BOUNTIFUL CITY Tuesday, June 18, 2019  PLANNING COMMISSION AGENDA  6:30 p.m.  NOTICE IS HEREBY GIVEN that the Bountiful City Planning Commission will hold a meeting in the Conference Room at 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 4, 2019.  3. PUBLIC HEARING- Consider approval ofa a variance to the standards oft the Bountiful City Land Use Ordinance to allow for retaining walls greater than 10 feet located at 1233 4. Consider approval of a Conditional Use Permit in written form for inside storage for a building construction material/office for Jim Miller Plumbing and Heating located at 220 5. Consider approval of a Conditional Use Permit in written form for a multi-family 6. Planning Director's report, review of pending applications and miscellaneous business.  ESunrise Place, Jason and Amanda Kier, applicant.  W Center St, Randy Lewis representing Jim Miller, applicant. dwelling located at 33 W 400 South, Brian Knowlton, applicant.  ClintDrake, Interm City Planner    Bountiful City Planning Commission Minutes June 4, 2019 6:30 P.M.  Present:  Chair = Sean Monson; Vice Chair - Von Hill; Planning Commission Members Jesse Bell, Jim Clark, and Sharon Spratley; City Council Representation - Richard Higginson; City Attorney - Clint Drake; Asst City Planner - Curtis Poole; City Engineer - Lloyd Cheney; and  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 May 21, 2019.  Sharon Spratley made ai motion to approve the minutes for May 21 as written.  Jim Clark seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, 3. PUBLIC HEARING - Consider approval of a Conditional Use Permit for inside storage for a building construction material/office for Jim Miller Plumbing and Heating located at 220 W 4. Consider final site plan approval for a building construction material/office without outside storage for Jim Miller Plumbing and Heating located at 220 W Center St, Randy Lewis  Higginson, Hill, Monson, and Spratley voting aye.  Center St, Randy Lewis representing Jim Miller, applicant.  representing Jim Miller, applicant.  Randy Lewis was present. Curtis Poole presented the staff report.  The applicant, Jim Miller, requests Conditional Use Permit and final site plan approval for an expansion ofhis existing business located along 200 West. The proposal will provide additional office The property is zoned C-G (General Commercial) and is bordered on the east and north by commercial zoning and on the south and west by multi-family residential zoning. The proposed development is approximately 0.129 acres (5,619 square feet). Various businesses have tried to develop this property; The proposed building meets all the required setback, height and parking standards of the commercial zone. In addition the proposal shows a landscape buffer of 10 feet against the residential property to the west. The overall landscape exceeds the 15 percent as required by code. A detention basin will be located on the south western portion oft the lot and will be part oft the overall landscaping. To meet the landscaping standard for trees, staff has requested the applicant add three additional trees on the north The main floor of the proposed building will have a standard and larger overhead garage door to accommodate vehicle storage and loading in addition to an office space. There will be a stairwell  and storage space for. Jim Miller Plumbing near the existing business.  however, the lot size and setback standards placed constraints difficult to meet.  and east side oft the property.  Bountiful City Planning Commission Minutes - June 4, 2019  Page lof5    entrance accessed on the west of the building leading to a storage area under the office and one oft the garage bays. The main floor office will need to be accessed by a sidewalk on the west side of the building in addition ai railing separating it from the stairs leading to the basement storage area; both of The existing drive approach will be removed and replaced with curb and gutter and a new 24 foot Staff recommends the Planning Commission approve the Conditional Use Permit and forward to the City Council a recommendation of approval of the final site plan for the proposed building/construction material and supplies without outside storage for Jim Miller Plumbing subject to  which will need to be added to plans prior to issuance oft the building permit.  drive access will be added.  the following conditions:  1. Complete any and all redline corrections.  2. Prior to the issuance ofal building permit the additional trees required to meet the standards of the Code along with the addition of the sidewalk and handrail on the west side of the building  will need to be added to the plans.  Chair Monson opened and closed PUBLIC HEARING at 6:33 p.m.  Richard Higginson made ai motion to approve the Conditional Use Permit and to forward ai recommend ofapproval to the City Council for the preliminary site plan for a building construction material/office without outside storage for Jim Miller Plumbing and Heating located at 220 W Center St. Von Hill seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, Higginson, Hill, 5. Consider preliminary and final site plan review approval for the Bountiful Family Search Center located at 1579 N Main St, Christian Stevens representing the Bountiful Family Search  Monson, and Spratley voting aye.  Center, applicant.  Christian Stevens was present. Mr. Poole presented the staffi report.  The applicant, Bountiful FamilySearch Center, requests preliminary and final site plan approval for an Educational Services Building, located at 1579 North Main Street. The property is located in the The property is zoned MXD-R and is bordered on the south and west by the Village on Main mixed- use development. There is a multifamily development to the north across Page Lane and commercial zoning across Main Street to the east, both in Centerville City. The proposed development is located on 1.22 acres (approximately 53,143 square feet) which is currently a vacant lot on the corner of Main Street and Pages Lane. Development of this parcel has been anxiously anticipated for years as it is an The proposed plans show a 10,000 square foot single story building, housing multiple classrooms, conference rooms, and consultation and study areas. Entrances are located on the west facing the parking lot and east facing Main Street. The exterior of the building will be a mix of wood siding, clear glazed aluminum, exposed wood elements and architectural concrete. The roofwill be a standing seam metal roof. Thej proposed building meets the required setback and height standards for the MXD-  MXD-R (Mixed-Use Residential) zone.  entry point to Bountiful on Main Street from the north.  Rzone. The proposed use oft the building is aj permitted use in the MXD-R zone.  Bountiful City Planning Commission Minutes - June 4, 2019  Page 20 of5    Parking for the facility will be located on the south and the west of the property. The proposal shows 38 parking stalls plus an additional 4 handicap stalls. The proposed parking will meet the standards of the code; however, in addition the applicant will verify any cross parking access with the surrounding developments for times of heavy parking use. Vehicular access to the property will be on the southwest oft the property from the interior of the Village on Main development and an existing drive approach onto Pages Lane which runs between this property and the property to the west. Plans submitted show there will be a landscape buffer along Main Street and Pages Lane with ai mix of flower beds, trees (both new and existing) and grass. There will be a plaza feature to the east of the building with a pathway leading to the corner ofMain Street and Pages Lane. In addition there will be landscaped areas buffering the property to the south and landscaped islands in the parking lot. The Water and sewer will be provided via connections to existing lines within the Village on Main development. Storm water drainage was designed in conjunction with the previous development and is sized to handle the change to this development. The Power Department indicated there may: need to be an easement release and relocation of the transformer at the southwest corner oft the lot. The development is occurring in an area with urban levels ofi infrastructure already in place. Impacts from the development of this property have been anticipated in the design oft the existing storm water, Staff recommends the Planning Commission forward a recommendation of approval to the City Council for preliminary and final site plan review for the proposed educational services building  proposed landscaping meets the standards oft the Code.  sewer, and water and transportation systems.  subject to the: following conditions: 1. Complete any and all redline corrections.  2. Prior to issuance of the building permit, resolve any concerns with Bountiful City Light and Mr. Stevens stated that the applicant has been working with the Power department for a possible Mr. Bell and Mr. Higginson thanked the applicant for the complete and polished look of the plans. Jesse Bell made a motion to forward a recommendation of approval to the City Council for the preliminary and final site plan approval for the Bountiful Family Search Center located at 1579 N Main St with the 2 conditions outlined by staff. Richard Higginson seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, Higginson, Hill, Monson and Spratley voting aye. 6. Consider preliminary site plan review approval for a triplex located at 170 North 100 West,  Power regarding connections to the property.  easement release and possible changes to the existing utility box.  Jonathon Blosch, applicant.  Jon Blosch was present. Curtis Poole presented the staff report.  The applicant, Jonathon Blosch, requests preliminary site plan approval for a 3-unit multifamily development located at 170 North 100 West. The property is located within the DN (Downtown). zone. The applicant has submitted aj proposal to develop 3 multifamily units at this location in the DN zone.  Bountiful City Planning Commission Minutes - June 4, 2019  Page3of5    The property is on the western edge of the DN zone which borders single-family residential to the west. The property has a commercial use to the north, a DCFS facility to the east and a single-family home to the south. The property is .25 acres (approximately 10,933 square feet) and currently has a The applicant has not submitted elevation plans; however, the proposal is for a two-story building. As the lot is located along 100 West the maximum building height shall not exceed 35 feet. Before final site plan review the applicant will need to submit a detailed elevation plan showing building materials and architectural features meeting the standards of the Code for the DN zone. The applicant will also need to address pedestrian street access to each oft the units meeting the DN zone standards. The current proposal demonstrate the building meets the front, north side and rear setbacks; however, the applicant will need to revise the plans to include a 10' landscape buffer between this development and the single-family home to the south as required by code. The applicant will need to submit a The proposal shows a total of 6 parking stalls which will be located behind the building. The preliminary floorplans show one 3-bedroom unit and two 2-bedroom units. The proposed bedroom count will require a minimum of8 8 stalls which would include guest parking as required by code. Before the issuance of building permit the existing drive approach will need to be removed and replaced with a Bountiful standard Type A approach. Prior to the issuance of a Certificate of Occupancy the applicant will need to repair any damage to the curb, gutter and sidewalk along 100 West. On the south side of the property there will be a 7' wide utility easement required by Bountiful While multifamily residential units are allowed in the Downtown zone, the number of units which can be constructed will always be dependent upon lot size, and setback, height and landscaping standards oft the Code. The burden is upon the applicant to find alternative solutions to meet code. The applicant will need to demonstrate how storm water impacts to the site will bel handled. Sidewalks Staff recommends the Planning Commission forward a recommendation of approval to the City Council for preliminary site plan review for the proposed 3 unit multifamily building subject to the  single-family home on the lot.  detailed landscaping plan before final site: review.  Power.  will have to be repaired as part ofthe project.  following conditions:  1. Complete any and all redline corrections.  2. Prior to submittal for final site plan approval, complete a survey of the property to determine total buildable area available on the property. Complete any revisions to the site necessary based on the 3. Prior to final site plan approval applicant shall apply for approval ofa Conditional Use Permit. 4. Submit detailed elevation plans showing building materials and architectural elements as required 5. Revise the site plan to show minimum required setback and pedestrian access to the building and submit a parking plan which will meet the standards ofthe City'soff-street: parking ordinance. 6. Submit a landscaping plan meeting the minimum requirements of Sections 14-16- 104 and 14-7-  size of the parcel. by code.  109.  7. All damaged curb, gutter and sidewalk along 100 West shall be replaced.  Mr. Poole corrected the staff report for the needed number of parking stalls which should be 7 stalls  Bountiful City Planning Commission Minutes - June 4, 2019  Page 4 of5    for the proposed set of plans. He also stated the preliminary floor plans show one 3-bedroom unit and two 2-bedroom units. The proposed bedroom count will require a minimum of 8 stalls which would include guest parking as required by code. Mr. Blosch proposed that the 3-bedroom unit be a 2- bedroom unit with a den. Commission members discussed what guidelines and architectural designs that should be used to consider ai room as a den instead ofal bedroom. Mr. Monson would like tol have some clarification from staff to be given to the Planning Commission about what could constitute a Mr. Drake stated that Bountiful City does not have a definition in the code for al bedroom. He read the International Building Code stating that there needs to be 2 methods of egress, at least 7 feet tall ceilings, windows need to be at least 24"and 44" from the floor and 5.7 sq feet for the opening and 24" high and 20" wide, room should be at least 70 sq feet. The Code does not necessary require a closet Mr. Blosch discussed a possible change in the future to commercial space. Mr. Poole stated that there would need to be 8 additional parking stalls if it was changed into commercial space and that the Sharon Spratley made a motion to table this item until the July 2, 2019 Planning Commission meeting to allow the applicant to return with a more complete set of plans that would also show elevations and renderings and tol have the City staffresearch what design guidelines could be used to consider a room aden or a bedroom. Jesse Bell seconded the motion. Voting passed 6-0 with Commission members 7. Consider approval of the Findings of Fact approval for a variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30% located at 2452 Cave Hollow Way, Daniel and Carri Fergusson, applicant. Clint Drake reminded the Planning Commission that variances need to meet all 5 criteria.  bedroom versus a den.  for a bedroom but the market dictates that there should be a closet.  Downtown zone would not allow cross parking.  Bell, Clark, Higginson, Hill, Monson and Spratley voting aye.  Richard Higginson made a motion to approve the Findings of Fact for the approved variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30% located at 2452 Cave Hollow Way. Von Hill seconded the motion. Voting passed 6-0 with Commission members Bell, Clark, Higginson, Hill, Monson and Spratley voting aye. 8. Planning Director'sreport, review of pending applications and miscellaneous business.  1. Next Planning Commission meeting will be. June 18, 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 7:29  City on June 24, 2019.  p.m.  Clint Drake, Interim Bountiful City Planner  Bountiful City Planning Commission Minutes - June 4, 2019  Page 5of5    Item #3  Commission Staff Report  Item: Author: Date:  PUBLIC HEARING - Request for a variance to allow for retaining walls greater than 10 feet in height. Curtis Poole, Assistant City Planner  Address: 1233 East Sunrise Place  BOUNTIFUL EST.1892  June 18, 2019  Description of Request  The applicants, Jason and Amanda Keir, have requested a variance to allow for retaining walls greater than 10 feet in height for their property located at 1233 East Sunrise Place in thel R-F (Residential Foothill) zone. The proposed variance would allow for construction of  ar new home on this vacant property.  Authority  Section 14-2-111 authorizes the. Administrative Committee as the review body for variance requests within the R-Fzone related to retaining walls exceeding 10 feeti in height. Section 14-2-104 authorizes the Chairman oft the Administrative Committee to assign any item designated for Administrative Committee review to the Planning Commission, in which case the Planning Commission acts under the same authority granted to the Administrative  Committee.  Background and Analysis:  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 oft the property from the road. The property to the north, a detention pond owned by the United States Government, was constructed after the subdivision was approved. Lot 15 has 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 oft 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 oft the cul-de-sac. This is not a naturally occurring feature oft the property. The challenge for the applicants, similar to others in the R-F: zone, was to balance all three oft these concerns. In their design, the applicants were able to reduce the downward slope oft 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  remained vacant since creation oft the subdivision.    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 of the driveway would not meet  standards and would require a variance.  Variance Findings  Utah Code 10-9a-702 establishes the criteria for review ofa variance request and stipulates the applicant "shall bear thel burden of proving that all oft the conditions justifyinga variance have been met." In order to grant a variance each oft the following criteria must be () Literal enforcement ofthe ordinance would cause an unreasonable hardship for the applicant thati is not necessary to carry out the general purpose ofthe land use  met:  ordinances;  Staff Response: State law defines a hardship as 'associated with and peculiar to the property itself," and further: states thel hardship "cannot be self-imposed or economic."A steep reverse, grade driveway was necessary to access the buildable portion oft 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 thel lot. The addition of Sunrise Place should not be considered self-imposed hardship created by the applicants. (ii) There are special circumstances attached to the property that do not generally apply 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 ofs 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 oft the subdivision. In other words, granting the grading of Sunrise Place created a unique circumstance that only (ii) Granting the variance is essential to the pmentofasuhstanta. property right 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 oft the home is not a natural condition, and is a feature associated with the construction oft 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 will allow other properties ai right not (iv) The variance will not substantially affect the general plan and will not be contrary to  to other properties in the. same zone;  affects this property.  possessed by other property in the same zone;  extended to the applicant's property.  the public interest;    Staff Response: Approval ofa a variance fort the applicants will not havea as substantial effect to the General Plan as other properties in the R-F: zone are treated similarly regarding steep slopes and retaining walls. Iti is an interest to the City to have all buildable lots developed as (v) The spirit ofthe land use ordinance is observed and substantial, justice done Staff Response: Thej purpose of the land use ordinance that requires improvements be located on slopes less than 30% is to preserve the hills and manage runoffand 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 ofthe Code also stipulates that the alteration of sensitive lands should be the minimum necessary to allow for reasonable use oft the 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  opposed to remaining vacant.  property.  Department Review  The request has been reviewed by the City Planner, City Engineer, and City Attorney  Recommended Action  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 oft the requested variance related to retaining walls greater than 10 feet with the following condition: 1. The applicants will continue to work with staff to ensure the final plans submitted will meet the standards for building in the R-F: zone, inj particular reducing the downward slope of the driveway and show reasonable impact to slopes greater than  30% and final heights ofretaining walls.  Attachments 1. Aerial Photo 2. Applicant's Narrative 3. Proposed Plan    Aerial Photo  1233 East Sunrise Place  KierProperty:  GoogleEarth    SALTLAKEC CITY 228EAST500SOUTH,: SUITE101 84111,UTAH THE KIER RESIDENCE  ARCFLO  T:801-3209773 F801-320.9774 Eprojets@arcll.com avisionary designfimm  SOUTH-EXISTING GRADE 3D VISUAL AID  NORTHE EAST- EXISTING GRADE 3DV VISUAL AID  SUNRISER PLACE  SOUTH WEST- EXISTING GRADE 3D VISUAL AID  ZONING SITEPLAN Sele.1-20 1A A) 0  AYOUTS AND CALCULATIONS SHOWN ARE BASEDONT THE INFORMATION PROVIDED AND OBTAINED TODATE. THISI  ANDCONCEPTUAL ANDM MAYVARY THROUGHOUT THE PROJECT. INFORMATIONISNOT INTENDEDT TOREPRESENT FINAL CONSTRUCTION OUTCOME ORRESULTS. ZONINGS SITEPLAN  5/28/2019 AS101    SALTLAKE CITY 228EAST5 500SOUTH, SUITE101 84111,UTAH THE KIER RESIDENCE  ARCFLO designfim  T:801-3209773 F:801-320_9774 E: projects@arcflo.com  Grading&  4  SUNRISE PLACE  GRADING & DRAINAGE PLAN Sele T-10 0B  LLUSTR LAYOUTSA AND CALCULATIONS SHOWN ARE BASEDONT THE INFORMATIONI PROVIDED ANDO OBTAINED TODATE MENFERUATOISHENNANZ ANDCONCEPTUAL ANDMAYVARYT THROUGHOUT THE PROJECT. PRESENTED INFORMATIONI ISNOTI INTENDED TOREPRESENT FINALO CONSTRUCTION OUTCOMEC ORRESULTS.  5/28/2019    SALTLAKE CITY 228EAST500SOUTH,: SUITE101 84111,UTAH THE KIER RESIDENCE  ARCFLO design_fim  F8013209774 T:801.3209773  EprojetsDarctl.com  EBEEE HET  1233  SOUTHF PERSPECTIVE  LAYOUTS ANDCALCULATIONS: SHOWNA ARE BASEDO ON THE  ANDO OBTAINED TODATE THISI INFORMATIONIS ISPRELIMINARY ANDC CONCEPTUAL ANDMAYI VARYT THROUGHOUT THE PROJECT. PRESENTED IFORMATIONISNOTI INTENDED TOREPRESENT FINAL  ORRESULTS.  5/28/2019    SALTLAKE CITY 228EAST500SOUTH,: SUITE101 84111,UTAH THE KIER RESIDENCE  ARCFLO designfim  F8013209774 T:801:3209773  EprojectsParctl.com  E  NORTHP PERSPECTIVE  ILLUSTRATIONS, LAYOUTS AND CALCULATIONS SHOWN ARE BASED ONT THE PROVIDED ANDO OBTAINED TODATE IMSIFATOISHEUNUNT ANDO CONCEPTUAL ANDMAYV VARY THROUGHOUT THE PROJECT. PRESENTED IFORMATIOMISNOTN INTENDED TOREPRESENT FINAL COMSTRUCTIONOUTCOME ORRESULTS.  5/28/2019    SALTI LAKE CITY 228EAST 500SOUTH, SUITE1 101 84111,UTAH THE KIER RESIDENCE  ARCFLO firm  T:801.3209773 F:801-3209774 E-projetsParctl.com  SOUTHEASTF PERSPECTIVE  SHOWN ARE ON THE PROVIDED AND OBTAINEDT TODATE. THISINFORMATIONE VISPRELIMINARY AND CONCEPTUAL ANDMAYV VARY THROUGHOUT THE PROJECT. PRESENTED IMFORMATIONISNOTH INTENDED TOREPRESENT FINALC OUTCOME ORRESULTS. SOUTH EAST  5/28/2019    SALTLAKEC CITY 22BEAST500SOUTH,S 84111,UTAH SUITE101 THE KIER RESIDENCE  ARCFLO designfirm  T:801.3209773 F:801:3209774 E: projects@arctlo.com  E  H FR EPE L I  WEST PERSPECTIVE  LAYOUTS AND CALCULATIONS SHOWN AREE BASEDO ONT THE PROVIDED ANDO OBTAINED TODATE. THISINFORMATIONE TISPRELIMINARY ANDCONCEPTUAL ANDMAYV VARY THROUGHOUT THE PROJECT. PRESENTEDI IMFORMATIONISNOTH INTENDED FINAL CONSTRUCTIOHDUICOME ORRESULTS. WEST  5/28/2019    SALTLAKE CITY 228EAST500SOUTH,: SUITE101 84111,UTAH THE KIER RESIDENCE  ARCFLO designfim  T:801.3209773 F801-3209774 Eprojects@artio.com  ETE BB  E  E EB  BBE  SOUTHEASTE ELEVATION  NORTH WEST ELEVATION  EB  SOUTHWESTI ELEVATION  MORTHEASTEEVATION Scale:  LAYOUTS ANDC CALCULATIONS SHOWN AREB BASEDONT THE INFORMATIONP PROVIDED AND OBTAINED TODATE. THISI INFORMATION ISPRELIMINARY AND CONCEPTUAL ANDI MAY VARY THROUGHOUT THE PROJECT. PRESENTED IMFORMATIONISNOTH INTENDEDT TOREPRESENT FINAL CONSTRUCTIONO OUTCOME ORRESULTS.  5/28/2019    ARCFLO avisionary design firm  28EAST50OSOUTH.S SUITE 101 . SALTLAKECITY, UT84111 - E PROETSEARCRIOCOM, T8013209773  Subject: THE KIER RESIDENCE Project ID: R-4896A-19 Project Narrative  Tuesday, May 28, 2019  Project Location: 1233 E SUNRISE PLACE, BOUNTIFUL, UTAH  ARCFLO was asked to evaluate the existing grading of the property located at 1233 East Sunrise Place, and assist in developing a design solution for a private residence that would be sensitive to the existing land use ordinance of the RF Single-Family Residential Foothill Zone. In working through the various options we have encountered a primarly difficult hardship related to the 16% cross-slope found along the south property line and Sunrise Place road. The hardship related to this cross-slope creates a series of impacts which make it difficult to comply with the general design constraints outlined by the current zoning ordinance for the RF Single-Family Residential Foothill Zone. As we have found in working on this project, the literal enforcement of the ordinance would cause additional unreasonable hardships as that would require making unsound and unsafe compromises with driveway grades to marginally reduce retention wall heights and possibly make adjustments to the existing street and sidewalk to overcome the current 16% cross-slope associated with the approach and frontage of the subject property. As shown in the illustration below, one of special circumstances attached to the property which do not generally apply to other properties in this zone is the existing 16% cross slope along the south property line. This Circumstance is the result from the original cutting and grading of Sunrise Place road. The agressive 16% cross-slope creates a grading condition which impacts the efficiency to achieve a driveway that would descend more agressively as an attempt to lower the overall building height and lowering the height of the necessary retention walls. Another special circumstance associated to this property is the grading that was created when a change of grade occured near the north boundary of the property when the man-made reservoir was introduced to the neighborhood some years ago. Had this reservoir not been required fort the community, the grading of this particular site could have been successfully modified to reduce the  overall slope.  PROPOSED RESIDENCE 16% CROSS-SLOPE   E  SUNRISE PLACEF ROAD  figure.1.01  PROPERTY RIGHTS  The basic property right that we are working to provide onsite, which has become difficult to provide because of the aforementioned 16% cross-slope on the driveway. is that of private. secured storage. This use of storage is intended for vehicles and other common items related to home ownership In order top provide the basic property right of secured storage and have it be safely and reasonably accessible. will require consideration of a variance related to retention walls taller than 101 ft.. in height. In addition. in order to achieve safe access to garage and residence. the variance related to changes of grade located within areas on the property which have existing grades greater than 30% would need to be: considered in order to overcome the challenges created by the 16% cross-slope created by Sunrise Place road (e. the South Property Line). (see sheet AS 104 GRADING & DRAINAGE PLAN of attached drawings and visual  aids)  02019ARCFLO I PAGE-A0O1    ARCFLO avisionary design firm  228EAST5 500S SOUTH, SUITE 101 - SATLKEOIAUTNTTL. EPOECTSPARGROCV. - T.801320.9773  Project Narrative Continued...  Based on the unique circumstances found on this property, the granting of the requested variances for this should NOT substantially affect the general plan. In addition, because of the vast distance between the subject property and the nearest adjacent lot which has a direct view being over 2,000 feet away, there really are no site lines that would directly In following the spirit of the land use ordinance and balancing the remaining reasonable options afforded by the specific site conditions, various design solutions have been incorporated as a result of the design team's sensitivity to the intent of the land use ordinance and the design constraints defined within said ordinance. For example, the proposed grading and retention on the majority oft the site has been designed with a terracing strategy sO as to reduce the visibility of the proposed retaining walls from adjacent properties. This strategy provides an opportunity for vegetation and landscaping to buffer the potential public views to these walls. In addition, any proposed retention walls that exceed 10 feet in height have been designed in a manner which allows the ability to provide landscape screening tor reduce their visibility from the public view. All of this has been done in observation of the current land use ordinance in an effort to design the structure to work cohesively with the natural terrain in a manner that will reduce the overall With the primary hardship being the extreme 16% cross-slope which is found at the transition of the drive approach and Sunrise Place road, it is worth noting that this transition is indeed associated with the property for which the variance is sought. The condition certainly impacts the site and produces a situation that is worthy of considering a request for the aforementioned variences related to retention wall heights exceeding 10 feet in height and retention As illustrated, the circumstances outlined above are indeed specific to this property. and are not in any way demonstrative of the general conditions of the neighborhood. In addition, the proposed design solutions whichi incorporate the special circumstances have a direct correlation to the hardship caused by the 16% cross-slope as Ins summary, should this variance not be granted. the primary privilege and property right which would be deprived is the ability to have a driveway that is safely accessible which provides access to secured storage as an enclosed garage which is attached to the primary structure This privlege and feature of secured residential storage is commonly Thank you in advance for your time and attention to this matter. We are excited and pleased that we have been able to develop a design solution that has a minimal impact to the site and provides a responsible strategy for addressing the inherent hardships associated with this property. Ifl may answer any questions or provide more information please let  impact neighboring properties and therefore, should NOT be contrary to the public interest.  visual impact and integrate the proposed residence into the fabric of the neighborhood.  walls constructed on areas of the property which have existing grades greater than 30%.  mentioned.  found with the majority of the other properties with the RF Single Family Residential Foothill Zone.  me know. a Best regards, S Steve Scoville Principal ARCFLO avisionary desiga fim  02019ARCFLO PAGE-A002    When Recorded, Please Return to: Bountiful City Planning Department 790S. 100E. Bountiful, UT 84010  Conditional Use Permit  Aj public hearing was held on. June 4, 2019, at the South Davis Metro Fire Station Conference Room to consider the request for a Conditional Use Permit for inside storage for a building construction  material/office at the following location:  220 West Center Street, Bountiful City, Davis County, Utah  Parcel: 03-024-0156 BEG 66 FT W OF THE W LINE OF 200 WEST STR AT A PT N 0/19' E 106.75 FT & N 89441' W 105.50 FT FR A CITY INTERSECTION MONU AT 200 WEST & CENTER STR, WHI PT IS ALSO GIVEN AS S 935.73 FT & N8 89/41' W 66 FT FR THE NE COR OF LOT 3, BLK3, NMC BOUNTIFUL TS SURVEY; & RUNTHN 89/41'W 661 FT; THS82) FT, M/L, TOTHEI NJ LINE OF ASTR; TH E 66FT ALGSD STRTOAPT66 FTWO OF THE W LINE OF 200 WEST STR; THN82FT,MIL, TOTHE POB. CONT.0.125 The Bountiful City Planning Commission heard the matter and considered the statements of the applicant, City staff, and the public. As a result, the Planning Commission makes the following  ACRES  findings:  1. This matter was properly heard before the Planning Commission. 2. Appropriate public notice has been provided and a public hearing held.  The Bountiful City Planning Commission hereby grants this Conditional Use Permit for inside storage for a building construction material/office located at 220 West Center Street, Bountiful,  Davis County, Utah, with the following conditions: 1. Complete any and all redline corrections.  2. Prior to the issuance ofal building permit the additional trees required to meet the standards oft the Code along with the addition oft the sidewalk and handrail on the west side oft the  building will need to be added to the plans.  The Conditional Use Permit was approved on June 4, 2019, and this written form was approved this  18th day ofJune, 2019.  Sean Monson  ATTEST: Darlene Baetz Recording Secretary  Planning Commission Chairman    When Recorded, Please Return to: Bountiful City Planning Department 790S.1 100E. Bountiful, UT 84010  Conditional Use Permit  Aj public hearing was held onl May 7,2019, at the South Davis Metro Fire Station Conference Room to consider the request for a Conditional Use Permit for a 14-unit multifamily development at the  following location:  33 and 55 West 400 South, Bountiful City, Davis County, Utah  Parcel: 03-032-0081 BEG AT NE COR LOT 2, BLK 5, PLAT A, BOUNTIFUL TS SURVEY, TH W 66 FT, TH S 165 FT, TH E 66 FT, TH N 165 FT TO BEG. CONT. 0.25 Parcel: 03-032-0082 BEG AT NW COR OF LOT 1, BLK 5, PLAT A, BOUNTIFUL TS SURVEY, E 66 FT,S 132 FT, W 66 FT,N132 FTTOE BEG. CONT. 0.23 ACRES The Bountiful City Planning Commission heard the matter and considered the statements of the applicant, City staff, and the public. As a result, the Planning Commission makes the following  ACRES  findings:  1. This matter was properly heard before the Planning Commission. 2. Appropriate public notice has been provided and aj public hearing held.  The Bountiful City Planning Commission hereby grants this Conditional Use Permit for a 14-unit mulifamilydevelopment located at 33 and 55 West 400 South, Bountiful, Davis County, Utah, with  the following conditions:  1. Complete any and all redline corrections.  2. Prior to thei issuance ofal building permit the parcels two parcels shalll be consolidated, the portion oft the property tot the east shall be conveyed and all lot lines adjusted to properly show the new] parcel. Complete any revisions to the site necessary based on the: size ofthe 3. Submit al landscape plan meeting the minimum requirements of Sections 14-16-104 and  new parcel. 14-16-109.  4. All damaged curb and gutter and sidewalk along 400 S. shall be replaced.  The Conditional Use Permit was approved on May 7, 2019, and this written form was approved this  18th day ofJune, 2019.  Sean Monson  ATTEST: Darlene Baetz Recording Secretary  Planning Commission Chairman