BOUNTIFUL CITY Tuesday, June 20, 2017 6:30 p.m.  PLANNING COMMISSION AGENDA  NOTICE IS HEREBY GIVEN that the Bountiful City Planning Commission will hold a meeting in the Conference Room at City Hall, 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 24 hours prior to the meeting would be  appreciated.  1. Welcome and Introductions.  2. Approval oft the minutes for. June 6, 2017.  3. Consider preliminary site plan approval for a commercial office development at 1065 S 4. Planning Director'si report, review of pending applications and miscellaneous business.  500 West, Jeff] Beck representing Union Avenue LLC, applicant.  L Chad Wilkinson, City Planner    Bountiful City Planning Commission Minutes June 6, 2017 6:30 P.M.  Present:  Chair- Sean Monson; Planning Commission Members -Dave Badham, Jesse Bell, Von Hill, and Tom Smith; City Planner Chad Wilkinson; City Engineer - Paul Rowland; and Recording City Council Representation = Richard Higginson; Planning Commission Member - Sharon  Secretary - Darlene Baetz  Excused:  Spratley; City Attorney - Clint Drake  1. Welcome and Introductions.  Chair Monson opened the meeting at 6:30j pm and welcomed all those present.  2. Approval of the minutes for June 6, 2017.  Dave Badham made ai motion to approve the minutes for June 6, 2017 as written. Von Hill seconded the motion. Voting passed 5-0 with Commission members Badham, Bell, Hill, Monson, and Smith voting 3. Consider approval of an amended site plan for a parking lot at Ridgewood Condominium at Maple Hills located at 1374 E Ridgewood Way, Ralph Mabey, representing the Ridgewood  aye.  Condominium at Maple Hills HOA Board, applicant.  Ralph Mabey was present. Chad Wilkinson presented the staff report.  The applicant, Ralph Mabey, representing the Homeowners Association of the Ridgewood of Maple Hills Condominium development, is requesting a change to the site plan approved with the original development. The request is to convert an area currently occupied by two tennis courts into parking for nine vehicles and a modified recreational area. The revised recreation area will include a pickle ball court, basketball court and open grass area for use by residents and guests of the development. The site plan was originally approved in 1977 as part of the overall plan for the Ridgewood of Maple Hills Condominium development. As with all condominium communities, the original approval included the provision of common area open space and recreation areas as a part ofas set ofa amenities for the residents of the development. The applicant stated that the tennis courts have had declining use over the years and that the additional parking proposed is desirable for the residents of the development. The application materials also cite a need for additional parking for the club house located to the north west At the time of approval, the development was required to provide 800 square feet of recreational open space per unit. This totaled approximately 120,800 square feet based on the number of units proposed. According to approved plans, the development originally provided approximately 126, 242 square feet of recreation space which was 5,400 square feet in excess of the minimum required. The proposed parking area would reduce the recreational open space by approximately 4,900 square feet. Based on this reduction the development would still exceed the minimum requirements at the time of development by approximately 500 square feet. The parking will still benefit the residents and guests of the  oft the existing tennis courts.  Bountiful City Planning Commission Minutes - June 6, 2017  Page Iof3    development by providing parking adjacent to the recreation area and club house. The submitted plan also shows the "filling in" of a sloped area to the south west of the tennis courts. This change does not The proposed change is not expected to have significant impacts. The development had previously provided recreational space in excess of required minimums. With the reduction, the development will still have recreational open space exceeding the minimum required at the time of approval. Staff recommends that the Planning Commission forward a recommendation of approval to the City Council for the amendment to the site plan subject to the following conditions: 1. Revise the plan to remove the note stating that the existing slope area to the south east of the tennis 2. Meet any requirements of Bountiful Power related to the existing power line on the northwest side Mr. Mabey stated that the retaining wall and power transformer work has been completed. Staff stated that the size of the recreational/open space for this PUD will still meet the requirements needed for Von Hill made a motion to approve an amended site plan for a parking lot at Ridgewood Condominium at Maple Hills located at 1374 E Ridgewood Way with the two conditions outlined by staff. Tom Smith seconded the motion. Voting passed 5-0 with Commission members Badham, Bell, Hill, Monson, and 4. Consider preliminary and final subdivision approval for Hepworth Farms Subdivision located at  seem to be necessary and is not recommended for approval by staff.  courts, adjacent to Ridgewood Way will be filled in.  oft the tennis courts.  approval.  Smith voting aye.  444 N 400 E, Janet Gold, applicant.  Janet Gold and' Ted Peck were present. Paul Rowland presented the staff report.  Ms. Janet Gold is requesting preliminary and final approval for a five lot subdivision at the northeast corner of 400 North and 400 East. The property is not in a subdivision and consists of three parcels which combined contain 3.21 acres and currently have four single family homes and a large detached The proposed subdivision consists offive lots that front onto 400 North and also 400 East. Currently the three parcels consist of a large flag lot which fronts on to 400 East, a corner lot parcel with a single home and a large lot fronting on 400 North which contains two homes. The owners are anxious to subdivide thej property SO that each oft the existing homes is on al lot that is compliant with current zoning This property is located in the R-4 Zone. All of the proposed lots exceed the minimum lot size and frontage requirements and have been divided sO that all ofthe existing houses meet the required setbacks and side yards. There is a large overhead power transmission line running over what will become lot 3 and lot 4. A new 15 ft. wide utility easement will need tol be shown on the final plat covering the power The proposed new lot faces 400 East along the newly reconstructed concrete street. Culinary water is available from a 6" fire hydrant line just north of the lot, irrigation water is already stubbed into the  barn/garage.  regulations. The remaining property is then placed in ai new single family lot.  lines.  Bountiful City Planning Commission Minutes - June 6, 2017  Page 2 of3    property and while 400 East was under construction, a sewer lateral to serve the lot was installed sO that the new street would not have to be excavated to provide for utilities. Power in the area is all overhead Because the only new lot fronts onto the recently reconstructed 400 East Street, the walk and the curb and gutter are almost brand new. No overall bond will be required for the subdivision, however the damaged curb and walk and drive approaches along the 400 North frontage will be required to be removed and replaced with Bountiful standard improvements. In addition, the concrete will be required to be removed from the park strips and replaced with landscaping meeting Bountiful City ordinances along the 400 North frontage in the area where the walk and curb are: replaced. A bond will be required With this being an already developed area, no on-site storm water detention basin will be required, With the conditions listed below, the proposed development meets the requirements of the Bountiful City Land Use Ordinance and design standards. Staff recommends the Planning Commission pass along 1. Remove and replace the damaged C&G and walk along 400 North and remove the corresponding 3. Post al bond and sign a development agreement for the required subdivision improvements  and will be available to the new lot.  to cover that work.  rather the developer will be required toj pay the normal Storm Water Impact Fee.  arecommendation for preliminary and final approval with the following conditions.  concrete park strip and replace with approved landscaping  2. Payment of all required fees. 4. Provide a current Title Report.  Staff and applicants discussed the sidewalk and curb and gutter damages and the need to remove and replace it. Mr. Peck discussed the possibility of changing the height of the sidewalk and curb and gutter to match the height of the road. Staff will work with the applicants with the replacement ofthe concrete. Tom Smith made a motion that the Planning Commission pass a recommendation for approval to the City Council for the preliminary and final subdivision approval for Hepworth Farms Subdivision located at 444 N 400 E with the 4 conditions outlined by staff.. Jesse Bell seconded the motion. Voting passed 4-0-1 with Commission members Badham, Bell, Monson, and Smith voting aye with Hill abstaining. 5. Consider approval of the Findings of Fact for a Variance to allow installation of a 6 foot fence in Von Hill made a motion to approve the Findings of Fact for the approval of a variance to allow installation of a 6 foot fence in the front yard at 2933 Lewis Park Cove. Tom Smith seconded the motion. Voting passed 5-0 with Commission members Badham, Bell, Hill, Monson, and Smith voting  the front yard at 2933 Lewis Park Cove, Rudy Larsen, applicant.  aye.  . Planning Director's report, review of pending applications and miscellaneous business.  Chair Monson ascertained there were no other items to discuss. The meeting was adjourned at 7:03 p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City Planning Commission Minutes - June 6, 2017  Page 3 of3    Commission Staff Report  Item # 3  Subject: Author: Address: Date:  Preliminary Site Plan for a Commercial Office Park Development Chad Wilkinson, City Planner 1065 S500 West (Highway 89) June 20, 2017  BOUNTIFUL EST.1847  Description of Request:  The applicants, Union Avenue LLC, are requesting preliminary site plan approval fora commercial office park in the C-H Zone. The application includes the construction oft two new buildings and aj proposed renovation of an existing building on site. The two new buildings will consist of a two-story office building approximately 15,500 square feeti in size and a multi-tenant office /warehouse building approximately 16, 775 square feet is size. An existing gymnastics use will continue with modifications to thel building and an additional +3,100 square foot commercial space to be constructed on the south side ofthe existing building. An existing "L" shaped portion of thel building willl be removed to provide additional parking area. An existing two-story office on the south side of property will  remain.  Background and Analysis:  The property is located at the intersection of1150 South and Highway 89/500 West. The property is: zoned C-H (Heavy Commercial and is surrounded by Single Family residential zoning and use to the east, Bountiful Water Subconservancy District headquarters to the north, a vacant lot and restaurant use to the west and retail and auto sales use to the south. The development is located on four existing parcels totaling approximately 3.13 acres. The applicant plans to divide the property and adjust property lines and anticipates filinga subdivision map in conjunction with their final site plan approval. The applicant also anticipates the creation of commercial condominium units in the future.  Access to the project will be via driveways on 1150 South and 500 West. The shared access tot the property from 500 West will be subject to review and approval from the Utah Department of" Transportation. The proposed plan shows adequate parking based on the square footages shown. Iti is anticipated that the flex office spaces willl have slightly more parking demand as some oft these areas will be used as office and not warehouse. However, the peak demand time for the flex commercial will occur at: a different time than the gymnastics use. Iti is therefore anticipated that the site as a whole will have adequate The buildings all meet the required front yard setbacks along the street frontages. The applicant has requested that the review body consider reduced setbacks along the north property line as authorized in section 14-6-105 oft the Land Use Ordinance. The applicant requests a reduction from the required 10 foot setback to a setback of5 5 feet. The buildings to the north appear tol have been constructed with similar reduced setbacks and the  parking.  G:ENGISitel Plans/Stout Bldg- 104955 500 WIPCI Preliminary Site Plan! 5th West Office Park 6-20-17.docx    reduction is consistent with those buildings. The structures will still be required to meet The applicant proposes a mix of brick, architectural concrete and glass for the buildings. The proposal also includes the use ofr metal trim pieces for accent. The flex warehouse office space includes glass garage doors to add additional fenestration to the buildings. The applicant proposes to update the façade of the gymnastics building toi include materials The submitted preliminary landscape plan shows the minimum 15 percent landscaping required by Code. A finall landscape and irrigation plan meeting the requirements of Chapter 16 oft the Land Use Ordinance and prepared by a licensed landscape architect will be required prior tol building permit issuance. The. landscape plan will need to include the minimum number of trees and shrubs required by code based on the lot size. Storm water will be conveyed to the existing storm drain system in 500 West via an onsite system. With this being a previously developed property, no onsite detention of storm water is required. Water and sewer plans have been reviewed by the City Engineer with  applicable building and fire construction standards.  consistent with the new buildings.  minor redlines required in order to meet City standards.  Department Review and by the Fire Marshall. Significant Impacts  This proposal has been reviewed by the Engineering, Power, and Planning Departments  The development is occurring in an area with urban levels ofinfrastructure already in place. 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 ofa approval for preliminary site plan subject to the following conditions: 1. Complete any and all redline corrections including the following:  a. Show the existing water and fire systems serving the existing buildings. b. Revise the utility plan to show the existing and proposed power facilities. All interior parking spaces not fronting on a sidewalk or landscape area shall have a minimum dimension of 9X20 feet. Parking spaces that overhang sidewalks or landscaping areas that are a minimum width of6 feet may be d. Provide a detail of the trash enclosures. Refuse container enclosures shall be constructed of materials that are architecturally compatible with the main  reduced to 9X18 feet.  buildings.  G:ENGISitel Plans/Stout Bldg- 1049S500 W/PCPreliminary: Site! Plan! 5th West Office Park6-20-17.docx    2. Prior to final approval, obtain proper permits from the Utah Department of Transportation for the. Access proposed onto! 500 West. A copy of permits shall be  filed with the City.  3. Prior to issuance ofal building permit, complete the following:  a. Obtain approval for the proposed preliminary and final subdivision. b. Submita final landscape plan meeting the requirements of Chapter 16 oft the Any modifications required by conditions oft the Planning Commission and  Bountiful City Zoning Ordinance.  City Council.  4. All damaged curb and gutter and sidewalk along 1150 S. and 500 W. shall be  replaced.  5. The setback along the north property line shall be reduced to 51 feet as authorized by  Section 14-6-105 ofthe Land Use Ordinance.  Attachments 1. 2. 3.  Aerial photo Site and utility plans Building elevations  G:ENGISite! Plans/Stout Bldg- 1049S500 WIPCF Preliminary! 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