BOUNTIFUL CITY Tuesday, March 21, 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 March 7,2017.  3. PUBLIC HEARING - 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 4. Consider preliminary and final site plan approval for a five unit townhome style multifamily development, located at 958N2001 West, Robert Gibson, applicant. 5. Planning Director's report, review of! pending applications and miscellaneous business.  Willey, Nathan Plummer and et al., applicants.  Chad Wilkinson, Ab  Planner City    Bountiful City Planning Commission Minutes March 7, 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; City Attorney Clinton Drake; City Planner Chad Wilkinson; Asst City Engineer - Lloyd Cheney; and  Recording Secretary - Darlene Baetz Chair- Sean Monson, City Engineer Paul Rowland  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 February 21,2017.  Sharon Spratley made a motion to approve the minutes for February 21, 2017 as written. Dave Badham seconded the motion. Voting passed 6-0 with Commission members Badham, Bell, 3. Consider preliminary and final site plan approval for the construction of a 15 unit multi-family  Higginson, Hill, Smith, and Spratley voting aye.  development at: 390 and 416 W2 200 North, Brian Knowlton, applicant. Brian Knowlton was present. Chad Wilkinson presented staff report.  The 1.17 acre property is located within the RM-13 zoning district which allows for 13 units per acre. Surrounding uses include flex office commercial space to the north, a mix of multifamily and single family uses to the west, a mix of multifamily and single family residential to the south and single The development is located on two existing parcels one of which is vacant. The other parcel is currently developed with a single family home which would be removed before construction. Prior to issuance ofbuilding permit, these two parcels will need to be consolidated to avoid structures crossing Access to the project will be via a single driveway on 200 North. The proposed development meets the minimum parking standards based on the unit mix and has provided one covered parking space for each unit as required by ordinance. The proposed structures are two stories and are less than the 35 foot maximum height for buildings in the RM-13 zone. The buildings meet minimum setback The applicant proposes a mix of brick and fiber cement siding. The units are slightly staggered along the front façade to provide some relief. Each of the units has a covered entry on both the front and rear oft thel building. The proposed buildings show private outdoor space in the form of patios on the rear of the units as required by Code. The proposed elevations limit the amount siding materials to 50 percent The submitted landscape plan shows the minimum 40 percent landscaping required by Code. A final  family residential to the east.  property lines.  requirements for the zone.  ofthe exterior as required by Code.  Bountiful City Planning Commission Minutes - March 7, 2017  Page lof4    landscape and irrigation plan meeting the requirements of Chapter 16 of the Land Use Ordinance and prepared by a licensed landscape architect will be required prior tol building permit issuance. Storm water will be handled in two detention ponds on the south side of the property and will connect to an existing 12 inch storm drain in 200 North. Water and 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 project will be via existing lines in 200 North which will require resurfacing of the road after The proposed development is in an area that is zoned for multifamily use and with conditions meets the applicable standards of the Code. Current infrastructure is adequate to handle the additional units Staff recommends that the Planning Commission recommend approval of the request for preliminary  construction.  proposed.  and final site plan review subject to the following conditions: 1. Complete any and all redline corrections. 2. Prior to issuance ofal building permit, complete the following:  a. Consolidate the parcels and complete any proposed parcel boundary adjustments. b. Submit a final landscape plan meeting the requirements of Chapter 16 of the Bountiful City C. Any modifications required by conditions ofthe Planning Commission and City Council.  Zoning Ordinance.  3. Replace all sidewalk along the 200 North frontage.  4. Pay for slurry seal of200 N. Street along full frontage of the property.  Commission members and Staff discussed with Mr. Knowlton about the placement of trash receptacles, landscape plans, detention basin and larger trees. Commission members would like to add a condition which would read, "Landscape with trees with a uniform species and work with City staff Sharon Spratley made a motion that the Planning Commission pass a recommendation for approval to the City Council for preliminary and final site plan approval for the construction of a 15 unit multi- family development at 390 and 416 W 200 North with the 4 conditions outlined by staff. Richard Higginson seconded the motion. Voting passed 4-0-2 with Commission members Badham, Bell, 4. PUBLIC HEARING - Consider approval of a text amendment to Section 14-14-126 eliminating the requirement for a conditional use permit for installation of solar energy systems.  members on landscaping and detention basin plans".  Higginson, and Spratley voting aye and Hill and Smith abstaining.  Chad Wilkinson presented the staffi report.  Over the past several years, Bountiful City has seen a steady increase in the number of solar power applications submitted for review and approval. The following table summarizes the number of solar In 2016 the number of applications reviewed by Bountiful City were triple the previous year's total. Based on the current number of applications submitted in 2017, the City is currently on pace to double the 2016 total. Currently the Code requires that any application for solar energy systems generating over 10 watts be reviewed as a conditional use permit with a public hearing at the Administrative  panel applications reviewed and approved over the past 8 years:  Bountiful City Planning Commission Minutes - March 7, 2017  Page 2of4    Committee. The process for review at the Administrative Committee includes a required 10-day public notice posted on site in order to notify neighboring property owners of the pending hearing. As the popularity of solar power and the number of solar panel installations have increased, the public acceptance of roof mounted solar panels has also increased. It is extremely rare for a neighboring property owner to attend a public hearing for solar panels. Over the past three years, only one neighboring property owner has attended aj public hearing held to consider solar installation. In order to efficiently process the growing number of solar applications, Bountiful City Planning, Engineering and Power department staff have created an internal review process that ensures that applications have adequate information for review and that all necessary materials are submitted up front. This allows for a review process that is purely administrative and consists primarily of ensuring that standards are met. Bountiful has adopted specific standards that, if met by an applicant, adequately mitigate impacts to adjacent property. Improvements to solar panels including the Because of the growing acceptance of solar panels and improvements to the internal review process for solar panels, it is recommended that the requirement for a conditional use permit for solar panels be removed from the Bountiful Land Use Ordinance. It is proposed that all other standards including but not limited to maximum roof coverage, glare, and size of system should remain in place. The proposed amendment will streamline the solar application process and will have a positive impact for Staff recommends that the Planning Commission forward a recommendation of approval to the City  proliferation of1 low-glare panels have also reduced impacts to adjoining properties.  citizens wishing to install solar panels.  Council for the proposed amendment to the review standards for solar power. Vice Chair Hill opened and closed the Public Hearing at 6:55 p.m. without comment.  Dave Badham made a motion that the Planning Commission pass a recommendation for approval to the City Council for approval of a text amendment to Section 14-14-126 eliminating the requirement for a conditional use permit for installation of solar energy systems as outlined by staff. Jesse Bell seconded the motion. Voting passed 6-0 with Commission members Badham, Bell, Higginson, Hill, 5. Concept review for property located at 260 North 500 West and 440-478 W 200 North, Alan  Smith and Spratley voting aye. Arbuckle, applicant.  Alan Arbuckle was present. Chad Wilkinson presented staffi report.  Mr. Alan Arbuckle has asked for concept review for a potential mixed use project for his property addressed 260 N. 500 West & 440-478 W. 200 North. In the past, the Planning Commission has provided non-binding feedback for projects in the conceptual planning stage. Mr. Arbuckle's proposal includes the construction of two mixed-use buildings with retail on the ground floor and residential above. The conceptual plan anticipates a total of 28 residential units and 15,000 s.f. of retail space. The proposed mixed use project would require a zone change to mixed-use zoning in order to allow  for residential use on the property. The propertyis approximately 2.5 acres in size.  Issues to consider include: Zone?  Does the conceptual development comply with the purposes and characteristics of the MXD  Bountiful City Planning Commission Minutes - March 7, 2017  Page3of4    Ist the property in close proximity to transit? Ist the size oft the property appropriate for mixed use? Isita appropriate to decrease the stock ofC-H zoning on 500 West? Ist this an appropriate location for additional residential use?  This item is for discussion only. No action is required by the Planning Commission and all comments Mr. Wilkinson turned over time tol Mr. Arbuckle for discussion with Commission members. Discussion topics included zoning of the property, whether mixed use is appropriate in this location,  are non-binding.  transit, parking analysis, landscaping and future businesses.  6. Follow up discussion related to a potential Open Space Zoning District.  Chad Wilkinson presented staffr report.  This item is a continuation of the discussion started on February 7, 2017 and will center on the goals and purpose of the Open Space zone and on determining criteria for inclusion ofl lots in the open space  zone. Discussion items included:  Determining the goals and purposes of the Open Space Zone  Whether public access should be a prerequisite for inclusion in the open space. zone Whether private property should be considered or whether the open space zone should be  exclusively on publicly owned lands Whether a minimum lot size standard should be adopted Other items identified by the Commission  This a discussion item only and no action is required by the Planning Commission at this time. Commission members decided the most important criteria to include property in the Open Space Zone  are:  Larger Parks GolfCourse Public Property  Private Property is ok as long as it is publicly accessible will stay open and will increase/regain access for the trails  Goals and Purpose of the Open Space Zone should include assurance to the public that it  Promote access to the Forest Service  7. Planning Director's report, review of pending applications and miscellaneous business.  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 7:47  p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City Planning Commission Minutes - March 7, 2017  Page 4of4    Item #3  Commission Staff Report Subject: abicicatmpAmemdment to the Park Strip Applicant: Mike Willey, Nathan Plummer, et al.  standards oft the Code Author: Chad Wilkinson Date: March 21,2017 Description of Request in] Bountiful.  BOUNTIFUL EST.1 1847  Consider amending the text of Section 14-16-107 (c) ofthel Bountiful City Land Use Ordinance to allow concrete or other hardscape materials in park strips along certain state maintained roads  Background and Analysis  A group of residents and property owners along 400 North have asked that the City consider amending the Land Use Ordinance to allow for concrete inj park strips under limited circumstances. Specifically, the: residents would like tol have the option of converting lawn areas inj park strips tol hardscape (concrete, pavers, etc.) on state maintained roadways within Bountiful City where certain conditions are present. A copy oft the applicants' written narrative is attached to this report. In summary thej proposed amendment would allow for "hardscape" including concrete or pavers to bei installed inj place of grass or other forms oflandscaping when the  following are applicable:  Thei road is maintained by the State ofUtah (UDOT)  The road has no on-street parking  Examples given by the applicant of streets that meet these criteria in Bountiful include:  400 North between 200 West and 500 West (State Route 106) 500 South between 200 West and Main Street (State Route 68)  Although not specifically listed by the applicant, all the portions ofHighway 89 (including 500 West) within City limits also fit within the definition. Additionally, although listed by the applicant, the portion of2600 South within City limits is not state maintained and therefore The applicant has submitted examples of ordinances from Salt Lake City, South Salt Lake City, West Valley City, Taylorsville, West. Jordan, Roy, Denver and Sioux Falls South Dakota. Each oft these cities allows hardscape inj park strips under certain circumstances. A copy oft the  would not fit the definition.  submitted standards is attached.    The applicants have cited safety concerns related to maintaining park strips along busy roadways as their primary concern. A secondary concern revolves around the viability of park strips that Before eliminating the requirement for vegetation in park strips, it is important to consider why park strips have historically been aj part ofdevelopment in Bountiful. Park strips serve a number of purposes. Besides providing beautification through landscaping, park strips provide snow storage, separation from the street for pedestrians, and areas ofinstallation ofutilities. Park strips also provide additional pervious surface for storm water infiltration. As stated by the applicant, maintenance ofthe park strips is the responsibility oft the abutting property owner. This is a common requirement that applies in Cities throughout Davis County and Utah. Ifaj property owner wishes to install something besides grass in their park strip, the Code currently allows for xeriscaping tol be installed inj park strips and in other required One oft the applicants' stated concerns is related to: rocks entering the roadway when using xeriscaping in lieu ofturf. Xeriscaping is an often misunderstood concept and is sometimes referred toi incorrectly as "zero-scaping"  Many associate xeriscaping with gravel or lava rock with no landscaping and no provision for irrigation. In reality, xeriscaping can consist ofa any low water using landscaping and almost always requires supplemental water to establish and maintain the vegetation. The current Code recognizes the need for vegetation in conjunction with xeriscaping and currently requires ai minimum of50 percent live vegetation in xeriscaping park strips. There are several examples of successful xeriscaping inj park strips in Bountiful City. Properly maintained park strips prevent rocks and landscape bark from entering the public storm Park strips that are filled with concrete or other impervious materials will increase the amount of storm water run-offi in the City. As part oft the new State Storm Water Discharge Permit, adoption ofLow-Impact Development (LID) techniques is encouraged. One LID practice includes the use of vegetated park strips and other landscape areas to increase the surface area covered by pervious materials. Although implementation oft these standards has been delayed, thei newly adopted standards will strongly encourage more pervious surfaces. Reducing pervious Concrete filled park strips also make utility installation and maintenance in these areas more Safety is of paramount concern and any discussion related to areas near streets should take into account the safety of Bountiful residents. However, there are ways to: maintain a park strip that do not require stepping into the street. Areas along 500 West, Bountiful City's busiest arterial street, have narrow park strips that are maintained by the adjacent property owner. Individual property owners do have the option ofrequesting a variance to the standards based on hardship. However, these requests should be granted on a limited property by property basis and  are narrow and subject to salt application ini the winter time.  landscape areas.  system.  surfaces would be contrary to the newly adopted State standards. difficult as concrete must be removed prior to utility work.    should be granted only to properties that have unique circumstances that constitute a hardship. If therei is a desire to change the standards for an entire neighborhood or area ofthe City, the proper  process is to change the Code. Department Review  This item has been reviewed by the City Planner, City Engineer and the City Attorney.  Significant Impacts/Conclusion  While allowing concrete in park strips will reduce or eliminate the: need for an abutting property owner to: maintain park strip areas on busy streets, there are other impacts that should also be taken into consideration. Allowing for concrete inj park strips will increase run-off from these areas and will decrease green space in the City. Concrete in park strips is inconsistent with Low Incomel Development standards, which are encouraged by recently adopted State Storm Water Discharge permit. The Code currently provides options for homeowners who wish to have other  landscaping solutions besides grass that may require less maintenance.  Recommendation  Staffi recommends that the Planning Commission forward ai recommendation of denial for the  proposed change to the park strip standards.  Attachements  1. Applicant Submittal  GPLANIPlanning Commision/Ondinancel2017/Concrete Park Strip Text Amendment/PCS Staff Report Park Strip Text/ Amendment 3-21-  17.docx    BOUNTIFUL  EST.1847  Ordinance Amendment Application  CHAPTER 16  LANDSCAPING AND FENCING  Amend code to allow Hardscape Park Strips 400 North Between 200 West and 500 West    Ihave lived on 400 North for 58 of the 66 years of my life. My childhooa years through age 19 were spent at 350 West 400 North and my wife and Ib built a home located at 332 West 400 North in 1978 Ihave seen 400 North develop from a two lane oiled road with gravel on the sides to a four lane (5 When the Bountiful City ordinances were adopted to help keep our city beautiful and green, 400 North was not nearly as busy as it is today. Personal and Public Safety were probably not even considered when the requirements for park strip landscaping were written and adopted. When you could park your car in the front of your home, with out impeding traffic, safety of those walking down the street, maintaining the park strip or even driving down 400 North didn't need to be considered. When I-15 was constructed int the early 1960s it was determined that 400 North needed to be widened in order to handle the increased amount of traffic accessing the 400 North freeway access. Later it was determined, that to ease traffic congestion with those needing to turn left onto 200 West, 500 West, 332 West, 350 West, 300 West and the numerous businesses, apartment complexes and condominiums, a turn lane was added in the center of the road. The addition of the turn lane mandated that curbside parking was eliminated and the outside eastbound and westbound lanes were placed within inches of the curb. It was at that time thatIfelt that my safety, the safety of my children and now the safety of my grandchildren, was jeopardized because of the city ordinance mandating a "green" park strip and maintenance thereof. (In other words, trying to mow and edge a grass park strip.)lhave had numerous near misses and each of my children have  and have lived there for the last 39 years. with the middle turn lane) urban corridor.  had near misses with traffic as we have tried to maintain the park strip. Ihave noticed the following as work toi try to maintain the park strip evolved:  1. The level of the grass (crap grass as Inow call it) had grown from sidewalk/curb height to a level 6" above the side walk. Edging this area would expose 4" of cinders, salt and other road debris topped by a couple inches of weed sod. 2. Nothing else will grow in this area (My dad tried petunias and other types of plants 3. Iquit edging the gutter edge of the park strip a couple of years ago after an increase in in near misses for me and the cars coming down 400 north who have been hit by flying  with no success.) debris from my edger.  lattribute the poor soil condition to the necessity of UDOT needing to plow snow right to the curb to maintain passageway in the far right westbound and far right eastbound lanes of 400 North. Things have changed as Bountiful has grown. 400 North has become a major traffic corridor for not only the north side of Bountiful but the: south side of Centerville as well. As these areas have grown traffic has increased. Some of the largest contributors tot traffic increase were the construction of the Bountiful Temple and the commercial development on 500 West just south of 400 North in West Bountiful (Costco etc.) as well as the Walmart and Home Depot development in Centerville. We do not begrudge progress and growth but feel like ordinances and codes need to be updated or The residents and property owners living between 200 West and 500 West on 400 North respectfully request that the Bountiful City Landscaping and Fencing Ordinances chapter 16 be amended to allow, at the property owners option, Hardscaping in the park strip enhancements such as tinted, stamped concrete, pavers etc. We feel like Xeriscaping for this particular area is not an option because of the hazard of loose materials making their way into the street and being thrown back at pedestrians or other traffic by passing motorists. The number of Bountiful Jr. High students who walk this corridor also precludes the use of Xeriscaping as kids and rocks oftentimes do not  amended to help ease the impact of that growth.  mix. Also Xeriscaping is not maintenance free.    Hazard analysis, for all parties concerned, should be conducted before beginning any project. It is a proven fact that the best method for maintaining health and safety is the elimination of all  possible hazards.  Most effective  of Controls  Hierarchy  Elimination Substitution Engineering Controls Administrative Controls PPE  Physically remove the hazard Replace the hazard Isolate people from the hazard Change the way people work Protect the worker with Personal Protective Equipment  Least effective  Istarted instituting principles I learned at work in responsibilities Ihad at home 10 years ago after becoming the safety director for a mechanical contractor. Itaught our employees to use the Hierarchy of Controls as they performed tasks in the workplace and also taught that they Ih have been teaching First Aid/CPR and AED use for the Utah Safety Council for the past 3 years. One of the first things taught during our classes is to "check the scene for safety" and As Ihave maintained my home and yard Ihave tried to observe the principles above. Whenl have maintained the park strip I have felt much like a highway construction worker. Ihave worn PPE to protect hearing and eyesight. Hard toed leather shoes to protect my feet. Sometimes even worn a high visibility vest. I have changed the way work (tried mowing and edging at different times of day, edge and mow toward oncoming traffic etc.). As traffic on 400 North has increased, at all times of day, these methods have become less and less effective. Idon't have the authority to replace the hazard or eliminate the hazard. The only thing I have left to do is Isolate myself from the hazard which places me in violation of the city ordinance requiring Bountiful City does have the authority to protect the health and safety of residents on lower 400 North by amending the city ordinance to allow the placement of hardscaping in the park strip. This would replace the hazard, remove the hazard and allow us to not have to enter an unsafe  should use this same method in projects at home.  "never enter an unsafe scene and risk becoming a victim yourself".  property owner maintenance of the park strip.  scene.    Other reasons for amending chapter 16 of the Bountiful Code to allow Hardscaping on 400  North 200 West to 500 West  All collector streets 400 North, 500 South and 2600 South gathering traffic to I-15, maintained by the State of Utah and where on: street parking has been eliminated as a safety buffer need to 500 South already has concrete walks abutting the back of the curb (no park strip) from 400 Orchard Drive from 500 South to the I-15 2600 South Interchange has sidewalks butting up to the backside of the curb (no park strip) with the exception of Dick's Market and Colonial Square. 400 North has on street parking from Orchard Drive to 200 West. It also has wide park strips 400 North from 200 West to I-15 South Bound has no on street parking to act as a safety buffer. The park strip on the north side has been reduced to between 3 and 41 feet wide. This condition also exists on Highway 89 from 400 North to 1-15 North Bound. The south side park strips appear to have excessive slope toward the gutter. Three residents from the South side of this part of 400 North have stated that one foot has to be placed ini the gutter to keep lawn  have provisions for protecting those maintaining the park strips. East (Orchard Drive) to the I-15 collection point below 500 West.  Bountiful High has rocks ini the front yard adjacent the street.  from Main street to 200 West.  equipment from slipping into the road. See the attached pictures    Proposed changes to be made to chapter 16 Landscaping and Fencing  Ordinance.  #1. An asterisk needs to be placed after "no concrete" in the park strip with a note at the bottom of the page - saying "See Hardscaping Standard".  Leave the no asphalt clause  #2. A Hardscaping Standard could be placed following the Xeriscape  Standard and should read in part:  Hardscaping is allowed in park strips located on Bountiful I-15 access collector streets, maintained by UDOT and with no on street curbside  parking. These areas include:  400 North (State Route 106) between 200 West and 500 West 500 South (State Route 68) between Main Street and 500 West 2600 South (State Route 93) between Orchard Drive and 500 West. 500 West (State Route 89) between 400 North and the I-15 North Bound  Entrance.  Aspecification for hardscaping of Bountiful City Planning and Zoning's choosing could then be added. Colors could be selected etc. We would suggest using whatever UDOT specifies for hardscaping since these are  UDOT maintained corridors.  On-Street Parking: On-street parking provides increased safety by placing a physical barrier between moving vehicles and pedestrians and reduces the speed of traffic traveling adjacent to the parked vehicles.    MOOSN    03Ge            Utility crews pull onto park strip and damage sprinkler system. Owner desires hardscape to give  them something to park on. Tired of Sprinkler repair.  Steep slope sidewalk to curb.                    Manual on Uniform Traffic Control Devices Federal Highway Administration  EMNSANSRANaN  Guidance:  03 The following are the key elements of worker safety and TTC management that should be considered to improve worker safety: A Training-all workers should be trained on how to work next to motor vehicle traffic in a way that minimizes their vulnerability. Workers having specific TTC responsibilities should be trained in B Temporary Traffic Barriers-temporary traffic barriers should be placed along the work space depending on factors such as lateral clearance of workers from adjacent traffic, speed of traffic, duration and type of operations, time of day, and volume of Speed Reduction-reducing the speed of vehicular traffic, mainly through regulatory speed zoning, funneling, lane reduction, or the use of uniformed law enforcement officers or flaggers, should be Activity Area-planning the internal work activity area to minimize backing-up maneuvers of construction vehicles should be considered to minimize the exposure to risk. Worker Safety Planning-a trained person designated by the employer should conduct a basic hazard assessment for the worksite and job classifications required in the activity area. This safety professional should determine whether engineering, administrative, or personal protection measures should be implemented. This plan should be in accordance with the Occupational Safety and Health Act of 1970, as amended, "General Duty Clause" Section 5(a)(1) - Public Law 91-596, 84 Stat. 1590, December 29, 1970, as amended, and with the requirement to assess worker risk exposures for each job site and job classification, as per 29 CFR 1926.20 (b)(2) of Occupational Safety and Health Administration Regulations, General Safety and  TTC techniques, device usage, and placement.  traffic.  considered.  Health Provisions" (see Section 1A.11).    4'MIN PARKSTRIP SIDEWALK  4'MIN  RWLINE  RWLINE  UTAH DEPARTMENT OF TRANSPORTATION STANDARDD DRAMINGSF FORROADA ANDE BRIDGE / SALTLAKE py.UTAN 1  REVISIONS  SIDEWALKS AND cunir  DAI    West Jordan  tp:/utahwaterconservationtorum.org/resourcesoordinanceswJ Landscape Ordinance.pdf  ntp:www.wiordan.com/esADO7ParkStripl.pdi  South Salt Lake  itp/www.southsallakectycomuploads/documentslandscaping Ordinance Form.pdf  Salt Lake City  ntpwww.SICdocS.compuldingp-park-strip.pdr  Roy  tp/www.royutan.argmp-contenwp0ad8201101/HomeOwners-Packet-Revision-  Nov-2013.pdf  West Valley City  tp'w.Dasync.com/DPXVEMeI32 16 24-Stamped Concrete Paving ADDENDUM.pd?  ac-auctionsauc-1746550rddld-11252938d0cid-4867903  Denver  tps/www.denvergovorg.contenudam/dervergov/Potas/05documentslquidelines/  WES-C020Srescape Design Manual.pdf  UDOT  ntps/www.udol.utalutangovmanuconownergtn-s61113714159942  American Public Works Association stamped concrete  tp.wwwsicdocs.comAIASPDER20Fi8s200/320Sandard"a20Planspdf  Used by SLC, Provo, Logan and numerous others    1. SELECT FILL:  A. Use untreated base coarse grade 1 or grade 3/4 per APWA Section 02060. Use of sewer rock orr recycled aggregate requires ENGINEER's written approval. B. Install and compact all backfill material per APWA Section 02322. 2. CONCRETE: Class 4000 per APWA Section 03304. A. Ifnecessary, provide concrete which achieves design strengthi in 721 hours. Use caution, however, as spider cracks develop if air temperature exceeds 90°F. B. Place concrete per APWA Section 02770. Provide 1/2 inch radius on all exposed concrete edges unless otherwise shown. D. Apply a sealing/curing compound per APWA Section 03390. 3. EXPANSION JOINTS: Provide full depth 1/2i inchi thick F1 joint filler material per APWA Section 03060. Sett top of filler flush with surface of concrete. Place joints to match expansion joints in sidewalk. 4. CONTRACTION JOINTS: Make contraction joints vertical, at least 1/8 inch wide, and 1 inch deep. Place joints to create square concrete 5. PATTERN: Place pattem uniformly over surface using release power on stamping mats. Stamp to a depth of 1/2 inch. (Release power Charcoal or Gray Release No. CR927 or CR935) 6. PATTERN DESIGN: Ashlar Cut Slate (FM-3125, Brick Form Texture Mat) 7. COLORING: Integral coloring with medium brown. No reds, white, or natural look. No broadcasting of color on the surface of concrete. Colorwith Davis or Bayor colors. (No. 6058 Davis, Rustic Brown, No. 6549 Bayor, Medium Brown). One 251 Ib. bag of coloring per 2y yards of concrete.  SIDEWALK  A  A  PATTERN SEENOTES  CURB ANDGUTTER  PLAN VIEW  FINISH- SEENOTE5  CONTRACTION JOINT  EXPANSION JOINT  CONCRETE  panels.  4"OF SELECTF FILLI MINIMUM  PROPERLY COMPACTED SUBGRADE SECTION A-A  City of West. Jordan  PLAN RD-07  STANDARD CONCRETE PARK STRIP  west jordan    (a) Park strips. Park strips are defined as the area within a street right-of-way located between the back ofcurb (or edge of pavement ift there is no curb) and the sidewalk or, if (1) Intent. Thei intent oft these park strip landscaping standards is to maintaini the appearance ofj park strips, protect the users of park strips by prohibiting the use of materials that may cause harm or injury toj pedestrians or vehicles, provide for safe and convenient access across park strips to and from vehicles that may park at the curb, increase landscape design flexibility while not unreasonably inhibiting access for repair and maintenance of public utilities, encourage water conservation through the use of water-conserving plants, and to generally improve environmental conditions along the City'sstreets. See definition of water-conserving plants in section 89-1-203.  there is no sidewalk, the back ofc curb and the right-of-way line.  (2) Park strip trees. a.  Spacing and size. Park strip trees, when required, shall be provided at the equivalent of at least one tree for each 30 feet of street frontage and may be clustered or spaced linearly as deemed appropriate by the Urban Forester. Trees size shall be ai minimum oft two inch caliper (measured at six inches above root flare or at soil/ground level) at time of planting. Tree grates. If new trees are proposed in a park strip in which the area surrounding the tree will have an impervious service, tree wells with grates shall be provided which comply with the City's Public Improvement Sandar..Speefcations, and Plans manual Approval and planting. No tree shall be planted in a park strip without first obtaining approval from the Urban Forester. Tree species and planting location shall be approved by the Urban Forester. Tree maintenance. Planting and maintenance of trees shall be done in conformance with the City's Public Improvement Standards, Specifications, and Plans manual. No work (pruning, removal, etc.) shall be performed on street trees without first obtaining approval from  b.  C. d.  the Urban Forester.  (3) Park strip ground surface treatment.  a.  Plant coverage. Plants in park strips, not including tree canopies, shall cover 10% or more oft the park strip surface within three years of planting or when planting has reached maturity, whichever comes first. For lots with two or more street frontages, this standard shall be applied separately to each adjacent park strip on each street frontage. In new park strips, or when replacing landscaping in existing park strips, water- conserving plants, as defined in section 89-1-203, shall constitute at least Exception: The percentage of vegetation coverage may be modified or waived as part of the approval of a master streetscape plan for a  80% of all plants used  development.    (6) Carriage Ways. In order to provide for safe and convenient access across park strips to and from vehicles that may park at the curb, carriage ways (walkways between the curb and sidewalk) through planted areas are encouraged. The material of carriage ways may be poured concrete, concrete pavers, brick pavers, or flat, natural stone paving materials such as flagstone or a combination of these materials. If poured concrete is used, the carriage way shall be not more than four feet in width and shall be located sO as to provide the most direct route from the curb to the sidewalk. The area of carriage ways shall be included in calculating the percentage ofi inorganic material in the park strip. (7) Prohibited materials. Materials prohibited in park strips include asphalt, thorn- bearing plants, shrubs which create visual barriers, and structural encroachments. These materials are prohibited fort the reasons stated below:  a. b.  Asphalt. Asphalt is inconsistent with the city's urban design policy, and deteriorates quicker than pavers. Asphalt in park strips also reduces roadway access definition and encourages people to drive over the curb. Thor-bearing plants. Plants which have thorns, spines, or other sharp, rigid, parts are hazardous to pedestrians and bicyclists, and are difficult Continuous shrub or perennial plantings that exceed 36" in height at maturity. Continuous perennial or shrub plantings that exceed 36" in height at maturity are hazardous to pedestrians, pets, children on riding toys, and vehicles due to sight distance problems, are difficult to walk across, create visual barriers which promote crime, and limit access to the sidewalk from vehicles parked adjacent to the park strip. Retaining walls, fences, steps, and other similar structural encroachments. Retaining walls, fences, steps, and other similar structural encroachments in park strips are prohibited unless they are specifically approved by the City. These structural encroachments are generally prohibited because they limit access from the street to sidewalks and create obstructions to, and increase the cost of, performing maintenance of public improvements and utilities within the park strip. Plants within clear vision areas. No plants, boulder, monument, or other object which is over 36" in height shall be planted or located within clear vision areas. Street trees shall not be located closer than 30 feet to the Turf on steep park strips. Turfis not permitted inj park strips with a slope greater than 3:1 (three feet horizontal distance to one foot vertical distance) due to increased runoff ofirrigation water from steep slopes.  tov walk across.  C.  d.  e.  projected intersection of curb lines.  f.  (8) Park strip maintenance. Any owner of property abutting City park strips shall  have the following responsibilities.    4  K  1  1        o.0mh  TREE PLANTING LIST  APPROVED TREES FOR PARK STRIPS  SUNSET MAPLE SHADE MASTER LOCUS ARISTOCRAT FLOWERING PEAR COLUMNAR HORNBEAM FLOWERING HAWTHORNE FLOWERING CRABAPPLE ANY PLUM  RED LEAF MAPLE GREEN SPIRE LINDEN GOLDEN RAIN ANY FLOWERING CHERRY AMERICAN! RED BUD FLOWERING PEACH  Special permission to plant trees not on this list must be obtained from the Parks Director who can Roy City does not encourage the planting of trees in the parking strip areas of the city. Generally, the property width is not adequate to support large trees, most utility right-of-ways run underground or overhead in these areas and the tree roots can lift curbs, gutters and sidewalks creating walking hazards for pedestrians. Trees also can cause sight obstruction for traffic flows and signs which violate the Manual Uniform Traffic Control Devices, (MUTCD) standards. Trees planted in these areas often have to be removed at great expense after they mature because of the damage they cause. Roy City has the right to remove trees causing damage tol Roy City property, i.e., sidewalks, curb and gutters, sewer lines, storm sewer lines, etc. Trees can be removed at homeowner's expense  be reached at 801-774-1148.  ifaj permit is not obtained and the tree planted has not been approved.  PARKING STRIP then maintenance.  Aj permit (no charge) must be obtained from the Roy City's Department of Public Works, 5460 S 2700 W. Roy, Utah, phone number 801-774-1090, to perform any work in the parking strip other  A permit is required for any of the following projects:  Treel Planting.  Excavating 3 inches or deeper except toi install sprinklers. Any underground utility work. Installation of concrete or any other material The following materials are allowed in the parking strip:  Grass. Decorative rock. Bark. Utah Code Annotated: UCA 10-8-10. Trees. and ice from sidewalk.  Stamped concrete. Asphalt is not allowed.  UCA 10-8-23. Homeowners required to maintain parking strip weed free and remove snow    VAUEA  ,ear  SECTION 321624  STAMPED CONCRETE PAVING  PART1  GENERAL  1.1 SECTION INCLUDES  A. Furnish materials and construct stamped Portland cement concrete paving inj park strips and  median islands. 1.2 SUBMITTALS  A. Provide Section 03 30 04 submittals.  B. C.  Submit color chart with specified color sample, and patterns. Manufacturer's recommendations forj placement.  1.3 ACCEPTANCE  A. Acceptance is by sub-lot. One sub-lot is 50 cubic yards. One loti is one day's 's production.  B. PART2  Refer to Section 03 30 101 for compressive strength pay factors.  PRODUCTS  2.1 MATERIALS  A. B. C. 2.  Portland Cement Concrete: Class 40001 minimum per Section 03 3004.  Course Aggregate: Grade 57 per Section 033 3004.  Color: Two-part shake color compound; base color with color release. Scofield UV resistant. Color release shall bel Dark Gray (Per Brickform Standard Color Selector) Brochure (or equal  1.  Base Color shall be Yosemite Brown (Per Davis Colors or equal approved by West Valley City Engineering Division).  approved by West Valley City Engineering Division).  Section 32 1624- - Stamped Concrete Paving  Pagel lof3    3.2 CONCRETE PLACEMENT A. Place concrete per section 033 301 10.  B.  Add concrete base color to mix at the batch plant. Allow concrete to set prior to application of color release compound. Apply stamped pattern. Wash off unstamped color release compound after C. Stamp brick patter into fresh concrete in accordance with manufacturer's recommendations. D. Do not place concrete until sub-base course and forms have been checked for line and grade. Moisten sub-base ifrequired to provide uniform dampened condition at time or placement. external screen vibrator or other acceptable methods. Do not use mechanical vibrators.  concrete has set. Follow manufacturer's instruction.  E. F.  Place concrete using methods which prevent segregation ofmix. Consolidate concrete with  Provide 5-foot test strip.  3.3 CONTRACTION AND EXPANSION JOINTS  A.  Additional contraction and expansion joint requirements per Section 32 1373.  3.4 FINISHES  A. Tool edges as required to remove sharp orj jagged edges. Remove form marks or irregularities from finish surfaces.  B.  3.5 CURING  A. Seal concrete surface using only clear sealer. 3.6 FIELD QUALITY CONTROL A. Line and grade per Section 32 16 13. 3.7 PROTECTION AND REPAIRS  A.  Protect concrete work from deicing operations during the 28 day cure period.  END OF SECTION 033519  Section 32 1624- - Stamped Concretel Paving  Page3of3    CITY and COUNTY of DENVER  STREETSCAPE DESIGN MANUAL  S.R. DeBoer's studio; large shrubs were used outside the right-of-way to separate the vehicular entrance. from the front patio area.  Courtesy Denver Public Library, Western History Department.  II. Groundcovers  roundcovers, provide sea- rsonal color, direct circula- tion and serve as a buffer between people and cars. Ground cover plantings provide functional and aesthetic benefits, however maintenance is extremely impor-  tant. A. Design  GIeIIRe S Plantings other than trees in the streetscape may include turf, ground covers or shrubs. In commercial streetscapes with a large area between the sidewalk and the street or low pedestrian volume, a tree lawn of grass may be most appropri- ate. This area helps soften the street environment along the street edge.  Brick Pavers may be used inj place of very narrow tree lawns where irrigation is impractical or in areas that receivel high volumes of foot traffic.  1.Tree lawns, especially in new feet wide to accommodate irriga-  tion systems and to provide ade- systems. Turf should be provided  developments, should be at least 8 quate room for healthy tree root  25    STREETSCAPE DESIGN MANUAL  CITY and COUNTY of DENVER 5. Very. narrow tree lawns or those in high traffic areas may be paved with brick; flagstone or concrete paversiand/or colored or scoredi concrete. However patterned (stamped) concrete is not allowed. 6.T Tree lawns should not be ele- vated above curbs except toj pro- vide positive drainage. Where planters are used, the Transporta- tion Division requires that they! be elevated a minimum of2 feet above topofcurb. located soas not to interfere with vehicle sight lines and located 30" minimum from the curb face. 7. Where the tree lawn area is paved, a permeable paving system should be considered to enhance the survivability of street trees. B. Recommended Groundcovers These plants are recommended because they require moderate to low amounts of water and have proven to be successful in Denver. Others may work in special condi- tions but the City Forester should Specific site conditions must be selection. Local microclimates and soils are key factors that determine which plants will thrive. Where possible, low water-requiring plants should be selected. Trees and shrubs will require less water and will thrive better if placed in planting beds rather than turf be used in naturally moist areas and should be irrigated separately or provided run-off water to mini- mize irrigation needs.  be consulted.  Low growing shrubs or ground covers may be used when the tree lawn is too narrow for fully understood prior to plant  efficient irrigation.  where the average width of the tree lawn is 8 feet or more. Small lengths of step-out strips may occur within the 81 foot width. However, widths less than 4 feet should be avoided. To water efficiently care must be taken, whether done by hand or by irrigated system. 2. For tree lawn areas less than 8 efficiently and groundcovers or paving may be considered. Groundcovers are preferred for widths between 5 feet to 2 feet. Paving is preferred a  where widths are less than 2 feet and in areas where heavy traffic and regular snow plowing occur. 3. For areas less than 30: square feet, special concern must be and groundcovers are the: recom- mended material. 4. Tree lawns should be planted  given to the maintenance available areas. Water-loving plants should  feet wide, turf is difficult to irrigate with sod or low groundcovers  (below 6: inches mature height) in The City and County of Denveri is residential areas and in commercial committed to the reduction of areas where pedestrian traffic does water consumption in landscape  not warrant paving.  irrigation and encourages the application of Xeriscape design and maintenance principles.  26    UDOT Baseline Aesthetic Treatments  Aesthetic Element Structure Elements  Baseline Condition Bents: natural concrete Abutments: 1"t textural relief, natural concrete with non- tinted sealer Parapets: UDOT: standard, natural concrete Girders: color treatments Railing: chain-link fencing  Possible Enhancements  Piers: custom-designed, modified to include textural and color treatments Abutments: heavier textural relief, color treatments, bridge monuments, stone or manufactured stone accents, custom made Parapets: caps, windows, reveals, textural Slope Paving: heavier broom finish, project speclicarrangement of expansion joints shadowl line, color treatments, custom made shadow line, color treatments, custom made Textural or color treatments, cast-in-place, designed to relate with piers, walls, abutments, etc. they are protecting Tree grates, concrete pavers, landscaping,  form liners  relief, color treatments  Slope Paving: UDOT: standard Railing: custom-designed  Retaining Walls Form Liners: 1"textural relief, Form Liners: deeper relief toj provide more  natural concrete with non- tinted sealer  form liners form liners  Noise Walls Barriers Park Strip, Median & Island Treatments (urban areas) Park Strip Treatments (residential areas) Landscaping Lightingand TrafficSignal Poles Sidewalks  Perl UDOT Standard Drawings Deeper reliefin form liner toj provide more  Precast natural concrete with non-tinted sealer Stamped colored concrete  planterboxes*  Stamped colored concrete, turf Trees* sod and rrigation',xeriscape treatments, rock mulch Topsoil, seeding, and mulch. UDOT: standard: Cobra type (lighting), galvanized finish UDOT standard: natural concrete thati is 5' wide with  Plants ise/Anb/poundove, irrigation (sprinkler/drip), ornamental walls, rock mulch, boulders, or mow strips* Ornamental lighting or powder-coated Wider sidewalks; textural, material, or color contrast; pedestrian underpasses or Benches, trash receptacles, sculptures, kiosks, plant containers, etc.*  poles*  park strip and 6' wide at back of overpasses  curb None  Site amenities maintained  Fort these items, anye enhancement abovel baseline willi require an agreement with thel local government: signifying that they are responsible for all maintenance: after installation. Where: ani irrigation system isi installed,i ity willi need tol bea as byt thel local government, where they provide the water and power operate the system inj perpetuity.  system singles    Taylorsville Development Code  Chapier 13A25-Landscaping: Standards  Chapter 13A-25-LANDSCAPING STANDARDS  13A-25-01 General Landscaping Standards The following standards shall apply to all districts:  A.  Preservation of Natural Features. The preservation of natural features that enhance the development and will benefit the community including trees, scenic points, view corridors, historic buildings or locations, unique geological formations, and other community assets shall be Parking in Landscaped Areas. Parking is prohibited upon any front, side, rear, or interior Parkstrip Maintenance. Parkstrip maintenance shall be the responsibility of the adjacent property owner. Proper maintenance shall include the removal ofall weeds (regardless ofheight) and debris. Adjacent property owners are required to landscape and beautify the parkstrip with approved streetscape materials. Unless otherwise approved by the City, placement of concrete slabs or other impenetrable material, other than approved hard surface materials, as set forth Parkstrip Hard Surface and Streetscape Materials. Parkstrip hard surface material includes material that is not plant material, does not need watering, and is aj permanent surface. Examples would include colored concrete, stamped concrete, e.g, Bomanite, concrete pavers, or rock and Developments in the following zones may elect to use a mix of hardscape and landscape materials as permitted by this section: Regional Commercial, Boulevard Commercial, Transit Corridor, Professional Office, and Mixed Use. All other zones require 100% landscape materials. In general, iti is preferable to have no more than 50% of the parkstrip area covered inl hard surface material. Hard surface sections should alternate with planted sections and be complimentary to the surrounding landscape. When it is desired to have the entire parkstrip area covered in hard surface, the material must have physical separations every 4-5 feet, including an expansion joint between the sections and adjacent to the sidewalk, curb, and gutter. Any hard surface laid around a water meter lid, shut off, street light, or other cover or access must have at least 12 inches of clear space around the entire cover, lid, etc. Any hard surface laid around a fire hydrant must have a 3 foot clearance. All hard surface sections should bej poured/slashed or set flush with both the sidewalk and curb and gutter. The use of colored concrete is allowed only when the sections are stamped or inlaid with a pattern, such as rock or brick. Earth tone colors are preferable in order to blend with the landscape. Color should go through the entire depth of the material and Landscaped sections used in conjunction with hard surface sections should noti include trees ift the parkstrip is less than 8 feet wide. If the parkstrip is 8 feet wide, planting may include trees (planted equidistant from the sidewalk and curb and gutter in a planter bed no smaller than 8 feet wide by 8 feet long), sod, ground cover, drought tolerant shrubs (not to exceed 3 feet in height), bark, or colored mulch not to exceed 3 feet in height. Planting within 15 feet of the driveway  preserved and incorporated into the overall landscape plan. landscaped areas or areas intended for landscape.  B. C.  below, within the parkstrip is prohibited.  D.  gravel mulch (1 inch minus in size).  should: not be a surface color only. No unpatterned concrete is allowed.  Chapter 13A-25-L Landscaping Standards Date: March1 15, 2011  Revision Last  Page-1-  GADEVELOPMENT CODE Rewrite-City Council_ 042 20 2011Dev Code Ch2 25-L Landscaping Semdr6-CC.42211D0C    S10ux Fpus S007 DAKDTA Parking Strip Landscaping  Purpose  The purpose of the parking strip ordinance is to establish landscaping standards that preserve the functionality of the right-of-way, which is a corridor for public and private utilities and vehicle and pedestrian traffic, but also promote safety, community health, encourage the use of natural vegetation and conservation practices, and create vibrant and  appealing streetscapes. Applicability  These standards apply to the public right of way areas between the back of the curb and sidewalk, or if there is no sidewalk, the back of the curb and the property line. This area will  be referred to as the parking strip. General requirements  1. Itis the property owner's responsibility to maintain the adjacent parking strip in a 2. Plant material shall cover 100% of the parking strip except as allowed below. Plant material may consist of turf or native grasses; annual, biennial, or perennial plants including cultivated flowers, and wildflowers; and fruits and vegetables. The a. Plantings, except turf grass, must be maintained at a height of no more than 36" from the top of the curb, ori ifno curb is present, 36" high from the edge of the street pavement to allow for safe visual site lines for pedestrians, b. Plants with thorns, spines, or other sharp, rigid parts are not allowed because Shrubs, generally defined as long lived woody plants, either evergreen or deciduous, are not allowed because they create a visual and physical barrier d. Plant material shall not overhang or encroach onto the sidewalk, curb, or street because they create a hazard to pedestrians and bicyclists. e. Wood mulch may be used on a limited basis around plantings as a water Street Trees are allowed to be planted in the parking strip per ordinance  well-kept manner.  following restrictions apply:  bicyclists, and motorists.  they create a hazard to pedestrians and bicyclists.  between the street and sidewalk.  conservation measure. 94.038.  3. Turf grass must be maintained per ordinance 150.096, which requires owners to keep their property free of nuisance vegetation, including state-and-county declared noxious weeds. City ordinance requires turf grasses be kept below 8"i in  height.    APWR  Patterned concrete park strip  1. UNTREATED BASE COURSE: Provide material specified in APWA Section 321123. A. Do not use gravel as a substitute for untreated base course without ENGINEER's C. Compact per APWA Section 3123261 to a modified proctor density of 95 percent or greater. Maximum lift thickness before compaction is 8 inches when using riding compaction equipment or 6 inches when using hand held compaction  permission.  B. Place material per APWA Section 32 0510.  equipment.  2. CONCRETE: Class 4000 per APWA Section 033004.  A. If necessary, provide concrete that achieves design strength in less than 7 days. Caution; concrete crazing (spider cracks) may develop if air temperature exceeds  90 degrees F.  B. Place concrete per APWA Section 0330 - 10.  C. Provide 1/2 inch radius on concrete edges exposed to public view D. Cure concrete per APWA Section 03 39 00 with type ID Class A or B (clear with fugitive dye) membrane forming compound unless specified otherwise. 3. EXPANSION JOINT: Make expansion joints vertical, full depth, 1/2 inch wide with  type F1 joint filler material per APWA Section 32 1373. A. Set top of filler flush with surface of concrete. B. Place joints to match expansion joint locations in sidewalk. 4. CONTRACTION JOINT: Make contraction joints vertical.  A. 1/8 inch wide and 1 inch deep or 1/4 slab thickness if slab is greater than 4 inches  thick.  B. For non-square panels, maximum length to width ratio is 1.5to 1. 5. PATTERN: Place pattern uniformly over surface to a depth of 1/2 inch.  6. COLOR: As specified or as selected by ENGINEER.  52    EXPANSION JOINT (NOTE 3) A  SIDEWALK  A  PATTERNED PARK STRIP (NOTE 5)  CURB AND GUTTER PLAN  EXPANSION JOINT (NOTE 3)  CONTRACTION JOINT (NOTE 4)  EXPANSION JOINT (NOTE 3)  FINISH (NOTE 5) 5.5" 4"  CONCRETE (NOTE 2)  RRRK  UNTREATED BASE COURSE (NOTE 1)  COMPACT SUBGRADE  SECTION_A-A  EXPANSION JOINT  CONTRACTION JOINTS  60'  LMIN = W LMAX = 1.5W  PARK STRIP JOINT DETALL  Plan No. 232  Patterned concrete park strip  January 2006  53    Commission Staff Report  Item # 4  Subject: Author: Date:  Preliminary and Final Site Plan Review for 5 unit  Multifamily Development Chad Wilkinson, City Planner March 21, 2017  Address: 9281 North 200 West Description of Request:  BOUNTIFUL EST.1847  The applicant, Robert Gibson, is requesting preliminary and final site plan approval fora5  unit townhome style multi-family development.  Background and Analysis:  The.73 acre property is located within the RM-13 zoning district. Because the parcel isl less than an acre, densities are calculated at 7 units to the acre for the property. Based on the size oft the 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 vacanty with an existing single family home located on the south west corner oft the property which is proposed to be removed as a part of the Access to the project will be via a single driveway on 1000 North. Each oft the units has a 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. The proposed structures are a maximum oft two stories and are less than the 35 foot maximum height for buildings in the RM-13 zone. The buildings meet minimum  development.  setback requirements for the zone.  The applicant proposes a mix of! brick and siding materials. The proposed elevations do not appear to meet the 50 percent minimum requirement for brick as required by Code. Elevations will need tol be modified to include no more than 50 percent of siding prior to The submitted landscape plan shows the minimum 40 percent landscaping required by Code. A final landscape and irrigation plan meeting the requirements of Chapter 16 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 thei minimum front yard along 200 West and 1000 North as landscape area. This area will not be allowed tol be fenced in with 61 foot fences and will need tol be comprised of commonly maintained landscaped area. The applicant will need to show the required 50 square foot minimum of private fenced open space for each unit and how this  review by the City Council.  G:ENG/Sitel Plans/Robert Gibson 9581 North 200 WestpcPreliminary and Final Site Plan Gibson 9281 North: 2001 West 3-21-17.docx    fencing will comply with code requirements. This will need to be shown on the plans prior Storm water will be handled via on-site storm pipes which will empty into two detention ponds on the north side oft the property which will in turn connect to the existing catch basin in 1000 North. Water and 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 project willl be via existing lines in 1000 North which will require resurfacing oft the road The applicant has submitted a condominium "PUD" plat in conjunction with thej proposed development. Section 14-20-604 of the Bountiful Land Use Ordinance allows for any "legally existing multi-family development" that meets minimum requirements ofthe Ordinance tol be platted as a PUD development. Therefore, iti is necessary that the applicant obtain approval oft thej proposed development and construct the development prior to obtaining approval ofal PUD plat. Once approvals have been issued for the multifamily development and the project has been constructed, the applicant may move forward with a  tos submittal to the City Council for review.  after construction.  PUD plat.  Department Review and by thel Fire Marshall. Significant Impacts  This proposal has been reviewed by thel Engineering, Power, and Planning Departments  Thej proposed development is in an area that is zoned for multifamily use and with conditions meets the applicable standards oft the Code. Currentinfrastructure is adequate  tol handle the additional units proposed. Recommended Action  Staff recommends that the Planning Commission recommend approval of the request for preliminary and final site plan 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 anda1 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.  G:ENGISite PlansRobert Gibson 9581 North2 200 WestPcPreliminary: and Final Site Plan Gibson 9281 North 200 West 3-21-17.docx    2. Prior to the item being forwarded to City Council for review, complete the following: a. Revise the elevations to show a maximum of 50 percent siding materials. The b. Show the locations of private fenced open space required by Code. - Any modifications required by conditions oft the Planning Commission.  remaining materials shall bel brick or natural stone.  3. Prior to building permit, submitai final landscape plan meeting the requirements of  Chapter 16 ofthe Bountiful City Zoning Ordinance. 4. Replace all sidewalk along the 1000 North frontage.  5. Remove and replace any and all existing damaged curb and gutter along 1000 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  G:ENG/Site Plans/Robert Gibson 9581 North2 200 West/,PCE Preliminarya andl Final Sitel Plan Gibson 9281 North2 2001 West 3-21-17.docx    Aerial Photo  G:ENGISitel PlansRobert Gibson 9581 North 200 WestPcPreliminary: and Final Site Plan Gibson 9281 North 200 West 3-21-17.docx        5STEN    Ssais ReRdipiaa 1  Miate.hlasiak.madahbasisiail.haliaaaiiilsh.  -  GIBSONI PROPERTY LOCITEDINT NORTIESTI BOLNTIFUL CIT.  181North? Bountiful. ahs 84010 Pbome8m-298-2236 Entellus  HA &    GIBSONI PROPERTY LOCITEBRTEMONTINTNZ  Bountiful. ISIN Utah Phonc801-298-236 & Entellus  HA    90000  GIBSONPROPERTY  181North? Bountiful. Utah HA & Phone8 Entellus  LOCITEDINT    GIBSONPROPERTY  181North2 200 West. Sute Boutiful. Utahs HA 9 Phones 01-298-2236 Entellus    KEEEHEH-E ETEEIESSE- TERESE KES --SITITEN  9006  EBSEE  GIBSON PROPERTY LOCITEDINT HEA BOLNTIFUL CIT.  181 Northz 200 West, Bountiful. Uiah 9 Phone 298-2236 Entellus  HA    10001 NORTHSTREET  GIBSONI PROPERTY  SI North Bountiful. Utahs Phones & Entellus  LOCITEDINTI  LT LREM  HA    GIBSON PROPERTY  ISIN North 200  HA & Phone Entellus    GIBSON PROPERTY  Bountiful North: Phone & Entellus  HA  LOCITEDIN    snpayua 9E27-862-108 anoud 3 OP8 n mymog amg FMS IONI8I  079 1SZA0 AIM340N4NOS4I9  VH  ESIM 002    MIE    MIE    MIE    :  IE