BOUNTIFUL CITY Tuesday, July 2, 2019 6:30 p.m.  PLANNING COMMISSION AGENDA  NOTICE IS HEREBY GIVEN that the Bountiful City Planning Commission will hold a meeting in the Conference Room at City Hall, South Davis Metro Fire Station, 255 S 100 W, Bountiful, Utah, at the time and on the date given above. The public is invited. Persons who are disabled as defined by the American with Disabilities Act may request an accommodation by contacting the Bountiful Planning Office at 298-6190. Notification at least  24 hours prior to the meeting would be appreciated. 1. Welcome and Introductions.  2. Approval oft the minutes for. June 18, 2019.  3. Consider preliminary site plan approval for 2nd and Main, a mixed use multi-family 4. Consider preliminary site plan approval for an addition at St. Olaf Church and School located at 1793 South Orchard Dr, Ralph Stanislaw representing St. Olaf Church and 5. CONTINUED TO JULY 16 - Pending complete plans Consider preliminary site plan review approval for a triplex located at 1701 North 100 West, Jonathon Blosch, applicant. 6. - Consider approval of the Findings of Fact for the approval of a variance to the standards oft the Bountiful City Land Use Ordinance to allow for retaining walls greater than 10: feet 7. Planning Director's report, review of pending applications and miscellaneous business.  located at 2201 N Main St, Justin Atwater, applicant.  School.  located at 1233 E Sunrise Place, Jason and Amanda Kier, applicant.  atpe Francisco Astorga, City-Planner    Bountiful City Planning Commission Minutes June 18, 2019 6:30P.M.  Present:  Chair - Sean Monson; Vice Chair - Von Hill; Planning Commission Members - Jesse Bell, Jim Clark, and Sharon Spratley; City Council Representation - Richard Higginson; Attorney Clint Drake; Asst City Planner Curtis Poole; City Engineer - Lloyd Cheney; and  -  City  Recording Secretary Darlene Baetz Planning Commission Member - Tom Smith  Excused:  1. Welcome and Introductions.  Chair Monson opened the meeting at 6:30j pm and welcomed all those present.  2. Approval of the minutes for June 4, 2019.  Richard Higginson made a motion to approve the minutes for June 4 as written. Jim Clark seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, Higginson, Hill, Monson, and 3. PUBLIC HEARING - Consider approval of a variance to the standards of the Bountiful Land Use Ordinance to allow for retaining walls greater than 10 feet located at 1233 E Sunrise City  Spratley voting aye.  Place, Jason and Amanda Kier, applicant.  Jason and Amanda Kier were present. Curtis Poole presented the staff report.  The applicants, Jason and Amanda Keir, have requested a variance to allow for retaining walls than 10 feet in height for their property located at 1233 East Sunrise Place in the R-F (Residential greater Foothill) zone. The proposed variance would allow for construction of a new home on this vacant Section 14-2-111 authorizes the Administrative Committee as the review body for variance within the R-F zone related to retaining walls exceeding 10 feet in height. Section 14-2-104 authorizes requests the Chairman of the Administrative Committee to assign any item designated for Administrative Committee review to the Planning Commission, in which case the Planning Commission acts under In1 1985 Sunset Hollow subdivision Plat A was approved. The applicant's property, 1233 East Sunrise Place, or lot 15, was part of the approved subdivision. As the subdivision was developed, Sunrise Place was graded and a fill slope was constructed for the west side of the cul-de-sac, resulting in a steeper slope than the natural grade at the front of the property from the road. The property to the north, a detention pond owned by the United States Government, was constructed after the subdivision The applicants have submitted a proposal for a new home to be built on their property. With the steepness oft the downward slope the applicants needed to address the reverse grading of the driveway, disturbing slopes greater than 30% and the height oft the retaining walls. The slopes which exceed 30% are limited to the fill slope associated with the construction of the cul-de-sac. This is not a naturally  property.  the same authority granted to the Administrative Committee.  was approved. Lot 151 has remained vacant since creation oft the subdivision.  occurring feature oft the property.  Bountiful City Planning Commission Minutes - June 18, 2019  Page lof4    The challenge for the applicants, similar to others in the R-F zone, was to balance all three of these concerns. In their design, the applicants were able to reduce the downward slope of the driveway; however, it still requires a retaining wall taller than 10 feet. The wall is roughly 17 feet at the highest point. Because the wall is taller than the 10 foot minimum standard in code it is necessary for the applicants to apply for a variance. Ift the variance is denied, it would create a situation where the slope Utah Code 10-9a-702 establishes the criteria for review of a variance request and stipulates the applicant "shall bear the burden of proving that all of the conditions justifying a variance have been (1) Literal enforcement of the ordinance would cause an unreasonable hardship, for the applicant that is not necessary to carry out the general purpose ofthe land use ordinances; Staff Response: State law defines a hardship as "associated with and peculiar to the property itself," and further states the hardship "cannot be self-imposed or economic." A steep reverse grade driveway was necessary to access the buildable portion of the lot. As Sunrise Place cul-de-sac was graded and constructed it created slopes greater than 30% on Lot 15 and a steeper transition from the road to the lot. The addition of Sunrise Place should not be considered self-imposed hardship created by the (i) There are special circumstances attached to the property that do not generally apply to other Staff Response: Many of the properties in the R-F zone have similar constraints as the applicant's property which limit the buildable area and require steep driveways, tall retaining walls and disturbances of slopes greater than 30%. The applicant's property is unique however, because unlike many other properties, the slopes greater than 30% are not the natural slope and were created during the construction of the subdivision. In other words, the grading of Sunrise Place created a unique (ii) Granting the variance is essential to the enjoyment of a substantial property right possessed by Staff Response: Other properties in the R-F zone with buildable lots have been allowed some reasonable disturbances oft the slopes greater than 30%, and the need to create steep driveways and tall retaining walls. The slopes disturbed by the construction of the home is not a natural condition, and is af feature associated with the construction of the cul-de-sac. Granting the variance will allow the applicants to enjoy similar property rights possessed by others in the R-F zone. Denying the variance (iv) The variance will not substantially affect the general plan and will not be contrary to the public Staff Response: Approval of a variance for the applicants will not have a substantial effect to the General Plan as other properties in the R-F zone are treated similarly regarding steep slopes and retaining walls. It is an interest to the City tol have all buildable lots developed as opposed to remaining  ofthe driveway would not meet standards and would require a variance.  met." In order to grant a variance each oft the following criteria must be met:  applicants.  properties in the. same. zone;  circumstance that onlyaffects this property. other property in the. same zone;  will allow other properties a right not extended to the applicant's! property.  interest;  vacant.  Bountiful City Planning Commission Minutes - June 18, 2019  Page 2 of4    (v) The spirit oft the land use ordinance is observed and substantial justice done  Staff Response: The purpose of the land use ordinance that requires improvements be located on slopes less than 30% is to preserve the hills and manage: runoff and erosion on properties located in the foothills. The Code anticipates that there are existing lots with special circumstances and that the variance process provides a way for those lots to be developed. However, Section 14-4-101 of the Code also stipulates that the alteration ofsensitive lands should bet the minimum necessary to allow for reasonable use ofthe property. The proposal submitted by the applicants, demonstrate they have made substantial efforts to minimize the impact construction will have on the slopes oft their property. Based on analysis of the required criteria from State law included in the findings above and the materials submitted by the applicant, staff recommends approval of the requested variance related to 1. The applicants will continue to work with stafft to ensure the final plans submitted will meet the standards for building in the R-F zone, in particular reducing the downward slope of the driveway and show reasonable impact to slopes greater than 30% and final heights of retaining Steve Scoville, Architect for Mr. and Mrs. Kier, presented computerized 3-D plans for the proposed home. The presentation included 30% grades, driveway slope, driveway panels and front 25' setback.  retaining walls greater than 10 feet with the following condition:  walls.  Chair Monson opened and closed PUBLIC HEARING at 6:39 p.m.  Staff discussed the wall would be visible from the street. Mr. Scoville stated that the plan is to add Mr. Cheney stated that because the slope is not a natural slope and was created when the subdivision Staff and Commission members discussed what approach that they should take for issues that arise Mr. Monson stated that he would like to see al buffer of vegetation against the large retaining wall. Sharon Spratley made a motion to approve the Variance to the standards of the Bountiful City Land Use Ordinance to allow for retaining walls greater than 10 feet located at 1233 E Sunrise Place with the condition outlined by staff and the addition of a second condition to have extra vegetation to be used as a buffer for the retaining wall. This should also include in the Findings of Fact that occurred int the process of development that there is not an existing structure on the property. Richard Higginson seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, 4. Consider approval of a Conditional Use Permit in written form for inside storage for a building construction materialloffice for Jim Miller Plumbing and Heating located at 220 W Center St, Sharon Spratley made a motion to approve the Conditional Use Permit in written form for inside storage for a building construction material/office for Jim Miller Plumbing and Heating located at 220 W Center St. Richard Higginson seconded the motion. Voting passed 6-0 with Commission members  plants to be a buffer for the wall.  was created, the 30% slope requirement does not apply.  like this item. Statfrecommended taking each item as it comes up.  Higginson, Hill, Monson, and Spratley voting aye.  Randy Lewis representing Jim Miller, applicant.  Bountiful City Planning Commission Minutes - June 18, 2019  Page3of4    Bell, Clark, Higginson, Hill, Monson and Spratley voting aye. located at 33 W 400 South, Brian Knowlton, applicant.  5. Consider approval of a Conditional Use Permit in written form for a multi-family dwelling Jim Clark made a motion to approve the Conditional Use Permit in written form for a multi-family dwelling located at 33 W 400 South. Von Hill seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, Higginson, Hill, Monson and Spratley voting aye. 6. Planning Director's report, review of pending applications and miscellaneous business.  1. Next Planning Commission meeting will be. July 2, 2019.  2. Francisco Astorga has been hired for the Planning Director position and will start with Bountiful Chair Monson ascertained there were no other items to discuss. The meeting was adjourned at 7:03  City on June 24, 2019.  p.m.  Clint Drake, Interim Bountiful City Planner  Bountiful City Planning Commission Minutes - June 18, 2019  Page 4 of4    Commission Staff Report  Item #3  Subject: Author: Date:  Preliminary Site Plan approval for a Mixed Use Residential and Commercial Development Curtis Poole, Assistant City Planner  Address: 220 North Main Street Description of Request:  July 2, 2019  BOUNTIFUL EST.1847  The applicant, Privet Barrow, LLC/Justin Atwater, requests preliminary site plan approval fora Mixed Use Residential and Commercial Development, located at 220 North Main  Street. The property is located in the DN (Downtown) zone.  Background and Analysis:  The property has aj prominent location on Main Street at the corner of 200 North. IHC Health Services owns and operates the property to the North and East, a commercial development is located to the south across 200 North and a vacant car lot is across Main Street to the west. The proposed development is located on multiple parcels approximately The proposed plans show a mixed used residential and commercial development consisting oft two commercial spaces fronting Main Street and 14 two-bedroom residential units behind and above the commercial spaces and fronting 200 North. The proposed residential units willl have two-car garages. The existing home on the northern part of the development will be removed as well as the Brook's Fabric Building on the corner of Main Properties developing along Main Street must have a commercial presence at ground level and be given a high level of consideration ini the development process to preserve the character oft the downtown area. Design and architectural elements should be thoughtfully placed throughout the development, especially on prominent locations such as  0.684 acres (29,795 square feet).  Street and 200 North.  intersections.  The DN: zone requires all developments fronting Main Street to have parking areas entirely behind the principle structures. Plans show 13 on-site parking stalls in addition to the two- car garages. The plans show an additional 5 parking stalls on the street; however, on-street parking cannot count toward the parking requirement oft the development. There may need tol be adjustments to some oft the stalls as they would fall within the front yard setback or Thej proposed development will be accessed by an approach on Main Street and one on 200 North. Drive aisles should continue to meet the standards of the code to allow for vehicle access to garages, especially the units along 200 North. Timing oft this construction will need to be carefully coordinated with the reconstruction of 200 North.  adjacent to Main Street.    Au unique feature oft this development is the existence ofa a creek which runs through the middle oft the property. The creek in addition to the setback standards ofthe DN zone will constrain how this property develops. Construction oft this property will need to be  coordinated with and receive approval from the County.  Department Review and by thel Fire Marshall. Significant Impacts  This proposal has been reviewed by the Engineering, Power, and Planning Departments  The development is occurring in an area with urban levels ofinfrastructure already in place. With this proposed development occurring at the intersection of Main Street and 200  North it will greatlyimpact the aesthetics oft the Downtown area.  Recommended Action  Staff recommends the Planning Commission forward a recommendation of approval to the City Council for preliminary site plan review for the mixed use residential and commercial  development subject to the following conditions: 1. Complete any and all redline corrections.  2. Prior toi issuance oft the building permit, resolve any concerns with Bountiful City 3. Prior to final site plan approval applicant shall apply for approval ofa Conditional 4. Revise parking which will meet the standards oft the Land Use Ordinance,  Lightand) Power regarding connections to the property.  Use Permit.  particularly Sections 14-7-110 and 14-18-107.  5. Update the south and north elevations oft the building at the corner of Main Street and 200 North to show design and architectural elements consistent with 14-7-112, section C. In addition revisions to thei north elevation oft the residential units along 200 North should be made to avoid large expanses of uninterrupted building 6.A Adetailed landscaping permit shall be submitted meeting the minimum  surfaces as detailed in code.  requirements of sections 14-7-109, 14-16-104 and 14-16-109 prior to final site plan 7. Receive any necessary approvals from Davis County regarding the easements oft the  approval.  creek and development of the property.    8. Prior to the issuance oft the building permit parcels shall be consolidated and  complete any proposed property boundary adjustments.  Attachments 1. 2. 3.  Aerial photo Site plan Building elevations  Aerial Photo  220 North Main Street  IEAa  2ndand Main  GoogleEarth    BOUNTIFUL TOWN HOMES ON MAIN  PRELIMINARY SITEF PLAN 220N NORTHI MAIN STREET BOUNTIFUL, UTAH  PROJECT LOCATION  MAP  1 G T  D  SHEET: SP-1      200NORTHSTREET  SHEET: GU-1    3  RCHITECT  05' PERSPECTIVE VIEW  F  04 SW BUILDING- NORTHE ELEVATION  03 SW  025WE BUILDING- -SOUTHE ELEVATION  01 SW BUILDING. WEST ELEVATION  EXTERIOR SWB BUILDING A5.01    €  05'  VIEW  04 SE BUILDING- WEST ELEVATION  03 SE BUILDING. NORTH ELEVATION  06/10/19 EXTERIOR SE A5.02  02 BUILDING EAST ELEVATION  01 SE BUILDING- SOUTH ELEVATION    E  05'  VIEW  04 NE BUILDING. EAST  03 NE BUILDING- SOUTHE  06/10/19  ELEVATIONS NE BUILDING A5.03  02' NE BUILDING- WEST ELEVAITON  01 NE BUILDING. NORTH EVATION    B  IITEC  05'  VIEW  04 NWE BUILDING- SOUTH ELEVATION  03 NW BUILDING EAST ELEVATION  EXTERIOR ELEVATIONS NWE BUILDING SHEETNO A5.04  02 NW BUILDING- NORTH ELEVATION  01 NW BUILDING WEST    Commission Staff Report  Item #s 4&5  Subject: Author: Address: Date:  Preliminary Site Plan approval for an expansion oft the Denominational and Private School Curtis Poole, Assistant City Planner 1793 South Orchard Drive July2,2019  BOUNTIFUL EST.1847  Description of] Request:  The applicant, St. Olaf Catholic Church and School, requests preliminary site plan approval for an expansion of their private school, located at 1793 South Orchard Drive. The property  is located in the R-4 (Single Family Residential) zone.  Background and Analysis:  The property is zoned R-4 and is surrounded primarily by the single-family uses. St. Olaf Catholic School and Church are located on 7.207 acres (approximately 313,936 square feet) at the intersection of Orchard Drive and 1800 South. Construction on the existing school began in 1959 with the first classes starting in 1960. The school provides Kindergarten The proposed expansion will allow for construction ofa a multipurpose room, kitchen, additional classrooms and entry to the school. The school currently does not have a cafeteria or kitchen and students eat lunch at their desks. The proposed expansion will be to the east oft the existing school on what is now al hard surface playground and parking area. In addition to thel building the applicant is proposingrevisions to their entrances, The expansion will move the main school entry further to the east and which will give it more prominence. The applicant will revise the entrances to the school and create a smoother traffic flow for pick-up and drop-off. The parking lot to the west oft the existing school will be modified to create al landscape buffer between the sidewalks on Orchard Drive and 1800 South and the parking lot. A new parking loti is being proposed to the south oft the proposed expansion with additional parking being added to the west oft the expansion. Parking for this property is a shared use between the school and church. A new storm water retention system will be added as part oft the expansion to resolve issues with drainage. Modification to the proposed drain line from the proposed upper parking lot will need to be made to better align it with the lower parking lot drain line. As part oft the approval process the applicants will be required to contact and receive approval from the State Fire Marshall, and possibly will need tol have a sprinkler system installed on the expansion and retrofit a sprinkler system on the existing school. The proposed driveway on the north oft the school will need tol be a minimum width of20 feet  through 8th grade classes.  parking and landscaping plans.  for fire access.    Department Review and by the Fire Marshall. Significant Impacts  This proposal has been reviewed by the Engineering, Power, and Planning Departments  As construction proceeds there will be impacts to traffic flow, primarily along 1800 South as new utility connections are: made. Since thej property has been in use for years there will bel little impact to the surrounding neighborhoods, public utility and transportation  systems.  Recommended Action  Staff recommends the Planning Commission forward a recommendation ofapproval to the City Council for preliminary site plan review for the proposed expansion ofthe Denominational and Private School subject to the following conditions:  1. Complete any and all redline corrections. 2. Receive approval from the State Fire Marshall.  3. Prior to final site plan review provide a detailed landscaping plan. Light and Power regarding connections to the property.  4. Prior toi issuance of the building permit, resolve any concerns with Bountiful City  Attachments 1. 2. 3.  Aerial photo Site and utility plans Building elevations    Aerial Photo  1793 South Orchard Drive  FRSL Oa/ChureipemdScnool    1700 SOUTH STREET  EXISTING BUILDING  PROPOSED ADDITION   ALLLLA 777777777777  EXISTING BUILDING  SYMBOL LEGEND  1800 SOUTH STREET  C300    AERIALVIEW  HOLCSCHOG  RONTAPFROACHVEW    ICSCHOOL  WEST ELEVATION  SOUTH ELEVATION  EAST ELEVATION