional lots than what is conventionally allowed in the
underlying zone as an incentive to a subdivider to provide moderate income housing.
4. Standards
Lot width and setback requirements for additional lot areas may meet such standards set
forth in Chapter 12 of this Title.
Chapter 13 MULTIPLE-FAMILY RESIDENTIAL ZONES
11-13-035: MODERATE INCOME HOUSING:
A. Minimum Requirement: Developers must provide or set aside dwelling units equal in number
to ten percent (10%) of the total number of dwelling units approved for the development for
moderate income housing subject to entering into an agreement with the City; unless, at the
sole discretion of, and by agreement with the City, the developers provides:
1. Open space; or
2. A fee in lieu thereof determined in consideration of factors set forth in Section 11-28-270
of this Title; or
3. Some other public benefit; or
4. A combination of 1, 2, and 3 above.
B. Exemption: Developments resulting in two or fewer additional dwelling units are exempt from
the minimum moderate-income housing requirements of this Section.
6C. Additional Dwelling Units: The City may approve additional dwelling units than what is
conventionally allowed in the underlying zone as an incentive to a developer to provide
moderate income housing.
Chapter 17 ORIGINAL TOWNSITE RESIDENTIAL
11-17-035: MODERATE INCOME HOUSING:
A. Minimum Requirement: Subdividers must provide or set aside dwelling units equal in
number to ten percent (10%) of the total number of lots approved for the subdivision for
moderate income housing subject to entering into an agreement with the City; unless, at the
sole discretion of, and by agreement with the City, the subdivider provides:
1. Open space; or
2. A fee in lieu thereof determined in consideration of factors set forth in Section 11-28-270
of this Title; or
3. Some other public benefit; or
4. A combination of 1, 2, and 3 above.
B. Exemption: Subdivisions resulting in two or fewer additional lots are exempt from the
minimum moderate-income housing requirements of this Section.
C. Additional Lots: The City may approve additional lots than what is conventionally allowed in
the underlying zone as an incentive to a subdivider to provide moderate income housing.
Chapter 18 MIXED USE DISTRICTS
11-18-045: MODERATE INCOME HOUSING:
A. Minimum Requirement: Developers must provide or set aside dwelling units equal in number
to ten percent (10%) of the total number of dwelling units approved for the development for
moderate income housing subject to entering into an agreement with the City; unless, at the
sole discretion of, and by agreement with the City, the developers provides:
1. Open space; or
2. A fee in lieu thereof determined in consideration of factors set forth in Section 11-28-270
of this Title; or
3. Some other public benefit; or
4. A combination of 1, 2, and 3 above.
B. Exemption: Developments resulting in two or fewer additional dwelling units are exempt from
the minimum moderate-income housing requirements of this Section.
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