Pledge Invocation or Thought Roll Call City Council Report Planning Commission Minutes for February 21 and March 21, 2017 Declaration of Conflicts

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1 PLANNING COMMISSION 2267 North 1500 West Clinton City, UT Phone: (801) Fax: (801) Web Site: Clinton City Planning Commission Chairman Bob Buckles Vice Chairman Anthony O. Thompson Members Jacob Briggs Jolene Cressall Andy Hale Jeff Ritchie City Staff Wlll Wrightl AGENDA April 4, :00 pm There will be a work session meeting of the Clinton City Planning Commission held on the date mentioned above in the Council Chambers of Clinton City; City Hall located at 2267 North 1500 West. Pledge Invocation or Thought Roll Call City Council Report Planning Commission Minutes for February 21 and March 21, 2017 Declaration of Conflicts 1. WORK SESSION: Continue update of the City s Subdivision Ordinance with a review of Section Lot Improvements and could review other chapters of this ordinance, as time permits and needs warrant COMMISSION COMMENTS ADJOURN Appointed Appointed Chair Staff Chair Chair

2 Planning Commission Members Chair Bob Buckles Vice Chair Tony Thompson Jacob Briggs Jolene Cressall Jeff Ritchie Andy Hale Gary Tyler Date of Meeting February 21, 2017 Call to Order 7:09 p.m. Due to technical difficulties a portion of the beginning of the meeting was not recorded, Chairman Buckles gave a brief review once the recording started. Staff Present Citizens Present Pledge of Allegiance Prayer or Thought Roll Call & Attendance Community Development Director Will Wright and Lisa Titensor recorded the minutes. Nick Bitton Commissioner Cressall Commissioner Tyler Present were: Commissioners Bob Buckles, Tony Thompson, Jolene Cressall, and Gary Tyler Excused were: Commissioners Briggs, Ritchie and Hale Mr. Wright reported on the February 14, 2017 City Council meeting as recorded in the minutes. City Council Report Declaration of There were none. Conflicts Chairman Buckles directed the Planning Commission to the discussion for Gorilla Carwash prior to discussing the final plat for phase 2 of the Town Point Subdivision. 7:05 P.M. REVIEW AND ACTION UPON A REQUEST FROM NILSON HOMES, REPRESENTED BY BRUCE NILSON, FOR A RECOMMENDATION TO THE CITY COUNCIL FOR APPROVAL OF THE FINAL PLAT FOR PHASE 2 OF THE TOWN POINT SUBDIVISION, LOCATED AT 2350 WEST 2000 NORTH, CLINTON. Petitioner CLINTON CITY PLANNING COMMISSON CITY HALL 2267 North 1500 W Clinton UT Nilson Homes, represented by Bruce Nilson as property owner and developer Commissioner Buckles identified that the petitioner was not able to attend. The Planning Commission stated they would prefer the petitioner be in attendance but because it is a straight forward request agreed to review and discuss the request and decide if it is necessary to table. Discussion Mr. Wright referred to the following information included in the staff report: The property was zoned on March 8, 2016 to Patio Home (PH) zone. The preliminary plat was approved by the CC on April 19, 2016 showing a subdivision of a little more than 17.5 acres with 69 lots to be built in five phases (modified now to four phases). Phase 2 indicates 19 lots for residential use. The 19 lots in Phase 2 average about 6,984.5 square feet exceeding the 6,300 sq. ft. requirement. The frontage of the 19 lots in Phase 2 average about 62.5 linear feet exceeding the minimum requirement of 57 feet. The 4 corner lots also exceed the average square footage size requirement as well as the minimum 61 foot width The HOA will take care of any landscaping in the park strip as well as along 1800 North. Staff comments: Public Works The developer shall be responsible to grade each lot such that runoff water is directed to

3 Clinton City Planning Commission February 21, 2017 fronting roads. Grading shall ensure that the runoff from each lot does not drain onto neighboring lots or properties. Add verbiage to plat and drawings Street lights to be re plotted Sht7 add w valve on 2325 W at 2000 N Sht7 add w valve on 2000 N at 2325 W Sht N intersection, south side adjust slope from.12 to 0.5 max. Sht3 eliminate sd man holes in the intersections, run the sd box to box Put address signs on stop signs On 1950 and 2000 max 500 of gutter without cb (considering future phases) Place s man hole on s at phase line 1950 N Address irrigation tail water on East side of property Any man hole at main line change of direction needs to be a 5 Make phase line perpendicular to the road, not on an angle Make temp turnarounds at dead ends Amend SWPPP to include this phase Front page change location reference to Phase 1 next to Phase 2 Mr. Wright clarified the petitioner has agreed to install a fence on the east boundary of phase1 as soon as possible. The Planning Commission requested that an item to renumber the lots to go sequentially in the order of the phases (ie. Ph 1-101, ph 2-201, ph 3-301) be added to the resolution. The following requirements are identified in Resolution 10-17: 1 Plat shall not be recorded until a Subdivider s Agreement and Subdivider s Escrow Agreement have been completed and executed to insure the completion of the development. 2 All comments related to the plat and engineering shall be corrected before the final plat is presented for signatures. 3 It is the developer/contractor s responsibility to comply with all Clinton City Standards, Ordinances, Staff, Engineer and requirements established during the approval process. Wherever there is a discrepancy between these drawings and City Standards the more stringent requirement will apply. If there is any doubt as to the requirement, the developer is to seek clarification from the Community Development Department and obtain the determination in writing. Copies of the Standards are available at the Community Development Department. 4 Prior to Conditional Acceptance and Final Acceptance by the City the Subdivider shall clear any construction debris from lots within the subdivision, except lots with buildings under construction, and level vacant lots within the subdivision in such a way that weed control, via mowing with a brush hog or similar item, is possible and all vacant lots will be mowed for weed control. 5 The developer/contractor is responsible for insuring that all required inspections are performed by the Clinton City Public Works Department. If the developer is unsure of what inspections are required he can obtain a list from Public Works. The developer is cautioned not to proceed past an inspection point without insuring that the inspection has been performed and work passed by Public Works. 6 It is the developer/contractor s responsibility to insure adequate dust, trash and weed control practices are observed while any of the lots are under their control. 7 Preconstruction meeting shall not be scheduled until all required changes have been made to the Preliminary Plat and Final Plat and Engineering have been made and the required number of copies have been provided to the City and indicated approved by the City. 8 An existing culinary water main extending from 1800 N to the 2050 Storm Channel and then crossing to the north will need to be replaced by routing through the subdivision and reconnecting to the crossing at the main in 1800 N to Clinton City Planning Commission Meeting Minutes Page 2

4 Clinton City Planning Commission February 21, 2017 meet standards of the Public Works Department in Phase 2 or future phases of this development as agreed to by the City. 9 The Planning Commission transferred from phase 1 to phase 3 the requirement of the Preliminary Plat that improvements be installed in connection with the remainder parcel and along 1800 N, concluding that this is a minor amendment to the Preliminary Plat 10 Install a six (6) foot fence prior to occupancy along adjacent properties of dissimilar use or zones. 11 Renumber lots to go sequentially in the order of the phases (ie. Ph 1-101, ph 2-201, ph 3-301). Commissioner Buckles opened the public hearing at 8:11 p.m. After a discussion of the Planning Commission he closed the public hearing at 8:16 p.m. Commissioner Tyler moved to forward a recommendation for approval Res the request by Nilson Homes for final plat approval for phase 2 of Town Point Subdivision located at 2350 W 2000 N to the City Council with items 1-11 identified in the resolution. CONCLUSION Commissioner Cressall seconded the motion. Voting by roll call is as follows: Commissioner Tyler, aye; Commissioner Thompson, aye; Commissioner Cressall, aye; and Commissioner Buckles, aye. 7:15 P.M. REVIEW AND ACTION UPON A REQUEST FROM GORILLA CAR WASH (AKA GREASE MONKEY), REPRESENTED BY JOHN CLOWARD, TO AMEND THE SITE PLAN MODIFYING THE CAR WASH LOCATED AT 2142 WEST 1800 NORTH, CLINTON. Petitioner John Cloward, owner of Gorilla Car Wash and Grease Monkey Nick Bitton representing Gorilla Car Wash and Grease Monkey addressed the Planning Commission and explained that Grease Monkey and the car wash need an upgrade and update due to the age of the building and equipment. The quick lube function will stay basically the same, but the intent is to improve the carwash. The touch free system will be replaced with a friction wash system which is more efficient. The vacuum stations will be relocated on the property. These are two separate businesses that operate as one. No additional signage is being requested. The existing light will moved closer to the building to create a drive isle that leads to the safety emissions. More lights will also be added. The dumpster will remain enclosed in the same spot and the doors will be replaced with a lighter material to improve the appearance. Discussion The following information was provided by the project architect: The proposed improvements would create a safe and better aesthetic facility as the following items are proposed: Enclose self-serve wash bay 1 to create a dedicated State vehicle emissions testing bay with overhead doors matching the existing building Enclose and add on to self-serve wash bay 2 to create an automatic carwash bay with an conveyer tunnel Renovate existing carwash bay 3 to create an office space and equipment room to serve carwashes Existing carwash bay 4 will remain unchanged Add architectural elements including a tower to tie into existing architecture and made to appear as part of original design Materials would be selected to match existing EIFS, Stone, doors, Roofing etc. the intent to create a cohesive appearance not an additive sore thumb Mr.Wright reviewed the following information in the staff report: This proposed addition to the Gorilla Car Wash is a part of the Clinton Town Center commercial complex that is zoned Performance Zone (PZ) and located in the City s Central Business District (chapter 20). This existing car wash and oil/lube shop has six bays and is 6,385 square feet with the proposed addition adding another 506 square feet for a total of 6,891 square feet at this site. Accesses to this site will remain unchanged and as identified in the Fire Department comments already complies with their standards. The addition of the 506 square feet will not utilize any existing parking spaces and there will not be any new bays added, simply modified from manual wash bays to mechanized cleaning bays. There is already sufficient space for up to three or four cars to be in a line Clinton City Planning Commission Meeting Minutes Page 3

5 Clinton City Planning Commission February 21, 2017 for each of the mechanical wash bays. Further, there will not be any added employees only an improved space for the employee(s) to use for administrative purposes. The Site Plan narrative and rendering indicate that the addition will blend with the existing building to maintain the current aesthetic theme. The sign will be changed to advertise Gorilla Car Wash while the Grease Monkey signs will remain the same. The drive for the new and improved vacuum area with the 45 degree parking will need to be a one way access for safety concerns. The parking area to the north shown on the rendering will be a fire lane that connects to the two private drives on the east and west side of the building and continues to offer sufficient fire safety access and provide required clearance to existing fire hydrant. Staff comments: Fire Department: By the South light pole that is being relocated there needs to be minimum 20 of drivable surface between the light pole and the island to the West. All entrances need to be a minimum 20 wide North of the (E) Touchless Auto Pay there needs to be 20 minimum between the curb and gutter and the edge of the 45 degree parking stall. Will the most North parking stalls be removed and this area can be used as a private street? Please submit a site plan with the updated dimensions. The Planning Commission encouraged Mr. Bitton to stay within the guidelines of the sign ordinance. Commissioner Buckles opened the public hearing at 7:42 p.m. and with no public comment, he closed the public hearing at 7:43 p.m. Commissioner Thompson moved to approve the site plan amendment requested from Gorilla Car Wash/Grease Monkey, represented by John Cloward, to construct an addition located at 2142 West 1800 North, Clinton with the condition that staff s comments CONCLUSION are complied with. Commissioner Tyler seconded the motion. Voting by roll call is as follows: Commissioner Tyler, aye; Commissioner Thompson, aye; Commissioner Cressall, aye; and Commissioner Buckles, aye. Chairman Buckles directed the Planning Commission back to the discussion regarding the Final Plat Approval for Phase 2 of Town Point Subdivision. WORK SESSION: Review and consider changes to Chapter (7), Requirements for Improvements, Reservations, and Design in the City s Subdivision Ordinance and may review other chapters or sections of ordinance. Petitioner Discussion Approval of Minutes Issues & Concerns ADJOURNMENT Community Development Due the lack of attendance of Planning Commissioners, Chairman Buckles postponed the discussion to the next meeting. Commissioner Thompson moved to approve the February 7, 2017 Planning Commission minutes as corrected with clarification on the motions for the resolutions. Commissioner Tyler seconded the motion. Commissioners Thompson, Tyler, Cressall and Buckles voted in favor. There were none. Commissioner Cressall moved to adjourn. Commissioner Tyler seconded the motion. Commissioners Thompson, Cressall, Tyler and Buckles voted in favor of the motion, the meeting adjourned at 8:35 p.m. Clinton City Planning Commission Meeting Minutes Page 4

6 CLINTON CITY PLANNING COMMISSON CITY HALL 2267 North 1500 W Clinton UT Planning Commission Members Chair Bob Buckles Vice Chair Tony Thompson Jacob Briggs Jolene Cressall Jeff Ritchie Andy Hale Gary Tyler Date of Meeting March 21, 2017 Call to Order 7:09 p.m. Due to technical difficulties a portion of the beginning of the meeting was not recorded, Chairman Buckles gave a brief review once the recording started. Staff Present Citizens Present Pledge of Allegiance Prayer or Thought Roll Call & Attendance City Council Report Declaration of Conflicts Approval of Minutes Community Development Director Will Wright and Lisa Titensor recorded the minutes. Kevin Hawkins, Charlie Hammond, Zach Johnson, Doug Hamblin, Mike Bastian, Lawrence Sandberg, Andrew Dobbins, Kirk Livingstone, Rick Sander, Sherry Holman, Jana Shaw Commissioner Cressall Commissioner Tyler Present were: Commissioners Tony Thompson, Jolene Cressall, Jacob Briggs, Andy Hale and Gary Tyler Excused were: Commissioner s Buckles and Ritchie Mr. Wright reported on the March 14, 2017 City Council meeting as recorded in the minutes. There were none. Due to the absence of a majority of Planning Commissioners present at the March 7, 2017 Planning Commission Meeting, Commissioner Thompson postponed approval of the February 21, 2017 Planning Commission minutes to the April 4, 2017 Planning Commission Meeting. 7:05 P.M. REVIEW AND RECOMMENDATION TO THE CITY COUNCIL UPON A REQUEST FROM JASON HAMBLIN FOR APPROVAL OF THE FINAL PLAT FOR PHASE 3 OF THE WEST FAIRFIELD SUBDIVISION, LOCATED AT APPROXIMATELY 600 NORTH 1725 WEST, CLINTON. Petitioner Jason Hamblin, Doug Hamblin and Bob & Diane Voigt Doug Hamblin stated this is a small subdivision that will improve the area. He has been working with Rocky Mountain Power to secure an easement. The intent is to install improvements this summer. Commissioner Thompson asked Mr. Hamblin to have RMP sign off on the plat in regards to their easement agreement. Mr. Wright reviewed the following information included in the staff report: Discussion The 2013 Clinton City General Plan Master Land Use Map indicates this area is zoned R-1-9 for residential use. The property was rezoned from R-1-9 on November 11, 2015 by the CC to Patio Home (PH) zone The preliminary plat indicates a subdivision of a little more than 3.7 acres showing 13 lots to be built in one phase. The developer acquired City property to construct a second access onto 600 North on April 12, 2016, which street will be deeded back to the City as it becomes a part of the street system upon action by Council for Acceptance. The minimum standards for development are met with lots averaging over 6,300 square feet and meets appropriate width requirements. The sewer and storm drain will flow into the system through West Point per agreement. Commissioner Thompson opened the public hearing at 7:18 p.m.; with no public comment, he closed the public hearing at 7:19 p.m. Commissioner Hale asked who owns the corner piece on 1750 W and 525 N.

7 Clinton City Planning Commission March 21, 2017 Mr. Hamblin responded a company out of California owns the property; they have not responded to requests to purchase it. He clarified that West Point City maintains the property. Commissioner Hale asked if the sidewalk and fencing are acceptable to staff. Mr. Wright confirmed the requirements for fencing and landscaping are met. Mr. Hamblin added that there is already a fence on both sides and landscaping will be managed by an HOA with a developer s agreement. Staff Comments for this development are as follows: Public Works Submittal Date: 2/22/17 All lots to drain from rear of property to the front Intersection 560N 1725W, remove SD man hole, go CB to CB Use 6 park strip, 33 road width Storm water and sewer flow to West Point, notify them HOA to maintain open space, describe what is covered Fire hydrant foot valves go on the main line connection Stub water service in to parcel C Street lights: corner of lot 4, across the street between lot 6/7, cross the street between lots 10/11, corner lot 13 Increase slope on S line so not so deep Correct notes, water line is not pvc ductile iron Submit landscape plan Sht. 5 don t cross over water lines, keep parallel Call out water line PVC dr-14 C900 Square off patch on tie ins 600N SWPPP must be submitted and approved before a pre-con can be scheduled Fire Department The Clinton City Fire Department accepts the plans for West Fairfield Estates, Phase 3 received on 2/22/2017 as submitted. Engineer Plat Review 1. The last distance in the boundary description does not match what is shown on the plat. Neither distance matches the sum of the dimensions shown on the plat. 2. Lot 13 is missing curve information. C3 extends into lot Parcel A is missing a distance on the west lot line. 4. Remove the city attorney s signature block. 5. Add an acknowledgment of city officials. 6. The utility signature blocks are missing. The ground water note is missing. Requirements identified in Res include: 1 Plat shall not be recorded until a Subdivider s Agreement and Subdivider s Escrow Agreement have been completed and executed to insure the completion of the improvements in this development. 2 All comments related to the plat and engineering shall be corrected before the final plat is presented for signatures. 3 It is the developer/contractor s responsibility to comply with all Clinton City Standards, Ordinances, Staff, Engineer and requirements established during the approval process. Wherever there is a discrepancy between these drawings and City Standards the more stringent requirement will apply. If there is any doubt as to the requirement the developer is to seek clarification from the Community Development Department and obtain the determination in writing. Copies of the Standards are available at the Community Development Department. 4 Prior to Conditional Acceptance and Final Acceptance by the City the Subdivider shall clear any construction debris from lots within the subdivision, except lots with buildings under construction, and level vacant lots within the subdivision in such a way that weed control, via mowing with a brush hog or similar item, is possible and all vacant lots will be mowed for weed control. 5 The developer/contractor is responsible for insuring that all required inspections are performed by the Clinton City Public Works Department. If the developer is unsure Clinton City Planning Commission Meeting Minutes Page 2

8 Clinton City Planning Commission March 21, 2017 of what inspections are required he can obtain a list from the Public Works Department. The developer is cautioned not to proceed past an inspection point without insuring that the inspection has been performed and work passed by representative(s) of Public Works. 6 It is the developer/contractor s responsibility to insure adequate dust, trash and weed control practices are observed while any of the lots are under their control. 7 A preconstruction meeting shall not be scheduled until all required changes have been made to the Preliminary Plat, Final Plat and Engineering (see #2) and the required number of copies have been provided to the City and indicated approved by the City. 8 A Homeowners Association (HOA) is required to maintain open space and other areas as prescribed in the CC&Rs for the West Fairfield Subdivision Phase 3. 9 Install a six (6) foot fence prior to occupancy along adjacent properties of dissimilar use and zones. Commissioner Tyler moved to forward a recommendation to the City Council for adoption of Resolution Approving the Final Plat for West Fairfield Subdivision Phase 3 located at approximately 1600 West on the south side of 600 North. Commissioner Briggs CONCLUSION seconded the motion. Voting by roll call is as follows: Commissioner Hale, aye; Commissioner Tyler, aye; Commissioner Cressall, aye; Commissioner Briggs, aye and Commissioner Thompson, aye. 7:15 P.M. REVIEW AND ACTION UPON A REQUEST FROM WENDY S #8446, REPRESENTED BY IRMA REINER OF LINEAR ARCHITECTURE, TO AMEND THE SITE PLAN BY MODIFYING THE EXTERIOR AND SIGNAGE FOR THIS RESTAURANT LOCATED AT 1903 NORTH 2000 WEST, CLINTON (ITEM CANCELED). Petitioner Irma Reiner, representing owner of Wendy s restaurant Discussion The petitioner requested this request be withdrawn. 7:15 P.M. REVIEW AND ACTION UPON A REQUEST FROM DISCOUNT TIRE, REPRESENTED BY SCOTT FOURNIER, OWNER, FOR A SITE PLAN AND ARCHITECTURAL REVIEW OF A NEW BUILDING TO BE LOCATED AT 1993 N 2000 W. Petitioner Scott Fournier, Discount Tire Zach Johnson, the Civil Engineer and local representative for this project explained that Discount Tire is a family owned company with over 800 stores nationwide. They want to build a store in Clinton that is approximately 7700 sq. ft. Discount Tire sells and installs tires and wheels. Plans by UDOT for future widening on 2000 W have been taken into consideration in the design of this site; there is a 35 foot set back from the future property line. Mr. Fournier is in the process of purchasing five parcels in this location, the access drive will be located directly across from Lowes. The parcel to the North will eventually be sold but the water and sewer improvements will be included with the site improvements for Discount Tire. Mr. Wright reviewed the following information included in the staff report: Discussion The architectural design review found in Section along with the points evaluation sheet shows Discount Tire s proposed building scores or rates high for the Prairie Style architecture. The use of various building materials adds depth and texture. Further, the fenestration or window design emphasizes horizontal lines along with columns interspersed in the exterior material of the building with the use of Concrete Masonry Units C.M.U.s. Further, the roof has a parapet with a metal coping that is offset by use of split face C.M.U.s and other colors. In short, staff feels the proposed design for the exterior façade of the building shows depth, dimension and texture conforming to the direction the City wants to see in the Central Business District. Additionally, the signage proposed is what is used by the national chain, which staff considers both simple and bold. Since this proposed building site is on 2000 West, State Highway 108, UDOT approves the driveway entrance to this facility as well as provides access to what will be the vacant lot to the north of this building. This facility requires 37 parking spaces as shown in the above calculation; the store is proposing 41 spaces plus 5 compact car spaces and 3 ADA spaces for a total of 49 spaces, which exceeds the required number by over 25%. Further, Section (3) (b) states, any vehicles that are parked or stored over-night must be screened from public view. Staff Review Comments: Clinton City Planning Commission Meeting Minutes Page 3

9 Clinton City Planning Commission March 21, 2017 Public Works Submittal Date: 2/10/17 Note: do the S and Water for the lot to the North at this time? Sht. 3 all existing utilities to be abandoned need to be terminated at the main connection point Sht. 5 get Davis County approval for storm drain outfall connection Submit storm drain calculations Address storm drain low flow in detention pond Address emergency overflow of detention pond to prevent flooding adjacent properties Consider removing vinyl fence along South property Water line PVC C900 dr-14 Put fire hydrant foot valve on the main line connection Culinary water line on 2000W is PVC Show sewer grades and slopes Use 8 line for fire service Obtain demolition permit for removal of houses from Building Department CONCLUSION Architectural Review Mr. Johnson provided the Planning Commission with a corrected plan and explained that the elevations and site plan have been updated to meet staff comments and the Prairie Architecture style. He reviewed the following modifications with the Planning Commission: Table 20.1 Building is oriented to face the main street Main architectural element raised gable parapet to break up roof and provide a place for signage 12 inch deep masonry pop-outs material different is to help break up design Complimentary Color scheme Earth tone with red and burgundy as accent colors 2 nd entry door to the north North elevation window Wall mounted fixtures above exterior doors All light fixtures have dark lenses dark bronze Exceed parking criteria 37 required, providing 46 Trash in the rear, screened and landscaped Intent is to provide minimal landscape in anticipation of UDOT widening 2000 W. Commissioner Thompson opened the public hearing for the Architectural Review at 7:47 p.m.; with no public comment, he closed the public hearing at 7:48 p.m. The Planning Commission scored the Architectural Review of the March 15, 2017 plan with a positive score. Site Plan Review In consideration for removing the vinyl fence on the south property line to make the trail more accessible, Mr. Johnson asked for a 5 foot landscape buffer reduction on the south side based on existing screening on the west side, the south side and the proposed landscaping for the north side. Commissioner Thompson opened the public hearing for the Site Plan review at 8:07 p.m. and with no public comment, closed the public hearing at 8:08 p.m. ARCHITECTURAL APPROVAL Commissioner Briggs moved to approve the Architectural Review of Discount Tire on the plan dated March 15, 2017 located at 1993 N 2000 W based on a positive score. Commissioner Cressall seconded the motion. Commissioner s Hale, Tyler, Cressall, Briggs, and Thompson voted in favor of the motion. SITE PLAN APPROVAL Commissioner Hale moved to approve the site plan as presented for Discount Tire located at 1993 N 2000 W. Commissioner Briggs seconded the motion. Commissioner s Hale, Tyler, Cressall, Briggs, and Thompson voted in favor of the motion. 7:25 P.M. REVIEW AND ACTION UPON A REQUEST FROM VASA FITNESS, REPRESENTED BY RICK SANDER OF GALLOWAY & COMPANY, FOR A SITE PLAN AND ARCHITECTURAL REVIEW FOR A NEW BUILDING TO BE LOCATED AT 2654 NORTH 2000 WEST, CLINTON. Clinton City Planning Commission Meeting Minutes Page 4

10 Clinton City Planning Commission March 21, 2017 Petitioner VASA Fitness Kevin Hawkins of Hawkins Development representing VASA Fitness addressed the Planning Commission. He reported that VASA has facilities from Ogden to Saint George. Ogden and Layton are their most recent projects. VASA is excited to be moving into Clinton. He introduced Rick Sander, the Architect for the project with Galloway, Kirk Livingstone, Director of Development with VASA and Charlie Hammond, Project Manager with Hawkins Development. Rick Sander stated the site is pad ready with the site amenities intact and is located to the south of Winco. The orientation of the building was set with the development of Winco and faces 2000 West. Mr. Hawkins stated that VASA is an excellent anchor tenant and will help encourage more development to the west and south. It creates synergy and attracts additional infill. Mr. Sander reviewed the design with the Planning Commission. Mr. Hawkins explained that VASA has a modest budget and focuses on the interior and staying affordable. No pitched roof longer overhangs varied the height of the parapets to add interest 8 inch depth on columns Entry features bump outs almost 4 feet from the façade Pilasters are approx. 25 feet on center on the front façade, side façade is more varied Commissioner Tyler commented he would like to see some height variation in between the two columns. Mr. Sander replied the goal is to vary the roof line The building height is 32 feet Discussion Building Materials Stucco which complements the current Winco stucco Cultured stone in a muted color Façade length standard pilasters that bump out one foot and wrap around the back side Color scheme based upon VASA corporate branding integrated natural colors Location and proportion of porches and entrances have received permission from Winco on spacing of the front doors. Memberships require central entrance. Location and proportion of windows windows are most pronounced at the main entry; to the left there are three vertical punched openings (showcase windows) plus additional windows that add to the horizontal banding Add natural light through sky lights Ornamentation and details trying to break up the façade in a grid pattern that changes throughout the building; façade broken up with variations of material. Parking existing and sufficient for use Sign integration staff needs to verify Site landscaping / design all pre-existing Exterior lighting pre-existing Solid waste needs to be pulled five feet from the building on the south east corner No additional features most locations are second generations, this is an exciting opportunity to build a new building Mr. Wright reviewed the following information included in the staff report: The proposed VASA Fitness building is approx. 50,000 square feet in size and fits onto the existing Winco building lot in Roy. Staff met with the architects and owners for this fitness facility and requested they tie their design into the architectural design/color of the existing Winco building while adding their design criteria for the VASA brand. Staff feels they have done a good job given that VASA uses a very distinct color scheme for their buildings for branding purposes. VASA utilizes various shades of browns and grays to tie into Winco s building, while transitioning to their color scheme of gray, white and red, which forms the basis of the branding utilized for their building. They also use various exterior materials such as stucco, ledgestone rock and metal finishes that add depth and texture to the building, which is further enhanced by the use of various shades of brown, gray with some red and white to boldly advertise their product/services. The liberal use of the horizontal columnar look and Clinton City Planning Commission Meeting Minutes Page 5

11 Clinton City Planning Commission March 21, 2017 geometric designs along with a hipped roof over the main area of the building give this proposed building the Prairie Style look. Most of the roof has a low adding depth and dimension by varying the heights of the parapets, which ties nicely into Winco s roofline. In short, staff believes the building design meets the Prairie Style criteria, while the color scheme coincides with the branding of their buildings. Calculating the parking needs for this facility has been a challenge as there in not a specific parking standard for a fitness center. Therefore staff requested the applicant provide calculations from their other stores, they called Layton (275 spaces) and Ogden (260) both of which indicated they required less than 300 spaces based on their regulations. Mr. Wright clarified that the ordinance located in (6) regarding wall signs needs to be complied with. Mr. Hawkins said he will work with staff to meet the sign requirements. He clarified the amenity signs are approximately 2 feet. Staff Comments Public Works Submit Utility plan and grading plans Submit a Material/Color board of the types of materials proposed to be used on the building. Submit one copy of building elevations of all four sides on 24 x 36 for display and presentation purposes as well as in digital format. Commissioner Thompson opened the public hearing for the Architectural Review for VASA Fitness Center at 8:49 pm; with no public comment, he closed the public hearing at 8:50 p.m. The Planning Commission agreed VASA Fitness earned a positive score for the Architectural Review. CONCLUSION Commissioner Thompson opened the public hearing for the Site Plan Review for VASA Fitness at 2654 N 2000 W at 8:59 PM and with no public comment, closed the public hearing at 9:00 PM ARCHITECTURAL REVIEW Commissioner Briggs moved to approve the Architectural Review for VASA Fitness located at 2654 N 2000 W with a positive score and with the specific clarification that the site plan approval does not constitute approval of the signage as depicted. Staff will ensure compliance with the sign ordinance. Commissioner Tyler seconded the motion. Commissioner s Hale, Tyler, Cressall, Briggs, and Thompson voted in favor of the motion. SITE PLAN REVIEW Commissioner Tyler moved to approve the Site Plan for VASA Fitness located at 2654 N 2000 W with staff s comments and recommendations. Commissioner Hale seconded the motion. Commissioner s Hale, Tyler, Cressall, Briggs, and Thompson voted in favor of the motion. 7:35 P.M. REVIEW AND ACTION UPON A REQUEST FOR SHAW DANCE STUDIO AND PRESCHOOL, REPRESENTED BY JANA SHAW, OWNER, FOR A SITE PLAN REVIEW FOR A NEW BUILDING TO BE LOCATED AT 916 W 1800 N, CLINTON. Petitioner Discussion Jana Shaw Jana Shaw stated she started her business in 1991 in Sunset. She is passionate about teaching dance and she is committed to improving the lives of her dancers which in turn improves the community. Jason Vaughn, of Ridgeline Design Architects reviewed the Architectural Design with the Planning Commission: The site is on a 1800 N, the design takes into consideration the 25 that UDOT will be taking for 1800 N improvements The buffer requirement in the back has been taken into consideration Landscaping exceeds requirements, will use approved list of plants Parking stalls are 10 over what is required plus an unloading area Ingress/egress Good design for the site Building faces 1800 N and is appealing from 950 W Meets buffer requirements Clinton City Planning Commission Meeting Minutes Page 6

12 Clinton City Planning Commission March 21, 2017 Roof type and pitch is 112 and meets requirements variations of pop out and columns fit Prairie Architecture requirements Materials - charcoal color brick with tan stucco and dark fascia and soffit, 24 inch overhangs (larger than average) single slope building mechanical units shielded Façade variations - all sides except the back have variations every 20 feet back buffer zone camouflages Location of porches metal trellises around the front entrances of the building Location of windows horizontal lines and repeated sizes Ornamental - trellises and banding on stucco Landscape break in parking in the front Signage will be on the building no marquis sign being requested Existing sidewalks Solid waste enclosure is located in the rear on the northern part of the parking lot off 925 W in the buffer area Lighting will be on the building but no parking lot lighting The approach is directly across from the approach on the opposite side of the street, the approach meets the minimum 40 feet requirement A vinyl fence will be installed on the rear along with the landscaping buffer Commissioner Tyler expressed concern that there will be no parking lot lighting. Mr. Wright said he will look into the parking lot light requirements. Mr. Wright reviewed the following information included in the staff report: Additional Approval Requirements / Comments The architectural design review found in Section along with the points evaluation sheet shows a building design that has elements of the Prairie Style architecture, namely the roof line that is a low pitch for the two story or main portion of the building then parapets on both the north and east exteriors are hidden by a parapet with the roof having a slight roof slant. The fenestration uses horizontal windows for the main portion of the building and smaller passive windows for much of the remainder of the building located at the top of the structure. The entrance is accented with the use of various building materials including dark brown brick, tan stucco and metal that creates depth, dimension and texture for the building. The front of the building along 1800 North and 925 West have protruding columns within every twenty (20) feet which columns are made up of various building materials and colors that further enhances the overall look of the building. The height of the building is less than 35 feet as suggested in Section Commercial Design Objectives, which are included in the staff report. The requirements for parking calculate out to a need for 32 spaces and this site plan design shows 42 spaces available for this proposed building. Staff Comments Public Works Submit Utility plan. Submit a Material/Color board of the types of materials proposed to be used on the building. Submit one copy of building elevations of all four sides on 24 x 36 for display and presentation purposes as well as in digital format. Submit a landscaping plan as called for in (2)(e) Commissioner Thompson opened the public hearing for the Architectural Review for Shaw Dance Studio and Preschool to be located at 916 W 800 N at 9:23 p.m. and with no public comment, closed the public hearing at 9:24 p.m. The Planning Commission agreed the Architectural Review earned a positive score. Site Plan Review Commissioner Thompson identified the only change to the site plan is the modified location of the solid waste enclosure. He suggested that additional landscaping be added to help screen the enclosure. Clinton City Planning Commission Meeting Minutes Page 7

13 Clinton City Planning Commission March 21, 2017 Commissioner Tyler expressed concern about the lack of parking lot lighting. Mr. Vaughn stated they will consult an electrician on the lighting issue. The detention pond modification calculations need to be resubmitted to be reviewed by City staff. Commissioner Thompson opened the public hearing for the Site Plan Review at 9:33 p.m. and with no public comment, closed the public hearing at 9:34 p.m. ARCHITECTURAL REVIEW Commissioner Hale moved to approve the Architectural Review for Shaw Dance Studio located at 916 W 1800 N based on a positive score. Commissioner Cressall seconded the motion. Commissioner s Hale, Tyler, Cressall, Briggs, and Thompson voted in favor of the motion. CONCLUSION SITE PLAN REVIEW Commissioner Cressall moved to approve the Site Plan Review for Shaw Dance Studio and Preschool located at 916 W 1800 N with the dumpster relocation and with a recommendation to look into parking lot lighting next to the building. Commissioner Tyler seconded the motion. Commissioner s Hale, Tyler, Cressall, Briggs, and Thompson voted in favor of the motion. 7:45 P.M. REVIEW AND RECOMMEND TO THE CITY COUNCIL A REZONE REQUEST FROM MIKE BASTIAN FOR THE PROPERTY LOCATED AT APPROXIMATELY 1600 NORTH 3000 WEST FROM AN AGRICULTURAL (A-1) TO AGRICULTURAL ESTATES (A-E) ZONE, INCLUDING PARCELS AND , MORE ACCURATELY DESCRIBED AS : PART OF THE SE ¼ OF SEC 29-T5N-R2W, SLB&M, MORE PARTLY DESC AS FOLLOWS: BEG AT A PT WH IS S W ALG THE SEC LINE FT & N W FT & N W FT FR THE NE COR OF SD ¼ SEC; & RUN THE S E FT; TH W FT; TH N E FT; TH S E FT TO THE POB. CONT ACRES. Petitioner Mike Bastian, property owner Mike Bastian was present to address this request. He explained these parcels are master zoned AE. There are 20 acres total; and this is the last piece of a development that needs to be rezoned. Mr. Wright reviewed the following information included in the staff report: Discussion CONCLUSION Issues & Concerns ADJOURNMENT The area is designated in the Master Land Use Map of the General Plan as Agricultural Estates (A-E) with half acre lots. The property is zoned Agricultural (A-1), while property to the South and West are already zoned A-E as well as a portion of the property to the North being zoned R-1-9 and A-1. Property to the East is zoned A-1 in a small area, which can be seen by reviewing the zoning map for clarification. Commissioner Thompson opened the public hearing at 9:42 p.m. and with no public comment, closed the public hearing at 9:43 p.m. Commissioner Briggs moved to forward a recommendation for adoption of Ordinance No Z a request to rezone property located at approximately 1600 North 3000 West from Agricultural (A-1) to Agricultural Estates (A-E) on to the City Council. Commissioner Cressall seconded the motion. Voting by roll call is as follows: Commissioner Hale, aye; Commissioner Tyler, aye; Commissioner Cressall, aye; Commissioner Briggs, aye and Commissioner Thompson, aye. There were none. Commissioner Cressall moved to adjourn. Commissioner Hale seconded the motion. Commissioners Thompson, Cressall, Tyler and Briggs voted in favor of the motion, the meeting adjourned at 9:54 p.m. Clinton City Planning Commission Meeting Minutes Page 8

14 Red = suggested changes Yellow = items that need to be revamped or at least carefully reviewed Green = comments or questions that should be considered Chapter 5. Requirements for Improvements, Reservations, and Design General Improvements Lot Improvements Roads Drainage and Storm Sewers Water Facilities Sewerage Facilities Sidewalks Utilities Public Uses Preservation of Natural Features and Amenities Nonresidential Subdivisions General Improvements: (1) Conformance to Applicable Rules and Regulations: In addition to the requirements established in these regulations, all subdivision plats shall comply with the following laws, rules, and regulations: (a) All applicable statutory provisions. (b) The Clinton City Zoning Ordinance, building, fire and housing codes, and all other applicable laws of Clinton City. (c) The Official Comprehensive Master Plan, Should General Plan be used instead? Master Land Use Map, Sanitary Sewer Master Plan, Culinary Water Master Plan, Storm Drain Master Plan, Transportation Master Plan, Parks Master Plan, and Capital Improvements Program of Clinton City. (d) The Master Plan of the Davis and Weber Counties Canal Company or current provider of pressure irrigation to the City. (e) Any rules of the Health Department and/or appropriate state or substate agencies. (f) The rules of the Utah Department of Transportation if the subdivision or any lot contained therein abuts a state highway or connecting street. (g) The Engineering and Standard Specifications and Standard Drawings of Clinton City. (h) Plat approval may be withheld if a subdivision is not in conformity with the above laws, regulations, guidelines, and policies as well as the purposes of these regulations established in Section 1.4 of these regulations. (2) Adequate Public Facilities: No preliminary plat shall be approved unless the Planning Commission determines that public facilities will be adequate to support and serve the area and proposed subdivision. The applicant shall, at the request of the Planning Commission, submit sufficient information and data on the proposed subdivision to demonstrate the expected impact on and use of public facilities by possible uses of said subdivision. Public facilities and services to be examined for adequacy will include roads and public transportation facilities, sewerage, storm drain, land drain, secondary water and culinary water service. (a) Planning: Periodically Clinton City will establish by action of the City Council, after public hearing, guidelines for the determination of the adequacy of public facilities and service. To provide the basis for the guidelines, the Council must prepare an analysis of current growth and the amount of additional growth that can be accommodated by the future public facilities and services. The Council may also make changes in preliminary plat approval criteria it finds appropriate in administering these regulations. (b) Information: The applicant for a preliminary plat must, at the request of the Planning Commission, submit sufficient information and data on the proposed subdivision to demonstrate the expected impact on and use of public facilities and services by from possible uses of said subdivision. Duplicates paragraph (2). (c) Comprehensive Master Plan Consistency Required: Proposed public improvements shall conform to and be properly related to Clinton City s comprehensive Master Plan and all applicable Capital Improvement Plans. (d) Water: All habitable buildings and buildable lots shall be connected to the Clinton City public culinary water system. (e) Secondary Water: All subdivided properties and buildable lots shall be connected to the Davis and Weber Counties Canal Company, or current managers of the system, pressure irrigation system. There shall be no physical connection between a public or private potable water supply system and any secondary water pressure irrigations system. (f) Wastewater: All habitable buildings and buildable lots shall be served by an approved means of wastewater collection and treatment.

15 (g) Land Drains: Ground water drainage improvements shall be constructed to accommodate potential ground water runoff and shall be designed to prevent adding to the ground water accumulation within the City. Improvements shall be constructed in such a way as to preserve the functionality served by preexisting land drain systems. (h) Stormwater Management: Drainage improvements shall accommodate potential runoff from the entire upstream drainage area and shall be designed to prevent increases in downstream flooding. Clinton City may require the use of control methods such as retention or detention, and/or the construction of offsite drainage improvements to mitigate the impacts of the proposed developments. (i) Roads: Proposed roads shall provide a safe, convenient, and functional system for vehicular, pedestrian, and bicycle circulation; shall be properly related to the Comprehensive Master Plan; and, shall be appropriate for the particular traffic characteristics of each proposed development. (j) Extension Policies: All public improvements and required easements shall be extended through the parcel on which new development is proposed. Streets, water lines, wastewater systems, drainage facilities, electric lines, and telecommunications lines shall be constructed through new development to promote the logical extension of public infrastructure. Clinton City may require the applicant of a subdivision to extend offsite improvements to reach the subdivision or oversize required public facilities to serve anticipated future development as a condition of plat approval. (3) Self-Imposed Restrictions: If the subdivider places restrictions on any of the land contained in the subdivision greater than those required by the Zoning Ordinance or these regulations, such restrictions or reference to those restrictions shall be required to be indicated on the subdivision plat, and restrictive covenants shall be recorded with the Davis County Recorder. in a form to be approved by Clinton City Attorney. The subdivider shall grant to Clinton City the right to enforce the restrictive covenants. (4) Plats Straddling Municipal Boundaries: Whenever access to the subdivision is required across land in another local government, the Planning Commission and City Council may request assurance from Clinton City Attorney that access is legally established, and from Clinton City Engineer that the access road is adequately improved, or that a guarantee infrastructure improvement assurance (from whom?) has been duly executed by the subdivider and is sufficient in amount to assure the construction of the access road. In general, lot lines should be laid out so as not to cross municipal boundary lines. (5) Monuments: The applicant shall place permanent reference monuments in the subdivision as required in these regulations and as approved by the City Engineer. (a) Monuments shall be located on street right-ofway lines, at street intersections, angle points of curve and block corner. They shall be spaced so as to be within sight of each other, the sight lines being contained wholly within the street limits. (b) The external boundaries of a subdivision shall be monumented in the field by monuments of solid iron rods at least thirty (30) inches long and one-half (1/2) inches in diameter and shall have caps attached indicating the surveyor accomplishing the survey. These monuments shall be placed not more than 1,400 feet apart in any straight line and at all corners, at each end of all curves, at the point where a curve changes its radius, at all angle points along the meander line, except that when such corners or points fall within a street, or proposed future street, the monuments shall be placed in the side line of the street. (c) All internal boundaries and those corners and points not referred to in the preceding paragraph shall be monumented in the field by like monuments as described above. These monuments shall be placed at all block corners, at each end of all curves, and at all angle points in any line. (d) The boundary lines of lots that do not front on a street shall be monumented in the field by iron rods at least thirty (30) inches long and one-half (1/2) inch in diameter. The lines of lots that front on a street shall be monumented in the curb at the extension of the (?? the street? or front?) property line. These monuments shall be nails of sufficient size to make a permanent reference point in the curb. (e) All monuments required by these regulations shall be set flush with the ground and planted in such a manner that they will not be removed by frost. All monuments in the right-of-way shall be constructed as outlined in the latest Engineering and Standard Specifications and Standard Drawings of Clinton City. (f) All monuments shall be properly set in the ground and approved by the City Engineer or his representative prior to the time the City Council grants Conditional Acceptance of the subdivision. (6) Character of the Land: Land that the Planning Commission finds to be unsuitable for a subdivision