BOUNTIFUL CITY Tuesday, April 18, 2017  PLANNING COMMISSION AGENDA  6:30 p.m.  NOTICE IS HEREBY GIVEN that the Bountiful City Planning Commission will hold a meeting in the Conference Room at 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 April 4, 2017.  3. Consider preliminary PUD Plat and site plan approval for a five unit townhome style multifamily development, located at 9581 N2 200 West, Robert Gibson, applicant. 4. Planning Director'si report, review of! pending applications and miscellaneous business.  Chad/Wilkinson, City Planner ADK    Bountiful City Planning Commission Minutes April 4, 2017 6:30 P.M.  Present:  Vice Chair Von Hill; Planning Commission Members -Dave Badham, Jesse Bell, and Tom Smith, Sharon Spratley; City Council Representation - Richard Higginson; Asst City Attorney -. Jacob Forham; City Planner - Chad Wilkinson; Asst City Engineer - Lloyd Cheney; and Chair - Sean Monson, City Engineer - Paul Rowland; City. Attorney - Clint Drake  Recording Secretary Darlene Baetz  Excused:  1. Welcome and Introductions.  Vice Chair Hill opened the meeting at 6:30 pm and welcomed all those present.  2. Approval of the minutes for March 21,2017.  Sharon Spratley made a motion to approve the minutes for February 21, 2017 with corrections. Corrections: Page 3, Line 4 - Low Income should be Low Impact and Page 4, Line 2 barrier should be buffer. Dave Badham seconded the motion. Voting passed 3-0-2 with Commission members  Badham, Bell, and Spratley voting aye and Hill and Smith abstained. Richard Higginson arrived after the vote oft the minutes.  3. PUBLIC HEARING - Zoning Text Amendment adopting a new Open Space zoning district and Zone Map Amendment from R-F (Residential Foothill) and R-4 (Single Family Residential 4 units per acre) to O-S (Open Space) for three properties totaling +80 acres at approximately  1300 N 900 East and 1350 Skyline Drive, Bountiful City, applicant.  Chad Wilkinson presented staffr report.  In late 2015, the City Council considered a request for a letter of support for a potential land swap between the U.S. Forest Service and a private land owner. The property under consideration included approximately 72 acres of Forest Service property within the Bountiful City limits adjacent to the northern boundary of the City (the original land-swap proposal included additional property outside the City limits that is not part of the current Zone Map Amendment). After considering public comment on thej proposal, the Council determined that they would not support the proposed land swap and directed staff to begin the process of creating a new Open Space zoning designation. The current proposal includes: 1) the adoption of an Open Space zoning designation along with development standards and permitted uses, and 2) an amendment to the zoning map to change approximately 80 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. Although the general plan does not specifically call for the adoption of an Open Space zoning district, creation ofan Open Space zone  acres from R-4 and R-F zoning to the new O-S designation.  Bountiful City Planning Commission Minutes - April 4, 2017  Page lof6    is a logical way toi identify and preserve areas that should be conserved as open space.  The proposed 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 of wireless telecommunications facilities (cell towers) these facilities have also been The current proposal for a zoning map amendment includes the Forest Service property that was the subject of the land swap discussion and which includes the Bountiful Lions Club gun range. As the Planning Commission has discussed the potential Open Space zone, a desire has been expressed to extend the designation not only to undeveloped open space areas surrounding the City, but also to public parks and public recreation facilities. Therefore, the proposed zone map amendment includes the Twin Hollow Park property. It is anticipated that future zone map amendments will be brought forward which will rezone all public park areas and other publicly owned properties (including the golf course), as open space. In order to effectively provide an opportunity for public input on individual properties proposed for Open Space zoning, the City will amend the zoning of identified open space areas through a series of public hearings rather than one all-encompassing amendment. This will provide for focused discussions ofi individual properties and allow for effective management of! public noticing. The current amendment is limited to only the property associated with the previous The subject properties included in the current proposal include existing public recreational facilities. In addition, the Forest Service property is crossed by a section of the Bonneville Shoreline Trail as identified on the preliminary alignment for this regional trail system. The location and characteristics oft the properties make them excellent candidates for inclusion in the Open Space zone. The proposed adoption of the Open Space Zoning District and zone map amendment will have a positive impact on residents of Bountiful by identifying and preserving open space areas for use and Itist recommended that the Planning Commission forward a recommendation of approval to the City Council for the proposed ordinance text amendment adopting the O-S (Open Space) zoning district and the zoning map amendment of three parcels totaling 80.27 acres from R-4 (Single Family Residential 41 units/acre) and R-F (Residential Foothill) to O-S (Open Space) zoning.  included as permitted and conditional uses.  land swap proposal and the adjoining park.  enjoyment by the public.  Vice Chair Hill opened the Public Hearing at 6:40 p.m.  Werner Ruemmele resides at 1217 N9501 E. Mr. Ruemmele thanked staff for sending out the mailed Earl Thomas resides at 1287 E Hills Dr. Mr. Thomas thanked Mr. Higginson and the commission Rob Perkins resides at 1191 N 950 E. Mr. Perkins asked for clarification for the forest service property. Staff stated that the forest service is owned by the federal government and is public lands  notices in a timely manner.  members for listening to the citizens.  and lies within our city limits and can bei rezoned from the city.  Bountiful City Planning Commission Minutes - April4,2017  Page2of6    Dixie Sloan resides at 702 E Hills Dr. Ms. Sloan asked for clarification of the zoning of the forest  service and BLM land. Staffstated that both lands are public lands. Vice Chair Hill closed Public Hearing at 6:47 p.m.  Mr. Wilkinson reported that the 2 properties to the north belong to Centerville and Davis County.  Mr. Higginson thanked the staff for the work that was put into this project. proposed open space zone would not allow for development ofhomes.  Mr. Perkins asked about development with the proposed zone. Mr. Wilkinson clarified that the Tom Smith made a motion that the Planning Commission pass a recommendation for approval to the City Council for the proposed ordinance text amendment adopting the O-S (Open Space) zoning district and the zoning map amendment of three parcels totaling 80.27 acres from R-4 (Single Family Residential 4 units/acre) and R-F (Residential Foothill) to O-S (Open Space) zoning as outlined by staff. Richard Higginson seconded the motion. Voting passed 6-0 with Commission members 4. Consider approval of an amended site plan for a 40 unit - mixed use office and residential building located at 1501 S Renaissance Towne Dr, Bruce Broadhead, applicant. Bruce Broadhead and Ray Bryson were present. Chad Wilkinson presented the staffr report. The applicant, Bruce Broadhead, requests an amendment to the site plan approved for "Pad A" (shown now as Lot 9) of the Renaissance Town Center Development. The current proposal includes two additional residential units bringing the total to 40 units and retains the approximately 5,500 square feet of commercial space located on the street level originally approved. The applicant also proposes some changes to the building architecture including a revised architectural element at the north west The Site Plan was originally approved by the Commission and Council in October of 2016 and the submitted plan substantially complies with the previously approved plan. As the building has progressed though the detailed design process, the applicant has found that two additional units can be accommodated within the existing footprint, including the required covered parking for both of these units. Because the applicant is adding units to the development, approval of an amendment to the site The revised architecture proposed will add a corner element to the building at the intersection of 1500 South and Renaissance Towne Center Drive. The final subdivision plat will require some slight modifications to accommodate the current design and those changes will need to be submitted for review and approval by the Commission and Council. The development requires a release of easement that will need to be approved by the Council. Prior to release of the easement, the applicant will need to coordinate with the power department on the locations of meters and power transformers The proposed change is not expected to have significant impacts. The additional two units can be accommodated within the original foot print approved for development and the additional parking  Badham, Bell, Higginson, Hill, Smith and Spratley voting aye.  corner oft thel building.  plan is required.  for the building.  Bountiful City Planning Commission Minutes - April 4, 2017  Page 3of6    required for the development can be accommodated within the adjacent parking garage. Council for the amendment to the site plan subject to the following conditions:  Staff recommends that the Planning Commission forward a recommendation of approval to the City  1. Complete any and all redline corrections.  a. All Parking spaces shall be ai minimum dimension of9' X20. The site plan shall include at least one van accessible disabled person parking space with a 961 inch minimum aisle space. 2. Complete any necessary revisions to the location of the power transformer(s) required by the 3. Submit ai revised final plat for review and approval by the Commission and City Council. Commission members and applicants discussed the entrances and the sides for this building. Applicants stated that all sides of the building will have its own face and will not have an "ugle" side. Mr. Broadhead confirmed that the commercial space will have either doors or windows, they will need Richard Higginson made a motion that the Planning Commission forward a recommendation of approval to the City Council for the amendment to the site plan subject to the three conditions outlined by staff. Dave Badham seconded the motion. Voting passed 6-0 with Commission members Badham, Vice Chair Hill recused himself for the next item. Tom Smith conducted at Chair for item #5. 5. Consider preliminary and final subdivision approval for Moncur Subdivision located at 400 E  Power department.  to wait for the vendor'sneeds.  Bell, Higginson, Hill, Smith and Spratley voting aye.  1200 North, Renee Moncur representing MFFP.LLC, applicant.  Renee. Moncur and Von Hill were present. Chad Wilkinson presented staff report.  Ms. Renee Moncur is requesting preliminary and final approval of the Moncur Subdivision. This two lot subdivision proposes to split the existing residential property at 1184 No. 400 East Street. The property is currently occupied by a single home which will end up on one lot and a detached garage The property at 1305 S. Main Street contains 0.45 acres and is not currently located in a subdivision. The division creates two lots, one containing 11,082 sf. and the other containing 8,506 sf., both larger than the required minimum lot size for the zone. Both lots also have more than the required frontage for lots in the R-4 Zone. Bountiful Code does not allow an accessory structure on a lot without a primary use. As such the existing detached garage will bel located on the new lot without a house and will have tol bei removed ifa a primary structure (house) is not constructed within ai relative short amount oft time. There is no specific time spelled out in the zoning ordinance for this compliance but, as staff, we: feel that three months after the plat is recorded is a fair amount of time to allow for a new home permit tol be applied for. Ifanew home permit has not been applied for within three months oft the plat All utilities are already serving the corner lot. The water and sewer services for the east lot will be connected to the main lines in 1200 North Street. The power, phone, and cable lines are all overhead in the area and already serve the existing lot. Some modifications to the existing power poles and lines  which is located on the other proposed lot.  recordation date, the garage will have tol be removed.  will need to be made in order to accommodate al home on the new lot.  Bountiful City Planning Commission Minutes - April 4, 2017  Page 4of6    Recommend preliminary and final approval ofl Moncur Subdivision with the following conditions:  1. 2. 3. Pay all fees. 4.  Provide a current title report. Make all necessary red line corrections.  Remove the detached garage from lot 2if a new home permit application has not been issued  within three month of the recording date ofthe plat.  Richard Higginson made a motion that the Planning Commission forward a recommendation of approval for preliminary and final subdivision approval for Moncur Subdivision located at 400 E1 1200 North with the four conditions outlined by staff. Jesse Bell seconded the motion. Voting passed 5-0 with Commission members Badham, Bell, Higginson, Smith and Spratley voting aye.  Mr. Hill returned to the meeting as Vice Chair.  6. CONTINUED from March 21, 2017 - Consider a zoning text amendment to Section 14-16-107 (c) to allow concrete in park strips along certain state maintained roads in Bountiful, Michael  Willey, Nathan Plummer et al., applicants.  Nathan Plummer was present. Chad Wilkinson presented staff report.  Consider amending the text of Section 14-16-107 (c) of the Bountiful City Land Use Ordinance to allow concrete or other hardscape materials in park strips along certain state maintained roads in At the March 2, 2017 meeting, the Commission directed staff to bring forward other options for consideration including the use of pavers rather than solid concrete in park strips. Staff will be prepared with several different photographic examples of alternatives for park strips for discussion at the April 4, 2017 meeting. A copy oft the applicants' original submittal and the original staff report are Staff recommends that the Planning Commission consider the examples presented and any other  Bountiful.  attached to this report.  information gathered at the public hearing and take one oft the following actions: 1. Recommend approval of the request as submitted by the applicant. 2. Recommend denial oft the request as originally recommended by staff.  3. Recommend approval with specific direction on materials tol be allowed within park strips. Comments from: David Clayton - 309 W 400 N; Nathan Plummer - 306 W 400 N; Josh Adams -3 350  W 400N; Joanna Pearson - 2301 W 400N  1. Concerned for the safety of the property owners as the park strips are maintained. 4. Wants the hardscape to have consistency with color or type of product. 5. Spoke oft the safety oft the children and blind pedestrians.  2. Would prefer tol have stamped concrete or rocks. 3. Concerned about maintenance of grass  Bountiful City Planning Commission Minutes = April 4, 2017  Page. 5of6    Mr. Smith and Mr. Bell suggested that a 6" raised planter with trees be placed in the park strips instead Legal Counsel reminded the Commission that this item is for the approval of the proposed text Sharon Spratley made a motion that the Planning Commission forward a recommendation of denial to allow a zoning text amendment to Section 14-16-107 O to allow concrete in park strips along certain state maintained roads in Bountiful. Tom Smith seconded the motion. Voting passed 5-1 with Commission members Bell, Higginson, Hill, Smith and Spratley voting aye and Badham voting nay. 7. Planning Director's report, review of pending applications and miscellaneous business.  oft the grass.  amendment change tol hardscape and that discussion should be limited to the request.  1. 2017 APA Utah Spring Conference in Brigham City.  Vice Chair Hill ascertained there were no other items to discuss. The meeting was adjourned at 8:27  p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City Planning Commission Minutes - April 4, 2017  Page 6of6    Commission Staff Report  Item #3  Subject: Author: Date:  Preliminary Approval for the Enclave PUD Chad Wilkinson, Paul Rowland  Address: 928 N 200 West Description of Request:  April 18, 2017  BOUNTIFUL EST.1847  The applicant, Robert Gibson, is requesting preliminary approval fora 51 unit townhome  style multi-family condominium (PUD)development.  Background and Analysis:  The 0.73 acre property is located within the RM-13 zoning district. Because the parcel is less than an acre, densities are calculated at 7 units to the acre for the property. Based on the size oft thej property the five units proposed meet the density requirements oft the Code. Surrounding uses include single family residential to the north, west, and south and  multifamily residential use to the east.  The development parcel is mostly vacant with an existing single family home located on the south west corner ofthe property which is proposed tol be removed as a part oft the Access to the project will be via a single driveway on 1000 North. Each of the units hasa two car garage, with some of the units having a third car garage. In addition to garage spaces, the units each have driveway space available for off street parking. Minimum parking standards require a total of2.5 spaces per unit for the development (based on 3 bedroom units). The proposed garage spaces and driveways will meet the requirement for parking. Thej proposed structures are a maximum of two stories and are less than the 35 foot maximum height for buildings in the RM-13 zone. Thel buildings meet minimum The applicant proposes a mix of brick and siding materials. The proposed elevations appear to meet the 50 percent minimum requirement for brick as required by Code. The submitted landscape plan shows the minimum 40 percent landscaping required by Code. A final landscape and irrigation plan meeting the requirements of Chapter 160 ofthe Land Use Ordinance and prepared by a licensed landscape architect will be required prior to building permit issuance. One oft the key factors on this particular development will be maintaining the minimum front yard along 200 West: and 1000 North as landscape area. This area will not be allowed to be fenced in with 61 foot fences and will need tol be  development.  setback requirements for the: zone.  comprised of commonly maintained landscaped area.  Storm water will be handled via on-site storm pipes which will empty into two detention ponds on the north side of the property which will in turn connect to the existing catch basin in 1000 North. Waterand sewer plans have been reviewed by the City Engineer with minor redlines required in order to meet City standards. Sewer and water: service to the GAENGPUDVEnclave PUD, Robert Gibson, 2017/PCI Preliminary PUD for Enclave PUD, Robert Gibson, April 2017.docx    project will be via existing lines in 1000 North which will require resurfacing of the road Mr. Gibson is submitting this plan as the preliminary for a town home style condominium development which will require all ofthe necessary bonds. A final PUD (condo) plat will be required for final approval. The term PUD is being used in the name only to overcome  after construction.  banking restrictions on the use oft the term condominium.  Department Review and by the Fire Marshall. Significant Impacts  This proposal has been reviewed by the Engineering, Power, and Planning Departments  The proposed developmenti is in an area thati is zoned for multifamily use and with conditions meets the applicable standards oft the Code. Current infrastructure is adequate  tol handle the additional units proposed. Recommended Action  Staffrecommends: that the Planning Commission recommend approval oft the request for  preliminary review subject to the following conditions: 1. Complete any and all redline corrections including:  a. Concrete curb and gutter or edge shall be shown along all asphalt surfaces b. Provide a 20 foot wide public utility easement (PUE) centered over the Provide a 7 foot wide PUE: along the south and east property liens and a 10 foot wide PUE: along the 200 W and 1000 North frontages. d. Show the location and size oft the existing irrigation service lateral.  proposed 8 inch sewer line.  2. Prior to thei item being forwarded to City Council for review, complete the following: a. Any modifications required by conditions oft the Planning Commission. 3. Prior to building permit, submit a final landscape plan meeting the requirements of  Chapter 16 oft the Bountiful City Zoning Ordinance. 4. Replace all sidewalk along the 1000 North frontage.  GAENGPUDSVEnclave PUD, Robert Gibson, 2017/PCE Preliminary PUD for Enclave PUD, Robert Gibson, April 2017.docx    5. Remove and replace any and all existing damaged curb and gutter along 10001 North. 6. Pay for slurry seal of1000 N. Street after asphalt is patched and repaired.  Attachments 1. 2. 3. 4.  Aerial photo Site and utility plans Building elevations Landscape Plan  GAENGPUDs/Endave PUD, Robert Gibson, 2017/PCH Preliminary PUDf for Enclavel PUD, Robert Gibson, April 2017.docx    Aerial Photo  GAENGPUDs/Enclavel PUD, Robert Gibson, 2017/PCP Preliminary PUDf for Enclave PUD, Robert Gibson, April 2017.docx    VEST  PRELIMINARY, PLATFOR ENCLAVE PUD  HA 9  801-298-2236  Entellus    E    E    E      E    FRELMMAIPLATFOR ENCLAVEPUD LOT  18INorth? 200V Bountiful. Uahs Phones HA & Entellus:  SLBAN    GIBSONPROPERTY LOCITEDIN TIFLL  HA &  SLBANE