AMERICAN FORK CITY PLANNING COMMISSION MEETING MINUTES MARCH 2, 2016

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1 AMERICAN FORK CITY PLANNING COMMISSION MEETING MINUTES MARCH 2, 2016 The American Fork Planning Commission met in a regular session on, in the American Fork City Hall, located at 31 North Church Street, commencing at 7:00 p.m. Present: John Woffinden, Chairman Commission Members: Nathan Schellenberg, Harold Dudley Absent Commission: Rebecca Staten, Eric Franson, Christine Anderson, Leonard Hight Geoff Dupaix, Alternate Member Adam Olsen, City Planner Wendelin Knobloch, Associate Planner Trent Andrus, Engineer 1 Kim E. Holindrake, Senior Administrative Assistant Others: Trenton Saxton AE URBIA Engineers, Matthew Blackburn, Garrett Seely Woodside Homes, Rob Scott, Robert Tillotson 1. Pledge of Allegiance Those in attendance stood and stated the Pledge of Allegiance. Geoff Dupaix was recognized as a voting member. 2. Hearing, review and action on a commercial site plan for Strangling Brothers Paintball, located at 632 East 1500 South, in the PI-1 Planned Industrial zone Staff Presentation: Adam Olsen stated the project has two scenario fields and a tournament field. Access is from 1500 South, from the office warehouse structures to the west, and another to the south then west. Easements have been secured for those accesses. This is a unique project in the Planned Industrial Zone because it is an interim use until the property is developed permanently with structures. The level of review was not as strong as if permanent structure were proposed with drainage and landscaping being required. The parking would be a gravel surface, and there is no landscaping. Staff recognizes it is outside of what is in the Planned Industrial Zone. The applicant has the ability to ask for this type of use and consideration The Fire Department has asked for two items of as a condition of approval. 1) Documentation from an engineer stating that the approved fire lane meet the load requirements of the IFC along with a compaction test and accompanying documentation to verify this requirement. 2) An agreement, drafted by them and reviewed by legal, for the upkeep and maintenance of the fire lane. Trent Andrus stated the two access easements on site go through adjacent parcels, and the applicant has included an agreement for those accesses. Currently the owner on the agreement does not match the owner identified by the County. Staff needs to verify the owner on the agreement is the owner of the parcel. Applicant Presentation: Page 1 of 8 Planning Commission Meeting Approved: March 16, 2016

2 Rob Scott stated they have been searching for several years for an outdoor facility. Their indoor facility was recently sold. It is a perfect spot for them. It is a year-round use with weather permitting. He has a lot of background in this industry and had a similar facility in Modesto, California. There are no permanent structures. The borders are semitrailers that are moveable so they can change the configuration. It s similar to a go-cart track. They have office rented in a building next door to the west. They could later cover the fields with a surface tent if it goes well. Based on experience 20 people play and leave and then another 20 come and play. They would use portable toilets, one ADA and one regular. Robert Tillotson stated he is the landowner and a partner for the project. Geoff Dupaix stated his concerns with the restroom facilities in that there could be health code violations if more people attend than planned. Rob Scott stated they can get additional restrooms. They have experience with the haunted circus with thousands of people at one time, the number of restrooms needed, and how to get people in and out of a facility. They will have full-time employee with several part-time employees on site for medical needs. Their insurance premium is $1,000 a year to insure the entire facility where the indoor facility was four times the cost. Robert Tillotson stated it is in their best interest that they make sure their customers are accommodated and have a great experience. PUBLIC HEARING No comments were made, and the public hearing was closed. MOTION: Nathan Schellenberg - To recommend approval of the commercial site plan for Strangling Brothers Paintball located at 632 East 1500 South, with the finding listed in the staff report including the finding given by the Fire Department in the and subject to any findings, conditions and modifications found in the engineering report. Finding: The proposed site plan is found to be an allowable interim use until such time as permanent development occurs on the parcel. Conditions: All Standard Conditions of Approval and items denoted as Plan Modification(s) Required in the 3/2/2016 Engineering Division Staff Report for the City Land Use Authority shall be addressed on all final project documents. Documentation from an engineer stating that the approved fire lane meets the load requirements of the IFC along with a compaction test and accompanying documentation to verify this requirement. An agreement, drafted by them and reviewed by legal, for the upkeep and maintenance of the fire lane. Seconded by Harold Dudley. Yes - Harold Dudley Geoff Dupaix Nathan Schellenberg Page 2 of 8 Planning Commission Meeting Approved: March 16, 2016

3 John Woffinden Motion passes. 3. Hearing, review and action on a commercial site plan for an office building located at 525 East Auto Mall Drive, in the GC-2 Planned Commercial zone (7:15 p.m.) Staff Presentation: Adam Olsen stated this is a two story office building on lot 3 of the Auto Mall Business Center consisting of 28,000 square feet. There are two points of access off 500 East and Auto Mall Drive. The project meets the parking and landscaping requirements. It also meets the Bike and Pedestrian Master Plan for 500 East and Auto Mall Drive matching Ken Garff Chevrolet to the south. Trent Andrus stated the main concern is regarding the storm drainage. The applicant had an existing detention pond to the north that has been moved to the south and enlarged. There is also detention available on the asphalt in the center as well as some underground piping. The final sizing can be worked out with the City Engineer. Also along with matching requirements that were made with Ken Garff for a traffic signal easement, the applicant will need to add a traffic signal easement as well. With these requirements, he recommends approval. Applicant Presentation: Trenton Saxton stated the building can accommodate a variety of uses, but they are looking at a possible medical use at this point. Some of the landscaping is existing but will be improved along with additional landscaping. Commission Discussion: John Woffinden stated the contact information doesn t match in the plans on the first and second pages. PUBLIC HEARING No comments were made, and the public hearing was closed. MOTION: Geoff Dupaix - To recommend approval of a commercial site plan for an office building located at 525 East Auto Mall Drive, with the finding and condition listed in the staff report and subject to any findings, conditions and modifications found in the engineering report. Finding: The proposed site plan meets the design criteria as found in Section F of the Development Code. Conditions: The proposed site plan meets the design criteria as found in Section F of the Development Code. All Standard Conditions of Approval and items denoted as Plan Modification(s) Required in the 3/2/2016 Engineering Division Staff Report for the City Land Use Authority shall be addressed on all final project documents. Including a signal easement on the property. Seconded by Harold Dudley. Page 3 of 8 Planning Commission Meeting Approved: March 16, 2016

4 Yes - Harold Dudley Geoff Dupaix Nathan Schellenberg John Woffinden Motion passes. 4. Hearing, review and action on the amended final plat for Ashley Meadows Subdivision Plat A, consisting of 33 lots and located at 900 North 900 West in the R1-12,000 and R1-9,000 Residential zones (7:27 p.m.) Staff Presentation: Adam Olsen stated this is a housekeeping item. After further review the City Engineer recommends this area be removed from the sensitive lands overlay because it is not warranted. The plat has been amended to reflect that recommendation. Before the developer sells any lots, they want to have the plat amended to reflect the changes. All other aspects of the original approval are the same. There are no changes in lots or lot sizes. All the improvements have been installed. Trent Andrus agreed with planning and recommends approval. The sensitive lands notes had to do with ground water. According to the geotechnical report, there was no ground water found within 12 to 16 feet below the surface. Applicant Garrett Seely stated the sensitive land ordinance had language stating that all vacant land within the City falls under the jurisdiction of sensitive lands. Even though it was geared towards the south and west sides of the City, it said all land so everything fell in the bucket. PUBLIC HEARING No comments were made, and the public hearing was closed. MOTION: Geoff Dupaix - To recommend approval of the amended final plat of Ashley Meadows Subdivision, Plat A, with the findings and condition listed in the staff report and subject to any findings, conditions and modifications found in the engineering report. Findings: The final plat meets Section (Intent) of Chapter 17.8 (Subdivisions). The final plat meets the criteria as found in Section of the Development Code. Conditions: Water rights conveyance, if needed, shall be satisfied prior to final plat recordation. All Standard Conditions of Approval and items denoted as Plan Modification(s) Required in the 3/2/2016 Engineering Division Staff Report for the City Land Use Authority shall be addressed on all final project documents. Seconded by Harold Dudley. Adam Olsen stated there was an HOA before because of land drains that were to be maintained. With it being removed from sensitive lands, those drains are no longer needed so the HOA is no longer needed. Page 4 of 8 Planning Commission Meeting Approved: March 16, 2016

5 Yes - Harold Dudley Geoff Dupaix Nathan Schellenberg John Woffinden Motion passes. 5. Introduction and discussion on a form-based code to complement the Station Area Plan (FrontRunner) (7:33 p.m.) Adam Olsen reported his goal is to discuss the first three chapters of the draft form-based code and then address three chapters each meeting. Then the document can be noticed for a public hearing. The plan is to have it done by summer. Discussion: Chapter 1.0 Place Type This identifies the type of place the form-based code is key and in this instance it is the FrontRunner station. It addresses the components that are to be found and then those components will be further discussed in future chapters of the code. Chapter 2.0 Street Types There is a map that identifies potential locations for each of the street types. The map does not specify the exact location of these streets, but identifies that these street elements should be found in these locations. Staff has been contacted by a developer who wants to mater plan the area and who has been looking at the proposed code and plan. There is a strong emphasis on pedestrian and bike facilities because with this development the City wants to promote walkability and bike ability. Therefore all these street types with the exception of the alley have components for bicycle facilities and a pedestrian environment. Chapter 3.0 Districts in the station area with a map Because this is conceptual, the districts may ebb and flow. It identifies key building types, which will be discussed in chapter 5. The districts map corresponds with the uses and densities map, which was approved a few years ago. In general developers like what they see. They understand there are elements they will have to conform with. The Vineyard Connector has no funding. UDOT is acquiring the right-of-way parcel by parcel focusing with the intersection parcels. It is a high priority corridor with UDOT so the City notifies them of any development in the area. UDOT has no set time frame for construction. The Vineyard Connector runs through this station area but the City doesn t show this on the plan. Mountainland Association of Governments has conducted the Meadows Crossing Study that looks at the feasibility of connecting The Meadows to this station area. UDOT was involved in this study and have stated they are open to looking at an alternate alignment for the Vineyard Connector. With one developer UDOT will be notified and may then look at moving the location. There is an agricultural protection zone in the area that will need to be addressed with development and reconfiguring the FrontRunner area. The City has obtained a lobbyist to help push this through with the Meadows connector down through to 200 South. Until this happens access will be from the Millpond and 300 West. This station area is an opportunity for another face of the City. There is a large swath of land to work with combining a mix of both office and residential. Page 5 of 8 Planning Commission Meeting Approved: March 16, 2016

6 Concerns with the east/west connectivity with 200 South dead ending on the west side and 300 South goes into a residential area. The intersection of 200 South and I-15 is not enough of a safety valve for the station area as well as the surrounding areas. The Millpond road and 300 West can t handle the traffic alone. Additional connections and traffic flow needs to be addressed as development occurs with 200 South going through. The plan suggests to a developer that the City is looking for a street grid that enhances the walkability of the area. It needs to be addressed in how the network relates to one another in relation to the station area and the Transportation plan. This station area plan is a subset of the Transportation Plan. 6. Other business Open House An open house will be held for the UDOT project on 100 East from Main Street to 400 North on March 23 rd from 5-7 pm at the Senior Citizen Center. a. Discussion on development code amendments regarding the establishment of accessory structures (7:54 p.m.) Adam Olsen stated he put together key components for this code amendment. Accessory apartments would be allowed in all residential zones except duplex and triples because those already have additional units. Therefore accessory apartments would only be allowed in single-family homes. Accessory apartments do not allow additional density. Size limit Is the Commission comfortable with 50% of the home? Other cities are all over from 25% to 75%. Is 50% too much or too little? One city had 25% or a square footage whichever was less. Lot size didn t come into play. Parking was an issue. No parking is allowed on the street and the yard space could not be converted to parking. Some cities required one additional space while others required two additional spaces. The property owner has to live in the resident. Some require separate meters and some don t. Two meters really becomes a duplex. A separate furnace and air conditioning would be allowed. John Woffinden stated he is against this in every zone. These types of apartments are not enforced in the City at this time now. The City has enough low cost housing. He deals with four illegal homes in his neighborhood now. Nathan Schellenberg stated rather than having low cost housing all in one location this spreads it throughout the city. He would require a certain size home and/or a specific lot size. Geoff Dupaix stated he has a home by him with an apartment, and it s okay. It goes back to the number. If everyone does it, it becomes a problem. He questioned if a home is already in this condition, if it is grandfathered in. Harold Dudley stated Orem City opened apartments up for homes. Many people came in who wanted to do an apartment but couldn t because of building restrictions. It made enforcement of Page 6 of 8 Planning Commission Meeting Approved: March 16, 2016

7 the illegal places easier. By having guidelines it worked and spread them out. This helps those who want to abide by the law. Adam Olsen stated this probably wouldn t work in certain zones anyway because of parking. If there is an illegal apartment now, it wouldn t be grandfathered. The definition of family is defined by the State. When there is a legal apartment in a single-family structure, the family in the accessory apartment becomes separate from the family of the parent structure. Wendelin Knobloch explained that ultimately it is controlled by the building code. Two separate heating systems is a requirement along with fire walls, larger window wells, and other items. If the City grandfathers an illegal apartment, it becomes liable. The consensus of the Commission is to require two parking spaces and 25% of the home can be used. Amendments to the Transportation Plan East/State Street and 1100 North/1190 East Wendelin Knobloch reviewed the implications from the change of the designation of 300 East and what it means for the Bike and Pedestrian Plan. The current plan assumed that 200 East and State Street would be the point of crossing bikes and pedestrians along with a signal light. With the designation change, it is logical to move the pedestrian and bike routes over to 300 East and then down to 200 South and then west. There is also a bike boulevard that could be extended on 100 South west through a new connection on 150 South over to 300 East. The American Fork River Trail has a section wedged between two inner-block cottage projects between 100 South and 200 South. If the river were piped, neighbors would want it fenced and then it becomes unsafe. Geoff Dupaix stated that other communities have been able to balance the privacy and safety with these types of areas with fencing. Wendelin Knobloch stated staff will prepare amendments for review. Wendelin Knobloch stated with the smart property to the north, the developer has proposed a concept plan reflecting that the Transportation Plan would be amended and the minor collector street would be eliminated. To accommodate the Bike and Pedestrian Plan, the sidewalk would be twice as wide as a 10-foot travel surface. The developer doesn t like this. A 10-foot wide path is the best practice and what the City s plan requires. He reviewed a diagram showing two bikes passing with someone walking requires 11 feet. Geoff Dupaix stated developers are in business of maximizing property. The City needs to be in the business of providing connectivity and staying as close to the approved plan as much as possible. He doesn t like seeing a development come in that doesn t incorporate the City s plans. Wendelin Knobloch asked if the Commission is willing to shrink the park strip to accommodate the wider sidewalk. Geoff Dupaix stated this may be dependent upon the type of trail going through. Nathan Schellenberg stated the proposed concept plan doesn t work having the trail and bike path meander through the neighborhood. Adam Olsen stated both trails in area may not be needed. One would be sufficient. The consensus of the Commission is to run the trail along the east edge of the proposed subdivision to make a connection from 1190 East south to connect with an existing trail along 1250 East. May Meeting The seconded meeting in may will be moved from May 18 th to Tuesday, May 17 th to accommodate a planning conference in Vernal. Page 7 of 8 Planning Commission Meeting Approved: March 16, 2016

8 Utah County Transportation Plan Mountainland Association of Governments has prepared the latest Utah County Transportation Plan, which is updated every four years. It was handed out to the Commission. 7. Site Plan Committee Report (8:33 p.m.) There has been more and new interest in the Spring Creek Annexation area (Jess Green property) by Lehi on the southwest side of the City. 8. Review and action on the minutes of the February 17, 2016 Planning Commission Regular Session MOTION: Nathan Schellenberg - To approve the minutes. Seconded by Harold Dudley. Yes - Harold Dudley Geoff Dupaix Nathan Schellenberg John Woffinden Motion passes. 9. Adjournment This meeting was adjourned at 8:42 p.m. on a motion by Harold Dudley, seconded by Nathan Schellenberg, and unanimously approved. Kim E. Holindrake, MMC Senior Administrative Assistant Page 8 of 8 Planning Commission Meeting Approved: March 16, 2016