BOUNTIFUL CITY Tuesday, May 7, 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 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 241 hours prior to the  meeting would be appreciated. 1. Welcome and Introductions.  2. Approval ofthe minutes for April 16, 2019.  3. PUBLIC HEARING (CONTINUED) Consider a proposal to change the zoning designation for approximately 15.5 acres from C-G/PUD and MXD-PO to MXD-R, located at 1520, 1650 and 1750 S Main St and 1512, 1551, 1560 and 1580 Renaissance 4. PUBLIC HEARING - Consider approval of a variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30% located 5. Consider preliminary site plan approval for an building construction material/office without outside storage for Jim Miller Plumbing and Heating located at 220 W Center St, 6. PUBLIC HEARING - Consider approval for a Conditional Use Permit for a multi- family dwelling located at 33 W 400 South, Brian Knowlton, applicant. 7. Consider preliminary site plan approval for a multi-family dwelling located at 33W400 8. Consider a final subdivision approval for Joe and Bette Eggett Subdivision Phase 6 located at 1401 East 1800 South, Terry Eggett and Connie Woolley, applicants. 9. Planning Director's1 report, review of pending applications and miscellaneous business.  Towne Center, Bruce Broadhead, applicant.  at 2452 Cave Hollow Way, Daniel and Carri Fergusson, applicant.  Randy Lewis representing Jim Miller, applicant.  South, Brian Knowlton, applicant.  Clint'Drake, Interim Bountiful City Planner  AAAL    Bountiful City Planning Commission Minutes April 16, 2019 6:30 P.M.  Present:  Chair- Sean Monson; Planning Commission Members = Jesse Bell, Jim Clark, Von Hill, Tom Smith, and Sharon Spratley; City Council Representation - Richard Higginson; City Planner Consultant - Chad Wilkinson; City Engineer - Lloyd Cheney; City Attorney - Clint Drake;  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 April 12,2019.  Sharon Spratley made a motion to approve the minutes for April 2 as written with the correction of motion in item 4. Richard Higginson seconded the motion. Voting passed 7-0 with Commission 3. PUBLIC HEARING - Consider a proposal to change the zoning designation for approximately 15.5 acres from C-G/PUD and MXD-PO to MXD-R, located at 1520, 1650 and 1750 S Main St and 1512, 1551, 1560 and 1580 Renaissance Towne Center, Bruce Broadhead, applicant. Bruce Broadhead, Ray Bryson and Steve McCutchan, with Renaissance Towne Center were present. Bruce Broadhead has submitted a zone map amendment request for the Renaissance Towne Centre. By way of review, the proposal is to amend the zoning designation of several properties (totaling approximately 15.5 acres) from C-G/PUD (General Commercial/ Planned Unit Development) and MXD-PO (Mixed Use-Professional Office) to MXD-R (Mixed Use-Residential). The property consists of multiple parcels extending from 1500 South to 1800 South and from Main Street to 300 West (Highway 68). The subject property is currently developed with commercial buildings and uses including a convenience store and three office buildings, along with a large parking structure. A mixed use building is currently under construction on the northern portion oft the property. Surrounding uses include a bank, large fitness center, a recently approved medical office building to the north, an automobile dealership to the south, ai mix of commercial and residential uses to the east and residential As discussed with the Commission at the April 2 meeting, the property was approved as a Planned Unit Development (PUD) in 2000. At that time, the height and setback standards of the C-G Zone were waived which allowed for the construction of the existing medical office tower on site. The applicant proposes a Mixed Use zone that will allow multifamily residential along with existing and proposed commercial uses. As proposed, up to 75 percent oft the square footage of the property may be developed as residential use. The proposal will allow for heights of up to eight stories in the center of the development with heights of between one and six stories in other areas. The general design of the site will remain consistent with the original development plan with Renaissance Towne Drive running north to south through the property. Thel higher densities for the property will be focused to the center  members Bell, Clark, Higginson, Hill, Monson, Smith and Spratley voting aye.  Chad Wilkinson presented staffi report.  use to the west.  oft the site and to areas proximate to the transit corridor along Main Street.  Bountiful City Planning Commission Minutes - April. 16, 2019  Page 1 of6    Analysis  Much has changed since the original development was approved in 2000. Notably changes in housing market conditions beginning in 2008 have created a higher demand for multifamily housing. Like other communities, Bountiful is faced with determining which locations make the most sense for accommodating additional density within the community. The proposed zone change would create a new mixed use zone allowing for high density residential along with the commercial uses already constructed within the property and some additional commercial uses to be constructed. Analysis of  the major components and significant issues with the development is included below.  Residential Use  While the original plan did not anticipate residential use of the property, several changes have occurred over the past 20 years that lend support for the idea of a residential component to the development. First and foremost, plans for the South Davis Transit Connector route between Salt Lake City and communities in South Davis County have progressed to a point that a locally preferred alternative and route for this transit line have been identified. The chosen transportation mode for the line is Bus Rapid Transit (BRT) which will travel along Main Street on the east side of the property. The choice to place a high frequency transit route along the property makes it a prime candidate for high density residential development. Additionally, the project area is located adjacent to existing  multifamilyzoning and development both inside and outside Bountiful City limits.  Building Height  The proposed standards allow for various heights throughout the development. Most of the buildings will be between one and four stories in height. A few of the buildings, including lots 1, 9 and 14 may potentially be up to 6 stories in height. One of the buildings identified as lot 11 may be up to 8 stories in height. The actual heights of the building will be determined by the use of the building with commercial floor heights being between 14 and 18 feet and residential floor heights between 11 and As discussed, the previous PUD approval waived building heights for the property and the current proposal would set height standards for each of the various lot and building areas for the site. The tallest of the buildings is planned for the center of the site with heights decreasing in areas closer to existing neighborhoods. The proposed heights are consistent with the original plans for the property and with the existing developments that have been approved including the medical office building and the mixed use building under construction on Pad A. The proposed standards do not include the previous restrictions for buildings adjacent to the roundabout adopted as part of the MXD-PO zone. Previously the Commission had recommended a maximum height of35 feet for the property adjacent to the roundabout with an additional some additional height allowed with additional setback. These standards should be included in the proposal in order to be consistent with the previous approvals for  14 feet.  the site. Design Standards  The proposed conceptual plan includes some standards guiding the development of the property including the standards for building height previously discussed and architectural standards found under structure design and: materials section ofthe document. The architecture and design concepts are similar to standards adopted for the Downtown Zone. In addition to these design standards, the property is subject to the design standards found in chapter 15 of the zoning ordinance. The proposal includes a number of development examples intended as a palette for design concepts for future development with flexibility in the implementation of the final design. Each of the buildings will  Bountiful City Planning Commission Minutes - April 16, 2019  Page 2of6    require individual site plan review and approval at which time the details of specific design can be discussed. The Commission may wish to include additional guidance to staff on design standards for  the site.  Pedestrian Circulation Plan  The submitted pedestrian circulation plan includes north south pedestrian routes along Main Street and Renaissance Towne Drive, with east/west connection occurring along 1500 South, 1800 South, mid development, between lots 16 and 19 and within the parking structure. East/west connections don't currently extend to the west side oft the development along Highway 68. In addition buildings located west of Renaissance Towne Drive don't have clearly defined pedestrian connections. Modifications Another issue is pedestrian access along Highway 68. Previous development on the: north west portion of the site did not include sidewalks on Highway 68. However, with the new residential component and the desire to build a pedestrian oriented development a sidewalk along the west side is extremely desirable. This sidewalk connection will also provide access from 1800 South to the mid-block pedestrian connection to the potential BRT stop on Main Street. While it may not be desirable to remove existing mature vegetation along the developed portion of the site, the development of the south portion of the property offers an opportunity to provide a needed connection between 1800 South and the midblock east west pedestrian connection. The plan should be modified to provide a sidewalk connection along the south portion of Highway 68. The design of the sidewalk should be  should bei made to include pedestrian connectivity to these buildings.  coordinated with the Utah Department otTransportation.  Traffic and Parking  The applicant has submitted a parking study developed by Hales Engineering analyzing the required parking for the site. The suggested shared parking rates are consistent with principles included in the MXD zoning standards. Peak parking demand for the office uses on the property and the residential uses will occur at different time allowing for shared use of the parking structures. Development oft the individual pad sites will need to be consistent with the parking study and will be analyzed individually during site plan review. The specific language in the parking plan should reflect that on-street parking along Main Street, 1800 South and 1500 South will not be counted toward the minimum parking A traffic study is required as part of the submittal and as of the date of this report the study has not been received. This traffic study is vital since the proposed use oft the property is changing. Therefore, af final recommendation by the planning commission should be delayed until this information is  requirement for the site.  received and reviewed by the City Engineer. Additional Recommended Modifications to Proposal  In addition to the recommended changes mentioned above, a number of additional changes are  included below:  Signage should reflect the standards of the DN and CH zone as described in Chapter 10 oft the zoning ordinance. Changes to the width of the base of the freestanding signs and changes related to number of signs for large parcels as described in Chapter 10 are appropriate and The Ordinance accompanying the development plan should specifically layout the approval The ordinance accompanying the development plan should also include the procedure for PUD  should be incorporated into the plan. process for individual buildings. ors subdivision plat approval.  Bountiful City Planning Commission Minutes - April 16, 2019  Page 3 of6    Any additional grammatical or typographical corrections should be made prior to forwarding  the item to City Council for review.  Standard of Review  As a matter of procedure, whenever the Planning Commission considers a request for a rezone (zone map amendment), it shall review it in accordance with the provisions of 14-2-205 AMENDMENTS B. For the purpose of establishing and maintaining sound, stable, and desirable development within the City, it is declared to be the public policy that amendments should not be made to the Bountiful City Land Use Ordinance or Zoning Map except to promote the objectives and purpose of this Title, the Bountiful City General Plan, or to  TOORDINANCE AND MAP, which are as follows:  correct manifest errors.  Significant Impacts  The proposed zone change will have impacts on the land use pattern for this portion of the City by allowing residential use in an area currently zoned for commercial. Impacts to traffic, parking and vehicle circulation are anticipated and should be considered as part oft the decision. Other impacts will include the construction of new infrastructure including sewer, water, and storm drain and roadways,  including sidewalks to serve the development site.  Recommendation:  The proposal is generally consistent with the overall goals and policies of the General Plan for the area. It is therefore recommended that the Planning Commission hold the required public hearing on the item and obtain public input on the proposal. Staff recommends that the Commission review the proposed Zoning Map amendment and accompanying standards included in the conceptual plan, along with suggested changes from staff and provide any additional modifications they deem to be appropriate. The item should then be continued to the next Commission meeting to allow for incorporation and review of any additional modifications, a review of traffic impacts from the development, needed corrections to typographical errors and other grammatical changes prior to Mr. Wilkinson stated that staff will re-notice this meeting for May 7 meeting as a Public Hearing. He clarified that this the first review oft this new zone standards that need tol be adapted and there are three ways to precede, Denial, Recommendation with a second meeting, or Approval. Reminded the PC  forwarding the item to Council for review and decision.  members that each building will need to come back thru PC and CC for approval.  Mr. Bell feels that this is an early version of the site plan and would like to see further refinement in development of the site plan, based on the fact that this project is permanent. The Renaissance Towne Dri is a private road that is open to the public and how does it work and interface with the public. Mr. Wilkinson stated that this meeting is not a site plan approval but includes the approval of regulations not just the map. The mixed use zone has certain regulations that need to be met which does include Richard Higginson discussed the possible intensity of development on the east side be switched to the west side to have less impact oft the neighboring areas. Mr. Wilkinson stated that the development has  pedestrian circulation.  been influenced by the transit plans.  Bountiful City Planning Commission Minutes -4 April 16, 2019  Page 4 of6    The Renaissance staff discussed the existing buildings/projects and showed plans for the proposed buildings/projects. The plans include the pedestrian walkways from Main thru out the Renaissance Towne Center and showed the proposed transit stations that are anticipated to have high ridership along Main St. The design standards which include the heights for the existing and proposed buildings are consistent with what the PC and CC approved in 2000. A parking study was requested, but had not been received at the time of this meeting, and will be given to the City staff when it is completed. Shared parking is anticipated between the Commercial businesses with peak hours during the day  hours and Residential properties with peak hours during the evening hours. Chairman Monson opened the PUBLIC HEARING at 7:21 p.m.  Kristina Gilmore resides at 405S285 W. Ms. Gilbert is supportive of the zone changes for this site and feels that there is a need for more living areas. She was concerned for the design and orientation oft the proposed buildings, and the walkability thru the parking lot and the landscape plan. Steve Preston resides at 1322 S300W. Mr. Preston expressed concern for the parking along both sides of the street next to the Performance Ford Dealership. He discussed the possible increase of traffic due to the closure ofWashington Elementary and his concern for the safety oft the children to be Ken Olson resides at 166 W 1500 S. Mr. Olsen feels that this project will have a significant impact in the neighborhood with the high density oft the project. He feels that the large buildings do not belong in Bountiful and believes it will have a large impact in the area and would like to see the residential Sara Flitton resides at 225 W 1700 S. Ms. Colton is concerned about the possible increase in traffic. She likes the family oriented area and would like to see more family friendly parks and playground Brian Knowlton, owner of Knowlton General. Mr. Knowlton is concerned about the housing crisis in the Wasatch area. He spoke about the need for affordable housing and loves the location of the housing in this area. He feels that this area should be more of a village feel and would like to give feedback with the management guidelines and have the promenade of Renaissance Towne Dr be the  changing the direction of the walking to school  plans scaled back.  areas.  focus of the project.  Chair Monson closed the PUBLIC HEARING at 7:37 p.m.  Mr. Broadhead noted that he was surprised at the comments from the public about thel lack ofwalkable neighborhoods. He showed the proposed walking areas and stated that the state did not want the sidewalks on the side of the state highway. The Renaissance Center wanted to attract commercial businesses to this project and would like this project to have a "gathering" feel. Proposed amenities include the pool, dining, club house, park, benches/small gathering areas, and the walking areas. The existing business employees currently are using the gym across the street and a future restaurant will  become a gathering place for the employees for lunch.  There was discussion that the possible designs include large sidewalks, park location, private use pool, building façade, storefronts, walkability and parking. Staff discussed the amount of density and the  need for more detail for the standards.  Bountiful City Planning Commission Minutes - April 16, 2019  Page 5of6    Mr. Monson stated that he is excited about the development of this area. He is concerned about the Tom Smith made a motion to continue this item to the next meeting on May 7, 2019. Jesse Bell seconded the motion. Voting passed 7-0 with Commission members Bell, Clark, Higginson, Hill,  vision ofthe walkability and the plan for the gathering areas.  Monson, Smith and Spratley votingaye  4. Planning Director's report, review of pending applications and miscellaneous business.  1. Next Planning Commission meeting will bel May 7, 2019.  Chair Monson ascertained there were no other items to discuss. The meeting was adjourned at 8:35  p.m.  Clint Drake, Interim Bountiful City Planner  Bountiful City Planning Commission Minutes - April 16, 2019  Page 6of6    Commission Staff Report  Item # 3  Subject: Public Hearing- Zone Map Amendment from C-G/PUD and MXD-PO to MXD-R Property Addresses: Multiple Approximately 1520 South Main to Author: Chad Wilkinson, Planning Director Department: Planning Date: May 7,2019  BOUNTIFUL EST.1847  Background and Analysis  The applicant has responded to the concerns raised by the Commission at the April 16 meeting by submitting additional revisions for review. The revisions include changes to the pedestrian circulation plan and modifications to the design standards proposed for the development. In addition, the proposed standards have been included in ordinance format to facilitate easier: review. The applicant has also completed the traffic study for the  property which has been reviewed by the City Engineer.  Design Standards  The submitted standards include additional requirements for articulation along the horizontal plane of the building along with inclusion oft tower elements at the entrances to buildings. Other changes have been included to create visual interest at the ground floor. The Commission should review the additional standards to determine ift the changes provide sufficient detail to address concerns with future development oft the site. One additional concern expressed by the Commission was centered on the design treatment along Renaissance Towne Drive. The applicant will present options for developmentalong The submitted sign standards should be considered by the Commission but appear to bei in general compliance with the standards of the CH and DN Zone as anticipated in the MXD  this street at the Commission meeting.  zone standards.  Pedestrian Circulation Plan  The revised pedestrian circulation plan includes the recommended connections through the center of the site and shows the sidewalk recommended along Highway 68. Final approval ofimprovements along the State Highway will require approval by the  Department of Transportation.    Standard of Review  As aj matter of procedure, whenever the Planning Commission considers a request for a rezone (zone map amendment), it shall review iti in accordance with the provisions of14-2- B. For the purpose of establishing and maintaining sound, stable, and desirable development within the City, it is declared to be the public policy that amendments should not be made to the Bountiful City Land Use Ordinance or Zoning Map except to promote the objectives and purpose of this Title, the  205 AMENDMENTS TO ORDINANCE AND MAP, which are as follows:  Bountiful City General Plan, or to correct manifest errors.  Department Review Significant Impacts  This item has been reviewed by the City Planner, City Engineer and City. Attorney.  The proposed zone change will have impacts on the land use pattern for this portion ofthe City by allowing residential use in an area currently zoned for commercial. Impacts to traffic, parking and vehicle circulation are anticipated and should be considered as parto of the decision. Other impacts will include the construction of new infrastructure including sewer, water, and storm drain and roadways, including sidewalks to serve the development  site.  Recommendation:  The proposal is generally consistent with the overall goals and policies oft the General Plan for the area. Iti is therefore recommended that the Planning Commission hold aj public hearing on thei item and obtain additional public input on the proposal. Staffrecommends: that the Commission review the proposed Zoning Map amendment and accompanying standards included with the conceptual plan and provide any additional modifications they deem tol be appropriate. The Commission may then recommend approval of the proposed zoning amendment as submitted, recommend approval with additional suggested  modifications, or recommend denial of the proposal.  Attachments 1. Aerial photo 2. Application Materials 3. Proposed MXD-Rstandards    Bountiful City Ordinance No. 2019-XX  Anordinance amending the Bountiful City Zoning Map tol MXD-R (Mixed Use-Residential) and adopting standards.  to change the zoning designation ofs several properties (totaling approximately 15.5 acres) from C-G/PUD (General Commercial/Planned Unit Development) and MXD-PO (Mixed Use-Professional Office)  Itis the finding of the Bountiful City Council that:  1. The Bountiful City Council is empowered to adopt and amend zoning maps and ordinances pursuant to Utah  State law and under corresponding sections of the Bountiful City Code. 2. Thez zoning change request has been made by the owners of the subject property.  3. As required by Section 14-2-205 of the Bountiful City Land Use Ordinance this zone map: and ordinance amendment is found to bei in harmony with the objectives and purposes of the Land Use Ordinance. 4. After a public hearing, the Bountiful City Planning Commission recommended int favor ofa approving this  proposed: zone map and ordinance amendment on XX.  5. The Bountiful City Council held a public hearing on this proposal on XX.  Development within the Renaissance Towne Centre MXD-R Zone will be in accordance with the standards contained in the Bountiful Land Use Ordinance and the approved Renaissance Towne Centre PUD plan except as specifically modified Section1. The official Zoning Map of Bountiful Cityi is hereby amended to designate the zoning for the following  within this Development Plan.  property as MXD-R (Mixed Use-Residential): Legal Description Inserted  Section 2. Development oft the property described in this ordinance shall be subject to the following standards:  PERMITTED USES  1. Up to 75% oft the building floor area for the entire project can be in residential uses including, but not limited to, apartments, townhomes, and condominiums. Other uses permitted in the Renaissance Towne Centre MXD-R: Zone mayi include the permitted uses included in Section 14-10-105a of the Bountiful City 2. Underlined uses in Section 14-10-105a of the Bountiful City Code are may be permitted to be located on 3. Ownership of the premises may be either kept in one name with all areas being rented, or the project may  Code.  individual pad sites or parcels.  be developed as a condominium or planned unit development.  LOTAREA  1. Residential units may be developed as either apartments or condominiums, rental ori for sale dwellings. Commercial units and professional offices within the Mixed Use-Residential Zone may be rented or sold as condominium units in such size and configuration as is deemed appropriate. Freestanding building lots shall    have a minimum of 20,000 square feet if platted as individual lots, or shall be a minimum of 3,000 square feet if platted as a pad site within a planned unit development as approved by the City Council.  LOT FRONTAGE AND ACCESS  1. Anyf freestanding lot shall have a minimum frontage of 901 feet on a public street.  2. Ap pad site within al Planned Unit Development shall not require any frontage along a public street ifitis accessible through a platted common area via an approved private street or other access approved by the  City Council.  BUILDING HEIGHT  1. Enumerated stories do not include rooms, barriers or stories designated for mechanical equipment, elevator towers, stair towers or accessible roofs. Floor heights vary depending on use and structural demands. 2. Commercial story heights may' vary between 14 and 18 feet with additional height allowed for some 3. Residential story! heights may vary between 11 and 141 feet with additional height allowed for lofts and 4. Building heights within Renaissance Center vary depending upon location and use. The following criteria  restaurants or recreational spaces.  mezzanines.  shall be used to determine the maximum building height permitted.  a. Buildings along Main Street willl be limited to a height of 651 feet. For every additional 11 foot of set back from the right of way the height may increase by 1 foot. This height standard will be limited to b. Buildings along 400 West / Utah Hwy 68 will be limited to al height of 35 feet. For every foot set back from the right of way the height may increase by one foot. This height standard will be limited to Lot 10 will be limited to al height of 35 feet unless setback an additional 11 foot as measured from the average adjacent grade to the peak ofa a pitched roof, or at the highest point ofa at flat roof, or the top  buildings east oft the centerline of Renaissance Towne Drive.  buildings west oft the centerline of Renaissance Towne Drive.  edge of any parapet.  MINIMUM BUILDING SETBACKS  1. Public right-of-way: 51 feet.  2. Spacing Between buildings as required by the International Building Code.  3. With the exception of parkingst structures, buildings along Main St. willl be set back a minimum of 201 feet 4. Lot 10 shall be set back 35 feet from the roundabout right of way measured from the point closest to the  from the property line. radius of the roundabout.  PEDESTRIAN PLAN  Public transportation and walkability in the Renaissance development are notable features for tenants and patrons alike. The site is designed to enable customers and residents to move walk throughout the project and take full advantage of the mixed service types. Uses of Residential, Office, Commercial, Institutional and Entertainment will ensure  Renaissance Towne Centre is a valuable asset to the community.    1. Several paths for Pedestrian access from Main Street provide pedestrian travel to all locations on the site from the Parking structure, Bus stop, and residential neighborhood. These paths are shown ont the adopted 2. Buildings up to 3 stories in height will have a minimum 101 foot sidewalk along Renaissance Town Dr. and a 3. Buildings taller than 3 stories in height will have a minimum 121 foot sidewalk along Renaissance Town Dr. 4. Landscape beds and deciduous trees are planted along Renaissance town Dr. to create al human scale for commercial store fronts no matter the height of the building. The landscaping will also reduce the temperature along the sidewalks and asphalt areas during hot summer months. Trees and planters within the sidewalk shall not reduce the sidewalk width to less than! 51 feet for buildings up to 3 stories tall or to less  Development Plan for the site.  minimum 81 foot sidewalk around all other accessible sides of the building. and a minimum 101 foot sidewalk around all other accessible sides oft the building.  than 7 feet for buildings taller than 3 stories.  TRAFFICPLAN  Renaissance Towne Drive has been designed to accommodate large amounts oft traffic without compromising the value ofw walkability. These same features also improve visibility to signage and store fronts for Commercial and Office users. 1. The travel lane along Renaissance Towne Drive is 301 feet wide with pedestrian crossings and intermediate landscape features to reduce speed. It has also been designed to include several curves to reduce speed and 2. Typical parking in all lots and parking structures are 90 Degrees with one exception. At the approximate center point of Renaissance Towne Drive, there are 12 stalls that will be perpendicular in order to reduce the speed of traffic andi increase the open landscape area and pedestrian accessibility. 3. Intersections along the road have a curb radius of 17.51 feet. At the point where intersection radii, cross walks and unloading zones turn into parking stalls, the curb has a radius of 4 feet. 4. Allp parking structures and surface parking lots are connected to maximize use and distribute cars evenly  improve the foot traffic for commercial tenants.  throughout the site and around each building.  COMMON AREA AND OPEN SPACE  1. The development shall provide at least 15 percent oft the gross floor area or 15 percent of the gross site area, whichever is greater, as common open space. Open space may include any or all the following: cultivated landscaping, plazas, parks, urban trails/Sidewalks, and community recreation space. 2. Other types of landscaping may be permitted as approved by the Planning Commission and City Council.  3. Am maximum of 50 percent of all open space may be hard surfaced.  LANDSCAPE  Tree placement around buildings is site specific and determined by the architecture and articulation of that building. Site Plan submittals fori individual buildings will include placement of trees and landscaping to be reviewed and approved by  the Planning Commission and City Council.  1. Trees:  Flowering Pear, Sycamore, Royal Red Maple, Ginko Biloba, Redmond Linden, Locust, Emerald  Maple, Paperbark Maple, Common Hackberry, Austrian Pine, Redcone Pine, Hawthorn, Newport Plum,  Eastern Redbud,    2. Shrubs & Ground Cover: Bronze Ajuga, Baltic Ivy, Sedum, Vinca Minor, Barberry, Cranberry Cotoneaster, Dogwood, Mooredense Juniper, Miss Kim Lilac, Viburnum Burkwood, Gold Princess Spiraea, Dark Green Yew  SIGN STANDARDS  Signs approved for construction shall meet the standards of the DN - Downtown Zone and the CH- - Heavy Commercial Zone, whichever allows the greater sign. Pole signs shall have al base width no greater than 31 feet, a combined base depth no greater than 121 feet and an overall sign depth no greater than 22 feet. Pole signs shall be limited to 301 feet in height with 120 square feet of sign area per side. Monument signs shall have a width no greater than 31 feet and an overall width no greater than 121 feet with al height of 61 feet and al limit of 64 square feet of sign area per side. Free standing Development signs will meet the height and size criteria established int the CH and DN: Zones. Due to varying sizes of padI lots and parcel sizes within the Planned Unit Development, sign sizes and quantities will be approved according to the building floor area and scale. Buildings may have 1 (one) temporary development sign for up to 40,000 square feet of building floor area, 2 (two) signs for upi to 80,000 square feet of floor area and 3 (three) signs above 80,000 square feet of floor area. Temporary development signs may be attached to temporary fencing and exterior Leasing signs will be limited to 6 (six) two-sided free standing signs on the site with maximum square footage of 64 Building signs are site specific. Site Plan submittals fori individual buildings will include building specific sign placement to be reviewed and approved by the Planning Commission and City Council. All building signs must meet the Bountiful City  building walls with a maximum of 10% wall coverage.  square feet per side.  sign codes and standards and as modified in this ordinance.  LIGHTING STANDARDS  1. Site Lighting Standards: Lighting along roads, sidewalks and Parking lots will be designed to meet local and national standards. Lights will provide sufficient visibility in order to maintain as safe and beautiful community. Fixture finish is Matte Black with 277V power supply, CCT 4,000K LED Lamp with 36,000 Lumen Metal Halide Lamp equivalents. In applicable locations, bollard lighting will be used on sidewalks and 2. Building Lighting Standards: In addition to all site lighting, each building entrance and exterior pedestrian walkways will be illuminated with building sconces which will be maintained in proper working condition. 3. Site Plan: submittals fori individual buildings will include site lighting placement and building specific lighting 4. General lighting levels should be minimum of2.0F.Cr maintained in traffic areas and 1.0F.C. in pedestrian areas. Every effort should be made to keep poles away from tenant storefronts and residential windows  pedestrian paths.  details to be reviewed and approved by the Planning Commission and City Council.  when possible.  UTILITIES  All utility services in the Renaissance Towne Centre are designed and engineered to meet local and national building standards and specifications. With the input and direction of Bountiful City Light and Power, the project has been designed to create redundant service loops and ai framework for the greater power infrastructure. The power runs along the property line on 1500 South, the old Highway 68, along 1800 South and partially along Main Street to the East. Branches will extend into the property for service connections. A new sewer line will bei installed along Renaissance Towne Drive in order to upgrade and eliminate the old clay pipe that runs along the west property line. New water and gas lines will also be run along Renaissance Towne Drive to service all project buildings. Telecommunication services run along the exterior of the development with intermediate laterals to service all project buildings. Access to fiber optics    communication has become an essential amenity for Commercial, Office and Residential customers. The project has access to fiber optics from two major providers. Conduits willl bei installed in order to provide for this service.  CONTOUR PLAN  The site for the Renaissance Towne Centre project has an average slope of 3%1 from east to west with a grade change of 141 feet. 11 feet of fall occurs along Main Street within the first 2001 feet from the East property line. The slope along that region of the site is 5.5% making the rest oft the property tot the West relatively flat. The proposed parking structures and buildings will be built into the slope on the east side. Building foundations andi footings willl be engineered to local and national building standards to retain the soil along Main Street. The intent oft this design effort is to maximize access from both Main Street and Renaissance Towne Drive. This method will provide building designs that meet thei intent of the Renaissance Towne Centre project and create connectivity for the surrounding neighborhood.  PARKING AND ACCESS  1. Parking stalls may be shared among all parcels throughout the development due to the mixed-use characteristic of the project, with the exception of the dedicated covered stalls associated with residential 2. Reciproca/shared parking is encouraged and the City Council may allow an overall parking reduction based ona an approved parking study prepared by a licensed traffic engineer. Carports are not allowed without City  use.  Council approval.  3. Setbacks: All surface parking areas shall be setback at least 101 feet from a public street.  4. Residential Units: 1 (one) dedicated, covered parking stall shall be provided per residential unit located within the footprint of the building ori immediately adjacent in a parking garage or covered structure. Additional required stalls shall be allowed along interior public and private streets, public parking garages 5. Non-Residential Uses: The number of stalls required by the Bountiful Land Use Ordinance, as or as may be 6. Parking along Main Street, 1800 South and 1500 South will not be counted toward the minimum parking  and driveways.  modified by an approved parking study prepared bya a licensed traffic engineer.  requirements for the site.  STRUCTURE DESIGN AND MATERIALS  Structures shall meet the minimum design criteria as set forth herein.  1. Exterior materials (excluding glass areas) shall be maintenance free wall material such as high-quality brick, natural stone, concrete, weather resistance stucco, fiber cement board: siding or Masonite type material. 2. All buildings must meet the ground with some form of base element or detailing, constructed of either 3. Each residential unit shall have some private outdoor space in the form ofal balcony or patio. Balconies and 4. Blank walls shall be prohibited on street-facing facades. New or reconstructed first story! building walls facing a street shall be devoted to either pedestrian entrances, windows, building offsets and/or  concrete, masonry, or stone tile, or fiber cement board siding. patios will be partially inset into the facade to create articulation.  exterior materials changes.    a. Transparent commercial storefront windows shall provide views into retail, office, restaurant, or lobby b. Ground floor office and residential spaces shall have windows and window areas that: (1) meet the Darkly tinted windows are not allowed ont the ground floor and mirrored windows are not permitted. 5. To preclude large expanses of uninterrupted building surfaces, exterior elevations shall incorporate design features such as offsets, balconies, projections, or similar elements along each face of the building facinga 6. Horizontal banding willl be used in at least one location around the entire building to break up the vertical height. The banding may be created with reveals or offsets and may create variety in color and material. 7. All windows shall include headers created by reveals or offsets and may' vary in color and material. 8. Commercial and Professional office uses will use clear anodized aluminum mullions in storefront frames 9. Building entrances will be articulated with tower like elements which break the building roof line and add additional setbacks or offsets int the façade. Lobby and common area entrances for Commercial, Professional Office and Residential uses will use store front windows to further articulate building facades and create 10. Commercial and Office entrances will include awnings and overhangs or other canopy structures. 11. Buildings with parking located on the ground floor within the footprint of the structure shall incorporate design features into street facing facades that are consistent with the remainder of the building design. Features shall include elements typical of as street façade including windows or false windows, planters, and/orarchitectural details providing articulation. False windows shall bei integrated into the framing of the  areas.  building code energy efficiency requirements and; (2) divide solid walls.  public right-of-way or public plaza.  with door heights of 8 feet and transom heights of2 21 feet.  transparency at the ground level.  building and not as surface mounted element.  STREET DESIGN STANDARDS  Renaissance Towne Drive is a unique streetscape that (1) links the north and south development entrances, (2) connects buildings, open spaces and parking areas and (3) encourages pedestrian access throughout the center.  1. Vehicle access, as defined and controlled by the Traffic Plan, will keep automobile speeds slower and allows 2. Surface parking stalls will be 91 feet width and 201 foot depth. Locations that allow 21 foot overhangs on  parking on both sides of the street.  sidewalks and landscaping will be reduced to 18 foot depth.  3. Single purpose parking structures will have stalls with 91 foot width and 181 foot depth.  4. Parallel parking stalls will be 201 feet long and 91 feet wide.  SITE PLAN AND: SUBDIVISION APPROVAL  Site plan and subdivision approval fori individual buildings and lots, respectively, shall implement the Development Plan, the standards and guidelines included herein and be prepared, submitted, reviewed and approved based upon the requirements oft the Land Use Ordinance Chapter 2 Part 3- Architectural and Site Plan Approval and Chapter 20 Part2- Subdivision Approval Procedure, as applicable. In addition, the following considerations shall bet followed as individual  lot and building requests are submitted.    1. Building plans, site plans and subdivision applications submitted should be in substantial conformance with the building and site plan included int the approved Development Plan. Major revisions - revisions that add more 20%1 tot the total Development Plan square footage - shall require a revision to the Development Plan. 2. Applications shall show conformance with the Development Plan Parking Plan / Parking Study by illustrating the  construction of sufficient parking as required by the Development Plan.    Aerial Photo    - 5 Zi  9 N  G    ODBV  A3  - 3 s    00    Item #4  Commission Staff Report  Item:  PUBLICHEARING - Request for a variance to allow for encroachments on slopes exceeding 30 percent and to allow for cuts and fills and retaining walls  greater than 10 feet in height. Curtis Poole, Assistant City Planner  BOUNTIFUL EST.1892  Address: 2452 Cave Hollow Way  Author: Date:  April 30, 2019  Description ofl Request  The applicants, Daniel and Carri Fergusson, have requested a variance to allow for encroachments on slopes greater than 30 percent on the property and for cuts and fills and retaining walls greater than 10 feet in height for the property located at 2452 Cave Hollow Way in the R-F (Residential Foothill) zone. The proposed variance would allow for construction ofa a new: addition to the home and for modifications to the existing driveway.  Authority  Section 14-2-111 authorizes the Administrative Committee as the review body for variance requests within the R-F: zone related to disturbance of slopes exceeding 30 percent and retaining walls and cuts and fills exceeding 10 feet in height. Section 14-2-104 authorizes the Chairman oft the Administrative Committee to assign anyi 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:  The existing home on the property was constructed in 1978 with a two car garage. On December 19, 2017, the applicants appeared before the Planning Commission to requesta variance to the same ordinances. After hearing from the applicants, the public and staffa motion was made to deny the variance with the suggestion the applicants continue to work with staff on future revisions. The Planning Commission unanimously voted to deny the The original application proposed the addition ofa a three-car garage, a driveway hammerhead turnaround, a widened driveway and a stairway connecting the entrance of the home to the parking area. These proposals significantly encroached into the slopes exceeding 30 percent. In addition retaining walls and cuts into thel hillside were proposed which would have resulted in a major disturbance into the 30 percent slopes. The applicants have submitted several revisions to staffwith slight modifications to the original  variance.  plans over the last year and a half.    The current proposal has a similar, but smaller three-car garage along with living space for the proposed addition. The width of the driveway has been decreased, the hammerhead turnaround at the top oft the driveway has been removed and the tall retaining wall has also been removed from the revised plan. Despite these changes thei impact on steep slope areas ofthe property is not considered minimal by staff, as there would be significant cuts, fills Staff has recommended to the applicants any expansion oftheir home should be into areas oftheir property where the steep slopes have previously been disturbed and not create new disturbances. The proposed plans do not fully comply with those recommendations.  and retentions which would need to occur.  Variance Findings  Utah Code 10-9a-702 establishes the criteria for review ofa variance request and stipulates the applicant "shall bear the 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 oft the ordinance would cause an unreasonable hardship for the applicant thati isi 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 the hardship "cannot be self-imposed or economic." Furthermore, a' "variance is not necessary if compliance is possible, even ifthe property owner has to alter desired plans." While there may be an appropriate disturbance to allow forreasonable expansions to the driveway and home, allowing the construction ofal large three-car garage and widening the driveway does not: seem in harmony with maintaining minimal impact to the steep slopes in the R-Fzone. Such a proposed expansion should be considered self-imposed as the applicants currently have reasonable use oft thej property. (i) There are special circumstances attached to the property that do not generally apply StaffResponse: Many oft the properties in the R-Fzone have similar constraints as the applicant's property which limit the buildable area and require steep narrow driveways. While there may be an appropriate disturbance to the slope to enable construction ofal less steep driveway, the current proposal would not be considered the minimum disturbance (ii) Granting the variance is essential to the lomentofasabstanta. propertyr right Staff Response: The original approval oft the home on the property allowed for construction ofa reasonably sized single-family dwelling while maintaining a minimal disturbance to thel hillside. The proposed variance is not an essential necessity for the  to other properties in the. same: zone;  necessary to accomplish this objective.  possessed by other property in the. same. zone;    continued use and enjoyment of the property as the applicants already have use ofthe (iv) The variance will notsubstantially affect the general plan and will not be contrary to Staff Response: The original approval was consistent with the development standards in the R-F: zone, and allowed for use oft the property. The applicant has not demonstrated other reasonable or feasible alternatives with less impact to the slope areas. (v) The spirit oft the land use ordinance is observed and: substantial, justice done Staff] Response: The purpose oft thel land use ordinance that requires improvements be located on slopes less than 30% and retaining walls less than 10 feet tall is to preserve the hillside and manage runoff and erosion on properties located in the foothills. The proposed variance disturbs the slopes beyond the minimal amount necessary. Any variance proposal requesting to disturb the steep slopes on a property should be minimized as much as  property with the existing home.  the publicinterest;  possible.  Department Review  The request has been reviewed by the City Planner, City Engineer, and City Attorney  Recommended Action  Staffrecommends: the Planning Commission review the criteria required for approval as outlined in State Law to determine ift the applicants have sufficiently met all ofthe  requirements necessary for approval of the requested variance.  Attachments 1. Aerial Photo 2. Applicant's Narrative 3. Proposed Plan    2452 Cave Hollow Way  2452 South Cave Hollow Way  Fergusson Residence!  Google Earth    Daniel S. and Carri K. Fergusson 2452 Cave Hollow Way Bountiful, UT 84010 April 11, 2019 Bountiful City Planning & Zoning 790 South 100 East Bountiful, Utah 84010 To Whom It May Concern:  As property owners of2452 Cavel Hollow Way in Bountiful, Utah, we are: requesting a variance from City Code and Zoning Ordinance 14-4-104(A)to: allow for encroachments on slopes greater than 30%. Int thel Planning Commission meeting on December 19, 2017, members acknowledged the dangers of our steep driveway and that we could address this problem with less impact. According to our engineer at McNeil Engineering, we have reduced the disturbance of3 30% slopes by approximately 57% from the original plans presented to thel Planning Commission in thel December 19, 2017 hearing. We accomplished this reduction from the original plan in the following main areas:  Eliminated the hammerhead at thet top oft the driveway;  Reduced the garage size to the minimum and reasonably possible to fit vehicles; Replaced a tiered: rock wall with a vertical concrete wall along the south side oft the driveway Placed ai rock retaining wall along the north side oft the driveway to reduce grading impact; Proposed metal steps with posts for the front stairs instead of concrete steps; Reduced width of the driveway from 17.65 feet to 14 feet; Atl least 70% oft the proposed addition is on already disturbed slopes or slopes less than 30%; Retaining walls no longer exceed ten (10) feet inl height.  We hope you will find the substantial modifications we have made, since submitting the original plans, to  be acceptable.  Thei requested variance meets the requirements as follows:  () literal enforcement ofthe ordinance would cause an unreasonable hardship for the applicant that The steep slope and long, narrow driveway is a safety concern resulting in a number of accidents, two ofwhich have caused damage to vehicles in excess of $6,000 from sliding into retaining walls. In addition, there is an increased risk ofs sliding through the sidewalk and into the street, possibly hitting pedestrians or oncoming traffic. Even when the driveway is wet, iti is slick. Clearing snow and applying ice melt has not prevented vehicles from sliding into the retaining walls and into the street. In addition, the steep slope is dangerous when walking up and down the driveway with our large garbage cans. Iti is also slip hazard for pedestrian traffic from ice, snow, water and leaves. The dangerous condition posed by the driveway slope, and failing retaining walls made from railroad ties, does not allow us to have reasonable use of our home. The proposed garage addition at the top oft the driveway is built at al lower elevation, which is needed  isz not necessary to carry out the general purpose oft the land use ordinances;  to decrease the slope oft the driveway.    Thej proposed project poses the minimum impact possible to accomplish the objective ofi making thel home safer and bringing it into compliance with the maximum driveway slope requirement of 15%.. As such, the proposed project is necessary to accomplish the goals oft thel RF zone to protect public andi individual personal safety. A judgment by the Court of Appeals ofUtah, filed May 4, 2017 in Specht V.. Big Water Town, 3971 P.3d 802, 813-814 (Utah Ct. App. 2017), upheld the Council's decision for granting a variance related to thes steepness oft the driveway. The Court also took into account the health and safety considerations in granting the variance. This allowed the homeowners to reduce the grading from 14%1 to 8% in order tol build a safe driveway. Also, in that same case, the Council found that "the steepness oft the grade" on the property "created a hardship, which thel homeowners did not create themselves." Just as the court considered health and safety in the Specht V. Big Water Town case, the commission should consider it here. Not only does the case law support it, but the land use ordinance specifically lists it as aj purpose (ii) there are special circumstances attached to the property that do not generally apply to other  thereof under subsection B.10 "Public and individual personal safety."  properties in the. same zone;  This area was zoned for building, yet ai noncompliant driveway was built prior to our owning the property, which is not a self-imposed hardship. The current slope ofthe driveway is 32.3% at its steepest point, with an average slope of approximately 26%. Also, the driveway is approximately nine feet wide. We reviewed approximately 175 homes int the area and found that nonel have as great ofas slope, for as long of a distance as ours. Only three homes out oft the 175 we reviewed had slopes approaching that of ours and only one was close to as long as ours.. Also, none oft the three homes reviewed in our area have driveways approaching the steepness of ours nor have vertical retaining walls built from railroad ties. The railroad ties are failing and leaning in toward the driveway creating a risk ofhitting the wall when backing out oft the garage. Ifwe are not allowed to address the steepness oft the driveway, we will continue to risk sliding down the driveway into the street, and will continue to risk falling when taking our large garbage cans to (ii)granting the variance is essential to the enjoyment ofas substantial property right possessed by Other lots in the Cave Hollow Area and likely most ifn not alll homes int thel Residential Foothill zone enjoy driveways with slopes that average less than 26%. The proposed modification is necessary to allow the revised driveway slope to safely connect with our existing home and for vehicles to ascend and descend the driveway safely without endangering pedestrians or oncoming (iv) the variance will not substantially affect the general plan and will not be contrary to the public Thej proposed project impacts a small percentage oft the overall lot that has not already been disturbed. The views ofr neighboring property owners will not be obstructed, and the proposed addition will barely be visible from thei main road. In addition, the original plan for replacing the retaining wall on the South side oft the driveway was changed from two-tiered rock boulders toa vertical concrete wall to minimize disturbances and maintain setback requirements. This results in  the street.  other property in the same zone;  traffic. interest;    minimal disturbance to the natural surroundings by allowing most oft thet trees to remain, which  was a request by the neighbors in the previous public hearing. (v) the. spirit of the land use ordinance is observed and. substantial, justice done.  At least 70% oft the proposed addition is on slopes that are less than 30% or have already been disturbed. The land use ordinance specifically lists health and safety as aj purpose under subsection B.10 "Public and individual personal safety." Safety considerations for us as well as pedestrian and automotive traffic on Cave Hollow Way should be ofutmost importance. The hillside will be preserved, and the addition does not encroach on borders or neighboring  structures and aligns better with existing ordinances.  We hope that you find the changes wel have made int the updated plans to be acceptable.  A Coetguane Daniel S. and Carri K. Fergusson    Naaar  SNOISIA3H 383  0000    re  SNOISIA3H 18830  00000  aians  G  e    -  SNOISIASN 8E  00  CAEPRLONT    SNOISIASH  583  Siz  WAT  BHEELART    SNOISIAEN 8881  --..0A  se  -  ahi.h  alalliass h Fssitl.Isi-s.tk:  s  I  hiiital    Commission Staff Report  Item #5  Subject: Author: Date:  Preliminary site plat approval ofa bulding/construction material and supplies without outside storage for Jim Miller Plumbing Curtis Poole, Assistant City Planner  Address: 220 West Center Street  BOUNTIFUL EST.1847  May 1,2019  Description of Request:  The applicant, Jim Miller, requests preliminary site plan approval for an expansion ofl his existing business located along 200 west. The proposal will provide additional office and  storage space for Jim Miller Plumbing near the existing business.  Background and Analysis:  The property is zoned C-G (General Commercial) and is bordered on the east and north by commercial development and on the south and west by multi-family residential. The proposed development is approximately 0.129 acres (5,619 square feet). Various businesses have tried to develop this property; however, the lot size and setback standards The proposed building meets all the required setback, height and parking standards of the Commercial zone. In addition the proposal shows a landscape buffer of10 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 of the lot and will 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 entrance accessed on the west oft the building leading to a storage area under the office and one of the garage bays. The main floor office will be accessed by a sidewalk on the west oft the building leading to an exterior door or from the front exterior man door. The existing drive approach willl be removed and replaced with curb and gutter and a new As the proposed use oft this property requires a Conditional Use the applicant will need to file for approval oft the Conditional Use with their final site plan approval.  placed constraints difficult to meet.  be part oft the overall landscaping.  24 foot drive access will be added.  Department Review and by the Fire Marshall.  This proposal has been reviewed by the Engineering, Power, and Planning Departments    Recommended Action  Staff recommends the Planning Commission forward to the City Council a recommendation ofapproval oft the preliminary site plan for thej proposed buldling/construction material and supplies without outside storage for Jim Miller Plumbing subject to the following  conditions:  1. Complete any and all redline corrections.  2. Prior to final site plan approval applicant shall apply for approval ofa Conditional  Use Permit.  Attachments 1. Aerial photo  2. 3.  Site and utility plans Building elevations  220 West Center Street    220 West Center Street  Mim,MilePlumbing        Commission Staff Report  Item #s6 &7  Subject: Author: Date:  Public Hearing: Conditional Use Permit and Preliminary Site Plan fora14unit Multifamily Curtis Poole, Assistant City Planner  development May 2, 2019  Address: 33 and 55 West 400 South  BOUNTIFUL EST.1847  Description of Request:  The applicant, Knowlton General, requests Conditional Use Permit and preliminary site plan approval fora a 14 unit multifamily development located at 33 and 55 West 400 South.  The property is located within the DN (Downtown) zone.  Background and Analysis:  The applicant submitted a prior proposal to develop 6 multifamily units on the property of 55 West; however, the applicant has since acquired additional property to the east. The current proposal consists of two lots, 33 and 55 West, one which has been vacant for many years and the other recently acquired by the applicant. Both properties are located in the DN (Downtown) zone. The site is surrounded by single family residential use on the west, mixed use and commercial to the north, and commercial property to the south and east. The parcel at! 55 Wi is. .25 acres (approximately 10,933 square feet) and 33 Wis. .207 acres (approximately 9,016 square feet); although this parcel willl have an additional .04 acres (approximately 1,917 square feet) conveyed toi it from the property immediately to the east, which will bringi its total to. .25 acres. Prior to the issuance ofal building permit the lot lines will need tol be adjusted and consolidated into one lot to meet thel building standards By combining thel lots the new development will meet the required setback, heightand parking standards for the DN: zone. Based upon the location of these lots within the DN zone, the ordinance allows for a maximum building height of 55 feet." The proposal shows two three (3) story buildings, with an approximate height of36 feet, which mirror each other in their design. All parking will be contained in the back of the properties ori in covered parking areas. The proposed buildings meet the required articulation standards of the DN zone and comply with the maximum 2:1 height to width ratio requirements. The ground floor units have entrances facing 400 South and are wheelchair accessible. All units have either patios or balconies which are required in the DN zone. The primary entrances forl both buildings show architectural prominence from 400 South with design features of The plan shows the development will meet the minimum 10 percent ofl landscape and per unit additional landscaping required by code for multifamily developments; however,a detailed landscaping plan will need to be submitted. There willl be a 10 feet landscaping  oft the code.  glass entryways and canopies.  GPLAN/Planning Commision/Condtional Use Permits/33: and! 551 W4 400 South Double' Take-mowltonypccuP: andE Preliminary Site  Plan 33a and 55W400S-57-19.doz    buffer between the proposed development and the single-family residential property to the Access to the site will be via a 24 foot wide driveway between the two buildings. Water and  west.  sewer will bej provided by connections to existing lines in 400 South.  Department Review and by the Fire Marshall. Significantlmpacts  This proposal has been reviewed by thel Engineering, Power, and Planning Departments  The applicant will need to demonstrate how storm water impacts to the site will be handled. Sidewalks will have to be repaired as part oft thej project. Otherinfrastructure in the area is adequate for the impacts anticipated by the development.  Recommended Action  Staff recommends the Planning Commission approve the Conditional Use Permitand forward a recommendation ofapproval to the City Council for preliminary site plan review for the proposed 14 unit multifamily building subject to the following conditions:  1. Complete any and all redline corrections.  2. Prior to the issuance of a building permit the parcels two parcels shall be consolidated, the portion oft the property to the east: shall be conveyed and alll lot lines adjusted toj properly show the new parcel. Complete any revisions to the site 3. Submit al landscape plan meeting the minimum requirements of Sections 14-16-104 4. All damaged curb and gutter and sidewalk along 400 S. shall be replaced.  necessary based on the size oft the new parcel.  and 14-16-109.  Attachments 1. 2. 3.  Aerial photo Site and utility plans Building elevations  GPLANIPlanning Commision/Condltonal Use Permits/33 and! 55 W4 4005 South- Double Take-Knowiton)Pc CUP: and Preliminary Site  Plan 33 and 55W4005-57-19.docxz    33 and 55 West 400 South  33 and 55W400S  33W  GPLANIPlanning Commision/Conditional Use Permits/33 and! 55 W 400 South- DoubieTake-nowlonpc CUP andl Preliminary Site  Plan: 33 and 55V W4005-5-7-19.docx    -    z  0L  c - o 3  E FHE FEG  FEE FE  B   SE  A Es              0  Commission Staff Report  Subject: Address: Author: Date:  Final Subdivision Approval for the Joe and Bette Eggett Subdivision, Phase 6 1400 East 1800 South City Engineer, City Planner May 7,2 2019  BOUNTIFUL EST.1847  Department: Engineering, Planning  Background  Construction plans and the plat for the Joe and Bette Eggett Subdivision, Phase 6 have been submitted and reviewed by the Engineering Department. The applicants, Terry Eggett and Connie Woolley, are now requesting final approval of the subdivision. This subdivision was  granted preliminaryapproval by the City Council on. January 8, 2019.  Analysis  By way of al brief review, this 6 lot subdivision is proposed ini the R-3 zone near 1400 East on the north side 1800 South/Mueller Park Rd. This subdivision will leave a remainder parcel along the Mill Creek canyon, which will serve as the new pasture for the llamas. In order to locate the cul-de-saci intersection at the optimal location, it was necessary to modify the west end ofLot1 of the East Peterson Subdivision by the Planning Commission's action which approved a variance to the frontage requirement for this corner lot. This parcel, along with the modification, has been included as Lot 606 in the new subdivision.  All lots meet the minimum requirements for size and frontage. As part of the preliminary approval, it was recommended by staff that access to Lot 601 be limited to the cul-de-sac frontage. On the 1800 South frontage, much oft the existing curb and gutter is in poor condition, and needs to be replaced. This will also necessitate the replacement oft the sidewalk where it has been constructed directly behind the curb. This issue was identified in the preliminary report to the Planning Commission and City Council, and is recommended to be Planned improvements for curb, gutter and sidewalk have been reviewed by the Engineering Department. There are some minor grading issues to be resolved on the east side of cul-de-sac, but all other design elements are acceptable and meet the City'srequirements.  included as a condition of final approval.  Department Review Manager. Recommendation conditions:  This memo has been reviewed by the City Attorney, Planning Department staff and the City  Recommend final approval of the. Joe and Bette Eggett Subdivision, Phase 6 with the following    1. 2. 3. 4. 5. 6. 7. Significant Impacts None Attachments  Limit the primary access ofl Lot 601 to the cul-de-sac frontage. Replace the existing curb, gutter and sidewalk along 1800 S from the west side of the subdivision to the end of the east curb radius of 1450 East. Make all necessary red line corrections tot the final plat and the construction  drawings.  Provide a current title report. Sign a Development Agreement. improvements. Pay all required fees.  Post an acceptable form of bond for the construction of the subdivision  1. Aerial photo showing the proposed location 2. Acopy ofthe preliminary plat.  luserldbaetlappdataloalmtcoonuwindonaRetalelomemtoutoonvgsaedbge final approval jbe eggett subdp ph6  may 2019.docx    Aerial Photo of the Proposed Joe and Bette Eggett Subdivision, Phase 6  HASEG  IISIATEEAI  Twsonsnery  Lotss  EGEND  userldbaetuppaatyymcpoflwndoupnetaleontentoutoknglaedbipe finala approval jb eggett subdp ph6 6  may 2019.docx