BOUNTIFUL CITY Tuesday, April 16, 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 April 2, 2019.  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 175- S Main St and 1512, 1551, 1560 and 1580 Renaissance Towne Center, 4. Planning Director'si report, review of pending applications and miscellaneous business.  Bruce Broadhead, applicant.  AM  Chad Wilkinson, City Planner    Bountiful City Planning Commission Minutes April 2, 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- - 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 March 19, 2019.  Jesse Bell made a motion to approve the minutes for March 19 as written. Jim Clark seconded the motion. Voting passed 7-0 with Commission members Bell, Clark, Higginson, Hill, Monson, Smith 3. Work Session- Renaissance Towne Center located at 1551 Renaissance Towne Center, Bruce Bruce Broadhead, Owner of Renaissance, Ray Bryson, and Steve McCutchan, Civil Science Planner Mr. Wilkinson presented the history of Renaissance Towne Center. The Center PUD was approved in 2000 with maximum height and front setbacks being waived. This was in a direct response tol build the existing tower. The Bountiful RDA helped to participate in the funding oft the construction ofthe existing parking garage. The Mixed Use-Professional Office (MXD-PO) Zoning was approved in 2016 for the north portion of the property. The sports mall north of 1500 South and the Eye center, constructed as at tilt up construction, meets the code for this area and is included in the Renaissance Towne Center project. The bus rapid transit on Main Street was approved approximately five years ago and the route is adjacent to the Renaissance Center. Mr. Broadhead and his designers have been working with the City tol have a commercial presence, however most oft the remainder oft the pads do not allow for residential construction. This area was always designed to be an urban setting having amenities within walking distance. The development of thej property has always been facilitated There was discussion of the appropriateness of the heights of the new buildings. The current zone does not have a setback or height limit but would need to be changed to accommodate a change in use. Bruce Broadhead presented the concept and process for the proposed Center. He discussed the unique site, designed for vertical development, ideally located for multi-family residential, flexibility in changing market economy and unique product. Does not want to copy the Bountiful downtown feel but would like to keep it more ofa lifestyle. The project will include 75% residential and will be ideal for multi-family for street access, future transit, existing multi-family on adjoining properties, and  and Spratley voting aye. Broadhead, applicant.  were present. Chad Wilkinson presented staff report.  through RDA funding.  affordablel housing rates.  Bountiful City Planning Commission Minutes - April 2, 2019  Page Iof3    Bruce discussed the height of the apartments to the south of the existing medical building and the lower proposed rental costs for the new buildings. The buildings would be 45 feet in height and Parking issues have been discussed previously with staff. They would like to use a "shared" parking concept for commercial during the day and residential at night. Mr. Wilkinson stated that the "shared" Richard Higginson asked for clarification for the height for setback for MXD-PO and the distant allowed from the transit line. Mr. Wilkinson clarified that the maximum height is 60' with an additional 1 feet of setback from the public right for each additional 1 feet in height. The Renaissance Towne Drive is a private street and would not bel held to the setbacks for a public street. The development plan has been submitted as a design guideline. Each building will need individual approval for site plan review. There was discussion of the different architectural buildings versus Mr. Broadhead discussed the pros and cons of having a common design. He stated that they have a unique challenge to move forward and have compatible designs to blend together. Mr. Monson asked what is unique about this project and the timeline of the project. Mr. Broadhead stated that he uses the term "unique", as bringing the living space, working space, parks, fitness facility together in one area. The project moving forward would be to first complete the apartments structure, the Renaissance Towne drive and the development of the parking structure. The project is time sensitive due to the Mr. Monson asked for the percentages of commercial VS residential space. Mr. Wilkinson stated that Mr. Broadhead stated that the Utah Transit Authority wanted to include a bus stop in the design ofthe center and has not been decided upon the placement of a stop. He will continue to work with them Mr. Bell asked Mr. Broadhead to include google earth files for the studies for the next meeting. 4. Consider approval of the Findings of Fact for the approval of the variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30% and cuts and fills and retaining walls in excess of 10 feet in height located at 1581 Stone Hollow Richard Higginson made a motion to approve the Findings ofl Fact to allow installation of carports for Orchard Gardens Apartments as written. Jesse Bell seconded the motion. Voting passed 5-1 with Commission members Bell, Clark, Monson, Smith and Spratley voting aye and Higginson voting nay.  setback 30 feet from the street. The height for building 11is110 feet.  parking has always been anticipated and is not ai new concept.  having a common design for all oft them.  rising cost oft the building material.  thej percentages will be driven in a large part by available parking.  during the project completion including extra parking.  Dr., William Low, applicant.  Bountiful City Planning Commission Minutes - April. 2, 2019  Page 2of3    5. Planning Director's report, review of pending applications and miscellaneous business. 1. Work session to talk about thel Renaissance Towne Center's vacant land and zone change.  2. Next Planning Commission meeting will be April 16, 2019.  Chair Monson ascertained there were no other items to discuss. The meeting was adjourned at 8:05  p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City Planning Commission Minutes - April 2, 2019  Page 3 of3    Item #3  Commission Staff Report Subject: Public Hearing- Zone Map Amendment from Property Addresses: Multiple Approximately 1520 South Main to  C-G/PUD and MXD-PO to MXD-R Department: Planning Date: April16,2019 Background  Author: Chad Wilkinson, Planning Director  BOUNTIFUL EST.1847  Bruce Broadhead has submitted a zone map amendment request for the Renaissance Towne Centre. By way ofr review, the proposal is to amend the zoning designation of several properties (totalingapproximately 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 of 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, a mix of commercial and residential uses to 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 oft the C-G Zone were waived which allowed for the construction oft 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 of the square footage oft the property may be developed as residential use. The proposal will allow for heights of up to eight stories in the center oft the development with heights ofl 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. The higher densities for the property willl be focused to the center of the site and to areas proximate to the transit corridor along Main  the east and residential use to the west.  Street. Analysis  Much has changed since the original development was approved in 2000. Notably changes in housing market conditions beginning in 2008 have created al 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 isi included below.  Residential Use  While the original plan did not anticipate residential use oft the property, several changes have occurred over the past 20 years that lend support for the idea ofar 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 aj 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 oft 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 multifamily zoning and development both inside and outside Bountiful City limits.  Building Height  The proposed standards allow for various heights throughout the development. Most of thel buildings will be between one and four stories in height. A few oft 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 oft thel building will be determined by the use oft the building with commercial floor heights being between 14 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 oft the buildings is planned for the center ofthe 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 noti include the previous restrictions for buildings adjacent to the roundabout adopted as part oft the MXD-PO zone. Previously the Commission had recommended a maximum height of3 35 feet for the property adjacent to the roundabout with an additional some additional height allowed with additional setback. These standards should be included in thej proposal in order tol be consistent with the  and 18 feet and residential floor heights between 11 and 14 feet.  previous approvals for the site. Design Standards  The proposed conceptual plan includes some standards guiding the development oft the property including the standards for building height previously discussed and architectural standards found under structure design and materials section oft the 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 ofthe: 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 oft the final design. Each oft the buildings will require individual site plan review and approval at which time the details ofs 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'thave clearly defined pedestrian connections. Modifications should be made to Another issue is pedestrian access along Highway 68. Previous development on the north west portion ofthe site did noti 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 oft the south portion of the property offers an opportunity to provide a needed connection between 1800 South and the midblock east west pedestrian connection. Thej plan should be modified to provide asidewalk connection along the south portion of Highway 68. The design oft the sidewalk  include pedestrian connectivity to these buildings.  should be coordinated with the Utah DeprmemtofTampertaton  Traffica 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 sitej 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  requirement for the: site.    A traffic study is required as part of the submittal and as oft the date oft this report the study has not been received. This traffic study is vital since the proposed use oft the property is changing. Therefore, a final recommendation by the planning commission should be delayed until this information is 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 ofthe DN and CH zone as described in Chapter 10 of the zoning ordinance. Changes to the width oft the base oft the freestanding signs and changes related to number of signs for large parcels as described in Chapter 10 are appropriate and should be incorporated into The Ordinance accompanying the development plan should specifically The ordinance accompanying the development plan should also include the Any additional grammatical or typographical corrections should be made  the plan.  layout the approval process fori individual buildings. procedure for PUD or subdivision plat approval. prior to forwarding the item to City Council for review.  Standard of] Review  Asar matter of procedure, whenever the Planning Commission considers a request fora rezone (zone map amendment), its shall review it 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 thel land use pattern for this portion oft 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 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 of the General Plan for the area. Iti is therefore recommended that the Planning Commission hold the required public hearing on thei 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 staffand 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 ofa any additional modifications, a review of traffic impacts from the development, needed corrections to typographical errors and other grammatical changes prior to forwarding the  item to Council for review and decision.  Attachments 1. Aerial photo 2. Application Materials 3. Proposed MXD-R standards    Aerial Photo        1118 1 BI    IIIII        Souln 1500  D1  AsaN  AIEAHEKISEREYE                -    0 - 1 nnn    5    IEELE  at            - I  EI    6  sure 00 Souln    500  BEFIEEEFBEBE BE RE BEBE : ESx  saun" Masp  SEEsEE:EE        88888888  28 28 E8 E8 28 8 8    S