Planning commission reviews WFRC form-based code audit, forwards edits to regional consultants

The Sunset City Planning Commission on Feb. 12 reviewed a line-by-line audit of the city's zoning code prepared by the Wasatch Front Regional Council (WFRC) with Methods Consulting edits and unanimously voted to forward the commission's proposed changes back to WFRC/Methods for revision.

Commissioners prioritized 'yellow' items identified by the consultants as substantive and actionable, while accepting many 'green' clerical corrections. Chair (unnamed in the transcript) said the color coding showed which items commissioners should focus on and asked staff to route the commission's recommendations back to the consultants: "I'll need a motion that we send to the WFRC Methods group the changes that we've made so far," the chair said; the motion carried unanimously.

Why it matters: the review touched several points that would affect future development and review of projects in the form-based code footprint. Commissioners asked Methods to clarify and refine material that could cause confusion for developers or staff, including how maps and figures reference the text, how nonconformities are exemplified, and where the form-based code should and should not rely on state law.

Key outcomes and topics discussed included:

- Glossary placement: Commissioners agreed to move the form-based glossary toward the front of the code for clarity but noted the glossary is long (seven to eight pages) and asked Methods to advise on the best placement and indexing. Staff and commissioners agreed the glossary often helps users when front-loaded.

- Lanes and street types: The commission debated whether lanes (minor, typically private access streets inside developments) should be shown on the form-based code map or described as "intended within developments." Members agreed to add clarifying language near the street-type definitions and to ask Methods to document the expectation that lanes are implemented as redevelopment occurs.

- Boulevard intent and on-street parking: Commissioners asked that boulevard illustrations (Main Street/1800 North) be updated to show on-street parking where appropriate and a protected bike lane where feasible. The commission favored using example graphics showing on-street parking paired with protected bike facilities where shoulders make that viable.

- Parking metrics: The commission supported replacing a standalone rule requiring 50% of a lot be dedicated to off-street parking with a use-based metric (square footage, staffing, or patrons) consistent with the form-based code's established approach.

- Temporary vendors and food trucks: Commissioners found overlap between the temporary-vendor language in the audited chapter and existing Chapter 12 food-truck rules. They asked staff to separate nonprepared, temporary vendors (e.g., market carts) from mobile food vendors, to retain health-department supervision for prepared-food vendors, and to add cross-references that direct mobile food vendors to Chapter 12.

- Temporary signage: The commission agreed to simplify temporary signage rules by allowing one temporary A-frame sign per tenant, removing the three-30-day-per-year limit, and retaining a requirement that temporary signs be removed after business hours to avoid becoming permanent or creating safety problems.

- Building renovation and change-of-use thresholds: Commissioners proposed increasing the trigger for broad form-based-code compliance from a 25% change to 50% (for interior renovations or change of use), to reduce the regulatory burden on small businesses while preserving code protections for larger remodels; staff were asked to update related tables.

- Legal and technical clarifications: The commission flagged a state law (House Bill 406) that limits municipal requirements for pavement width to 32 feet in some contexts and asked Methods to confirm whether the form-based code's street-width standards need adjustment. Members also asked staff to coordinate with the city attorney on nonconforming-use language.

Commissioners emphasized the need for visual diagrams to make code language easier for the public and applicants to interpret; they asked Methods Consulting to produce illustrations to accompany complicated zoning provisions. The motion to forward the commission's edits to WFRC/Methods passed unanimously.

What comes next: Methods will incorporate the commission's comments and return an updated draft. Staff indicated the commission will revisit any remaining red items (legal or policy items) and that some changes may require city-council review or attorney input.