BOUNTIFUL CITY PLANNING COMMISSION AGENDA Tuesday, February 6, 2018  6:30 p.m.  NOTICE IS HEREBY GIVEN that the Bountiful City Planning Commission will hold a meeting in the Conference Room at City Hall, 790 South 100 East, 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 of the minutes for January 16, 2018.  3. Consider plat approval for Lewis Park Subdivision Phase 6 Amended located at 2905 and 4. Consider plat approval for Quail Brook Subdivision Plat A Amended located at 1332 and 5. Consider preliminary and final site plan approval for the construction of a Culver's 6. Consider preliminary and final site plan approval for a medical office located at 65 and 55 7. PUBLIC HEARING - Zoning Map Amendment from R-3 (Single Family Residential 3 units to the acre) and R-F (Residential Foothill) and MWP (Mountain Development and Watershed Protection) to O-S (Open Space) for seven properties totaling 1679.8 acres at approximately Bountiful Boulevard and Holbrook Canyon, roughly between 800 South and 1000 South and between the eastern Bountiful City limits and Brentwood Lane, Bountiful 8. ITEM POSTPONED -1 PUBLIC HEARING - Consider a zoning text amendment of the Single Family Residential Zoning District (R) found in Chapter 4 of the Bountiful Land Use 9. PUBLIC HEARING - Consider amending the standards of the Downtown (DN) Zoning District found in Chapter 7 of the Bountiful Land Use Ordinance. Remanded to Planning 10. Planning Director's report, review of pending applications and miscellaneous business.  2933 Lewis Park Cove, Rudy Larsen, applicant. 1324 E: 500 North, Jackie Kingston, applicant.  restaurant located at 620 N: 500 W, Young Advantage, applicant.  W4 400 North, 400 North Partners, LLC, applicant.  City, applicant.  Ordinance related to updating subzone names.  Commission from City Council.  - Planner City  Chad Wilkinson, aD    Bountiful City Planning Commission Minutes January 16, 2018 6:30 P.M.  Present: Excused:  Chair- - Sean Monson; Planning Commission Members - Jesse Bell and Jim Clark; City Council Representation - Richard Higginson; City Attorney = Clint Drake; City Planner - Chad Wilkinson; City Engineer- - Paul Rowland; and) Recording Secretary-1 Darlene Baetz Vice Chair - Von Hill; Planning Commission Members - Tom Smith and Sharon Spratley  1. Welcome and Introductions.  Chair Monson opened the meeting at 6:30 pm and welcomed all those present.  2. Approval of the minutes for December 19, 2017.  Jim Clark made a motion to approve the minutes for December 19, 2017 as written. Richard Higginson seconded the motion. Voting passed 4-0 with Commission members Bell, Clark, Higginson and 3. Consider final approval for Renaissance Towne Centre, a Mixed Use Commercial Planned Unit  Monson voting aye.  Development, Phase 1 Plat 3, Bruce Broadhead, applicant. Paul Rowland presented staff report. Bruce Broadhead was present.  The applicant, Bruce Broadhead, received final plat approval for this plat in October of 2017. That approved plat map was never recorded and since then some slight modifications to the plat have required the reconfiguration of some easements and the moving of a lot line. Mr. Broadhead is requesting reapproval of the plat in its current form. The only change is that lot 10, the parcel containing the Maverick convenience store was expanded to include an area that was shown as common area on the previous plats. This was done to clarify an easement area that serves primarily as an ingress/egress lane and not a public utility easement serving the overall community. This change does not affect the site plan approval for the multistory mixed usel building planned for lot 9, also known as pad A. Staff recommends that the Planning Commission forward a recommendation of approval to the City Council for final subdivision plat approval subject to the: following conditions: 2. Complete any necessary revisions to the development agreement. 3. Providea a current Title Report and pay all required fees.  1. Complete any and all redline corrections.  Richard Higginson made a motion that the Planning Commission forward to the City Council a recommendation of final subdivision plat approval for Renaissance Towne Centre, A Commercial Mixed Use Planned Unit Development, Phase 1, Plat 3. Jesse Bell seconded the motion. Voting passed 4. PUBLIC HEARING - Consider amending the standards of the Downtown (DN) Zoning District  4-0 with Commission members Bell, Clark, Higginson and Monson voting aye.  found in Chapter 7 of the Bountiful Land Use Ordinance.  Chad Wilkinson presented the staff report.  Bountiful City Planning Commission Minutes - January 16, 2018  Page lof5    At the Bountiful City Council meeting on October 10, 2017, the Council approved changes to the development standards for the Downtown (DN). Zoning District. As part of the motion approving these changes, the Council directed staff to schedule a combined work session with the Planning Commission to discuss potential additional refinements to the DN zoning standards. Specifically the Council desired to address concerns raised by property owners and other stakeholders related to development of multifamily residential structures in the downtown. The Commission and Council met in two separate work session on October 24 and December 12, 2017 to discuss additional potential revisions to the ordinance. Based on direction received during those discussions, staff has drafted potential refinements The proposed changes deal primarily with building height and architectural standards. The major The maximum building height standards for properties along 100 West and 100 East have been Minimum landscape standards for multifamily developments have been reduced from 40 percent to 10 percent consistent with the remainder of the zone. The proposed revisions include additional landscaping on aj per unit basis for multi-family residential and mixed use developments. Architectural standards have been revised. Instead of requiring "architectural feature consistent with single family residential" the proposed standards include required articulation at certain intervals and give minimum standards for depth and height of architectural features. The standards include articulation requirements for all buildings in the zone, as well as specific standards for multi-family development. As directed by the Council and Commission, the standards have been drafted with flexibility in mind. Standards provide a framework without prescribing a specific style or Itis recommended that the Planning Commission review the proposed changes to the Downtown Ordinance and hold a public hearing to allow for additional public comment. After receiving public 1. Request additional revisions and continue the item to a future meeting for further discussion 2. Forward the item to the City Council with a recommendation to approve the changes to the DN 3. Forward the item to City Council with ai recommendation of denial for the proposed changes. Mr. Wilkinson discussed the possibility ofincreasing the interval between articulation to 30ft. Mr. Higginson asked what the interval was for the new apartments on 100 South. Mr. Wilkinson showed those buildings to be consistent with the proposed 20 feet interval and Mr. Higginson stated that is what Mr. Wilkinson also presented altenate language for Section 14-7-112 C4 that provided specific building  to thei recently adopted DN standards.  components of the proposed changes include the following:  increased to 45 feet. Maximum numbers ofs stories have been removed.  architectural theme.  input the Commission may take one oft the following actions:  Zoning standards.  he wanted to see. materials.  Chairman Monson opened the Public Hearing at 6:55 p.m.  Tanya Bascom resides at 195 N 100 East. Ms. Bascom stated her concern about the increase in height oft the building; she would prefer to see 35 foot in height. She also spoke about a concern oflandscaping ofcommercial locations and a number ofhomes that were: not included ini the recent large zoning change from RM-19 to R-4. She wants the city to keep the historic motto of Bountiful "Beautiful Homes and  Bountiful City Planning Commission Minutes 1 January 16, 2018  Page 2of5    Gardens".  Mr. Wilkinson stated that a zoning change for these homes on the east side of 100 West has not been proposed by the City. There has been no direction from City Council to initiate this change. Brookes Gibbs resides at 175 E200 South. Mr. Gibbs is concerned about the skyline with the allowance Lynn Jacobs resides at 461 E3 300 South. Mr. Jacobs likes the beauty and charm that the downtown is and Zig Sondelski resides at 143 W 100 North. Mr. Sondelski commented that he is happy to see the changes that the citizens have wanted in the Plat A area. Our downtown is unique and worth preserving. He asked for an audience vote - Audience would prefer 3 instead of 4 stories, setbacks instead of building against sidewalk, stories should be 3 to 2 to 1 and no more apartments. He stated that development is needed and that there are areas ofimprovement. He isi not anti-development. Lynn Bascom resides at 195 N 100 East. Mr. Bascom commented that he agrees with the previous Joanne OReilly resides at 160 W Center. Ms. Riley moved to Bountiful and has enjoyed the smaller homes and is concerned for the replacement ofs smaller homes to larger homes and developments. JD Watts resides at 96 W 100 North. Mr. Watts stated his concern for traffic and parking on streets. He would like to see: new developments have parking on the property and not on the street. Larry DuPaix resides at 145 W 300 S. Mr. DuPaix agrees with the comments from other residents and Charles Wright resides at 145 W Center. Mr. Wright spoke about the busy streets and extra traffic. Linda Bowns resides at 165 W Center. Ms. Bowns is also concerned about the busy streets with the increased traffic with the extra density in the downtown area. She spoke about the numerous vacancies Bruce Bowns resides at 165 W Center. Mr. Bowns is concerned about the height and doesn't want to Terry Miller resides at 516 E550 S. Mr. Miller asked the audience if they wanted to see an increase of Mindy Caprissio resides at 300 S 100 East. Ms. Caprissio is opposed to apartments and the increase of Scott Bradbury resides at 148 W 400 South. Mr. Bradbury spoke about the sweet and charming town that is portrayed on the website pictures. Money should not be driving the development, citizens should Ryan Downer resides at 125 W 400 South. Mr. Downer presented a picture he had taken oft the actual height of 45 feet next to al home in the downtown area. He expressed his concern for the 45 ft height in  ofan additional 10 feet and likes the charm of an older neighborhood.  feels that the additional height would be a distraction.  comments and is concerned about the approval oft the increase ofheight.  isc concerned for the additional height.  in the city's existing apartments and questions the need for more apartments.  see the height in the downtown area.  height. He didn't want to see the height increase.  height in new development. She likes the charm oft the downtown area.  be.  Bountiful City Planning Commission Minutes - January 16, 2018  Page 3of5    this area. apartment area. neighborhood.  Janice DuPaix resides at 145 W 300 S. Ms. DuPaix spoke of her concern for more traffic in an Nancy Wright resides at 151 300 S. Ms. Wright is concerned for the developers views on helping the  Chairman Monson closed the Public Hearing at 7:30 p.m. zone for several years just not for multi-family structures.  Mr. Wilkinson clarified that 45 feet in height with a cap of3 stories has been allowed in the Downtown  Staff and Commission members discussed the height ofbuildings in the downtown zone. Mr. Wilkinson stated the voting options available for Commission members: 1. Forward the recommended changes to City Council. 2. Forward a denial oft the recommended changes to City Council. 4. Ask staff to work on more revisions and return for a future meeting.  3. Suggest modifications.  Mr. Bell thanked the audience for all of the comments given to staff and Commission members. He stated that he also loves the charm of the downtown. He also added that our city goes through change and have real problems and real issues and we have a real need for additional homes whether that is apartments or homes. He doesn't believe that all change is based on money. It is also satisfying the Mr. Higginson agreed with Mr. Bell. He feels that recommendations from the Envision Utah and acknowledged that we need more density in the downtown area. Recommendations were multi-family smaller in size, less impact to neighbors and more: inj keeping with what we want Bountiful tol be. Mr. Monson agreed with the Commission members and believes that downtown is beautiful in the Mr. Higginson made a motion to pass a recommendation to the City Council to adopt the proposed  demands for additional housing and our values won'tgo down.  present.  changes with the following additions.  1. Height change be 35 feet on 100 W and 100 E with the height change to 45 then to 55ft at  Main St at 100 foot intervals.  2. Include the revised language proposed for Section 14-7-112C4.  Jim Clark seconded the motion. Voting was 2-2 with Higginson and Clark voting aye and Monson and Mr. Bell made ai motion to adopt as set forth with the exception of the height. Height at 100 W and 100 Es should be 40 feet. The motion included the change to Section 14-7-112-C4. Mr. Monson seconded the motion. Voting was 2-2 with Bell and Monson voting aye and Higginson and Clark voting nay.  Bell voting nay. Motion did not pass.  Motion did not pass.  Bountiful City Planning Commission Minutes -January 16, 2018  Page 4 of5    Richard Higginson made a motion to pass along this item to City Council with the minutes of the Planning Commission but without recommendation. Jesse Bell seconded the motion. Voting passed 4-0 5. Consider approval of the Findings of Fact for a Variance from the driveway spacing and construction standards and yard coverage standards of the Bountiful City Land Use Ordinance for the properties located at 339 W 300 North and 349 W: 300 North, Mark Lee and Mark Minnis,  with Bell, Clark, Higginson and Monson voting aye.  applicants.  Chad Wilkinson presented the staffreport.  Jesse Bell made a motion that the Planning Commission approve Findings of Fact for a Variance from the driveway spacing and construction standards and yard coverage standards of the Bountiful City Land Use Ordinance for the properties located at 339 W 300 North and 349 W 300 North as written. Jim Clark seconded the motion. Voting passed 4-0 with Commission members Bell, Clark, Higginson and 6. Consider approval of the Findings of Fact for a Variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30 percent and to allow for cuts and fills and retaining walls in excess of 10 feet in height for the property located at 2452  Monson voting aye.  Cave Hollow Way, Daniel and Carri Fergusson, applicants.  Chad Wilkinson presented the staffreport.  Jesse Bell made a motion that the Planning Commission approve Findings of Fact for a Variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30 percent and to allow for cuts and fills and retaining walls in excess of 10 feet in height for the property located at 2452 Cave Hollow as written. Jim Clark seconded the motion. Voting passed 4-0  with Commission members Bell, Clark, Higginson and Monson voting aye. 7. Election of Chairman and Vice Chairman of the Planning Commission for 2018.  Richard Higginson made a motion to name Sean Monson as Chairman to Bountiful City Planning Commission for 2018. Jesse Bell seconded the motion. Voting passed 3-1 with Bell, Clark and Richard Higginson made a motion to name Von Hill as Vice-Chairman to Bountiful City Planning Commission for 2018. Jim Clark seconded the motion. Voting passed 4-0 with Bell, Clark, Higginson  Higginson voting aye and Monson abstained.  and Monson voting aye.  5. Planning Director's report, review of pending applications and miscellaneous business.  1. February 6, 2018 agenda items. 2. Legislative Session  3. Required annual training for Planning Commission members tol be scheduled.  Chair Monson ascertained there were no other items to discuss. The meeting was adjourned at 8:03 p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City Planning Commission Minutes 1 January 16, 2018  Page5of5    Item #: 3  commission Staff Report  Subject: Address: Author: Date: Background  Amended Plat Approval for Lewis Park Subdivision  Phase 6 Amended 1090 East 400 North City Engineer February 6, 2018  BOUNTIFUL EST.1847  Department: Engineering, Planning  Mr. Rudy Larsen has purchased two adjacent lotsi int the Lewis Park Subdivision Phase 6 and wishes to utilize them as one: single lot. He is requesting that the two lots be combined by  amending the subdivision plat.  Analysis  Lot 614 is currently occupied by a single family home while lot 615 is vacant. Mr. Jensen wants to construct a pool with some retaining walls and a pool shelter on the now vacant lot 615. The two lots need to be combined to comply with the zoning ordinance requirement that accessory uses such as this pool can only be built on a lot with a primary structure (home). North Canyon Creek runs between the two properties in a thirty foot wide easement. With the creek on the property, there is a small area of FEMA regulated Special Flood Hazard Area, primarily. just the creek channel. No construction will be allowed in the SFHA. A new easement has been provided on the amended plat to cover the creek and flood control access.  Department Review and Planning Department. Recommendation  The proposed preliminary and final plats have been reviewed by the Engineering Department  We recommend that the Planning Commission pass a recommendation for Preliminary and Final Approval of the Lewis Park Subdivision Phase 6 Amended to the full City Council with the  conditions listed below.  1. Payment of all required fees. 2. Provide a current Title Report.  3. No building will be allowed in the mapped Special Flood Hazard Area.  Significant Impacts    This amended plat does not have any significant impacts.  Attachments  Aerial photo showing the areai tol be subdivided Ac copy of the Lewis Park: Subdivision Phase 6 Amended plat.  subdivisionsVewis park6 amended, jan 2018pc amended platl lewis park phase 62 amended, jan 2018.docx    Aerial Photo of the proposed Lewis Park Phase 6 Amended  With the SFHA: shown  Google  93  subdivisionsVewis: park6 6 amended, jan 2018pc amended platl lewis park phase 6 amended, jan 2018.docx      3353353    Item #4  Commission Staff Report  Subject: Address: Author: Date:  Amended Plat Approval for Quailbrook Subdivision Plat A  Amended 500 No. 1300 East City Engineer February 6, 2018  BOUNTIFUL EST.1847  Department: Engineering, Planning  Background  The owners of the undeveloped lots ini the Quailbrook Subdivision Plat A are proposing to build houses on a couple of lots in the 500 No. cul de: sac, after 40 years of waiting. A desire to build homes which don't quite fit the current configuration oft the lots and modifications to the subdivision caused by the construction oft the 400 No. Street extension require that an  amendment to the plat be made to cover all oft the changes.  Analysis  The Quailbrook Subdivision, north and east of the intersection of 400 North and 1300 East, was originally subdivided and improved in 1978. Soon thereafter most of the lots were built upon with the exception of a couple of lots fronting 1300 East, and the lots surrounding the 500 North cul de sac. When 400 North St. was extended to Bountiful Blvd. in 1994, the city purchased all of Lot 1 and portions oft three other lots for the construction of the new road. Lot 1was totally eliminated and three other lots were reduced in size to accommodate the new The owners of the lots are now ready tol build two homes ini the cul de sac, however, they don't exactly fit on the pie shaped cul de sac lots. Rather than going through a series of lot line adjustments, a single amendment to the plat resolves all the issues at one time. As a result oft the 400 North/Bountiful Blvd. construction, the previous lot 2 was reduced in size to the point it was al less than desirable lot. This amendment combines lot 2 with lot 31 to create a single lot which is bounded on three sides by 400 North, 1300 East, and 500 North. Lot 4 and lot 5 also lost ground to the road construction and were turned into double fronting lots with 400 North in their rear yard. That configuration was approved in '94 when the ground was purchased. The new Lot 104 and Lot 105 will need to be granted an exception to allow for The proposed lots all exceed the minimums required by the current R-3 Zone fori frontage and total lot area. Furthermore, all of the lots still have the utilities that were installed in '78 and  road.  double fronting lots.  the road and improvements are stilli int fairly good shape.  Department Review    The proposed amended plat has been reviewed by the Engineering Department and Planning  Department. Recommendation  We recommend that the Planning Commission pass a recommendation for Preliminary and Final Approval of the Quailbrook Subdivision Plat A. Amended to the full City Council with the  conditions and exception listed below. 1. Payment of all required fees. 2. Provide a current Title Report.  Conditions:  Exception:  1. Lots 103, 104 and 105 be granted the exception allowing them to continue to exist as  double fronting lots. Significant Impacts  This amended plat does not have any significant impacts.  Attachments  Aerial photo showing the area to be subdivided A copy of the original 1978 Quailbrook Subdivision Plat A plat map. A copy of the Quailbrook: Subdivision Plat A Amended plat.  supdwsonsqualbrok plata a amendedipc amended plat, quailbrook subdivision plata a amended, feb 2018.docx    Aerial Photo of the proposed Quailbrook Subdivision Plat A Amended  Asubdwsonsqualbrook plata a amendedipc amended plat, quailbrook subdivision plata a amended, feb 2018.docx    QUAILBROOK  SUBDIVISION  PLAT A  PART OF SECTION 21 a SECTION 20, T.2N., R.IE., S.LB.AM. BOUNTIFUL CITY, DAVIS COUNTY, UTAH  SCALE: "=100  DATE: 3-21-78  P/S P/S ASSOCIATES, INC.    LEGEND  APPROMAL CITYA IPPROFAL    Commission Staff Report  Item # 5  Subject: Author: Date:  Preliminary and Final Site Plan for Drive-through  restaurant Chad Wilkinson, City Planner February 6, 2018  Address: 620 N. 500 West (Highway 89)  BOUNTIFUL EST.1847  Description of Request:  The applicant, Matt Young representing Young Advantage, is requesting amended preliminary and final site plan approval for a new Culver's Restaurant and accompanying property improvements. The property is located within the C-H (Heavy Commercial) zone on the former) Ja and LC Garden Center site. The application includes the construction ofa  4,300 square foot restaurant Background and Analysis:  The property received preliminary approval from the Planning Commission on December 5,2017.Subsequently, the plan has been modified to reflect the requirements of the Utah Department of Transportation. Most notably, the driveway has been relocated and is now shared with thej property to the north. In conjunction with the driveway, UDOT has also required a deceleration lane on 500 West. These two changes have required modifications Access to project is nowi from a 37-foot wide shared driveway on the north oft the property. The applicant has applied to the Utah Department ofTransportation (UDOT) for the proposed access and received approval of a variance for the location oft the driveway.A copy oft the access permit from UDOT will be required as a condition of final approval. The proposed plan still shows adequate parking based on the square footage shown and has adequate stacking spaces for the drive-through. Thej plan has been revised to show additional parking on the south side oft the building not previously shown. Because oft the potential for conflicts between the drive through aisle and these parking spaces iti is recommended that the spaces along the south oft the property be designated for employees The proposed building is substantially the same design and materials as the previous submittal. The landscape plan has been changed and no longer meets the minimum required number oft trees based on the size of the property. The Code requires street trees at an interval of 35 feet and internal trees based on the amount of required landscaping. The plan will need tol be revised prior tol building permit to show the minimum number of Storm water will be collected on site and conveyed to the creek north of thej property through a proposed storm drain system thatwill cross the intervening property outside of the: street. The applicant has obtained an easement from the neighboring property for conveyance. of storm water to the creek. Watera and sewer will be provided from existing lines in 500 West and will include the extension of an 8-inch water line and onsite fire G:ENG/Sitel Plans/6201 N 5001 West Culvers/Amended Prelminaryand finall PCIPCE Preliminary and Final Site Plan Culvers 2-6-18.docx  to the site plan that are discussed below.  only.  trees required by Code.    hydrant. Plans havel been reviewed by the City Engineer with redline changes required in  order to meet City standards and obtain final approval.  Department Review and by thel Fire Marshall. Significant Impacts  This proposal has been reviewed by the Engineering, Power, and Planning Departments  The development is occurring in an area with urban levels ofi infrastructure already in place. Impacts from the development oft this property have been anticipated ini the design ofthe existing storm water, sewer, and water and transportation system.  Recommended Action  Staff recommends that the Planning Commission forward to the City Council a recommendation of approval for preliminary and final site plan review for the proposed  fast food restaurant: subject to the following conditions: 1. Complete any and all redline corrections.  2. Prior to final site plan approval by the City Council, obtain proper: permits from the Utah Department of Transportation for the shared access proposed on! 500 West. A 3. Obtain permits from Davis County Flood Control for all storm water discharges into Barton Creek. Prior tol Building permit provide copies of permits to the City. 4. Prior to issuance ofal building permit, revise the final landscape plan to show the minimum required number of trees. Based on frontage and area the Code requiresa a total of 24 trees seven ofwhich must be evenly spaced along the frontage oft the 5. All damaged curb and gutter and sidewalk along 500 W. shall be replaced. 6. Provide a 20 foot wide Public Utility Easement for the proposed 8 inch fire hydrant  copy of permits shall be filed with the City.  property.  line.  G:ENGISitel Plans/620N5 5001 West Culvers/Amended Prelminary: and final PCIPCE Preliminary andl Final Site Plan Culvers 2-6-18.docx    Attachments 1. 2. 3.  Aerial photo Site and utility plans Building elevations  G:ENGISite Plans/6201 N5 500 West Culvers/Amended Prelminary and finall PCPCPreliminary. andl Final Sitel Plan Culvers 2-6-18.docx    Aerial Photo    Google Eart  G:ENG/Site Plans/620N N 500 West Culvers)Amended Prelminary and final PCIPCE Preliminary andl Final Site Plan Culvers 2-6-18.docx    OVERALLCVILSTEPLAN CULVER'S    UTILITYPLAN CULVER'S    SMIATNO NVId IDVNIVAG      CULVER'S 620NORIHSDOWEST BOUNTIRUL UTAH    0es700  T  U  -U  CULVER'S 620NORIHS00WEST BOUNTIFUL UTAH    CULVER'S BOUNTIFUL UTAH    Commission Staff Report  Item # 6  Subject: Author: Date:  Preliminary and Final Site Plan fora a Medical Office Building Chad Wilkinson, City Planner February 6, 2018  Address: 65 W 400 North Description of Request:  BOUNTIFUL EST.1847  The applicant, 400 North Partners, LLC, is requesting preliminary and final site plan approval for a newi medical office building. The property is located within the DN (Downtown) zone on two properties currently occupied by single family residences. The application includes the construction of an approximately 8,200 square foot medical office  building.  Background and Analysis:  The property is zoned DN (Downtown) and is surrounded by commercial development on the east (Fizz), multifamily residential to thes south and office and residential to the west. The property is located across 400 North from Bountiful Junior High School. The proposed development is the first tol be reviewed under the new DN standards adopted in October. The proposed development is located on two parcels totaling approximately half an acre. Access to the project will be via a single driveway on 400 North. This section of 400 North is a State Highway and the applicant has received an access permit from UDOT and provided a copy of the permit to the City. The applicant will close three existing driveway approaches and replace them with a single access on the west side of the property. The proposed plan shows adequate parking based on the square footage shown. Thej parking has been placed to the side and rear oft the building consistent with the DN Thej proposed building meets the required setbacks and height standards for the DN Zone. Finish materials for the proposed building will consist ofb brick with a significant percentage of fenestration on the street facing facades. Color renderings oft the buildings are: attached to this report. The submitted landscape plan meets the requirements oft the Code including the minimum number of street trees, ornamental trees and shrubs. Storm water will be collected on site and conveyed to an onsite detention system which will then flow to existing storm drain facilities in 400 North. Water and sewer will be provided from existing lines in 400 North. Plans have been reviewed by the City Engineer.  standards.  G:ENG/Sitel Plans/65V W400N-Wattspci Preliminary and Final Sitel Plan Watts 2-6-18.docx    Department Review and by the Fire Marshall. Significant Impacts  This proposal has been reviewed by thel Engineering, Power, and Planning Departments  The development is occurring in an area with urban levels ofi infrastructure already in place. Impacts from the development oft this property have been anticipated in the design ofthe existing storm water, sewer, and water and transportation system.  Recommended Action  Staff recommends that the Planning Commission forward to the City Council a recommendation ofapproval for preliminary and final site plan review for the proposed  medical office subject to the following conditions: 1. Complete any and all redline corrections.  2. All damaged curb and gutter and sidewalk along 400 North shall be replaced. 3. Provide Public Utility Easements as required by Bountiful Power.  Attachments 1. 2. 3.  Aerial photo Site and utility plans Building elevations  G:ENGISitel Plans/65 W4 4001 N-Watts/PCF Preliminary andl Final Site Plan' Watts2-6-18.docx    Aerial Photo  0940005  Google Earth  G:ENG! Site Plans/,65 W4 400N N-Wattsl PCI Preliminary and Final Site Plan' Watts 2-6-18.docx    13    H0A #ESTSTREET  400N NORTHPARINERS. LLC  I8IN North Phone ww Entellus    SKEE sSiisl ssw -98  3  4001 NORTHI PARTNERS, LLC  Entellus:    CARPORT  000000  000 * ** * 000* +  4001 NORTH PARNERS, LLC BOENTIFLZ  SIN North HA & Phone801-298- Entellus            Item #7  Commission Staff Report Subject: Public Hearing- Zone Map Amendment from R-3 (Single-Family Residential 3 units per acre), R-F (Residential Foothill), and MWP (Mountain Development And Watershed Protection) to 0-S (Open Space) Property Addresses: Multiple; located roughly between 400 South and 1000 South and between the eastern Bountiful City limits and 1400 East Author: Bowne Sebright, Assistant Planner Department: Planning Date: February 6, 2018  BOUNTIFUL EST.1847  Background  The proposal is to amend the zoning designation of seven (7) parcels owned by Bountiful City with varying zoning designations that total approximately 679.56 acres. The proposed zoning change will be from R-3 (Single-Family Residential 3 units per acre), R-F (Residential Foothill), and MWP (Mountain Development and Watershed Protection) to 0-S (Open Space). In late 2015, City Council directed staff to begin the process of creating a new Open Space zoning designation as a result ofaj proposed land swap between the U.S. Forest Service and a private land owner. This proposal is a continuation of the process to amend the zoning ofi identified open space areas in the City. The area in this proposal is surrounded with properties zoned R-F to the east, and R-3 to the west. Bountiful Boulevard is the border between the two zone designations. There is one parcel that is zoned MWP that is located bordering the eastern Bountiful City limits, bisected by  Holbrook Canyon. Analysis:  Bountiful is blessed with beautiful open space areas in the mountains and foothills to the east. These areas in and around the City provide opportunities for hiking, biking and other forms of recreation. In addition, Bountiful City maintains a network of parks and recreation areas including the Bountiful Ridge Golf Course that provide facilities for sports, recreation, relaxation, and venues for public gatherings and events. The 2009 Bountiful City General Plan calls for the identification and preservation of open space areas throughout and surrounding the City. The adopted Open Space Zoning standards restrict development on open space properties to public facilities and recreation facilities. Examples of public facilities which could be allowed would include trail head parking lots and restrooms, utility buildings and facilities, and utility lines and appurtenances. The: zoning standards are restrictive in nature and do not allow for residential or commercial development. Because some oft the properties along the foothills of    Bountiful are ideal for placement ofv wireless telecommunications facilities (cell towers) these  facilities have also been included as permitted and conditional uses.  The current proposal fora a zoning map amendment includes seven (7) Bountiful City properties in the vicinity of Holbrook Canyon and Bountiful Boulevard. As the Planning Commission has discussed thej potential Open Space zone, a desire has been expressed to extend the designation not only to undeveloped open space surrounding the City, but also to public parks and public recreation facilities. Therefore, the proposed zone map: amendment includes the Eggett Park  property.  The subject properties included in the current proposal include areas with steep slopes and/or public works infrastructure located on the parcels. These parcels provide an excellent gateway to connecting with the natural areas ofl Eastern Bountiful City and a great connection with the Holbrook Trailhead. The location and characteristics oft the properties make them excellent  candidates for inclusion in the Open Space zone.  As mentioned in a previous Planning Commission meeting, it is anticipated that additional future zone map amendments will bel brought forward which will rezone all public park areas and other publicly owned properties (including the golf course), as open space through a series of public hearings rather than one all-encompassing amendment. This will provide focused discussions of individual properties and allow for effective management of public noticing. The current amendment is limited to only thej properties in the Holbrook Canyon vicinity.  Standard of Review  As a matter of procedure, whenever thel Planning Commission considers a request for a rezone (zone map: amendment), it shall review iti in accordance with thej provisions of14-2-205 B. For the purpose of establishing and maintaining sound, stable, and desirable development within the City, iti 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  AMENDMENTS TO ORDINANCE ANDI MAP, which are as follows:  General Plan, or to correct manifest errors.  Department Review  This item has been reviewed by the City Planner and City Engineer, and City Attorney.  Significant Impacts    The proposed adoption oft the Open Space Zoning District and zone map amendment will havea positive impact on residents of Bountiful by identifying and preserving open space areas for use  and enjoyment by the public. Recommendation:  Iti is recommended that the Planning Commission forward ai recommendation ofa approval to the City Council for the proposed zoning map amendment of seven (7) parcels totaling 679.56 acres from R-3 (Single-Family Residential 3 units per acre), R-F (Residential Foothill), and MWP (Mountain Development and Watershed Protection) to 0-S (Open Space) zoning.  Attachments 1. Aerial Photo of Proposed Zone Change Parcels 2. Current Zoning Map 3. Proposed Zoning Map 4. Legal Descriptions ofAffected Parcels 5. Open Space Zoning Standards    Proposed Zoning Map  €  3155  CaAass  EGOGSS  GG  $3360E Bonet  BIRESS ERL EAFIE  893303 5  Tamplatss  Radgor  BIAuySID    Legal Descriptions of Affected Parcels  0.1 Parcel #04-061-0041  BEG AT AF PTWHI IS NO 0/24'33" E741.86 FT ALG A 1/4 SEC LINE FR THE CENTER OF SEC: 28-T2N-R1E, SLM; THN 89444'04" W647.01 FT; TH N3 300.08 FT; THI N6 60/00'00" E 146.89 FT; TH S 89/37'46" E2 200 FT ALG THE: S BNDRYL LINE OF THE BOUNTIFUL CITY UPPER BARTON CREEK RESERVOIR PPTY; TH NO422'14" E200 FT ALG THE El BNDRY LINE OF SDI BOUNTIFUL CITY PPTY; TH S 89A37'46" E 322.60 FT/ ALG THE NL LINE OF THE SE 1/4-NW 1/4 OF SDSEC 28; TH S 0424'33" W 573.15 FT. ALG THE El LINE OF SD SE 1/4-NW 1/4TO THE POB. CONT. 6.935 ACRES BEG ATA APT ON THE NI BNDRY LINE OF EGGETT ESTATES PLAT C SUB, AT AI PT WH IS N 0/24'33" E 741.86 FT ALG THE 1/4 SEC LINE & N 89444'04" W 647.01 FTI FR A SURVEY MONU MARKING THE CENTER OF SEC 28-T2N-R1E, SLM, & RUN TH ALG THEI N BNDRY OF SD SUB IN THE FOLLOWING FOUR COURSES: N 89A44'04" W 17.73 FT; S 0/15'56" W: 32.99 FT; S 80/58'14" W: 271.57 FT; N8 89444'04" W 131.22 FT; THI N 496.73 FT TOTHE SE BNDRY LINE OF BOUNTIFUL BENCH ESTATES PLAT A; TH S 89+37'45" E 545.03 FT ALG SDI BOUNTIFUL BENCH: SUB BNDRY; TH ALG THE W BNDRYI LINE OF PPTY OWNED BYI BOUNTIFUL CITY IN THE FOLLOWING THREE COURSES TO THE POB;S BEG AT AF PTI WH IS N 0/24'33" E 657.50 FTI FR THE CENTER OF SEC: 28-T2N-R1E, SLM; & RUNT TH S 89/38'32" E 1317.90 FTTO THE E 1/4 1/4 SECI LINE OF THE NE 1/4 OF SD: SEC; THNO/24'33" E 657.11 FT, M/L, TO THE NI LINE OF BOUNTIFUL CITY; THI N8 89438'32" W 795.18FT;TH S 250.00 FT; THW 522.72F FTTO THE 1/4 SEC LINE; THS  1.Parcel #04-061-0049  0-14'29" W 44.75 FT; S 60*00' W 146.89 FT; S 300.08 FTTOTHE POB. CONT. 4.827 ACRES.  2. Parcel #04-060-0047  0/24'33"V W4 402.33 FTTO THE POB. CONT. 16.84 ACRES  3. Parcel #04-061-0045  BEG AT THE SE COR OF NE 1/4 OF NW 1/4 OF SEC: 28-T2N-R1E, SLM; & RUN THI N8 89/37'45" W 264.03 FT TO THE E LINE OF BOUNTIFUL BENCH ESTATES PLAT A; TH ALG SD PLAT ON A4 463.00 FT RAD CURVE TO THE LEFT 211.68 FTTO AF PT OF TANGENCY WITH A4 417 FT RAD CURVE TO THE RIGHT; TH/ ALG THE ARC OF SD CURVE 84.45 FT; TH STILL ALG SD SUBI N5 50*42'45" E1 115.44 FT; TH N4 428.72 FT; TH: S 89/34'19" E3 363.6 FT, M/L, TO THE: SECI LINE; BEG ATA APTWH IS S ALG THE 1/4 SECI LINE 323.4 FT FR THE N 1/4 COR OF SEC 28-T2N-R1E, SLM; & RUN THS 270.6F FT; TH N 89+34'19" W 363.6FT, M/L, TO THE El LINE OF BOUNTIFUL BENCH ESTATES SUB PLAT C; TH ALGS SD SUB NS 97.18 FT; THS S 86*07'39" E 110.0 FT; THI N5 5455'34" E240.19 FTTO THE: S LINE OF THE US GOVTI PARCEL; BEG AT APT ON THE N BNDRY LINE OF EGGETT ESTATES PLAT C SUB ATA Al PT WH IS NO 0/24'33" E 741.86 FT ALG THE 1/4 SEC LINE & N 89/44'04" W 647.01 FT & N 89444'04"W 17.73 FT8 & S 0/15'56" W 32.99 FT8 & S 80458'14" W 271.57 FT & N 89A44'04" W 131.22 FT FR/ A SURVEY MONU MARKING THE CENTER OF SEC: 28-T2N-R1E, SLM; & RUN TH ALG THE N BNDRY OF SD SUBI IN THE FOLLOWING THREE COURSES: N 89444'04" W 108.78FT; S 0/24'05" W 8.00 FT; N8 89444'04" W 152.00 FT; TH N0424'05"E E3 310.60 FT ALG THE BNDRY OF LAKEVIEW TERRACE: SUB TO THE: SE COR OF LOT 19 SDI LAKEVIEW TERRACE SUB; TH NO 0/24'05" E 194.58 FT. ALG THE BNDRY OF SD LAKEVIEW TERRACE SUB TO THE S BNDRY LINE OF BOUNTIFUL BENCH ESTATES SUB PLAT Al EXTENDED; THS 89A37'45" E2 257.30 FT ALGSDI BOUNTIFUL BENCH SUB BNDRY; THS 496.73FT TO THE POB. CONT.2.983. ACRES.  THS S ALG SD SECI LINE 11.00 CHAINS, M/L, TOI POB. CONT. 6.04 ACRES  4.1 Parcel #04-061-0044  THS S 75435'04" E2 236.97 FT, M/L, TOI POB. CONT. 1.93 ACRES  5.1 Parcel #04-061-0050  6.Parcel #04-059-0001  ALL OF SEC27-T2N-R1E, SLM. CONT. 640.00 ACRES    Chapter 14-23 OPEN SPACE DISTRICT 0-S  14-23-101 PURPOSE. AND OBJECTIVES  To establish areas in open and generally underdeveloped lands where only developments compatible with open space character would be permitted in order to preserve, maintain and protect open space resources; and to encourage development ofa comprehensive network of permanent, multifunctional publicly and privately owned open: spaces in the city. Regulations of this district are prohibitive and designed to protect these open spaces from encroachment ofr residential, commercial andi industrial uses.  14-23-102 PERMITTED, CONDITIONAL, AND PROHIBITED USES:  Subject to the provisions and restrictions of this Title, the following principal uses and structures, and no others, are allowed either as a permitted use (P) or by Conditional Use Permit (C) in the Open Space zone. Some uses may be expressly prohibited (N) int this zone. Any use not listed herein is also expressly prohibited.  Table 14-23-102a  Use Municipal Facility Public or Private Cemetery Public or Private Utility Facility trails, golf course, gun range)  P C P P C P P  Public Recreational Facility (including fore example parks, trailheads,  Telecommunication Facility not on City Property Telecommunication Facility on City property Utility Lines and Rights-of-Way  14-23-103 YARD AND SETBACK REQUIREMENTS  A.  Minimum width of any side yard for main or accessory buildings shall be ten feet (10') and thet total width oft thet two (2) required side yards shall be not less than twenty five feet (25'). On corner lots, the Minimum depth of the front yard for alll buildings shall be twenty five feet (25'). All accessory buildings Minimum rear yard for all main buildings shall be twenty five feet (25'), and for all accessory buildings  side yard facing a street shall be not less than twenty feet (20') for any building. shall be located at the rear of and at least six feet (6') from the main building.  B. C.  ten feet (10').    Commission Staff Report Subject: Public: Hearing-Potential Changes to DN Zoning District Standards found in Chapter 7 ofthe Bountiful Land Use Ordinance Applicant: Bountiful City Author: Chad Wilkinson Date: February 6, 2018 Background and Analysis  Item #9  BOUNTIFUL EST.1847  The Planning Commission reviewed the proposed amendments to the Downtown zone at their January 16, 2018 meeting. Afterl holding a public hearing and receiving input, two separate motions were made to send a recommendation of approval to the City Council. The first motion included leaving the height along 100 West and 100 East at 35 feet with additional height allowed consistent with the setback provisions in the current Code. This motion failed with a vote of2-2. A second motion to adopt changes with a 40 foot maximum height along 100 West was also made and failed with a vote of 2-2.. A third motion was made to forward the item onto the City Council with the minutes of the public hearing but without a formal recommendation. This motion passed with a vote of 4-0. Section 14-2-205 (F) stipulates that failure on the part of the Planning Commission to make recommendation to the City Council within thirty (30) days after hearing the petition shall be deemed to constitute approval ofs such proposed amendment or change which shall then be passed on to the City Council for appropriate action. The City Council, after holding a public hearing and discussion determined that a recommendation from thel Planning Commission was critical in order for the Council to make a decision on the potential changes tot the Downtown standards. Since the Code gives the Planning Commission 30 days to make a recommendation, the City Council has remanded the item to the Commission and has requested that the Commission make a recommendation to the Council on the proposed changes. The Council also specifically: asked that a public hearing be held at thel Planning Commission. A copy oft the proposed changes is attached to this As was stated in the original report, the proposed changes deal primarily with building height and architectural standards. The major components of the proposed changes include  report.  the following:  The maximum building height standards for properties along 100 West and 100 East have been increased to 45 feet. Maximum numbers of stories have been  removed.    Minimum landscape standards for multifamily developments have been reduced from 40 percent to 10 percent consistent with the remainder oft the zone. The proposed revisions include additional landscaping on a per unit basis for multi- Architectural standards have been revised. Instead of requiring "architectural feature consistent with single family residential" the proposed standards include required articulation at certain intervals and give minimum standards for depth and height of architectural features. The standards include articulation requirements for all buildings in the zone, as well as specific standards for multi-family development. As directed by the Council and Commission, the standards have been drafted with flexibility in mind. Standards provide a framework without prescribing as specific  family residential and mixed use developments.  style or architectural theme.  An additional issue which has surfaced during discussion oft the DN standards is the issue of what constitutes a mixed use development. Under the ordinance adopted in October, mixed use developments are subject to different standards than standalone multifamily developments. Notably, the 2:11 building height to width ratio does not apply to mixed use development and mixed use developments are exempted from the maximum density standard ofthe RM-13 zone, which under current code applies to stand alone multifamily The subject of mixed use development was discussed during the adoption oft the current standards in October 2017. As a part oft the previous amendment, Section 14-7-104 was changed to specify that the density requirements oft the RM-13 ordinance would apply unlessa a multifamily project was part ofa vertical mixed use" project. Since a different standard exists for mixed use iti is important to carefully define what the City considers to be vertical mixed use development. One oft the reasons that the code was changed to specify vertical mixed use was the concern related to the development ofhorizontal mixed use developments which benefited from thel higher densities allowed for mixed use projects without providing the integration of uses originally envisioned. One option for defining mixed use was presented at thel last City Council meeting. This option would define a certain percentage of the ground floor ofa vertical mixed use development that must be developed as commercial square footage and not used for other uses such as parking or accessory uses for the multifamily residential portion of the development. The following is one possible way to define mixed use:  development.  In order to be considered vertical mixed use atl least 75 percent of ground floor square footage shall be developed as commercial use.. Areas within the building footprint used for parking, or accessory uses commonly associated with multi family residential uses such as sales and management offices, storage space, laundry facilities, or interior recreational or meeting space intended for use by the residents ofthe development shall notl be counted toward meeting the 75 percent  requirement.    Other options include simply removing the density maximums for standalone multifamily development and applying the development standards to all buildings regardless ofuse. Again, the attached draft ordinance contains the proposed revisions to the existing DN zoning standards, with changes to the existing ordinance indicated with strikethrough text (showing deletions) and underline text indicating new text. At the public hearing, staff will provide a detailed discussion of each oft the changes along with the reasoning behind the  proposed change. Recommendation:  Itis recommended that the Planning Commission review the proposed changes to the Downtown Ordinance and hold a public hearing to allow for additional public comment. After receiving public input the Commission may take one oft the following actions: 1. Request additional revisions and continue the item to a future meeting for further 2. Forward the item to the City Council with a recommendation to approve the 3. Forward the item to City Council with a recommendation of denial for the proposed  discussion  changes to the DN Zoning standards.  changes. Attachments  Proposed changes to thel DN (Downtown) Zoning Standards  G:PLANIPlat/ AF Planning/DN. Additional Revisions 2018/PCS Staff Report DNT Text Amendment: 2018- Febraury 6, 2018.docx    CHAPTER7 DN-DOWNTOWN  14-7-101 PURPOSE AND OBJECTIVES 14-7-102 AREA OF ZONE 14-7-104 MINIMUM LOT STANDARDS 14-7-105 YARD REQUIREMENTS 14-7-106 PROJECTIONS INTO YARDS 14-7-107 STRUCTURE HEIGHT 14-7-108 DISTANCE BETWEEN STRUCTURES 14-7-110 PARKING, LOADING, AND ACCESS 14-7-111 SITE PLAN APPROVAL 14-7-112 OTHER REQUIREMENTS 14-7-101 PURPOSE AND OBJECTIVES  14-7-103 PERMITTED, CONDITIONAL, AND PROHIBITED USES  14-7-109 LANDSCAPING AND PERMISSIBLE LOT COVERAGE  The Downtown (DN) Mixed Use Zone is established to provide a district primarily for the preservation of the mixed use character of the commercial and residential uses in and adjacent to the Main Street downtown area, consistent with the provisions of the  adopted Bountiful Historic Downtown Plan. 14-7-102 AREA OF ZONE  Each area of Downtown zoning shall be at least four (4) acres in size. 14-7-103 PERMITTED, CONDITIONAL, AND PROHIBITED USES  The following principal uses and structures, and no others, are allowed either asa permitted use (P) or by Conditional Use Permit (C) in the Downtown zone. Some uses may be expressly prohibited (N) in this zone. Any use not listed herein is also expressly prohibited. Properties fronting on 100 West or 100 East shall be limited to the  residential uses allowed in the (DN). zone.  Table 14-7-103 Use Assisted Living Center Bail Bonds Banks, Credit Unions  DN C N P  1    Use  DN N C N C N N C C P N C P N N N C C N N P P P N N P C N P P N N N C C P P  Bar, Tavern, Drinking Establishment Bottling, Canning, Food Production  Bulding/Construction Materials and Supplies w/ outside storage BuldingConstruction Materials and Supplies wlo outside storage Check Cashing, Title Loans Construction Services w/ outside storage Construction Services w/o outside storage Convenience Stores Dry Cleaner, Laundry Service Fast Food Restaurant w/ drive-thru window Fast Food Restaurant w/ pick-up Fast Food Restaurant w/o drive-thru Feed Lots, Animal Rendering, Animal Raising Fire Arm/Shooting Range - Indoor Fire Arm/Shooting Range - Outdoor Food Preparation, Bakery Gasoline Sales General retail w/ outside storage General retail w/o outside storage Grocery Store Hotels (Interior rooms) Industrial Manufacturing Kennels, Animal Boarding Laundromat (Self-operated) Medical/Dental Laboratory Medical/Dental Office Millwork, Cabinetry Motels Drive-uplexterior rooms) Motorized Recreation on Main Street on Main Street floor Municipal Facility or Private  Funeral Parlor, Cemeteries, and Crematory Services  Mail Order/Online Distribution office w/ onsite storage  Multi-Family Residential - Stand alone, with frontage Multi-Family Residential - Stand alone without frontage Multi-Family Residential w! Commercial Use on ground Non-motorized Recreation, Pool, Gymnasium - Public  2    Use  DN N P P C P C N N P N C C P N P N N N N N C N N  Pawnshop, Secondhand Merchandise  Personal Services Professional Services Public/Private Assembly Restaurant Security Services  Self Storage Units or Warehouse w/o Office Sexually Oriented Business, Escort Service Single Family Dwelling- property fronting on Main  Single Family Dwelling, Two Family Dwelling - New Small engine/appliance repair Tailor, Seamstress, Shoe repair Tutoring, Dance, Preschool, Daycare  Street  Tattoo Parlor Vehicle Part Sales Vehicle Repair Vehicle Sales Vehicle Salvage/Wrecking Vehicle Service and Wash Vehicle Storage - Indoor Warehouse w/ office  Welding, Autobody, Machine Shop, Fiberglass, Painting  Accessory uses and structures shall be permitted in the Downtown Zone provided that they are incidental to and do not substantially alter the character of the permitted principal use of a main structure. Such permitted accessory uses and structures A. Accessory structures such as garages, carports, equipment storage buildings and supply storage buildings which are customarily used in conjunction with and incidental to a principal use or structure permitted in the (DN) Zone. B. Storage of materials used for the construction of a building, including a  include, but are not limited to, the following:  contractor's temporary office, provided that such use be located on the building site or immediately adjacent thereto, and provided further that such use shall be permitted only during the construction period and thirty (30) days thereafter.  14-7-104  MINIMUM LOT STANDARDS  3    The minimum area and street frontage for any lot or parcel in the Downtown Zone shall  be as follows:  Table 14-7-104 Use  Min. Lot Size Min. Frontage  and Width 50 50 70 50  Commercial Mixed-Use Single Family Two-Family and Multi- Family  8,000 8,000 8,000 10,000  A. Lots with more than one (1) street frontage shall meet the minimum requirements B. An existing lot or parcel that does not meet the minimum requirements shall be considered a non-complying lot, and all proposed development on such lot or parcel requiring site plan review shall follow the process for non-complying sites  along all frontages.  and structures.  C. Amulti-family residential development that is not part of a vertical mixed use development shall meet the density requirements and development standards of  the RM-13 subzone, except as set forth in this Chapter.  14-7-105  YARD REQUIREMENTS  A lot or parcel with a single family shall conform to the minimum setbacks of the R-4 subzone. Two-family dwellings and multi-family dwellings shall meet the setback criteria of the RM-13 subzone. All other uses, including mixed uses, shall meet the  following requirements:  A.  Front and Street Setbacks.  1. Along 100 West and 100 East any building shall have a minimum building setback of 20 feet and a maximum setback of twenty-five (25) feet from any front property line and/or any property line abutting a public street  4.2. 2:3.  Along Main Street any building shall be located within ten (10) feet of the street property line. Plazas, outdoor eating areas, and other pedestrian oriented site amenities shall be considered part of the building for setback purposes. Along 500 South, 400 South, 300 South, 200 South, 100 South, 100 North, 200 North, or 300 North and 400 North any building shall be setback at  3.4.  4    least ten (10) feet and not more than twenty (20) feet from the street property 5. Along Center Street, any building shall be setback at least five (5) feet and not  line.  more than ten (10) feet from the street property line.  B. Side Yard. Except as provided otherwise in this chapter, each lot or parcel shall have a minimum building setback of ten (10) feet from an interior side property line. Any lot or parcel that fronts onto Main Street shall have no interior side yard Rear Yard. Except as provided otherwise in this chapter, each lot or parcel shall have a minimum building setback of ten (10) feet from a rear property line. D. Yard Abutting Residential Lots. Where property abuts an existing single family residential zone, the minimum building setback shall be ten (10) feet on the Accessory Structures. An accessory structure shall meet all of the setback requirements of a principal structure. An accessory structure that does not require a building permit, according to the International Building Code (IBC), may be located in a side or rear setback area only if all of the following conditions are 1. The accessory structure is not within a front or street yard setback and is located more than ten (10) feet from any main building on the same or The accessory structure has no openings on the side which is contiguous with the property line, and the walls of said building which are adjacent to the property line have a fire retardant rating as specified by the IBC. 3. The accessory structure is designed such that all roof drainage is discharged onto the lot or parcel on which it is erected.  setback except as required by the International Building Code.  C.  abutting side.  E.  met:  adjacent property.  2.  F.  Residential Uses.  Iti is the requirement of Bountiful City that multiple family developments reflect a sense of proportion. Proportion requires that the development be designed in such a manner that each unit receives a reasonable and approximately proportionate share of the open space, landscaping, and other benefits of the site. Locating units in such a way that benefits of the site fall primarily to one unit or a few units, and not to others, is prohibited. Depending upon topography,  5    property dimensions and site configuration, it is possible that this requirement may affect the number of units that can be physically located on a lot or parcel. The Planning Commission and City Council are granted reasonable discretion in administering the proportionality requirement, and may modify yard setback requirements by up to twenty (20) percent subject to a finding that such modification will benefit all units more equally than would be possible if the  standard requirement was applied. PROJECTIONS INTO YARDS  14-7-106  A. The following structures may be erected on or project into any required yard, except that they shall not obstruct a required driveway or pedestrian access:  1. Af fence or wall in conformance with this Ordinance.  2. 3.  Landscape elements, including: trees, shrubs, and other plants. Necessary appurtenances for utility service as long as they are attached to a permitted structure and do not protrude more than two (2) feet into a  required setback.  B. The structures listed below may project into a minimum front or rear yard not more than four (4) feet, and into a minimum side yard not more than two (2) feet, except that they may not obstruct a required driveway or pedestrian access: Cornices, eaves, belt courses, sills, buttresses, or other similar Stairways, balconies, door stoops, fire escapes, awnings  1. 2. 3.  architectural features.  Planter boxes or masonry planters not exceeding twenty-four (24) inches 4. A covered entry or porch used for the protection of pedestrians entering or leaving a building, provided said structure is not more than one story in  inl height.  height and is entirely open on at least three (3) sides.  C.  Buildings that front onto Main Street and that are built within ten (10) feet of the front property line may have canopies with business identification sign area if the 1. The canopy may protrude a maximum of six feet (6') into the Main Street  following criteria is met:  right-of-way, over areas of sidewalk.  2. 3. 4. 5.  The canopy shall not come within seven feet (7) of any parking stall, drive lane, or other portion of the right-of-way used for vehicle access. The total combined length of the canopy or canopies shall not exceed two The maximum height of the canopy shall not exceed five feet (5).  thirds (2/3) of the building width. Off-premise signs are expressly prohibited.  6    6. Canopy sign copy area shall be a maximum of thirty-two (32) sq ft per  property.  14-7-107  STRUCTURE HEIGHT  Any lot or parcel with a single family dwelling shall conform to the maximum height requirements of the R-4 subzone. All other uses, shall comply with the following  height standards:  A.For buildings located within 100-200 feet of the street property line on 100 West and 100 East: Building height shall not exceed 35-45 feet OFZSIOReS-P-negnt measuredatlneaversvengegada,Buingecensinudedeledome/)adilional 0ot-neight-fereachad6lema-ent0eettolsetbackrom-100-Eastand-100 Wes-measured at the averagegrade.as-measuRtomimesiestreetpropery-line. B.-Buldingseeatest100-teetfom-thestreetpropery/lineoef100-Westand 100E38-SnA-otexenceRciesbissbnesor45leetnhegNhtmeasuredatthe verage-grade-Ss-maybe-consinucled-one/aGdHena-9otin-heighto: pacn-aediiona-ten:O.eetorsetbackfrom-100-Eastand-100-Westas Buildings located at least 200 feet from 100 West and 100 East shall not exceed 55 feet or4-stories-in height measured at the average grade. Maximum height for public and quasi-public buildings shall be approved through the site plan approval process by the land use authority. Chimneys, flagpoles,towers, steeples, and similar accessory and architechtural elements not used for human occupancy are excluded in determining height, however, the City may limit the height of any protrusion that In no case shall the area covered by roof mounted equipment exceed twenty percent (20%) of the roof area. Roof mounted equipment shall be setback from the edge of the roof a minimum of 1 foot for every foot of height. If mechanical equipment is located within roofed and enclosed structures, these structures shall not exceed the maximum height fori the zone whether or not  measured-Fomne-nghtoPway.  C-A. D-B. E-C.  is found by the City Council to be a public nuisance.  F.D.  these areas are designed for human occupancy. DISTANCE BETWEEN STRUCTURES  14-7-108  A lot or parcel with a single family dwelling shall conform to the minimum building separation requirements of the R-4 subzone. A two-family dwelling or multi-family dwelling shall meet the minimum building separation criteria of the RM-13 subzone. For all other uses, the minimum separation between structures shall be as required by the  International Building Code.  14-7-109  LANDSCAPING AND PERMISSIBLE LOT COVERAGE  7    A. A lot or parcel with a single family dwelling shall follow the lot coverage  requirements of the R-4 subzone. A lot or parcel with a two-family ormulti-family dwelling shall conform to the lot coverage criteria of the RM-13 subzone. All others, including mixed-use developments, shall conform to the following criteria, 1. AIl landscaping shall be sprinkled and planted with substantial live plant material for the purpose of buffering, screening, and beautifying the site. At plant maturity, the landscaping should represent, as a minimum standard, compatibility with surrounding developed properties and uses and must be permanently maintained by the owner or occupants. 2. With the exception of properties fronting on Main Street a minimum ten (10) feet wide landscape buffer shall be required along all frontage areas  in addition to any other requirements of this Title:  not occupied by drive accesses. adjacent to a residential property.  3. A minimum ten (10) feet wide landscape buffer shall be established  4.  Parking, loading, and drive areas shall have a minimum five (5) feet wide landscape buffer when located adjacent to a side or rear property line, except for landscape buffering required between residential uses. 5. Parking areas shall be landscaped as set forth in this Ordinance.  6.  Approved landscaping must cover a minimum of ten (10) percent of the development site exclusive of any parkstrips in a public right-of-way. In addition to the minimum 10 percent required for all development, mixed use and multifamily uses shall provide an additional 50 square feet of Landscaping shall also be installed in all parkstrips to the same standards as other on-site landscaping. Asphalt, concrete, bricks, pavers, railroad ties, rocks, gravel, and other non-vegetative material is not allowed in the  landscaping per residential unit.  7.  parkstrip area between the curb and sidewalk.  B. During the site plan approval process, the City may require more or less landscaping consistent with the provisions of the adopted Historic Downtown  Plan. 14-7-110  PARKING, LOADING, AND ACCESS  A. Each lot or parcel in the (DN) Zone shall have vehicle parking, loading, and access designed to meet the requirements of this Ordinance. In addition to the  8    standards of Chapter 18 of the Land Use Ordinance, the following shall apply to a. Off street parking is not permitted in the front setback area and/or between the street and building. Parking shall be located to the side or rear of the b.Parking for buildings fronting on Main Street shall be located completely C.R Required guest parking stalls shall be located in dedicated off-street parking spaces. Driveways and areas located in front of garage doors (for example in townhome style developments), shall not be used to satisfy  properties in the DN Zoning district.  building.  behind the principal structure.  minimum guest parking requirements. SITE PLAN APPROVAL  14-7-111  Except for single family dwellings, site plan approval shall be required for any  development in the (DN) Zone as set forth in this Title.  14-7-112 A.  OTHER REQUIREMENTS  Signs. Any sign erected in the (DN) Zone shall conform to the sign provisions of this Title. Single family and two family dwellings shall conform to the criteria for the R-4 subzone, and multi-family uses shall conform to the criteria for the RM-13 subzone. All others shall conform to the criteria for the DN zone. Pole signs  shall not be permitted.  B. Uses Within Buildings. Any commercial use permitted in the (DN) Zone shall be conducted entirely within a fully enclosed building, except as provided in  subsections 1 and 2 below.  1.  Outdoor Display of merchandise for sale in the downtown area. Businesses located in buildings in the (DN): Zone that have setbacks less than three (3) feet from the public right-of-way may display in the public right-of-way, subject to the following terms and conditions:  a.  Any display of merchandise on the sidewalk may not exceed three (3) feet into the public right-of-way from the property line of the business, except during the annual "Sidewalk Days" celebration. There may be no display of merchandise in the planter boxes in the  public right-of-way.  9    b. C.  During the winter months, a display may not impede snow removal The display shall not exceed twenty-five percent (25%) of the width of the lot, parcel, or business. However, businesses with less than forty (40) feet of width may have a display not to exceed ten (10) Only merchandise sold inside the business may be displayed  from the sidewalk.  feet in width. outside.  d.  e. No outdoor display shall exceed six (6) feet in height.  f. g. h.  Each display shall be taken down at the end of each business day. The merchant shall be solely responsible for items displayed. Each display shall not create a hazard, sight distance, or other problem to pedestrians on the sidewalk or to drivers on the street. Displayed merchandise shall not obscure or interfere with any  official notice, public safety sign, or device.  2. Any business not listed in subsection 1 may include the outdoor display of merchandise for sale only if all of the following conditions are met: a. The outdoor display of merchandise shall not be located upon any sidewalk, walkway, driveway, or within any public right-of-way nor shall it interfere with pedestrian or vehicular movement or with safe and proper ingress and egress of pedestrian traffic. The outdoor display of merchandise shall not reduce the amount of off-street parking below that which is required for the associated No item shall be displayed outdoors except for those lawfully displayed and sold inside the business or businesses located on the property. No hazardous and/or flammable materials (such as antifreeze, kerosene, poisons, pesticides and other similar items)  b.  commercial uses on the premises.  C.  may be displayed outdoors.  d. The aggregate outdoor display area shall not exceed twenty-five (25) percent of the linear frontage of the store front or 10 linear feet, whichever is greater. A business located on a corner shall be  considered as having two (2) store fronts.  10    e. f. g.  No outdoor display shall exceed six (6) feet in height. A maximum of fifty (50) percent of the aggregate outdoor display area may be located in any required landscaping. Items shall be displayed outdoors only during the hours that the business conducting the display is open to the public. Live plant material shall be exempt from this requirement. Additional signs, beyond those allowed by this Title, shall not be allowed as part of the outdoor display and sales area. Outdoor displays for special sales or for one of a kind items which would exceed any of these requirements may be granted a special permit by the Planning Director for a period not to exceed fourteen (14) days provided such special displays do not create parking,  h. i.  access, or traffic hazards.  C. Structure Design and Materials.  Any structure, except for single and two family dwellings, shall meet the minimum design criteria as set forth in this Title. In addition, the following shall apply. Exteriors shall be maintenance free wall material such as high quality brick, natural stone, weather resistance stucco or masonite type material, or non-wood siding. Stucco, masonite or siding may not exceed fifty (50) Each residential units shall have some private outdoor space in the form  1.  percent of the exterior. of a balcony or patio.  2.  3. The primary entrance of a building must be oriented to face a street, public plaza or approved pedestrian-way.: Ground floor residential units shall  have the primary entrance oriented toward the street.  4. All buildings must meet the ground with some form of base element or detailing to visually connect the building to the landscape. The base element may be smooth concrete (architectural grade), masonry, or stone. Blank walls shall be prohibited on street-facing facades. At least 50 percent of the width of a new or reconstructed first story building wall facing a street shall be devoted to pedestrian entrances, display windows or windows affording views into retail, office, restaurant, or lobby space.  5.  11    All development shall provide ground floor windows on the building facade and adjacent to a public or private street. Darkly tinted windows and mirrored windows are prohibited as ground floor windows.  6. 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 public right-of-way or public plaza. Along the vertical face of the structure, offsets shall occur at a minimum of every 20 feet by providing any two of (1)F Recesses (elevated decks, patios, entrances, etc.) with a minimum (2) Extensions (elevated decks, patios, entrances, floor area, etc.) with a (3) Offsets or breaks in roof elevations of three (3) or more feet in height. 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 and that are pedestrian oriented. Features shall include elements typical of a front façade, including doors, false windows, planters, and/or architectural details providing articulation. False windows shall be integrated into the framing of the building and shall not consist of surface mounted features such as tacked on display cases. Required venting for parking areas, including louvered openings, shall not be located along a street facing  the following: depth of four (4)1 feet, or minimum depth of four (4) feet, or  3. 6.  façade.  4.7. The overall width or depth of a multi-family residential building shall not exceed twice the building height. See Figure 14-7-112-C.  Figure 14-7-112-C  2H MAX  2H MAX K  H  12    5.  Mulamiyresidenta-buldingslocatedalong100Ea8tand-400-West hallincorporate-arearehiecluraHeatureatures-consisientwIAtwilh-single-famiy esidenuardesigable-roe-roois,dormers, Vermanging-aves,elmbtnedesgnofine-sinuclures.  D. Neighborhood Compatibility.  Each structure, except for existing single and two family dwellings, shall be designed consistent with the adopted Historic Downtown Bountiful Master Plan, particularly with regard to building height, architecture, landscaping, and building  mass.  E. Trash Storage. No trash, used materials, wrecked or abandoned vehicles, or equipment shall be stored in an open area. With the exception of single family and two family dwellings, each development in the (DN) Zone shall be required to have adequate, on-site, screened refuse containers maintained in a location  approved as part of the site plan.  F. Walls and Fences.  Any wall or fence erected around a commercial development or mixed use development shall comply with the requirements of the (C-G) zone. Any multi- family development shall comply with the requirements for the RM-13 subzone. Any single family and two family developments shall comply with the provisions  of the R-4 subzone.  14-7-120  PERMITTED ADJUSTMENTS TO REQUIRED PARKING  A. Downtown Parking District Defined. The Downtown Parking District consists of B. Proximity of Parking to Use. Required parking spaces for residential uses must be located on site. Required parking spaces for nonresidential uses must be located on site or in parking areas within five hundred feet (500') of the development site property boundary. Off-site nonresidential parking is allowed if the following documentation is submitted in writing to the land use authority as part of a building or zoning permit application or land use review: 1. The names and addresses of the uses and of the owners or tenants that  those properties located within the (DN) Zone.  are sharing the parking;  2.  The location and number of parking spaces that are being shared;  13    3.  An analysis showing that the parking area will be large enough for the  anticipated demands of both uses; and  4. A legal instrument such as an easement or deed restriction that  guarantees access to the parking for both uses.  Joint Use Parking. Joint use of required parking spaces may occur where two (2) or more uses on the same or separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of required nonresidential parking spaces is allowed if the following documentation is submitted in writing to the land use authority as part of a building or zoning 1. The names and addresses of the uses and of the owners or tenants that  permit application or land use review:  are sharing the parking;  2.  The location and number of parking spaces that are being shared; 3. An analysis showing that the peak parking times of the uses occur at different times and that the parking area will be large enough for the  anticipated demands of both uses; and  4. A legal instrument such as an easement or deed restriction that  guarantees access to the parking for both uses.  D. No parking calculation which includes the parking areas owned by the Bountiful Redevelopment Agency gives any right of possession, any real estate interest, or contract right or right of way on any Redevelopment Agency property.  14