RIVERTON CITY PLANNING COMMISSION MEETING AGENDA. January 28, 2016

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1 RIVERTON CITY PLANNING COMMISSION MEETING AGENDA January 28, 2016 Notice is hereby given that the Riverton City Planning Commission will hold a meeting beginning at 6:30 p.m. on January 28, 2016 at Riverton City Hall, located at South 1700 West, Riverton, Utah. CALL TO ORDER AND ROLL CALL 1. PUBLIC HEARINGS 6:30 p.m. or as soon after as practicable A. MULTI-FAMILY RESIDENTIAL SITE PLAN, PARK VIEW VILLAS, SOUTH 1300 WEST NW, RM-14-SD ZONE, 92 UNITS, KEYSTONE CONSTRUCTION, APPLICANT. B. MINOR SUBDIVISION, SCOTT HODGES MINOR SUBDIVISION, 2 LOTS, RR-22 ZONE, 1526 WEST SOUTH, SHANTELLE ERICSON, APPLICANT. 2. DECISION ITEMS A. FINAL SUBDIVISION PLAT, MIDAS CROSSING PHASE 3 FINAL PLAT, 35 LOTS, R-4 SD ZONE, 2590 WEST SOUTH, IVORY LAND DEVELOPMENT, APPLICANT. 3. MINUTES A. January 7, ADJOURN The City Office is an accessible facility. Individuals needing special accommodations or assistance during this meeting shall notify the City Recorder s Office at , at least two business days in advance of the meeting. Accessible parking and entrance are located on the south end of the building with elevator access to the City Council Chambers located on the second floor. Certificate of Posting I, Virginia Loader, the duly appointed and acting Recorder for Riverton City certify that, at least 24 hours prior to such meeting, the foregoing Agenda was ed to the Salt Lake Tribune, Deseret News and the South Valley Journal. A copy of the Agenda was also posted in the City Hall Lobby, on the City s Website at and on the Utah Public Meeting Notice Website at Dated this 4 th day of January 2016 Virginia Loader, Recorder

2 Item 1.A Park View Villas Multi-Family Residential Site Plan

3 RIVERTON CITY MEMORANDUM TO: FROM: Planning Commission Planning Department DATE: January 28, 2016 SUBJECT: PL NO.: MULTI-FAMILY SITE PLAN, PARK VIEW VILLAS, 1300 WEST SOUTH NW, RM-14 ZONE, 92 UNITS, 8.8 ACRES, KEYSTONE CONSTRUCTION, APPLICANT Park View Villas Multi-family Site Plan PROPOSED MOTION: I move that the Planning Commission APPROVE the Park View Villas multi-family site plan located at the northwest corner of South 1300 West, application # PL , with the following conditions: 1. Storm drainage systems and accommodation comply with Riverton City standards and ordinances, and with the recommendations of the Riverton City Engineering Division. 2. An interim storm drainage and erosion control plan and an access management plan be approved by the City prior to any construction or grading on the site. 3. The site and structures comply with any and all applicable Riverton City standards and ordinances, including the International Building and Fire Codes. 4. Eight foot solid core concrete masonry fencing installed where the project is adjacent to single-family residential and commercial / office zones. 5. A total of 25% of all building exterior surface shall be contained in brick or stone. BACKGROUND: Keystone Construction has submitted an application requesting approval of a multi-family residential site plan proposed to be located at the northwest corner of South 1300 West. The property is zoned RM-14 (Residential multi-family 14 units per acre). Property to the north is zoned R-4 (Residential 10,000 square foot lots) and are currently utilized as single-family residential. To the east property is zoned C-G (Commercial Gateway) and is utilized as gasoline state, retail building and fast food restaurant. T othe south property is zoned C-G, RR-22 (Rural Residential ½ acre lots) and C-PO (Commercial Professional Office). Property to the west is zoned R-4 and is single-family residential. The applicant is proposing to construct 92 residential units on property totaling approximately 8.8 acres. The project will be constructed with two accesses, one will be onto South, a Utah controlled arterial right of way and another will be east onto 1300 West, a Riverton City maintained roadway. The applicant is proposing 92 units comprising, single story rambler duplex style units and attached townhome style units. On September 22, 2015 the Riverton City Council approved the RM-14 zoning and attached an SD (Specific Development) to the RM-14 zone. The specific development refers to conditions attached to the zoning of the property. Those conditions were as follows: 1. Limiting the density on the lots in Area A to 9 units per acre with bookend units of single story in groups of no more than five (5) units). 2. Limiting the density in area B to no more than 14 units per acre. Report by: AA 1 of 2 1/26/2016

4 3. A right turn being extended as noted in the packet to the access point off 1300 West and South to this area. 4. Cap the height at 25 feet and a minimum setback of 25 feet. 5. Complimentary entrance to the area, similar to the park as proposed earlier by the developer. The site plan has been reviewed against the RM-14 ordinance as well as the SD conditions listed above for setbacks, parking, sidewalks, open space, guest parking, etc and does comply with all criteria as found in the RM-14 zoning code and SD conditions. Fencing required for the development is eight (8) foot solid core decorative concrete fencing where the development is adjacent to single-family residential development and commercial development. The north and western property lines require 8 fencing as well as where the development is adjacent to the property zoned C-PO and the gas station which is zoned C-G. The ordinance al requires six (6) foot solid core concrete collector street fencing when adjacent to collector roads such as 1300 West and South. However, the ordinance also provides a release from this requirement if otherwise approved by the Planning Commission. The applicant has requested that they be given a release from the collector street fencing requirement as their units along these roads actually front onto the street. The applicant would rather the front yards be exposed to viewing rather than hidden by a concrete wall. The decision ultimately rests with the Planning Commission. A traffic impact study has been conducted by the applicant to determine any mitigation that will be needed concerning this project. An executive summary has been included in this packet. The full traffic impact study is available for review if wanted by members of the Planning Commission. The RM-14-D zoning ordinance does have specific design standards that read as follows: Exterior materials for all buildings in the RM-14 zone shall include brick, stucco, stone, or other decorative masonry products including fiber-cement siding as approved by the city council upon recommendation from the planning commission. A minimum of 25 percent of the exterior shall be brick or stone. Vinyl and wood siding are not permitted. Proposed building exteriors feature a brick wainscot and columns, stucco above with accented areas of fiber cement siding. The architecture as proposed does comply with the requirements as found in the RM-14 zone. Riverton City Planning, Water and Engineering divisions are recommending approval with the conditions listed in this staff report, however, the Engineering division did request that 6 through 9 be added as part of the motion. The Unified Fire Authority has also reviewed the proposed site plan and is recommending approval as well. ATTACHMENTS: The following items are attached for your review: 1. An copy of the Zoning and Aerial Views. 2. Site Plan materials. Report by: AA 2 of 2 1/26/2016

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30 Item 1.B Scott Hodges Minor Subdivision

31 RIVERTON CITY MEMORANDUM TO: FROM: Planning Commission Development Review Committee DATE: January 28, 2016 SUBJECT: PL NO.: MINOR SUBDIVISION, SCOTT HODGES MINOR SUBDIVISION, 1526 WEST SOUTH, 2 LOTS, RR-22 ZONE, SHANTELLE ERICSON, APPLICANT Scott Hodges Minor Subdivision PROPOSED MOTION I move the Planning Commission recommend APPROVAL of application # , Scott Hodges Minor Subdivision located at 1526 West South with the following conditions: 1. Storm drainage systems and installation shall comply with Engineering Department requirements and standards. 2. Any and all irrigation ditches associated with the property be addressed, with disposition of the irrigation systems approved by Riverton City and the proper irrigation company or users. 3. The Vacation of the old road ROW as shown on the plans must be completed. 4. Create a 10 foot minimum easement for the existing Riverton City Water Drain line, according to Riverton City Engineering Easement Template and recommendations from the Riverton City Water Engineer. 5. Complete an Irrigation Plan Sheet that identifies the upstream users of the tail water inlet found on the property, and makes a plan for capturing and routing the tail water or otherwise accommodating the existing tailwater. 6. Meet all other outstanding redlines and incomplete Engineering Checklist items. 7. Solid fencing shall be installed along the irrigation canal in accordance with the requirements of the variance granted by the Riverton City Board of Adjustment. 8. The subdivision comply with any and all applicable Riverton City standards and ordinances, including the International Building and Fire Codes. BACKGROUND: Shantelle Ericson has submitted an application requesting a minor subdivision at property located at 1526 West South. The property is currently zoned RR-22 (Rural Residential ½ Acre Lots) as are all of the surrounding properties. The applicant is proposing to subdivide one parcel totaling 1.93 acres into two single-family lots. In the RR-22 zone all new lots are required to be a minimum of 21,780 square feet or a true half acre and be a minimum of 100 feet wide at the 30 foot setback. Each lot does meet or exceed these minimum lot size and width requirements. There are a couple of unique situations related to this subdivision request, the first being the Written By: AA on 11/3/05 Checked By:

32 fencing. Riverton City ordinances require a 6 foot solid core concrete fence along the irrigation canal. The applicant did apply for and was granted a variance on December 16, 2015 by the Riverton City Board of Adjustment to the solid masonry fencing in favor of other solid fencing types such as vinyl or wood fencing. There is a section of public right-of-way located at the south east corner of the property, a remnant piece of property that was never vacated when South connected to Pinto Way. This property needs to be vacated by the Riverton City Council, condition #3 requires this be completed as a condition of approval. Other conditions have been added at the request of the Riverton City engineering division. Conditions 4, 5 and 6 address outstanding water and irrigation issues that still need to be addressed before the subdivision plat can receive final approval and recordation. Staff is recommending APPROVAL of this Mino Subdivision, with the conditions outlined above. ATTACHMENTS: The following items are attached: 1. Copies of the vicinity, zoning, and aerial maps identifying the property. 2. A copy of the proposed subdivision plat. Written By: AA on 11/3/05 Checked By:

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38 Item 2.A Midas Crossing Phase 3 Final Plat Subdivision

39 RIVERTON CITY MEMORANDUM TO: FROM: Planning Commission Development Review Committee DATE: January 28, 2016 SUBJECT: FINAL PLAT APPROVAL, MIDAS CROSSING PHASE 3, SOUTH 2700 WEST, 35 LOTS, IVORY DEVELOPMENT, LLC., APPLICANT. PL NO.: MIDAS CROSSING PHASE 3 FINAL PLAT PROPOSED MOTION: I move that the Planning Commission recommend APPROVAL of the Midas Crossing Phase 3 Final Plat, application number PL , located at approximately South 2700 West with the following conditions: 1. This phase of the subdivision comply with the overall requirements of the approved preliminary plat, including the SD designations relating to lot size requirements. 2. Any and all required fencing be installed prior to the issuance of building permits for this phase. 3. Storm drainage systems and accommodation comply with Riverton City standards and ordinances, and with the recommendations of the Riverton City Engineering Division. 4. An interim storm drainage and erosion control plan and an access management plan be approved by the City prior to any construction or grading on the site. 5. The site and structures comply with any and all applicable Riverton City standards and ordinances, including staff review requirements and the International Building and Fire Codes. BACKGROUND: Ivory Development, LLC, has submitted an application for Final Plat approval for the Midas Crossing Phase 3 Subdivision. The application is for 35 lots within the Midas Crossing development, located at approximately South 2700 West. That development is zoned R- 4-SD, with the 'SD' designation requiring a mix of 1/3 and ¼ acre lots. This is the third phase of development within this subdivision, and is on the north west portion of the overall development area. Staff has reviewed the subdivision and finds it in compliance with the technical requirements of Riverton City s standards and ordinances. The overall development approval included requirements for solid masonry fencing on all perimeters of the project. Phase 3 includes the required six foot solid masonry fencing for its frontages on 2700 West and adjacent to the Midas Creek drainage. Lot size and distribution are as approved in the preliminary plat. No storm water ponds are included in this phase. There is landscaping on the exterior of the collector street walls that will be maintained by the community Report by: AJA 1 of 2 1/26/2016

40 H.O.A. All lots adjacent to Midas Creek are a minimum of 1/3 acre or 14,000 square feet as required by the SD designations of the zoning. Staff is recommending APPROVAL of this Final Site Plan application, with the conditions outlined above. ATTACHMENTS: The following items are attached for your review: 1. A copy of the Site Plan application 2. An 8½ x11 copy of the Zoning Map 3. An 8 ½ x11 copy of the Aerial Views 4. An 11 x17 copy of the Site Plan and Landscape Plans. 5. An 11 x17 copy of the building elevations Report by: AJA 2 of 2 1/26/2016

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45 Item 3.A January 7, 2016 Planning Commission Meeting Minutes

46 RIVERTON CITY PLANNING COMMISSION MEETING MINUTES January 7, 2016 The Riverton City Planning Commission convened at 6:30 p.m. in the Riverton City Municipal Building, South 1700 West, Riverton, Utah. Planning Commission Members: Dennis Hansen Kent Hartley James Endrizzi James Webb Staff: Jason Lethbridge, City Planner Ryan Carter, City Attorney Trace Robinson, Public Works Director Commissioner Hansen called the meeting to order. Commissioner Hartley led the Pledge of Allegiance. I. PUBLIC HEARING A. GENERAL PLAN AMENDMENT, MASTER DEVELOPMENT AGREEMENT AND SPECIFIC DEVELOPMENT DESIGNATION, APPROXIMATELY 543 ACRES LOCATED GENERALLY AT THE INTERSECTION OF THE MOUNTAIN VIEW CORRIDOR AND SOUTH, PROPOSED AMENDMENT TO MIXED USE UNDER THE GENERAL PLAN AND REZONE TO SPECIFIC DEVELOPMENT DISTRICT, WITH ADOPTION OF A MASTER DEVELOPMENT AGREEMENT AND SPECIFIC DEVELOPMENT DISTRICT ORDINANCE, SUBURBAN LAND RESERVE, INC, APPLICANT. City Planner, Jason Lethbridge, stated that the application involves a General Plan amendment as well as a rezone. The rezone was addressed through the adoption of several documents to be presented at tonight s meeting. The subject area consists of approximately 540 acres and the zoning is currently a mix of Planned Commercial Center and Specific Development Plan. The General Plan designation would also be changed to mixed use if the application were adopted. Mr. Lethbridge addressed the current and future roadways in the area as well as future transit. Mr. Lethbridge stated that the zone change would allow for seven units per acre gross density, which is calculated on the overall acreage of the project. The distribution of density is at the developers discretion. One of the documents presented to the Planning Commission was the Master Development Agreement (MDA). Mr. Lethbridge explained that the document establishes the legal framework for the project, and would be tied to the property. The Specific Development Designation (SDD) document, if adopted, would become the

47 Riverton City Planning Commission Meeting 2 January 7, zoning ordinance for the property. Mr. Lethbridge stated that both of the documents vest the City laws and ordinances in affect at the time of approval. There is also a document addressing funding and that falls under the jurisdiction of the City Council. After approval of the documents, the developer would need to create a community scale plan, block scale plan, and a detail plan and plat prior to any construction. The applicant, Dan McKay, stated that he is a representative of Suburban Land Reserve. He introduced the company, which is an entity owned by the Church of Jesus Christ of Latter-day Saints. Mr. McKay explained that the development team had had several meetings with staff regarding the application and they completely restructured the SDD to implement some of the standards from the Master Design Guidelines (MDG). The retail component of the project will be developed by Center Cal, who recently worked on the Farmington Station project. Mr. McKay introduced Scott Polikov with Gateway Planning. Scott Polikov began his presentation by giving an example of a similar project where there was an integration of mixed uses on a major highway and rail. He discussed the uniqueness and success of the area for both residential and commercial development. Mr. Polikov felt that Riverton could become a major employment area if they chose to take advantage of it. He discussed the potential for great neighborhoods that are walkable and connected to each other as well as surrounding commercial and retail. Mr. Polikov also addressed several of the concerns raised at the previous meeting as well as a written letter from Commissioner Webb. Prior to opening the public hearing, Commissioner Hansen called for a five-minute break. Commissioner Hansen opened the hearing to the public. Jason Bradford gave his address as 4726 Kootenai Court and stated that he lives just north of the subject property. He asked about the relationship between this project and the transportation plan for the entire City. Mr. Bradford liked the concept and encouraged the Planning Commission to recommend approval. Matt Theobald identified himself as a representative of William Bustos Group and Associates, who own property surrounded by the CPA-4 area off of South. They had been unable to identify interested commercial developers but were interested in developing something that is in line with the proposed plan. There were no further public comments. Commissioner Hansen closed the public hearing. Public Works Director, Trace Robinson, addressed Mr. Bradford s question about the City s roadways and stated that there have been comprehensive studies conducted for the area and the entire City. Mr. Polikov added that UDOT representatives attended several workshops on the project.

48 Riverton City Planning Commission Meeting 3 January 7, Prior to discussing the details of the proposed documents, City Attorney, Ryan Carter, gave suggestions on how to proceed with recommendations. He stated that the Planning Commission could make a series of motions for changes rather than one motion with several conditions. Commissioner Hansen asked if it would be possible to revisit the documents and adjust them after approval, as it may be many years before the project is completed. Mr. Carter responded that they could not, unless it pertained to safety codes, impact fees, or items of that nature. Mr. Lethbridge then presented the differences between the current ordinance and the SDD, beginning with setback requirements. He explained that the requirements of the SDD are less than that of the current ordinance, including a zero front setback for multifamily units. Mr. Polikov commented that not all multi-family structures will take advantage of the setback requirement. He gave examples of areas where the zero setback requirement would be appropriate within the project. Commissioner Webb expressed concern with the setbacks near existing developments. Mr. Polikov stated that the perimeter setbacks of CPA-1 and CPA-5 would be required to mirror that of the adjacent development. Upon review, the language had not been included as intended. Commissioner Hartley moved that the Planning Commission recommend adding to the SDD that in the 250 transition zone in CPA-1 that the setbacks be mirrored with existing setbacks to the north. Commissioner Webb seconded the motion. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously. Commissioner Hartley moved that the Planning Commission recommend adding to the SDD that in the transition zone in the CPA-2 that the setbacks be mirrored with existing setbacks to the west. Commissioner Endrizzi seconded the motion. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously. Mr. Lethbridge addressed the fencing requirements and stated that currently the City requires fencing between all non-compatible uses. The SDD, however, does not have that requirement. The Commissioners did not have a problem with this within the project, but there was concern with the areas along the perimeter. Mr. Polikov stated that although fencing is not required, it is not prohibited. Developers could choose to install fencing if desired. Danny Andreason gave his address as 4615 West South and expressed concern with the lack of fencing requirements. It was possible that he would want a fence between his property and the new project, depending on what was developed in his area.

49 Riverton City Planning Commission Meeting 4 January 7, Mr. Andreason felt that the developer should be required to put up fencing if the use is incompatible with his existing property. There was discussion regarding a possible solution and it was decided that perimeter fencing in the CPA-4 area would be required unless the existing property owner chooses to waive the requirement. Commissioner Endrizzi moved that the Planning Commission recommend that perimeter fencing be required adjacent to non-compatible uses at the north end of CPA-4 unless otherwise waived by the property owners with fencing types per the Riverton City Fence Ordinance. Commissioner Hartley seconded the motion. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously. Mr. Lethbridge addressed the architectural standards for commercial buildings in the SDD. The document proposed that a minimum of 25% of the façade along all streets be one of the materials listed. The remaining 75% could be comprised of anything on the list of accent materials. Commissioner Hansen expressed concern with wood being a main material. He suggested that this be altered to read finished wood. There was also discussion regarding the 25% minimum requirement and whether that was necessary. Commissioner Hansen moved that the Planning Commission recommend the commercial building materials standard in the SDD be adjusted to eliminate the reference at least 25% in the required materials, and add finished prior to the listing of wood as an accent material. Commissioner Hartley seconded the motion. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously. Mr. Lethbridge addressed the architectural standards for multi-family buildings, which was essentially the same as the current ordinance. The only difference was the addition of fiber cement siding as a building material. Commissioner Hansen moved that the Planning Commission recommend that the word finished be added prior to the word wood where wood is listed as an allowed material throughout the SDD. Commissioner Hartley seconded the motion. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously. Mr. Lethbridge stated that the architectural standards for single-family homes were the same as the current ordinance. The Commission made no recommendations for this portion of the SDD.

50 Riverton City Planning Commission Meeting 5 January 7, The next subject addressed was the parking requirement. The current City ordinance allows for a reduction to the parking requirement based on the proximity to transit, however, a traffic study is required to justify the reduction. Mr. Lethbridge stated that the SDD allows for a 20% reduction for all commercial development within a one-quarter mile radius of a transit station. The SDD also proposes a blanket standard of 3.5 parking stalls per 1,000 square feet of commercial space. Mr. McKay addressed the requirements and stated that the blanket parking requirement is based on the way the market is evolving. If this requirement becomes inadequate, it can be corrected within the development. In response to the 20% reduction, Mr. McKay stated that the staff report was incorrect and there was language requiring a traffic analysis prior to granting the reduction. The Planning Commission suggested no changes to the parking requirements. Mr. Lethbridge then addressed the Table of Commercial Usage Chart included in the staff report. Staff and Center Cal had reviewed the table thoroughly and weeded out unacceptable or incompatible uses. The only one that Mr. Lethbridge wanted to address specifically was the allowance of multi-family homes and duplexes throughout the project area, including single-family residential areas. The Commission expressed no concern with this usage. Commissioner Webb questioned the overall process of the project, including what items will come before the Planning Commission following approval of this application. Mr. Lethbridge responded that the Commission would hear the detail plan or plat, but the block scale plan and community scale plan would not come before them for review or approval. Mr. Polikov stated that this was incorrect since the community and block scale plans would be included in the detail plan and be subject to review by the Planning Commission. The detail plan must be approved prior to issuance of a building license. There was a discussion regarding the language surrounding block scale and community scale plans and whether that was sufficient to allow the Planning Commission to properly review them. Mr. Polikov commented that the intention of the language in the document was to motivate developers to present their community and block scale plans to staff prior to making formal application. Mr. Lethbridge believed that the language allowed for the community and block scale plans to be approved by staff or the administrator rather than the Planning Commission. It was determined that the language needed to be adjusted slightly, as reflected in the motion. Commissioner Hansen moved that the Planning Commission recommend that Section of the Master Development Agreement be amended to enable the Planning Commission authority to review and approve community scale and block scale plans concurrently with the review of a detail plan. Commissioner Webb seconded the motion. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously.

51 Riverton City Planning Commission Meeting 6 January 7, 2016 Mr. McKay and Commissioner Hansen expressed thanks to staff for the work they had done in helping to create the documents. Commissioner Hartley moved that the Planning Commission recommend the City Council APPROVE the Master Development Agreement and attached documents as amended by the six motions previously made during this meeting. Seconded by Commissioner Endrizzi. Vote on motion: Commissioner Hansen Aye; Commissioner Hartley Aye; Commissioner Endrizzi Aye; and Commissioner Webb Aye. The motion carried unanimously II. ADJOURNMENT 14 The meeting adjourned at approximately 10:04 p.m.