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Petitioner: DR Sumsion Construction Request: DR Sumsion Construction requests to apply the MPS, Materials, Processing,

Storage Overlay Zone to property located at 2120 South State Street. Background The applicant operates a road and highway construction support services company on the subject property. An element of their operations is the crushing and recycling of concrete and other paving materials. In order to accommodate this use, the City Council recently adopted a Materials Processing and Storage Overlay Zone. The applicant is now requesting that the overlay zone be applied to their property. Analysis The Materials Processing and Storage Overlay Regulations include the following location requirements.

1. The MPS Overlay Zone may only be applied to the LIM Zone located east of 950 West, South of 1600 South, and West of SR 51.

2. The procedure for applying the MPS Overlay Zone to a property shall be the same procedure for amending the zoning map as set forth in 11-7-102.

3. Each parcel within the MPS Overlay Zone shall have frontage on and direct access to a major arterial road.

• The subject property is located at 2120 South State Street, within the area

described in requirement one. • The applicant has applied for a zone map amendment in accordance with

requirement two. • The subject property has frontage on and direct access to a South State Street

which is a major arterial road. • The application of the overlay zone to this property will result in the substantial

improvement of the site and its State Street frontage. • The applicant must still apply for site plan approval and a Materials Processing and

Storage businesses license before commencing activities permitted in the overlay zone.

• The proposal is in the best interest of the community overall because it legally establishes a use that has occurred informally, providing regulatory control and property improvement that will better the aesthetic and functional condition of the area until such time as the property develops into a higher and better use.

PLANNING COMMISSION STAFF REPORT

Agenda Item 1 Continued from

January 14, 2020

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Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval to the City Council. Recommended Motion Move to recommend approval of a zone map amendment to apply the Materials Processing and Storage Overlay Zone to the property located at 2120 South State Street. Attachments

1. Applicant Statement of Purpose 2. Vicinity Map

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Petitioner: Cory Andersen 270 E 930 S Orem, UT 84058 Summary of Issues Does the proposed plat amendment, site plan/conditional use permit meet the requirements of Springville City Code? Background The proposed mixed-use building will be located at 644 S Main as the commercial/mixed use portion of the Foxridge Development. The building will contain two commercial spaces on the main floor and eight residential units on the second. The overall site plan was conceptually approved with the condominium project regarding parking and shared access easements, etc. The approval also includes plat amendment approval for Foxridge Plaza, Plat B, which adjusts the parcel lines slightly between the residential and commercial parcels.

PLANNING COMMISSION STAFF REPORT

Agenda Item #2 January 28, 2020

January 21, 2020

TO: Planning Commission Members FROM: Laura Thompson, City Planner II RE: Plat amendment, site plan and conditional use permit

approval for the Foxridge Business Park mixed use project located at 644 S Main in the CC-Community Commercial Zone.

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Analysis PLAT AMENDMENT The amendment to Foxridge Plaza, Plat A, makes a slight adjustment to the boundary lines between the residential portion and commercial lot so the building would consistently meet the minimum 30-foot rear yard setback. The adjustment does not affect the density or parking calculations already approved. SITE PLAN & CONDITIONAL USE PERMIT The following criteria is required to be met when considering the conditional use permit is below: 11-7-205 Specific Criteria for Consideration of a Conditional Use Permit. (5) Dwelling – single- or multiple-family above first floor (mixed use) (when parking is located to the side or rear of the building) in the PO, TC and CC zones shall comply with the following standards:

a) Residential Guidelines. i. Buildings with a residential component shall be no more than three (3) stories

above ground, including the main floor nonresidential portion. ii. Residential buildings shall reflect the historic Main Street style by incorporating

brick and glass as primary materials, with wood and metal or other complementary materials used as trim and detail.

iii. Development shall locate the primary structure, or at least one (1) primary structure where multiple structures are proposed, on Main Street. For structures located on Main Street, the primary building entrance shall face the Main Street right-of-way and shall not be set back more than fifteen feet (15') from the property line.

b) Facade Variation – For new development, no two (2) multi-family buildings may possess the same street-facing elevation on a block face. No two (2) facades may be the same as an adjacent or opposite building facade. This standard is met when the street facing elevations differ from another front facade by at least four (4) of the following criteria, and shall not eliminate any other requirements of the code or this Chapter:

i. Articulation; ii. Differing mix of building materials; iii. Variation in roof elevation; iv. Entry/porch (variation in placement and configuration of porches, stoops,

covering); v. Fenestration (variation in the arrangement and detailing of windows and other

openings); vi. Architectural style (variation in style; e.g., Craftsman, Prairie, Four Square,

Colonial, Tudor, Ranch, etc.); vii. Variation of building height and stories; or viii. Color variation.

c) Articulation.

i. In multi-family buildings, or any portion of a mixed use structure containing multi-family units, individual units shall be accentuated using a variety of techniques

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that include plane changes, bays, variation in entrances, balconies, dormers, colors, columns, or other details defining the individual unit.

ii. All building elevations must be articulated along the vertical face for a minimum depth of one foot (1'), for a length of at least six feet (6'), for every dwelling unit or every thirty feet (30') of horizontal wall plane, whichever is less. This may be accomplished through the use of recesses or extensions of floor area, decks, patios, or entrances.

iii. In addition to the standard in subsection (c)(1) of this section, the vertical mass of buildings shall be broken up through the use of architectural features such as horizontal cornices, pediments, belt-courses, canopies (e.g., covered porches) and/or “bellybands” at least twelve inches (12") in height across the length of the elevation.

iv. Roofs must provide offsets or breaks proportionate to the roof form. Dormers, porch canopies, and other secondary roof forms are examples of acceptable breaks in roofline on sloped roofs. Where flat roofs are allowed, stepped parapets or cornices proportionate to the building elevation are required.

v. Building shall include breaks in the roofline for buildings with pitched roofs (changes in elevation and orientation of roof line, or use of projections such as gables and dormers, that demonstrate variation over at least twenty percent (20%) of all front or street-facing elevations).

d) Building Materials – At least fifty percent (50%) of the net facade areas of each elevation shall be in brick or stone with the remainder in stucco, wood or fiber cement siding. Other materials may be used as accent materials but shall not consist of greater than five percent (5%) of any facade elevation. Brickwork must include one (1) element of coursing different from the major coursing on the building (i.e., the stretcher bond is the most typically used and a soldier, dogtooth or other coursing should be included as part of the overall brick application).

e) General Standards. i. Window and door openings shall make up twenty percent (20%) of any front

facade facing the street; ii. Windows shall not be flush with exterior walls. All windows shall be recessed or

treated with a trim. Such treatments shall be applied on all window edges and sides;

iii. Primary entries to buildings shall face a public street; iv. At least fifty percent (50%) of the block length shall have building facades within

thirty feet (30') of the front property line; v. The use of materials shall be consistent as to percentage or application of each

facade on all sides of the building. This requirement shall not apply to materials used as accent materials not consisting of greater than five percent (5%);

vi. Building elevations facing a public street shall include projections, recesses, balconies, arcades and/or other distinctive features that provide relief to the facade at least every thirty (30') linear feet of frontage;

vii. The minimum parking requirement for residential uses in the Town Center Zone shall be two (2) stalls per unit;

viii. Parking for all dwellings shall be located to the rear or side of the principal building and may be accessed from a carriageway or driveway.

f) Town Center Zone Mixed Use – Residential development within the Town Center shall promote the historical character of the City generally.

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(Adopted by Ord. No. 36-2007, 11/13/2007; Ord. No. 38-2007, 12/04/2007; Ord. No. 06-2008, 03/18/2008; Ord. No. 05-2010, 04/20/2010; Ord. No. 01-2018 § 2, 05/01/2018) DEVELOPMENT REVIEW COMMITTEE (DRC) The Development Review Committee reviewed the preliminary plan on December 26, 2020 and provided the applicant with a copy of redlined comments on the submitted plans and checklist. Any items not addressed, or any additional revisions needed are listed below in the “POST DRC COMMENTS” section. POST DRC COMMENTS All items with the plat amendment, site plan and conditional use permit requirements have been addressed. The plat amendment for the Foxridge Plaza Subdivision will need to be recorded prior to issuance of a building permit. Springville City Code requires a public hearing for the consideration of the conditional use permit, which was noticed on January 18, 2020. Staff Recommendation Staff finds the proposed application meets the Specific Criteria for Consideration of a Conditional Use Permit found in Section 11-7-205(5) of Springville City Code and for amendments to a recorded plat. Recommended Motion Move to grant plat amendment approval for Foxridge Plaza, Plat B and site plan/conditional use permit approval for the Foxridge Business Park mixed use project located at 644 S Main in the CC-Community Commercial Zone.

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Request: Samuel Wilding seeking to amend the Future Land Use Map of the General

Plan from Medium Low Density to Medium Density and the Official Zone Map from the R1-8 Single-Family Residential Zone to the R1-5 Single-Family Residential Zone on a parcel located at 500 S 300 E.

Petitioner: Samuel E. Wilding 512 S 300 E Springville, UT 84663 Background The subject property is located within the Historic Center Community in a Medium Low Density Residential General Plan designation and in an R1-8 Zone. The property is .54 acres (23,522.4 sf) with a frontage length of 126.97 feet. The minimum lot size in the R1-8 Zone is 8,000 square feet with a minimum lot width of 70 feet. If this property was subdivided into two building lots as desired by the applicant, it would yield lots of 11,761.2 square feet and widths of 63.485 feet. This is nearly seven feet narrower than the minimum width permitted in the R1-8 Zone. The applicant is requesting a General Plan Amendment to Medium Density and a Zone Map Amendment to R1-5 to accommodate the subdivision of this parcel. Analysis General Plan Amendment After reviewing the General Plan and the purpose of the R1-5 Zone as stated in City Code, staff contends that the R1-5 Zone is consistent with the Medium Low Density General Plan Designation. Springville Code 11-4-102 (2)(c) states

The R1-5 zoning district is intended to provide an area for single family residences in detached, and in limited circumstances, attached dwellings in a medium low density. The zone is specifically designed to meet the unique nature of the Historic City Center area which historically included deep lots with limited frontage, located on a traditional grid street pattern and is generally urban in nature.

The correlation between General Plan Designations and Residential Zones is only described in one other instance, the General Land Use Plan Map. In the legend on Map 2-2 the Medium Low Density Residential designation is noted as 3.5 – 6 units per acre. Based on a net density calculation subtracting 30% of gross area, an R1-5 Zone yields 6.0984 units per acre, falling just outside the listed range. Based on this review there appears to be a conflict between the ordinance text describing the R1-5 Zone in 11-4-102 (2)(c) and the annotation in the legend of General Plan Map 2-2. Staff asserts that the clear text of the zoning ordinance should be given precedence over an annotation in a General Plan Map. As a result, staff finds that the R1-5 Zone is

PLANNING COMMISSION STAFF REPORT

Agenda Item #3 January 28, 2020

January 21, 2020

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consistent with the existing Medium Low Density General Plan Designation in the area and that no amendment to the General Plan is necessary. Zone Map Amendment Working from the determination that the proposed zone is consistent with the General Plan, staff analyzed the subject property and surrounding area to determine whether the proposed zone is compatible with existing conditions. First, Springville Code 11-4-102 (2)(c) states that the R1-5 zoning district is specifically “designed to meet the unique nature of the Historic City Center area which historically included deep lots with limited frontage, located on a traditional grid street pattern and is generally urban in nature.” This accurately describes the subject property and surrounding area which is indeed characterized by many deep lots and a traditional grid pattern. Next, staff analyzed the area of each residential lot within the contiguous Medium Low Density area which includes the subject property and found that the 11,761 sf lots that would result from the subdivision of the subject property fall at the 53rd percentile of lot area. These new lots would be consistent with and reinforce the existing character of the area. Secondly, staff analyzed the width of each residential lot on 300 East between 400 and 700 South. 14 of 28 or 50% of lots were less than the R1-8 Zone minimum of 70 feet. The 68.485-foot lot width that would result from the subdivision of the subject property is at the 49th percentile of lot widths on this stretch of 300 East. The width of these new lots would be consistent with and strengthen the rhythm of houses along this street. Lastly, staff reviewed the Goals and Strategies of the Historic Center Community Plan, primarily in Land Use. The proposed zone map amendment adheres to the applicable strategies, LU-1 and LU-4.

LU-1 – Retain the existing zoning in residential districts, while continuing to allow multi-family above main floors in the Town Center. LU-4 – Discourage infill for the Community with flag lots and utilize deep lots for limited agricultural uses such as fruit trees, gardens, and other home food production.

While the proposed zone map amendment would change existing zoning, it would apply a zone that is specifically tailored to the Historic Center and would create additional single family detached housing. The proposed amendment would also maintain the existing depth of the lot, providing for the agricultural uses listed. Staff Recommendation Staff finds that the proposed Zone Map Amendment is consistent with the existing General Plan Designation for the area rendering the proposed General Plan Amendment unnecessary. Staff further finds that the proposed Zone Map Amendment is consistent with the character of the surrounding area and in harmony with the Historic Center Community Plan.

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Recommended Motion Move to forward a recommendation of denial for the proposed General Plan Amendment from Medium Low Density to Medium Density. Move to forward a recommendation of approval for the proposed Zone Map Amendment from R1-8 Single-Family Residential Zone to the R1-5 Single-Family Residential Zone.

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Location Map

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Petitioner: JRS Development, LLC 4647 North Autumn Cove Erda, UT 84074 Summary of Issues

• Does the proposed request meet the requirements of Springville City Code, particularly Section 11-7-1, Amendments to the Title and Zone Map?

• Does it maintain the intent of the General Plan? Background The applicant is interest in developing an Assisted Living Facility on the property located just east of McDonald’s at about 100 E 1400 N, currently zoned PO-Professional Office. On April 3, 2007, the City Council approved a Zone Map Amendment from the HC-Highway Commercial Zone to the PO-Professional Office Zone. The purpose of the zone change was to allow an assisted living facility to be constructed on the property. The property has remained vacant since. On February 19, 2019, the City Council approved an overall amendment to the Land Use Matrix which purpose was to eliminate the large number of conditional uses by permitting or eliminating the various uses. Prior to the amendment, assisted living facilities were a conditional use in the PO Zone and Permitted in the VC-Village Center and NC-Neighborhood Commercial Zones. The amendment completely removed the use from the PO, VC and NC zones. Assisted Living Facilities are currently allowed as conditional uses in the R-MF1 and RMF-2 (Residential Multi-Family) Zones and permitted in the CC-Community Commercial and HC-Highway Commercial Zone. Staff has no documentation of the reasoning for removing the use in the three zones altogether, but by doing so, there are now existing assisted living facilities that have been made legal non-conforming, hindering any possibility of future expansion. Analysis The classification of the PO-Professional Offices Zone is intended to provide space for personal and professional offices and institutions that meet the need generated by the community to utilize their services. The intensity of use, in terms of hours of operation and number of

PLANNING COMMISSION STAFF REPORT

Agenda Item #4 January 28, 2020

January 21, 2020

TO: Planning Commission Members FROM: Laura Thompson, City Planner II RE: Recommendation for an amendment to Springville City

Code Section 11-4-301, Land Use Matrix, permitting Assisted Living Facilities in the PO-Professional Office Zone.

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customers should generally be less than commercial types of uses and these uses should generally be located along the edges of neighborhoods on collector and arterial streets. An assisted living facility is defined as: (1) A type I assisted living facility, which is a residential facility that provides assistance with

activities of daily living and social care to two (2) or more residents, who:

a) Require protected living arrangements; and

b) Are capable of achieving mobility sufficient to exit the facility without the assistance of another person; and

(2) A type II assisted living facility, which is a residential facility with a home-like setting that provides an array of coordinated supportive personal and health care services available twenty-four (24) hours per day to residents who have been assessed by the State of Utah to need any of these services. There currently isn’t a large area of vacant land zoned PO in Springville…

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Land Use Transitions The transition from Highway Commercial Zoning directly into R2 Residential can be quite abrupt. In this case, the vacant land off 1400 North is currently acting as a buffer between the existing commercial uses along Main Street and the residential uses to the east.

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Permitted uses currently permitted or conditionally in the PO Zone include;

• Mixed use dwellings when commercial is on first floor; • Residential Facilities for Elderly Persons (small-8 or less); • Churches, College, University, or Trade School; • Commercial Daycare Centers; • Commercial Preschools; • Public Buildings and/or Community Uses; • Rest Home; • Schools (Public, Private and Quasi Public); • Parking Lots & Structures (Commercial-Automobile Only); • Financial Institutions; • Funeral Home, Mortuary; • Laboratory (Medical or Dental); • Laundry/Dry Cleaning-(Commercial); • Office-General Business; • Office-Health Care Provider; • Office-Professional; • Personal Services; • Reception Center; • Pharmacies when part of a Medical Office or Complex; • Restaurant/Café; • Park or Playground (Private);

Staff Recommendation The applicant is requesting the use be permitted in the PO Zone, however, as staff researched the request further, we would like to recommend allowing the use in the NC-Neighborhood Commercial Zone as well, finding, Assisted Living Facilities would be a good transition use between residential and commercial uses and are similar or less impactful than the uses already allowed in the PO and NC Zones. Recommended Motion Move to recommend approval to amend Springville City Code Section 11-4-301, Land Use Matrix, permitting Assisted Living Facilities in the PO-Professional Office and NC-Neighborhood Commercial Zones. PERMITTED USE ZONING DISTRICTS

A-1 A-S R1-15

R1-10

R1-8

R1-5 R2 R-MHP R-MF1 R-

MF2 PO BP VC TC NC CC RC HC LIM HIM

INSTITUTIONAL/SPECIAL SERVICES

Assisted Living Facilities C C P P P P