BOUNTIFUL CITY Tuesday, March 7, 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 Bast, 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 February 21, 2017.  3. Consider preliminary and final site plan approval for the construction ofa 15 unit multi- family development at 390 and 416 W: 200 North, Brian Knowlton, applicant. 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 5. Concept review for property located at 260 North 500 West and 440-478 W 200 North,  systems.  Alan Arbuckle, applicant.  6. Follow up discussion related to a potential Open Space Zoning District.  7. Planning Director'si report, review of pending applications and miscellaneous business.  ChadWilkinson, K  Planner City    Bountiful City Planning Commission Minutes February 21, 2017 6:30 P.M.  Present:  Vice Chairman - 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; City Engineer - Paul Rowland; and  Recording Secretary -J Julie Holmgren; City Recorder- - Shawna Andrus  Excused:  Chairman - Sean Monson  1. Welcome and Introductions.  Vice Chairman Hill opened the meeting at 6:30 pm and welcomed all those present.  2. Approval of the minutes for February 7, 2017.  Sharon Spratley made a motion to approve the minutes for February 7, 2017 as written. Richard Higginson seconded the motion. Voting passed 5-0-1 with Commission members Badham,  Higginson, Hill, Smith, and Spratley voting aye and Bell abstained. 3. Swearing in of newly appointed Planning Commission Member Jesse Bell.  Shawna Andrus, Bountiful City Recorder, swore in Jesse Bell who replaced Mike Allen as a Planning 4. Consider preliminary and final site plan approval for the addition to Napa Auto Parts located at  Commission member as ofJanuary 10, 2017. 1415S S. 500 West, Jack Yoho, applicant.  Jack Yoho was present. Chad Wilkinson presented staff report.  The applicant, Yoho Management, is requesting preliminary and final site plan approval for a 2,000 square foot addition to the existing NAPA auto parts store located within the C-H zone at 1405 S. 500 The proposed addition will be constructed on the east side of the existing NAPA building which is located on the south side of a larger commercial development parcel. The property is approximately two acres in size, and also contains aj personal storage use on the east and ai retail store on the north. The site has two access driveways on 500 West. Surrounding uses include Robintino's restaurant to the north, a church to the east, commercial office use to the south and retail uses to the west. The addition will increase the storage space for the NAPA building by expanding into an existing landscape area. This landscaping will be replaced by a new landscape area on the northwest portion of the site. An existing trash enclosure will also be moved to accommodate the addition. The plan includes some small changes to parking and drainage on the site. The proposal includes matching the existing materials of the building and installing a new roll-up door and man-door for access to the warehouse space. The site meets the parking requirements of the Code based on current uses and the applicant will increase the amount oflandscaping on the site. The project is expected to have: minimal impacts on adjoining properties. The site is already developed and there is adequate space for the  West.  Bountiful City Planning Commission Minutes - February 21, 2017  Page 1of3    addition.  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. 2. Meet all: requirements of the South Davis Metro Fire Marshal.  Commission members and Mr. Yoho discussed the water flow, storm drain and the proposed 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 addition to Napa Auto Parts located at 1415 S. 500 West with the 2 conditions outlined by staff. Richard Higginson seconded the motion. Voting passed 6-0 with Commission members Badham, Bell, Higginson, Hill, Smith and 5. Consider preliminary and final plat approval for the Lakewoods Condominiums Plat Amended  landscaping ofthis property.  Spratley voting aye.  Units 101-106 at 701 N Main #106, Brian Knowlton, applicant. Brian Knowlton was present. Paul Rowland presented the staff report.  Mr. Brian Knowlton, applicant, requests preliminary and final plat approval for an amendment to the Lakewoods Condominium plat. The building is located at 70 N. Main and already exists as a mixed use commercialresidential development. The building meets all ofthe requirements that were in place at the time of the original approval and this change is solely for the purpose ofj producing an amended condominium plat that makes an otherwise unused portion of the common area into limited common area, and modifies the layout of the first floor to show building remodels that have occurred since the The common area at the very east side of the property is not readily accessible by the residents and has never been used as open space or recreation ground, SO Mr. Knowlton is desirous of building an accessory structure. Since such structures can't be built on common area, Mr. Knowlton is requesting to change the unused common area to limited common. In addition, 12 of the parking stalls have been covered and the condo owners are anxious to have those stalls designated as limited common also, SO Recommend preliminary and final plat approval for the Lakewoods Condominium Amended Units  original development was approved in 1998.  that the parking can be assigned to individual units. 101-106, with the following conditions: 2. Submit a current title report. 3. Payment of fees 4. Make all Red Line corrections.  1. Submit the signed, final mylar ready for signatures.  5. Meet all requirements of the South Davis Metro Fire Marshall for existing building prior to Tom Smith made a motion that the Planning Commission pass ai recommendation for approval to the City Council for preliminary and final plat approval for thel Lakewoods Condominiums Plat Amended  scheduling this proposal with the City Council.  Bountiful City Planning Commission Minutes - February 21, 2017  Page 2of3    Units 101-106 at 70NI Main #106 with the 5 conditions outlined by staff. Richard Higginson seconded the motion. Voting passed 6-0 with Commission members Badham, Bell, Higginson, Hill, 6. Planning Director's report, review of pending applications and miscellaneous business.  Smith and Spratley voting aye.  1. 2017 APA Utah Spring Conference in Brigham City.  Vice Chairman Hill ascertained there were no other items to discuss. The meeting was adjourned at  6:50j p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City. Planning Commission Minutes - February 21, 2017  Page 3 of3    Commission Staff Report  Item #3  Subject: Author: Date:  Preliminary and Final Site Plan Review for 15- unit multifamily development Chad Wilkinson, City Planner March 7,2 2017  Address: 390 & 416W.200 North  BOUNTIFUL EST.1847  Description of Request:  The applicant, Knowlton General, is requesting preliminary and final site plan approval for  a15 unit townhouse style multifamily development.  Background and Analysis:  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, ai mix of multifamily and single family uses to the west, a mix ofr multifamily and single family  residential to the south and single family residential to the east.  The development is located on two existing parcels one ofv which is vacant. The other parcel isc currently developed with a single family home which would be removed before construction. Prior to issuance of building permit, these two parcels will need tol be 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 forb buildings in the RM-13 zone. The buildings meet minimum setback requirements for the zone. The applicant proposes a mix ofl brick and fiber cement siding. The units are slightly staggered along the front façade to provide some relief. Each oft the units has a covered entry on both the front: and rear oft the 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 oft the exterior as The submitted landscape plan shows the minimum 40 percent landscaping required by Code. A final landscape and irrigation plan meeting the requirements of Chapter 16ofthe Land Use Ordinance and prepared by a licensed landscape architect will be required prior Storm water will be handled in two detention ponds on the south side oft the property and will connect to an existing 12i 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 G:ENGISitel Plans/420 W2 2001 Northl Hepworth Townhomes/PC Preliminary: and Final Site Plan Hepworth 2001 North" Townhomes 3-7-  consolidated to avoid structures crossing property lines.  required by Code.  tol building permit issuance.  which will require resurfacing of the road after construction.  17.docx    Department Review and by thel Fire Marshall. Significant Impacts  This) proposal has been reviewed by the Engineering, Power, and Planning Departments  The proposed development is in an area that is zoned for multifamily use and with conditions meets the applicable standards ofthe Code. Current infrastructure is adequate  tol handle the additional units proposed. Recommended Action  Staff recommends that the Planning Commission recommend approval oft the request for preliminary and final site plan review subject to the following conditions:  1. Complete any and all redline corrections.  2. Prior to issuance of a 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 oft the - Any modifications required by conditions oft thel Planning Commission and  Bountiful City Zoning Ordinance.  City Council.  3. Replace all sidewalk along the 200 North frontage.  4. Pay for slurry seal of 200 N. Street along full frontage oft thej property.  Attachments 1. 2. 3. 4.  Aerial photo Site and utility plans Building elevations Landscape Plan  G:ENG/Sitel Plans/420V W2 200 North! Hepworth' Townhomes)PC Preliminary: and Final Site Plan Hepworth 2001 North Townhomes 3-7-  17.docx    Aerial Photo  geog  G:ENGISitel Plans/,420V W: 2001 North Hepworth' Townhomes/PCE Preliminary and! Final Sitel Plan Hepworth: 2001 North Townhomes 3-7-  17.docx    000  ERLANKNOWLTON  181North: 200 Bountiful. HA 9 Phone Entellus    5BA33E88 SEGGSEEN E SEBTTa ---EFFSERENI BRIANKNOWLTON 420HE  ISIN North2 Bountiful. Utahs Phone8 801-298-2236 HA & Entellus  LOCATEDI    FOR  PRELIMINARY- NOT FOR ONSTRUCTION PRELIMINARY NOT FOR  PRELMINARY  A  SMITH HYATT ARCHITECTS  LONDON TOWNHOMES 200 NORTH. BOUNTIFUL, UTAH84010    TEE E EE EE  E E  E EE E ER EE  EEE E EE EEE EEE  EE E E ET  HE EE  FOR DATE  NOT FOR  NOT FOR  NOT FOR SMITH HYATT ARCHITECTS  LONDON TOWNHOMES 200N NORTH. BOUNTIFUL, UTAH84010    snpalua  31  9EZ7-862- amg SAAA  VH  0000000    Item #4  Commission Staff Report Subject: PubliclesatngAmemdmet to the Review  Standards for Solar Panels Applicant: Bountiful City Author: Chad Wilkinson Date: March 7,2017 Description of Request  BOUNTIFUL EST.1847  Consider amending Bountiful Land Use Ordinance Section 14-14-126 in order to eliminate the requirement for obtaining a Conditional Use Permit fori installation ofs solar energy systems. Over the past several years, Bountiful City has seen a steady increase in the number ofs solar power applications submitted for review and approval. The following table summarizes the number ofs solar panel applications reviewed and approved over the past 8 years:  Background and Analysis  2009 1 2010 3 2011 8 2012 3 2013 11 2014 21 2015 22 2016 67  As shown above, in 20161 the number of applications reviewed by Bountiful City were triple the previous year's total. Based on the current number ofa applications submitted in 2017, the Cityi is currently on pace to double the 20161 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 Committee. The process for review at the Administrative Committee includes ai required 10-day public notice posted on site in order to notify neighboring property owners oft the pending hearing. As the popularity of solar power and the number of solar panel installations have increased, the public acceptance ofr roofmounted solar panels has also increased. Iti is extremely rare for ai neighboring property owner to attend a public hearing for solar panels. Over the past three years, only one neighboring property owner has attended a 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  public hearing held to consider solar installation.    up front. This allows for ai review process that is purely administrative and consists primarily of ensuring that standards are met. Bountiful has adopted specific standards that, ifmet by an applicant, adequately: mitigate impacts to adjacent property. Improvements to solar panels including the proliferation oflow-glare panels have also reduced impacts to adjoining properties. Because oft the growing acceptance ofs 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 roofcoverage, glare, and size of system should  remain in place. Department Review Significant Impacts  This item has been reviewed by the City Planner, City Engineer and the City. Attorney.  The proposed amendment will streamline the solar application process and will have aj positive  impact for citizens wishing to install solar panels.  Recommendation  Staff recommends that the Planning Commission forward ai recommendation of approval to the City Council for the proposed amendment to the review standards for solar power.  Attachments  Proposed Text Amendment:  14-14-126 PRIVATE POWER PLANTS  A.  A "Private Power Plant" is any device or combination of devices not owned and operated by a regulated utility company, which convert mechanical or chemical energy into electricity, or solar energy into any other form of energy. A private power plant with a peak power generation capacity of 10 Wats/12v500mAmp (or less) is exempt from the provisions of this Section. A private power plant, including a windmill or wind turbine, shall not be permitted within Bountiful City limits, with the following exceptions: 1. Al back-up power generator running on unleaded gasoline, diesel, natural gas, propane, or hydrogen fuel cell, rated for a single structure or building lot, located ina accordance with the requirements oft the zone in which it is located. A photovoltaic cell array or other passive solar energy system located in accordance with the requirements for occupied structures for the zone in which it  2.  isl located.  B.  Wine-exeptonoaladkuppowergenergenssormephalepowerplantmaybe insialledorusedonanyproperyumesea.condlonalusepermithaebeen-issuedorihe    pedeSN  C.B. A private power plant is not exempt from the height requirements of the Zone in which it is located, and shall be considered an occupied structure for the purposes of calculating  height.  D.C. Solar energy design standards and requirements  1.  Solar energy panels or collectors that are mounted to the roof shall: Not extend beyond the roofline. Not reflect sunlight onto neighboring windows or rights-of-way. Not exceed fifty (50) percent of the total roof area. Shall be maintained in good condition. ACenditional Use Permitshal-be-sued b-a. Al Building Permit shall be issued  a. b. C. d. 2. a.  Prior to installation, use, and connection to the grid, the following shall be done: c-b. The Power Department shall approve the application for net metering d.c. The Power Department shall approve the physical installation  PMPimingCammisionrimmeuirsalr Review Process Text Amendment/PC: Staff Report Solar text amend 3-7-17.docx    Commission Staff Report Subject: Concept Review for property located at 260 N. 500 West & 440-478' W.200 North Applicant: Alan Arbuckle Author: Chad Wilkinson Date: March 7,2016 Background and Analysis  Item #5  BOUNTIFUL EST.1847  Mr. Alan Arbuckle has asked for concept review for aj potential mixed use project for his property addressed 260 N. 500 West & 440-478 W. 200 North. In the past, thel Planning Commission has provided non-binding feedback for projects in the conceptual planning stage. Mr. Arbuckle's proposal includes the construction oft 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. ofretail 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 property is approximately 2.5 acres in size.  Issues to consider include: MXD Zone?  Does the conceptual development comply with the purposes and characteristics ofthe  Isthe property in close proximity to transit? Ist the size of the property appropriate for mixed use?  Isita appropriate to decrease the stock of C-H zoning on 500 West? Is this an appropriate location for additional residential use?  Recommendation comments are non-binding.  This item is for discussion only. No action is required by the Planning Commission and all    Aerial Photo  GoogleEarth    Item #6  Commission Staff Report Subject: Discussion Regarding Open Space Zone  Applicant: Bountiful City Author: Chad Wilkinson Date: March  BOUNTIFUL EST.1847  7,2017  Background and Analysis  This item is a continuation ofthe discussion started on February 7,2017 and will center on the goals and purpose oft the Open Space zone and on determining criteria fori inclusion oflots in the  open space zone. Discussion items will include:  Determining the goals and purposes of the Open Space Zone  Whether public access should be aj 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  Recommendation  This a discussion item only and no action is required by the Planning Commission at this time.