Bountiful City Planning Commission  2 3 4 5 6 7 8 9 Present: 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51  Approved Minutes April 7, 2020 meeting (Zoom).  This meeting was viewed by Planning Commission members, staff and residents via video conference  Chair - Sean Monson; Vice Chair - Jesse Bell; Planning Commission Members - Sam Bawden, Jim Clark, Lynn Jacobs and Sharon Spratley; City Council Representation = Kendalyn Harris; City Attorney - Clint Drake; City Engineer - Lloyd Cheney; City Planner Francisco Astorga; Assistant City Planner - Curtis Poole and Recording Secretary  Darlene Baetz  1. Welcome and Introductions.  Chair Monson opened the meeting at 6:30 pm and welcomed all those present.  2. Approval of the minutes for March 3, 2020.  Sharon Spratley made a motion to approve the minutes for March 3, 2020 as written. Sam Bawden Roll call vote was taken. Voting passed 6-0 with Commission members Bawden, Bell, Clark, 3. PUBLIC HEARING Consider approval of a Conditional Use Permit for a Private School in the Downtown zone located at 85 West 300 South, Paul Tanner, representing Choice  seconded the motion.  Jacobs, Monson, and Spratley voting aye.  Education L3C, applicant.  Paul Tanner was present. Francisco Astorga presented the staffr report.  Paul Tanner with Choice Education L3C, the Applicant, submitted a Conditional Use Permit (CUP) application for a private school at 85 West 300 South. The site is located in the Downtown (DN) Mixed Use Zone. The site is currently owned by Arvins LLC/Kenneth Knighton. The site consists of a vacant single-family dwelling, the vacant Arvin's Flowers building, and an automobile/OHV dealership consisting of two (2) white buildings. The Applicant requests to utilize the Arvin's Flowers building as a private school for children ages 4-12 in two (2) mixed aged classrooms. The Applicant does not request to utilize the other two (2) other buildings on the The Applicant proposes to start with 25 children the first year and indicates that they would like a maximum enrollment of45. The Applicant reports that ifbased on demand, there is a higher need (more than 50) they would consider installing a fire suppression system or relocate to another site. School hours are proposed from 9 am - 2:30 pm. The Applicant estimates 20 vehicle drop-offs and pick-ups, and will instruct them to come in on 100 West, turn east on 300 South and drop off Certain uses which necessitate special conditions in order to make them compatible with permitted uses within a zone designation, are classified as conditional uses and require approval ofa CUP. A CUP may be revoked upon failure oft the original applicant or any successor, owner, or occupant to comply with conditions precedent to the original approval oft the permit, or as otherwise provided  site.  children in front oft the building to eliminate crossing the street.    Bountiful City Planning Commission Approved Minutes April 7,2020 Page2of10  in the Bountiful City Code. The Bountiful City Land Use Code indicates that a CUP shall be approved if reasonable conditions are proposed, or can be imposed, to mitigate the reasonably anticipated detrimental effects of the proposed use in accordance with the applicable standards. If the reasonably anticipated detrimental effects ofaj proposed conditional use cannot be substantially mitigated by the proposal, or ifthe imposition ofi reasonable conditions to achieve compliance with Staffidentifies that based on the proposal to utilize the Arvin's Flowers building, occupancy oft the private school would be dictated by the amount and location ofc on-site parking, which is located on the east side of the site. Staff inspected the site and calculated that the site could accommodate 13 Since the site also has a business license for an automobile/OHV dealership (two white buildings), parking spaces need to also be allocated for that use, which is happens to be controlled by the property owner. Based on review ofissued business licenses and adopted parking requirements, the Planning Director determined that the automobile dealership necessitates a minimum of three (3) parking spaces, allowing the proposed private school to allocate 10 parking spaces for their use. The adopted parking requirements indicate the following for a school: One (1) parking space for each administrator and faculty member, plus one (1) space for each four (4) seats in an auditorium or assembly area. Per the Applicant, the proposed private school will have a maximum oft three (3) administrators/faculy members, permitting the number of students tol be capped at 28. Staff finds that this is a comfortable number for the building and site based on the constraints of the adjacent Ift the automobile dealership ceases to operate, the private school may have the ability to increase their parking capacity, allowing for an increase in school enrollment. Based on the existing site improvements, the onsite parking lot would allocate a cap of 40 students. Staff finds that it would be prudent to place a maximum number of students to mitigate the possible burden on the Staff recognizes the obligation of the property owner to provide on-site parking per the requirements of the adopted parking requirements and acknowledges the City's parking limitation on City streets (Municipal Code 13-1-103). While some may choose to temporarily park on the street instead of on the provided parking lot, the City is still required to comply with on-site (off- South Davis Fire reports that the Applicant will have to work with the State Fire Marshall's Office. The Power Department reports that for the remodel, the electric service may need to be updated. Any changes to the site may require relocation of existing power system which may at developer's expense. The City Engineer has reviewed their drop off plan and agrees with their proposal. The Police Department has provided a caution regarding the potential impact of drop off times and the Staffrecommends: that the Planning Commission approve the requested CUP for a Private School 1. The maximum number of students shall be limited to 40 based on the minimum adopted parking requirement for schools: One (1) parking space for each administrator and faculty  2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  applicable standards is not possible, the CUP request may be denied.  parking spaces on the current parking lot without any additional improvements.  use as well as proximity to the residential (R-4) single-family district.  neighborhood.  street) parking requirements.  challenge they have had with other similar uses with the City.  subject to the following seven (7) conditions:    Bountiful City Planning Commission Approved. Minutes April7,2020 Page3of10  1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  member, plus one (1) space for each four (4) seats in an auditorium or assembly area. Based on parking requirement for schools and other permitted uses on-site and their parking Mr. Astorga stated there was an error in the language of condition 1 which should read "The maximum number.... parking requirement, 40. students may not be accomplished." 2. The Applicant shall confirm compliance of the parking spaces by submitting to the Planning Director a site plan delineating such spaces. This shall take place prior to any other submittals 3. The Applicant shall paint the parking spaces to clearly show the delineation of the spaces. The parking spaces shall comply with applicable area requirements, etc., as specified in the 4. Inc conjunction with the required annual business license and renewal, the private school shall document with the Business License Coordinator their number of admimstrators/faculy and 5. The applicant shall receive any applicable permits by South Davis Metro Fire and the State 6. For the remodel, the electric service may need to be updated. Any changes to the site may require relocation of existing power system which would be at developer's expense. 7. Apply separately for signage, including temporary signs, meeting the standards of the Code to Councilwoman Harris and City Attorney Clint Drake joined the video conference meeting Chair Monson asked for clarification of the limitation of parking for the total number of students and administrators spaces 28 students versus 40 students due to the parking lot that is shared with the adjacent car lot. Mr. Astorga stated that there was a correction for the assessment of the use of the auto sales business would be 3 parking spaces which would allow the school to utilize the next 10 spaces. For the 10 spaces with the current proposal with 3 administrators they will have a maximum of28 students. Ifthe auto sales use ceases to operate from that location then the number Mr. Bell asked about the situation for the home on the corner. Mr. Astorga stated that the home is owned by the same property owner and the City did not have any specific plans about the future Mr. Jacobs asked for clarification about thel home occupation that may be relocated to this location. Mr. Astorga noted that the applicants may want to move the home occupation business may be moved to this commercial location. Ifthe business moved to this location it would be changed to a commercial business. Mr. Tanner stated that ifhe would like to pursue this, then he would file any Mr. Drake stated that a condition could be added that there was mention of a potential Home Occupation Use and that the applicant would need to comply with all City requirements if they  requirement, 40 parking spaces my not be accomplished.  associated with building permits for remodels to the buildings.  Land Use Code.  students to assure compliance with the parking requirements.  Fire Marshall's Office.  be reviewed by Staff.  (Zoom).  could jump to 40 students.  for the home.  applications in the Planning office and it would be addresses at that time.  were to pursue that business use.  Chair Monson opened the PUBLIC HEARING at 6:55 p.m.    Bountiful City Planning Commission Approved. Minutes April.7,2020 Page4of10  1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  Mr. Francisco stated that there were no comments sent to the City email before the meeting started  and no public was at the Public Hearing wanting to comment. Chair Monson closed the PUBLIC HEARING at 6:57 p.m.  Mr. Astorga stated that the existing auto business has a current business license agreement and there would need to be parking spaces for all businesses at this location. Chair Monson asked if there could be a parking agreement between the property owner and applicant to be able to use the parking spaces. Mr. Astorga noted that the business uses would be looked at during the business license renewal time. Mr. Drake noted that an agreement could not take away the number of spaces needed for the auto sales business. Mr. Astorga stated the property owner may have possible options to accommodate more parking spaces which would need a site plan review to comply with landscaping approval before the project could be started. Mr. Jacobs asked if the approval of the Conditional Use Permit can be based on meeting parking requirements instead of capping the number of students. Mr. Astorga noted that staff would prefer to amend the Conditional Use Permit if more parking is added. The applicant noted that the school would be JeVonne Tanner noted that the school will focus on the home school/private hybrid - student learning. Students will be at the school Mon 12:00-3:00, T-Thurs will be 8:30 - 3:00 and Fridays off, with occasional meetings will bel held on Fridays. Staff will be at the school 30 minutes before Ms. Spratley made a motion to approve a Conditional Use Permit for a Private School in the Downtown zone located at 85 West 300 South with the seven (7) conditions outlined by staff and the correction to condition 1 stated by Mr. Astorga to read "The maximum number.... parking requirement, 40 students may not be accomplished." Lynn Jacobs seconded the motion. Mr. Bell asked for clarification of after-hours events for the previously approved private school on Main St. Mr. Astorga stated the City adopted a zone text amendment that would allow private schools in the Downtown zone but would require approval through a Conditional Use Permit. Roll call vote was taken. Voting passed 7-0 with Commission members Bawden, Bell, Clark, 4. Consider approval of a preliminary and final site plan for Deseret First Credit Union Towns located at 260 North 500 West, Jonathan Johnson representing Deseret First Credit Union, Jonathan Johnson and Spencer Park were present. Curtis Poole presented the staffreport. The Applicant, Deseret First Credit Union, requests Preliminary and Final Architectural Site Plan approval for the construction of a new credit union branch office at 260 North 500 West, which is aj permitted use in the C-H (Heavy Commercial) Zone. The Applicant is proposing to construct a new branch office at this location. The property is located on the City's western boundary and is entirely bordered by the C-H (Heavy Commercial) Zone with the exception of the property to the north (Bountiful Manor Condominiums), which is in the RM-25 (Multiple Family Residential)  capped at 50 due to the lack ofa fire suppression system in the building,  and afters school.  Harris, Jacobs, Monson, and Spratley voting aye.  applicant.    Bountiful City Planning Commission Approved Minutes April 7,2020 Page5of10  1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  Zone. The Lowe's development is to the west across 500 West.  The proposed development will be located on a 1.03 acre property. The Applicant will remove all currently existing buildings on the property and replace with a new structure, parking and landscaping features. The site currently has two drive approaches from 500 West and the Applicant proposes to remove the approach on the north and replace with curb, gutter and sidewalk; and will continue to maintain use of the approach on the south. As 500 West is a UDOT facility the Applicant will need to obtain necessary approvals, permits and inspections from UDOT on the remaining drive approach and to work in the right-of-way. The Applicant will provide these The structure proposed by the Applicant will be one level and shows a mix of brick and metal composite material in grey and beige tones. The southwest corner oft the building will feature large glass panels which will give views into the lobby and offices from the exterior. The primary entrance to the building will be from the south and will feature a prominent brick and glass articulation. The Applicant has provided vertical and horizontal elements to provide relief from The Applicant is showing landscaping which far exceeds the fifteen (15) percent standard required by Code. In addition to the landscaping surrounding the building and parking areas the Applicant will provide a large open grass area on the east side of the property which will be continuously maintained. The Applicant indicates this area could become a future development which would require an amended site plan to be reviewed by the Planning Commission. Existing fencing on the The Landscape Plan submitted by the Applicant shows they will provide five (5) additional trees; however, they are not indicating any trees adjacent to 500 West as required by Code. Staff and the Applicant request to further discuss the proposed Landscape Plan in relationship to the required street trees found in Bountiful Land Use Code $ 14-16-109, C and 14-16-117 (included as attachments). Staff recommends the Planning Commission review the sections of Code and the The Applicant is requesting the Planning Commission review tree placement within their Landscape Plan to determine if substitutions of trees would be acceptable. The Commission may add a condition of approval to strictly follow the Code, requiring one (1) street tree be planted for every thirty-five (35) lineal feet of street frontage; or the Commission may add a condition of approval to allow for a substitution of tree types placed adjacent to 500 West with the same The Parking Plan submitted by the Applicant meets the standards of the Code including ADA required parking. To the east of the principal structure the Applicant is proposing two drive- through lanes with vehicular cueing meeting the standards oft the Code. The driveway on the south will run through the property and connect to the property immediately adjacent to the east. Storm water will be collected on site and the Applicant will need to sign a Storm Drain Maintenance Agreement and provide a Stormwater Pollution Prevention Plan (SWPP) to the City as the site exceeds one (1) acre. Culinary water and sewer connections will be provided by existing lines in 500 West. Garbage collection will take place to the east of the drive-through lanes and the  approvals to the City.  large flat walls.  north and south oft the property will be removed and replaced by the Applicant.  location oft trees within the proposed Landscape Plan.  standards as street trees.    Bountiful City Planning Commission Approved Minutes April7,2020 Page 6 of10  dumpster will be contained behind a site obscuring wall. The Photometric Plan shows lighting will not spill onto adjacent properties or 500 West. The Applicant will continue to work with Bountiful The development is occurring in an area with urban levels of infrastructure already in place. Impacts from the development of this property have been anticipated in the design of the existing storm water, sewer, and water and transportation systems. The conditions of approval are designed Staff recommends the Planning Commission forward to the City Council a recommendation of approval for the Preliminary and Final Architectural and Site Plan Review for the proposed credit  2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  Light and Power on connections to the site.  ton mitigate other impacts anticipated by the development.  union branch office subject to the following seven (7) conditions:  1. Complete any and all: redline corrections.  2. All damaged curb, gutter and sidewalk along 500 West shall be replaced.  3. Receive UDOT approvals and permits for the drive approach and to work in the UDOT right- 4. Provide a SWPP and resolve any issues or concerns regarding storm water retention to the 5. Apply separately for signage, including temporary signs, meeting the standards oft the Code to 6. Pay fees and post an acceptable bond in the amount determined by the City Engineer.  of-way.  satisfaction oft the City Engineer. bei reviewed by Staff.  7. Sign a Public Improvement Development Agreement.  Staff noted that the code requires street, screening, or ornamental trees need to be located next to the west side of the building and feels that the trees could be placed closer together. Mr. Bell would like to see a street tree that would possibly give more visibility into the lobby. Mr. Park noted the concern for the 10 foot power easement on the west side and the safety for the bank lobby. Mr. Astorga noted that City code has changed in the past years and is unaware of some of the older development requirement during their approval process. Staff referenced the City code to note that trees should be within the right away from back of sidewalk. Mr. Cheney stated that ift there was utility work done within the easement area, the City would replace shrubs, grass or landscape and is not required to replace large street trees. Mr. Poole: noted that the power line is buried to the south oft the driveway. Mr. Jacobs asked for clarification about the spacing of the trees. Mr. Astorga noted the applicant indicated a difference ofinterpretation oft the placement of trees. Mr. Cheney would like to recommend that grass be planted and trees or shrubs not be planted due to ai number of utilities buried in this area. Mr. Monson would like to ask staff to look Mr. Bell asked for clarification of the driveway to the east. Mr. Poole noted the driveway will continue east to the building behind this project. The applicant has agreed to place two trees to the northwest including counting the black Austrian pine tree just next of the northwest corner oft the building of the building and one to the northwest of the first parking space with the flexibility of the species of trees. Mr. Drake agrees that staffh has the flexibility to approve the species of trees. Ms. Spratley made a motion to forward a recommendation to City Council of approval for the Preliminary and Final Architectural and Site Plan Review for Deseret First Credit Union located at 260 North 500 West with the seven (7) conditions outlined by staff with the additional condition to  at this code 14-16-109 to possibility be amended.    Bountiful City Planning Commission Approved Minutes April 7,2020 Page 7ofl 10  allow street or ornamental trees and to allow the City Planner to approve the species of trees. Jim Roll call vote was taken. Voting passed 7-0 with Commission members Bawden, Bell, Clark, 5. Consider preliminary site plan approval for 2"d and Main, a mixed use multi-family dwelling  2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  Clark seconded the motion.  Harris, Jacobs, Monson, and Spratley voting aye. located at 220 NI Main St, Justin Atwater, applicant. Justin Atwater was present. Curtis Poole presented the staffi report.  The Applicant, Pembridge Heathrow Holdings LLC, is requesting Preliminary Architectural and Site Plan approval for a Mixed Use Development located at 220 North Main Street which is a conditional use in the DN (Downtown) Zone. The Applicant appeared before the Planning Commission on September 17, 2019 requesting a Variance from the parking standards of the DN (Downtown) Zone. The purpose of the Variance was due to the affects Barton Creek had on the development of this property. The Commission granted the Variance with the conditions the Applicant install a wall of sufficient height sO as to completely screen and buffer the parking area from Main Street, said wall should be at least six (6) feet tall as measured from the sidewalk and provide an opening, access or gate, if possible to Main Street. The Commission also noted that by granting the Variance the Applicant would be required to meet all other zoning standards and The Applicant is proposing to consolidate three (3) separate parcels into one (1) parcel consisting of approximately 0.7 acres. This property is located in the DN Zone. The property is bordered by an IHC Health Service building to the north and parking for IHC to the east. To the south of the property is an office complex and across Main Street to the west is a vacant property which was The Applicant will remove all existing buildings on the three parcels, including the building housing the current location of Brooks Fabrics and the former dentist office on the north side oft the site. The Applicant is proposing five (5) buildings which will be a mix of twenty-one (21) Residential Units, consisting of two (2) studio, eight (8) one-bedroom and eleven (11) two- bedroom units; and up to four (4) Commercial spaces facing Main Street. The Applicant will apply for a Conditional Use Permit for the Residential Units of the development which would accompany the Final Site Plan. The parcels currently have two (2) drive approaches on Main Street and one (1) approach on 200 North. The Applicant is proposing to close the approaches on Main Street, replacing them with curb, gutter and sidewalk. The approach from 200 North will be the The two (2) buildings facing Main Street will be three (3) levels with the Commercial space on the bottom and Residential spaces above. The buildings show a mix of brick, stucco and metal siding with a grey and beige color scheme. The Commercial entries facing Main Street will be recessed; however, the Applicant should provide an additional architectural feature such as, an awning, friezes, landscape planters, etc. The Residential spaces fronting Main Street show a mix of horizontal and vertical architectural elements, including balconies, which provide visual relief  receive necessary approvals regarding development ofthe property.  the former location ofLuxury Automotive.  access point for the site.  meeting the standards oft the DN Zone.    Bountiful City Planning Commission Approved Minutes April7,2020 Page 8 of10  The three (3) Residential buildings to the east of the development will have similar architectural features, material and color schemes. Buildings D and E which face 200 North will be back-loaded two (2) car garages and Building C will be front-loaded two (2) car garages. Building C will have front entries next to the garages and each unit will have a balcony on the north side ofthel building. Buildings D and E will have front entrances facing 200 North which will be recessed and have canopies meeting the standards of the DN Zone. These buildings will also feature individual The Landscaping Plan submitted by the Applicant show the development has seventeen (17) percent landscape coverage. The landscaping standards for the DN Zone require each development have a minimum ten (10) percent landscaping coverage and to provide an additional fifty (50) square feet of landscaping per residential unit. The minimum landscaping for this site would be fourteen (14) percent per Code. The Applicant will need to provide a detailed Landscaping Plan meeting the standards of the Code, such as placement and types of plant material, prior to Final Architectural and Site Plan Review. The Applicant will also need to receive approval from Davis The proposal shows the Applicant will provide thirty-seven (37) parking spaces. Based upon the Commercial and Residential use of the property the development would need fifty-five (55) parking spaces per Code. The Bountiful Land Use Code (S 14-7-120, C and $14-18-104, E) permits joint use parking if the Applicant submits a parking analysis, gives the location and number of spaces to be shared and records a Deed Restriction or easement with the County to guarantee access for both uses. The Applicant has submitted a parking analysis prepared by Focus Engineering and Surveying, LLC, which indicates the peak parking for this site would range from al low of twenty-eight (28) needed stalls to a peak of thirty-five (35) stalls needed. The parking standards in the DN Zone require all parking spaces to be located to the side or rear of buildings. Parking is not permitted in the front setback. There are five (5) spaces along 200 North which are showing within the front setback. These spaces would need tol be revised by the Applicant. As noted in previous Commission meetings, Barton Creek splits this site from south to north. Davis County has a twenty-seven (27) foot easement over the creek which does not allow the construction of any buildings. The existence of the creek and the easement makes this a difficult site to develop. In addition, the effective flood zone of Barton Creek encroaches upon this site, which likely would affect the construction of Buildings A, C and E. The Applicant would be required to build to required flood standards or obtain a letter of Map Amendment/Revision from the Federal Emergency Management Agency (FEMA) before building permits could be issued for Culinary water and sewer connections will be provided by existing lines in Main Street and 200 North. The Applicant will continue to work with the City Engineer on placement of meters and mitigating the potential damage to Main Street and 200 North from excavation. Power connections already exist on the site and the Applicant will work with Bountiful Light and Power on locations of power boxes. The Garbage dumpster is proposed on the east ofthe site and south of Building C. This property is located on a very visible corner of Main Street and development of the site will have a noticeable impact on Downtown. The development is occurring in an area with urban levels of infrastructure already in place. Impacts from the development of this property have been  2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  balconies on the north side.  County prior to constructing any retaining walls along the creek.  those buildings located in the effective flood zone.  The Applicant will need to provide a turn route for garbage collection.    Bountiful City Planning Commission Approved. Minutes April7,2020 Page 9of10  1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48  anticipated in the design oft the existing storm water, sewer, and water and transportation systems. The conditions of approval are designed to mitigate other impacts anticipated by the development. Staff recommends the Planning Commission forward a recommendation of approval to the City Council for Preliminary Architectural and Site Plan Review for the Mixed Use Development  located at 220 North Main Street subject to the followingo conditions:  1. Complete any and all redline corrections. record with the County.  2. Prior to applying for a Building Permit the Applicant shall consolidate the three (3) parcels and 3. All damaged curb, gutter and sidewalk along Main Street and 200 North shall bei replaced. 4. Prior to submittal for Final Architectural and Site Plan approval provide Staff with a Landscaping Plan meeting the standards of the DN (Downtown) Zone and the general 5. Revise parking along 200 North to meet the standards of the DN Zone and submit a parking plan showing which spaces are designated as shared spaces between the uses. 6. Demonstrate that adequate turning space is provided for garbage collection and provide adequate back-out distance for the eastern most unit of Building E. 7. Revise Commercial entries facing Main Street to show additional architectural features 8. Receive approval from Davis County for connection of storm drain inlets to the existing box 9. Provide flood resistant design and construction methods for buildings located in the effective flood zone or obtain an approved Letter ofFlood Map Revision for the site from FEMA. 10. Pay fees and post an acceptable bond in the amount determined by the City Engineer.  standards ofthe Code.  meeting the standards of the DN Zone.  culvert and construction ofretaining walls along the creek.  11. Sign a Public Improvement Development Agreement.  Mr. Astorga noted staff will take applicants thru the preliminary and final site plan separately for those projects in the downtown zone. Mr. Bell asked for clarification of the number of parking spaces. Mr. Poole stated the parking study and proposed parking for the project. Mr. Jacobs agrees with the philosophy of having business use during the day and residential at night. The parking study would look at business and residential needs. Ms. Spratley asked if the preliminary site plan should go forward with the loss of the 5 parking spots. Mr. Poole stated that this is a preliminary site plan and an additional condition could be added by the Commission members. Mr. Atwater stated that the project has 3 extra parking stalls that are: required by City requirements. Staff has included condition 5, which he feels that the project will be able to accommodate. Mr. Bell discussed the possibility of moving the dumpster to the north and would allow more landscaping. He feels that the three parking spaces to the east would cause more problems with vehicles backing up onto the street. Mr. Cheney is concerned about the flood easements and amount of fill needed for Building E. Mr. Atwater responded the site will be raised about 5-10 feet and doesn't feel that this issue would stop the approval process and can be addressed at Final approval. Mr. Cheney stated the canal sits 3-4 feet below the property and the FEMA map is the most current map that is available for this property. He feels that getting the FEMA map amended will take some time. Mr. Atwater noted that he feels confident that they will be able to get this Ms. Spratley made a motion to forward a recommendation of approval to the City Council for  resolved.    Bountiful City Planning Commission Approved Minutes April 7,2020 Page 10of10  1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19  Preliminary Architectural and Site Plan Review for the Mixed Use Development located at 220 North Main the eleven (11) conditions outlined by staff. Jesse Bell seconded the motion. Roll call vote was taken. Voting passed 7-0 with Commission members Bawden, Bell, Clark,  Harris, Jacobs, Monson, and Spratley voting aye.  6. Director's report, review of pending applications and miscellaneous business. Mr. Astorga reported the next Planning Commission will be on May 5.  Chairman Monson ascertained there were no other items to discuss. The meeting was adjourned at  8:551 p.m.  Planning Commission Chairman F APPROVED ONMAY5,2020