Planning Commission Meeting

Mayor Chairman Kenneth Romney WEST BOUNTIFUL Alan Malan City Engineer/ Land PLANNING COMMISSION Vice Chairman Use Administrator 550 North 800 West Corey Sweat Kris Nilsen West Bountiful, Utah 84087 Community Commissioners Phone (801) 292-4486 Development Laura Mitchell FAX (801) 292-6355 Addison Jenkins Dennis Vest www.WBCity.org Robert Merrick City Council Tyler Payne Representative Dell Butterfield THE PLANNING COMMISSION WILL HOLD A REGULAR MEETING AT 7:30 PM ON TUESDAY, JUNE 11, 2024 AT THE CITY OFFICES. Invocation/Thought – Chairman Malan Pledge of Allegiance – Vice Chairman Sweat 1. Confirm Agenda 2. Public Hearing – Parking Ordinance Amendments for Moderate Income Housing Plan 3. Discussion & Recommendation to City Council – Parking Ordinance Amendments for Moderate Income Housing Plan 4. Approve Meeting Minutes from May 28, 2024 5. Staff Reports (Engineering, Community Development) 6. Adjourn ---------------------------------------------------- This agenda was posted on the State Public Notice website (Utah.gov/pmn), the city website (WBCity.org), and provided to the Davis Journal on June 7, 2024, by Remington Whiting, City Recorder.  MEMORANDUM TO: Planning Commission DATE: June 7, 2024 FROM: Addison Jenkins RE: Public Hearing: Parking Ordinance Amendments for Moderate Income Housing Plan _______________________________________________________________________________ This memo continues the planning commission’s work on amending the city’s parking ordinances to fulfill one of the city’s strategies for its state-mandated Moderate Income Housing Plan. A Public Hearing is being held in accordance with state and city law governing changes to the city’s land use code. Background In 2022, a new state law required West Bountiful City to amend its general plan to select three strategies to provide a realistic opportunity to meet the need for additional moderate-income housing within its jurisdiction in the near future. To help accomplish its moderate-income housing goals, the city selected the following 3 strategies from options provided by the state: 1. Develop and Adopt a Station Area Plan 2. Amend Land Use Regulations to Eliminate or Reduce Parking Requirements for Residential Development Where a Resident is Less Likely to Rely on the Resident’s Own Vehicle, such as residential development near major transit investment corridors or Senior Living facilities. 3. Reduce, Waive, or Eliminate Impact Fees related to Moderate Income Housing. In order to facilitate opportunities to increase moderate-income housing in West Bountiful, the city began work in 2023 by amending its parking requirements in accordance with Strategy 2. Updates to the city’s parking code included defining minimum parking spaces for dwelling units in residential and mixed-use buildings and zones, and opportunities for a reduction in requirements for developments within a ½ mile of public transit. Per State law, the city must continue to work towards the selected strategies each year and demonstrate these additional efforts. Once work is done on a given strategy, the general plan will be amended again to select additional strategies, which staff anticipates in 2024-2025. Further Parking Strategies At the March 12th meeting, commission members and staff discussed several ways to decrease parking requirements that might contribute to reductions in housing costs. • Residential Health Care Facilities • Senior Living Facilities 550 North 800 West, West Bountiful, UT 84087 (801) 292-4486  • Guest Parking Requirements • Transit-adjacent Multi-family Residential On May 14th and May 28th, the planning commission reviewed an initial draft parking ordinance prepared by Citi Design and provided significant feedback. The comments and requests from those discussions have been incorporated into this draft. Conclusion This draft incorporates all previous comments and edits and has been reviewed by the city attorney. Having held a Public Hearing, the planning commission may forward this draft with any additional comments or edits to the city council for consideration and adoption. The city’s Moderate Income House Plan report is due to the state Department of Workforce Services Division of Housing and Community Development by August 1st. 550 North 800 West, West Bountiful, UT 84087 (801) 292-4486 17.52 Off Street Parking 17.52.010 Off-Street Parking Purpose 17.52.020 Size 17.52.030 Access To Individual Parking Space 17.52.040 Number Of Parking Spaces Required 17.52.050 Access Requirements 17.52.060 Maintenance Of Parking Lots 17.52.070 Location Of Off-Street Parking 17.52.080 Landscaping In Parking Lots 17.52.010 Off-Street Parking Purpose The purpose of this chapter is to set a minimum standard for off-street parking to ensure that ample necessary parking for the generated demand of each land use will be available. Sufficient parking should be provided to assure maximum utilization of the facilities on site will not unduly impose on neighbors in the vicinity or create an unsafe environment. Off-street parking is required for residential, commercial, industrial, and retail buildings and structures based on current use, size and capacity in accordance with the requirements of this chapter. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 17.52.020 Size The dimensions of each off-street parking space, exclusive of access drives or aisles, shall be at least nine (9) feet by twenty (20) feet for diagonal and ninety (90) degree spaces, and ten (10) feet by twenty-four (24) feet for parallel spaces. Drive aisle widths shall be a minimum of twenty-two (22) feet for ninety (90) degree and parallel parking and sixteen (16) feet for angled parking. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 17.52.030 Access To Individual Off-street Parking Space Except for single-family residential dwellings, direct access to each parking space shall be from a private driveway and not from a public street. All parking spaces shall have independent access not blocked by another parking space or other obstacle. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 17.52.040 Number Of Parking Spaces Required An adequate number of off-street parking spaces shall be provided for all uses as follows. In no case, however, shall parking provided be less than one space for each employee projected for the highest employment shift plus additional parking for vehicles used in conducting the business and customer parking. Any parking calculations that result in less than a whole number shall be rounded up. The minimum requirements in K and L may be reduced by up to 20% if the applicant provides sufficient technical data (such as average parking counts from other existing establishments and studies) to support the reduction. A. Auto Dealer: one parking space for each two hundred (200) square feet of sales office area plus one space for every ten (10) vehicles displayed, or five spaces, whichever is greater. Separate storage space for vehicles for sale or under repair shall be provided. B. Business or professional offices: one parking space for each two hundred (200) square feet of floor area. C. Churches with fixed seating: one parking space for each four fixed seats, or one parking space for each seven feet of linear pew, whichever is greater. D. Churches without fixed seats, sports arenas, auditoriums, theaters, assembly halls, reception centers, meeting halls: one parking space for each four seats of seating capacity. E. Fast food dining: one parking space for each seventy-five (75) square feet of floor area (excluding kitchen and storage), with a minimum of five (5) spaces, plus three (3) stacking spaces per drive-through lane. F. Furniture and appliance stores: one parking space for each six hundred (600) square feet of retail floor area. G. Grocery store: one parking space for each three hundred (300) square feet of retail floor space. H. Hospitals: one parking space for each two beds. I. Hotels and motels: one space for each living or sleeping unit, plus parking space for vehicles used in conducting the business. J. Medical/Dental office: one parking space for each two hundred (200) square feet of floor area or three parking spaces for each doctor/dentist, whichever is greater. K. Residential dwellings and Mixed-Use buildings: 1. For single-family residential uses: two parking spaces for each primary dwelling unit including a garage and driveway. a. Accessory Dwelling Units: one (1) parking space (beyond the number required for the primary dwelling unit). 2. In commercial districts, multi-family developments, developments within ½ mile of major transit investment corridors, and mixed-use buildings: a. Studio apartment – 1 0.75 spaces per unit; b. One-bedroom units – 1.5 1 spaces per unit; c. Two or more-bedroom units – 2 1.5 spaces for two bedrooms, and 2 for three or more bedrooms; d. All multi-family residential and mixed-use projects shall provide additional guest parking spaces equal to one guest parking space for every four (4) units. On-street parking on local streets (non-UDOT) directly adjacent to the development may account for twenty-five percent (25%) of required guest parking.  3. Transit adjacent multi-family residential and/or mixed-use, if located within one-half (1/2) mile of enhanced transit services such as a station, BRT, or enhanced bus, may request up to a ten percent (10%) twenty percent (20%) reduction in parking spaces. 4. If the application is for demonstrated moderate-income housing using an instrument to achieve a permanent commitment acceptable to the City, the above parking standards may be reduced by thirty percent (30%). 5. Senior Living Facilities (55 plus): one (1) parking space for every two (2) units. L. Residential health care facilities: one (1) parking space for each every five (5) beds plus an adequate number of parking spaces for employees on shift. M. Restaurants, taverns, private clubs, and all other similar dining or drinking establishments (except for fast food dining establishments): one parking space for each four seats or one parking space for each one hundred (100) square feet of floor area (excluding kitchen and storage), whichever is greater. N. Retail stores (except as provided in subsection F and G of this section): one parking space for each one hundred (100) square feet of retail floor space. O. Shopping center or other groups of uses not listed above: one parking space for each two hundred (200) square feet of total floor space. P. Wholesale establishments, warehouses, manufacturing establishments and all industrial uses: as determined by the zoning administrator. Q. All other uses not listed above, as determined by the zoning administrator, based on the nearest comparable use standards and information provided by the applicant. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 Amended by Ord. 472-23 on 6/27/2023 17.52.050 Access Requirements Adequate ingress and egress to and from all uses shall be provided as follows: 1. Residential Lots. Each residential lot may have not more than two drive approaches which shall be a minimum width of twelve (12) feet each and a maximum width of thirty-six (36) feet at the property line, with a separation island of a minimum width of twelve (12) feet and maximum combined drive approach width of thirty-six (36) feet on any single street frontage. The drive approach flare entrance shall be no closer than four (4) feet to the abutting property line, or as approved by the City Engineer. On a corner lot, no driveway shall be closer than twenty (20) feet from the point of intersection of the front lot line and street side lot line. 2. Non-residential lots. Access shall be provided to meet the following requirements: 1. Not more than two driveways shall be used for each one hundred (100) feet of frontage on any street; 2. No two of said driveways shall be closer to each other than twelve (12) feet, and no driveway shall be closer to a side property line than three (3) feet;  3. Each driveway shall be not more than thirty-six (36) feet wide, measured at right angles to the center line of the driveway, except as increased by permissible curb return radii. The entire flare of any return radius shall fall within the right-of-way; 4. No driveway shall be closer than twenty (20) feet from the point of intersection of the front lot line and street side lot line at any corner, and no driveway shall extend across such extended property line; and 5. On a street where there are no curbs or gutters, all driveways shall be well marked street frontage and pedestrian access protection provided the entire length of the frontage exclusive of the driveways as per approved plans. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 17.52.060 Maintenance Of Parking Lots Every parcel of land used as a public or private parking lot shall be developed and maintained in accordance with the following requirements: 1. Surfacing. Each off-street parking lot shall be surfaced with gravel, asphaltic or Portland cement or other binder pavement and permanently maintained to provide a dustless surface. The parking area shall be designed and maintained consistent with WBMC 13.30 Storm Water Management. 2. Screening. The sides and rear of any off-street parking lot which adjoins an area that is primarily residential shall be screened from such area by a masonry wall or solid visual barrier fence not less than four nor more than six feet in height. 3. Lighting. Lighting used to illuminate any parking lot shall be directed downward and arranged to reflect the light away from adjoining residential uses and from street traffic. 4. All surfacing, screening, landscaping, lighting, and any other parking area elements shall be continually and properly maintained. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 Amended by Ord. 461-22 on 9/20/2022 17.52.070 Location Of Off-Street Parking Off-street parking in non-residential districts is allowed in the front setback, as long as the parking area is set back and the frontage of the property is permanently landscaped in accordance with Section 17.52.080. HISTORY Adopted by Ord. 374-15 on 11/18/2015 Amended by Ord. 423-20 on 6/8/2020 Amended by Ord. 465-23 on 2/8/2023 17.52.080 Landscaping In Parking Lots The following landscape requirements apply to parking lots. 1. Each parking lot adjacent to a public street shall provide along the entire frontage of the property (except for any drive approach) a minimum depth of ten (10) feet of permanently maintained landscaping. 2. Each parking lot consisting of more than twenty (20) spaces, or 4,000 square feet shall include landscaped parking islands as follows: 1. Office and commercial: 7 percent of total parking lot area. 2. Industrial and warehouse: 5 percent of total parking lot area. 3. Parking island areas are intended to define major drives and access ways, and to delineate ends of parking rows and aisle intersections. For every six required parking spaces, or portion thereof, a minimum of one tree shall be provided within each parking island. Additionally, each parking island shall contain: 1. A minimum of 140 square feet; 2. A minimum average width of 8 feet; and 3. A minimum of one tree from the city's approved tree list. 4. Islands shall be designed to accept parking lot stormwater where feasible, as determined by the City Engineer. 4. In all other respects, the landscaping of parking lots shall comply with Chapter 12.28-Water Efficient Landscape Standards and Chapter 17.50-Clear View Area and Fence Requirements. West Bountiful City May 28, 2024 Planning Commission Meeting PENDING – NOT APPROVED Posting of Agenda - The agenda for this meeting was posted on the State of Utah Public Notice website, on the West Bountiful City website, and at city hall on May 24, 2024 per state statutory requirement. Minutes of the Planning Commission meeting of West Bountiful City held on Tuesday, May 28, 2024, at West Bountiful City Hall, Davis County, Utah. Those in Attendance: MEMBERS ATTENDING: Chairman Alan Malan, Commissioners Dennis Vest, Robert Merrick, Tyler Payne (Alternate) and Council member Dell Butterfield (attending via Zoom). MEMBERS EXCUSED: Laura Mitchell and Corey Sweat STAFF ATTENDING: Kris Nilsen (City Engineer), Addison Jenkins (Community Development), Duane Huffman (City Administrator) and Debbie McKean (Secretary). PUBLIC ATTENDING: Councilmember Enquist, Gary Jacketta, and Skylar Tolbert (Ivory Homes). Prayer by Commissioner Vest Pledge of Allegiance- Commissioner Malan The meeting was called to order at 7:30 pm by Chairman Malan. 1. Confirm Agenda Chairman Malan reviewed the proposed agenda. Dennis Vest moved to approve the agenda as presented. Robert Merrick seconded the motion. Voting was unanimous in favor among all members present. 2. Discussion- Moderate Income Housing Plan- Parking Commissioner packet included a memorandum dated May 24, 2024 from Addison Jenkins regarding Moderate Income Housing Plan – Parking Ordinance Draft copy of Ordinance 17.52. with an amended copy of previous reviewed draft. Addison Jenkins stated that the comments and requests from last meeting discussion have been incorporated into this draft. Any new edits from this meeting’s discussion will be incorporated into a final draft for the planning commission to consider at their next meeting, June 11th, along with a public hearing, before forwarding the draft recommendation to the city council for consideration and adoption. Chairman Malan requested that the sentence located in the introduction of 17.52.040 be moved to item K and L. In addition, add to K a language regarding units near major transit corridors. The city’s report is due to the state Department of Workforce Services Division of Housing and Community Development by August 1st.  3. Discussion- Ivory Homes PUD Submittal Commissioner packets included a memorandum date May 24, 2024 from Addison Jenkins regarding Ivory Homes PUD Submittal with an attached copy of the requirements for submittal and staff comments of the status of those requirements, application, and site plans. Ivory Homes has submitted an incomplete Planned Unit Development (PUD) Overlay application for a 120-lot residential subdivision on 2 parcels they own extending west of 1450 W along the north and south sides of 400 N. The property is a combined 110.098 acres located in the A-1 zone. Addison Jenkins informed the commission that staff has reviewed the initial submittal and found many requirements for a PUD application to be missing, as is detailed in the attached response. He noted that representatives from Ivory Homes have received the city’s request for a complete and more comprehensive application; Ivory is here tonight to engage in an initial discussion about the proposed project with the city. Skylar Tolbert from Ivory Homes briefly reviewed the submitted proposal. He noted that there are 111 acres left to develop. That equates to approximately 100 1-acre lots left after roads are developed. Skylar presented an initial overview of the development. On the outer properties of the development, fencing would loop around front yards to maintain a rural feel. The fencing would be located at the back of the sidewalk. He proposed a ribbon curb that is conducive to a more rural design. They have a street tree plan for all properties with a choice of 3 of the trees listed as acceptable for city code. This will provide color and enhancement of the property landscape. Homeowners would receive a certificate to purchase the trees as a requirement. Mr. Tolbert provided three options to the commission for bonus density in the PUD. • Proposal # 1- Close the trail loop by completing the right of way along 400 North as shown in the red portion of the site plan. Utilities may be a challenge to that proposal. Cost is estimated to be roughly $250,000 without relocating utilities. • Proposal #2- Within the development beautify and enhance the trails by the canal. Cost has not yet been determined as the plan has not been completed. • Proposal #3- A “fee in lieu”. The city could use this money toward one or more projects it deems worthy. Mr. Tolbert noted that the traffic study has been completed and a copy was given to each commissioner for their review. Mr. Tolbert briefly reviewed the results. Commissioner Merrick was concerned with the time of year the study was done since school was not in session at that time. He pointed out that he is concerned that there could be much more traffic involved during that time. Commissioner Payne inquired about storm runoff with a ribbon curb design. It was explained that the swale created is the storm drain. Kris Nilsen explain that the maintenance involved in this kind of design can be troublesome, but there are designs and maintenance standards that can mitigate this. Many communities across the country have started using bio-swales which have advantages to traditional curb, gutter, and storm drain in certain climates and environments. Commissioner Vest stated that his opinion is that there are not enough 1 acre lots. He has concerns with the traffic study as well. Skylar pointed out that the increase of density for 20 additional homes should not impact the traffic or services beyond the entitled zoning currently in place. Chairman Malan also expressed his concerns with the traffic study. He was concerned with the width of the proposed roads in relation to the current city standards. He inquired about fencing if it was animal rated or just for looks. Skylar noted he did not think it was animal rated but for mere aesthetics. Mr. Malan noted that the trail would be adjacent to the retention basins which would likely need to be fenced for protection. He also pointed out that there would be no parking for access to the trailhead within the development. Mr. Tolbert recognized that the trail would need to be created and beautified and was undetermined about the cost of that project. Commissioner Payne inquired about city services provided between an additional 20 homes in that area. He responded that the marginal difference would not have much of an impact. Duane Huffman pointed out that the application presented tonight is incomplete and further discussion should be pending. 4. Approve Meeting Minutes from May 14, 2024 Action Taken: Dennis Vest moved to approve the minutes from May 14, 2024. Robert Merrick seconded the motion and voting was unanimous in favor. 5. Staff Report a. Engineering (Kris Nilsen) • Highgate is still submitting piece of their package for review. • Park lighting is still in progress and going well. • Ivory Home was contacted and told that loads would be counted. They responded favorably and appear to be doing what they have been asked to do. b. Community Development (Addison Jenkins) • Letters have been sent out regarding code enforcement for weeds and landscaping. To date they are seeing some compliance. • June 25th – Primary Election – No Planning Commission. Possibly July 23rd meeting will be cancelled if not needed. Should items come up that need attention a special meeting may be called. 6. Adjourn Action Taken: Alan Malan moved to adjourn the regular session of the Planning Commission meeting at 8:35 pm. Dennis Vest seconded the motion. Voting was unanimous in favor.  ...................................................... The foregoing was approved by the West Bountiful City Planning Commission, by unanimous vote of all members present. ___________________________________