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Home » City Government » Planning Commission » Minutes Archive; 2000 - 2002 » Planning Commission Minutes 2001 » August 22, 2001
August 22, 2001
The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, August 22, 2001 at 7:00 P.M. in the Lindon City Council Chambers, 100 North State Street, Lindon, Utah.
Conducting: Loren Morse
Invocation: Loren Morse
PRESENT
Loren Morse, Chairman
Ron Anderson, Commissioner
Lori Atchison, Commissioner
Bill Johanson, Commissioner
James Peters, Commissioner
Lindsey Bayless, Councilmember
Kevin Smith, Planning Director
Venla Gubler, Administrative Clerk
Matt Perkins, Planning Intern
ABSENT
Evan Nixon, Commissioner
The Meeting began at 7:09 P.M.
1. APPROVAL OF MINUTES
The minutes of the regularly scheduled meeting of August 8, 2001 were reviewed. There were no corrections made.
COMMISSIONER JOHANSON MOVED TO APPROVE THE MINUTES OF THE REGULARLY SCHEDULED MEETING OF AUGUST 8, 2001. COMMISSIONER PETERS SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
2. PUBLIC COMMENT
There was no comment from the public.
3. NEW BUSINESS (REPORTS BY COMMISSIONERS)
There was no new business to report by the Commissioners.
4. Flyers Cheer Gym - 220 South 1250 West - Conditional Use Permit
This is a request by the applicant for approval to operate a cheerleading and tumbling business in Lindon Harbor Industrial Park within the MD Zone.
Planning Director Kevin Smith introduced this proposal to locate a cheerleading and tumbling school in the light industrial zone. He described the location, but noted that he was not sure which unit of the complex they were occupying. He reminded the Commissioners of the ordinance amendment that had been adopted to allow this business with its special needs to locate within this zone. He noted that he had explained to the owners of the business the requirements to notice the neighboring businesses of this conditional use permit hearing. Mr. David Siddoway explained to the Commissioners the notices he had delivered to the neighboring businesses.
Chairman Morse asked how the Flyers Cheer Gym’s hours were compatible with the neighboring businesses. Mr. Siddoway explained that the business Sew What leaves at 4:00 p.m. The crematorium owners are only there intermittently. Fredericos is pulling in his trucks as classes are starting at 4:00 p.m. Chairman Morse asked how many students are in a class. Mr. Siddoway replied that the classes are from 4 to 10 students with one teacher. The classes for high school students are usually held on Saturdays. He noted that most of the students car pool so there is usually only one parent waiting.
Commissioner Peters commented that there seemed to be light traffic. He asked what arrangements are made to showcase the performers. Mr. Siddoway said that they rent a high school gym to give performances. He noted that there was not enough room in this building to fit more than just the special floor. The Commissioners discussed the other business tenants of the buildings. It was noted that other than Sew What, the crematorium and Fredericos, there is a custom woodworking shop and Utilitix, a computer outlet.
Chairman Morse asked if Mr. Siddoway planned any amendments to the exterior of the building. Mr. Siddoway replied that he had no plans to alter the outside. Chairman Morse asked if there was any comment from the public. There was none. He reminded Mr. Siddoway that the conditional use permit is reviewable by the Commission upon any complaint.
COMMISSIONER PETERS MOVED TO APPROVE THE REQUEST BY FLYERS CHEER GYM FOR A CONDITIONAL USE PERMIT TO OPERATE A CHEERLEADING SCHOOL AT 228 SOUTH 1250 WEST. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
5. Canberra Hills, Plat “U” - 200 South 1500 East - Preliminary Subdivision Request
This is a request by the applicant for approval of a one lot subdivision in the Canberra Heights area. This is a continued item from the August 8, 2001 Planning Commission meeting.
Mr. Smith noted that this had been briefly discussed at the last meeting and been continued to allow Mr. Tanner to be present. Mr. Bryce Walker had been present at the last meeting to discuss his concerns. Mr. Smith displayed an aerial photograph and the preliminary subdivision plat. He observed that staff had no strong feelings about the access from McKinley Drive. Mr. Walker has requested that the access remain a public street.
Commissioner Peters commented that Mr. Walker had mentioned a promise by the developers not to make this parcel into a lot. Mr. Tanner replied that the contract Mr. Walker had signed for purchase of his lot specifically states that the parcel that is the subject of this preliminary plat would be developed and Mr. Walker retained the first right of refusal to purchase it. Commissioner Peters asked if this lot was sold. Mr. Tanner replied no.
Commissioner Anderson questioned Mr. Tanner on the location of the existing improvements on McKinley Drive where they access this lot. Mr. Tanner pointed out the location of the end of the sidewalk, asphalt and curb and gutter. There was a discussion on the trail that was to be installed on McKinley Drive. Mr. Smith suggested that a transition was needed between McKinley Drive and the access to the lot. Chairman Morse verified that McKinley Drive was a 50-foot road. Commissioner Anderson asked if the full width of road was needed where the street ended and accessed this lot. Mr. Smith acknowledged that consideration had been given to vacating the end of McKinley Drive past the intersection of 155 North Street, however, Mr. Walker had requested that it remain a public street.
Commissioner Peters asked if Canberra Development planned to put in a cul-de-sac. Mr. Tanner responded that they had planned to finish the sidewalk, curb and gutter, and asphalt, but not to provide a turn around. Commissioner Anderson observed that the original plan has been to continue McKinley Drive to 200 South Street. He asked if the Salt Lake Aqueduct was the reason that this idea had been discarded. Mr. Tanner acknowledged that the original drawing had included extending McKinley Drive to 200 South, however, he considered this a better plan. He said that there had been input from the City Engineer. The Bureau of Reclamation had also insisted that the access not cross the Aqueduct easement near 200 South and that McKinley Drive not continue to follow the easement because it disturbed and possibly weakened the ground near the Aqueduct. He noted that the Board of Adjustment had approved the access and frontage issues. He also observed that Mr. Walker on Lot #132 had a circle drive that accessed McKinley Drive and that may be the reason he wants the street to remain public.
Commissioner Peters observed that he had never seen a street just end like this. He asked if there would be sidewalk on three sides of the street. Mr. Tanner told the Commission that Canberra Development would finish the curb and gutter, sidewalk and asphalt to the end of the street, and the property buyer would be responsible for his own driveway access. There was a discussion on the storm drain pipe location. There was talk of the slope of the property and street and how the storm drain could be finished.
There was a discussion on the buildable area shown on the plat and the Bureau of Reclamation easement to the east of this property. The Commissioners discussed the possible ways a home could be faced on the lot. There was more discussion on how to end the street and provide a transition to the property. Mr. Tanner suggested that the transition was up to the property owner. Commissioner Johanson suggested that a curb, gutter and sidewalk with a driveway access be provided. Commissioner Peters agreed and added that the storm drainage should be completed to the City Engineer’s specifications also. Mr. Tanner agreed to the suggested improvements. Commissioner Johanson suggested that the trail be completed also. Mr. Smith agreed that the trail must be finished.
COMMISSIONER PETERS MOVED TO APPROVE THE REQUEST BY STEPHEN TANNER FOR PRELIMINARY APPROVAL OF A 1-LOT SUBDIVISION, CANBERRA HILLS PLAT “U,” AT APPROXIMATELY 220 SOUTH 1500 EAST MCKINLEY DRIVE AND RECOMMEND APPROVAL TO THE CITY COUNCIL WITH THE FOLLOWING RECOMMENDATIONS:
1. THAT ASPHALT, CURB, GUTTER AND SIDEWALK BE COMPLETED ON THE EXISTING EXTENSION OF MCKINLEY DRIVE AND A DRIVEWAY APPROACH TO THE LOT BE PROVIDED.
2. THE STORM DRAIN ON THE SOUTHWEST SIDE OF THE STREET TIE INTO THE EXISTING CITY STORM DRAIN SYSTEM AS RECOMMENDED BY THE CITY ENGINEER.
COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
6. Muddy Boys - 290 North State Street - Site Plan Approval Request
This is a request for site plan approval for a commercial/retail/service use in the General Commercial Zone.
Chairman Morse invited Mr. Ray Taylor to the front. Mr. Smith introduced this application to improve and make a commercial business site out of the former railroad station on State Street. This will help the owner to market the building to potential tenants. He noted that staff had little concern with the site plan. The City Engineer had briefly considered reducing the number of drive approaches from State Street, however, the site plan worked with the approaches already there. Mr. Smith discussed the landscaping requirements and the possible need to reduce the landscaping requirements by 40% for a legal nonconforming use. The white vinyl fence on the plans was noted and the size of the parcel.
Commissioner Peters questioned the parking lot design. Commissioner Johanson noted that the two parking lots were tied together with a driveway. Commissioner Peters asked Mr. Taylor his plans for the building. Mr. Taylor explained his plans to clean up the building, landscape and find a stable business. He noted that he had turned down a laundromat and was looking at possibly leasing to a national restaurant chain. Commissioner Atchison asked how many parking stalls were provided. Mr. Taylor replied about 80.
Commissioner Anderson noted that there was no access from Lakeview Drive. Mr. Smith observed that if the property to the west of this develops, then there would be access to Lakeview Drive. Mr. Taylor commented that he had offered to buy the property to the west of this parcel and had been turned down by the owner. Commissioner Peters asked about the storm drain plans. Mr. Taylor noted that the slope flows to the corner where there will be a grass landscape basin. He also noted that he planned to plant trees and shrubs to shield the gas pipe near the corner. Commissioner Anderson verified with Mr. Taylor that he planned a curb retainer on the west and north sides of the parking lot. He asked the ownership of the parcel surrounding the gas pipe. Mr. Taylor replied that Mountain Fuel owns the parcel.
Mr. Taylor commented on the unique characteristics of the historic building. He said there was still a piece of track in the cement, and a beamed and coffered ceiling. There was discussion of possible funding for refurbishing historic buildings. Chairman Morse asked if there was room to turn off State Street without slowing traffic. This was confirmed. Commissioner Johanson observed that the landscaping planned seemed to be adequate. Chairman Morse suggested that the motion include a reference to ordinance 17.12.130(5). Commissioner Johanson agreed. Commissioner Anderson verified that there was no reduction in the total amount. Mr. Smith confirmed that the landscaping was just moved around on the lot. The Commissioners agreed that the landscaping was complying with the ordinance.
COMMISSIONER JOHANSON MOVED TO APPROVE THE REQUEST BY MUDDY BOYS FOR SITE PLAN APPROVAL FOR THE BUILDING AND SITE PLAN AT 179 NORTH STATE STREET NOTING THAT THE APPLICATION MEETS THE REQUIREMENTS OF SECTION 17.12 130(5) OF THE LINDON CITY CODE: THAT IS, STRICT COMPLIANCE WITH THE REQUIREMENTS OF SUBSECTION 17.12.130(3)(A) WILL CAUSE UNUSUAL AND UNNECESSARY HARDSHIP SINCE THE PARKING REQUIREMENTS WOULD NOT BE MET IF THE LANDSCAPING ORDINANCE IS MET, AND THE IMPROVEMENTS ARE OF BENEFIT TO THE PUBLIC. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
7. Timbercreek Farms, Plat “B” - 700 West 200 South - Preliminary Subdivision Request
This is a request by Steve Mitchell for approval of a 6-lot residential subdivision.
Chairman Morse invited Mr. Steve Mitchell to the front to answer questions. Mr. Smith pointed out the subdivision just north of 200 South and displayed the subdivision proposal. Commissioner Johanson verified with Mr. Mitchell that this property had been originally owned by the Hooley family.
Mr. Smith noted an open ditch on the east side of the subdivision. He informed the Commissioners that the City Engineer was requiring the ditch to be widened and the slopes shallowed. Commissioner Anderson verified with Mr. Smith that this was a storm drain ditch. Mr. Smith commented that this is an irrigation and storm drain channel. It is the continuation of the channel that goes through Creekside Park. He noted that the Development Review Committee had considered asking the developer to shorten the cul-de-sac that turns to the east, however, they had decided that Lot #6 was over 20,000 square feet. If the lot was only 12,000 square feet then shortening the cul-de-sac would have been required. The Commissioners asked Mr. Mitchell if he preferred to have the longer cul-de-sac. He indicated his preference for the present design.
Commissioner Anderson verified that the changes to the irrigation and storm water channel would not reduce the capacity of the facility. Mr. Mitchell replied that it would increase the capacity. Commissioner Johanson noted that the street had been numbered wrong on the plat. Chairman Morse inquired the width of the road. Mr. Smith replied 50 feet. Commissioner Anderson asked if Lot #1 would face east to the subdivision street or south to 200 South. Mr. Mitchell verified that the utility connections for the lot would be from the subdivision street. Commissioner Peters asked the direction for Lot #6. Mr. Mitchell noted that the home placed on this lot could face either street, but the utilities were in the cul-de-sac. There was a discussion of limiting the driveway access from the lots to the subdivision street to prevent homeowners from backing their vehicles onto 200 South. The slope and drainage of the land was discussed also. It was noted that the property would drain toward 200 South.
COMMISSIONER ATCHISON MOVED TO APPROVE THE REQUEST BY STEVE MITCHELL FOR PRELIMINARY APPROVAL OF A 6-LOT SUBDIVISION, TIMBER CREEK FARMS, PLAT “B,” AT APPROXIMATELY 700 WEST 200 SOUTH AND RECOMMEND APPROVAL TO THE CITY COUNCIL WITH THE FOLLOWING RECOMMENDATION TO REQUIRE THE DRIVEWAYS ON LOTS 1 & 6 TO ACCESS 700 WEST AND HAVE NO LOTS ACCESS 200 SOUTH. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
8. Trophy Homes - 1700 West 500 North - Design Review
The Developer desires to give a presentation, showing a graphic representation of development options for their property at approximately 1700 West 500 North.
Commissioner Anderson declared a possible conflict of interest and abstained from the proceedings. Mr. Steve McCutchan of McCutchan Design and Mr. Wayne Corbridge of Trophy Homes introduced themselves to the Commissioners. Mr. Smith read through a list of issues identified by the Planning Staff and City Engineer. He commented that the General Plan included a statement that Lindon City will “consider flexibility in housing development and density west of Geneva Road when found to be in the best interest of the community and compatible with General Plan goals. This might include traditional town developments, new ubanist concepts, mixed use plans, and developments that implement neo-traditional design elements.”
Mr. Wayne Corbridge commented that he is the president of Trophy Homes in Orem. He had developed many unique townhome communities in the last 7 years. He noted that he is a resident of Lindon and is proposing something good for Lindon that will help to preserve the open space.
Mr. Steve McCutchan observed that he is one of the principals of Wayne McCutchon Design. They have designed several unique communities for Trophy. He pointed out some of the benefits of this project to Lindon, such as the rural atmosphere, availability of more affordable housing, the implementation of a “pedestrian village,” preservation of open space by widening the setbacks and providing public acreage that can either be dedicated to the city as a park, or for agricultural ventures, and other parcels for orchard and/or pond that will be maintained by the homeowner’s association. He noted that the projects will be bounded by three rail fences and the buildings will have a farmhouse look. The plan is to put 12 units per acre in the form of apartments, condos, townhomes and a mix of townhomes and condos in the total of 42 acres. It will give the commercial district planned for the new freeway interchange a residential core.
Mr. Corbridge acknowledged that this proposal is different that than what has been discussed by the City and especially west of Geneva Road. He noted that the new offramp has changed the character of this area. He felt this clustering proposal would help preserve the “country feel” of this part of Lindon. He presented pictures of areas of Lindon that he felt demonstrated the feeling he was trying to present and then he presented pictures of some of the industrial businesses presently occupying the area. He commented that he would like to see a “community garden” as part of this project. He stated that 25 to 30 % of this project would be open space. He proposed to include community centers that will incorporate swimming pools and fitness centers. He presented statistics on the buyers of his other projects. He claimed that 86% of his buyers are between 21-35 years of age, 48% are single, and 17% have children. They are highly educated– 94% have college degrees and two-thirds make over $40,000 per year. Over 61% plan to live there for 4 or more years. He asked for questions or comments from the Commissioners.
Commissioner Atchison asked the price ranges of the units. Mr. Corbridge replied that the two bedroom condos will be from $95,000 to $100,000, the three bedroom condos will be $105,000 and up and have lots of storage. The town homes have garages and will run from $125,000 to $145,000. These will be twin homes and will target senior buyers.
Chairman Morse estimated that the project will have 500 units and asked if Mr. Corbridge had planned to include churches. Mr. Corbridge noted that if the project is built, churches will follow. Chairman Morse observed that Mr. Corbridge was promoting this project as a “walkable” community, but if there is no churches or close-by retail, where will the residents walk? Mr. Corbridge put up an area map and showed how commercial property was within 450 feet of the project boundaries. Chairman Morse suggested that developers include trails and pathways that will tie into the city system.
Mr. Smith observed that one of benefits of this proposal is that it will promote the development of commercial businesses on 700 North. Commissioner Johanson agreed and noted that this will provide the rooftops needed to advance the commercial area. Mr. Corbridge commented that this project would also bring the utilities within reach of the 700 North commercial corridor. He observed that the residents will be able to walk to church, to retail businesses and to work eventually. Commissioner Anderson commented that this project may promote “village commercial” versus “mixed commercial.” He could envision small shops instead of large commercial developments. Mr. McCutchan compared the possibility to Riverwoods in Provo and commented that this may direct customers and traffic away from Pleasant Grove back toward Lindon.
Commissioner Peters asked the developers plans for the 5 to 6 acres of open field. Mr. Corbridge asked the Commissioners for suggestions. He asked what would benefit the city the most. Mr. McCutchan indicated that there were a lot of options. Commissioner Peters noted that although an agricultural field sounds good, its care may not be compatible with the residents. He mentioned a manure spreader operating at 5:00 am. He suggested that a City Park may be good. He definitely did not want a huge weed patch that would eventually be turned over to the homeowners association. Mr. Smith mentioned that staff had considered a park or city pool in that area. The park impact fee of the project was estimated to possibly determine a budget amount for development of a park in this area. Chairman Morse commented that young families would need a park area.
Mr. Corbridge observed that each quadrant of the project includes a Community Center. However, if the City wished to construct a city pool here, he would not include a pool in the clubhouses. He would instead contribute the money saved by not building pools to the City to help construct the City Pool.
Commissioner Peters noted that most of the buildings had adjoining open space, however, the center block of the northeast quadrant did not. He asked if the units had individual privacy space included. Mr. Corbridge replied that these units have rear yards. Commissioner Peters pointed out the area designated for a pond and asked if the pond would be dirt bottomed and how it would be maintained and kept mosquito free. Mr. Corbridge observed that a more natural, rural country feel was desired, and that the canal would provide a source of continuous flow. He acknowledge that maintenance would be required, but still considered the pond a significant asset to the project.
Mr. Smith introduced the density issue and commented that Lindon is not accustomed to 12 units per acre. He asked if the Commissioners had any concerns. Chairman Morse observed that the area would need community services with this project of 500 units. Mr. Smith commented that Pleasant Grove was planning a school near Pleasant Grove Boulevard that would probably service this project also, and he noted that Pleasant Grove was considering the area near the interchange as almost a separate community and planning it that way. Commissioner Johanson commented that density has always been a fight in Lindon. He observed that if the homes are built, the services will come. Mr. Corbridge commented that his projects in Orem are 18 to an acre in one and 20 per acre in another. He invited the Commissioners to come inspect these projects.
Mr. Smith noted that the density itself is not the enemy, but it is the design of the project. Commissioner Atchison observed that the general plan allowed for the consideration of higher density projects. She Commissioner Atchison noted that she, personally, had been in favor of allowing it a housing project in this area during the discussions of the general plan. Mr. Smith observed that the City could repeal the R2 Overlay ordinance if this is approved. This project would fulfill the affordable ownership opportunities required by the State. Commissioner Johanson observed that the General Plan Committee had noted that ½ acre lots did not provide enough rooftops to support the potential businesses in this area.
Mr. Smith asked Mr. Corbridge to comment on the provisions for on street parking. He noted that the units would have garages and the residents would have less cars, but he felt that the project should anticipate two cars and some visitor parking per unit. Commissioner Johanson asked about the width of the street within the project. Mr. McCutchan replied that the streets within the quadrants are private streets of 28 to 30 feet wide. They were considering public streets for the twin home area, but they would still be narrower. There is visitor parking provided and each unit has a driveway. The apartments will have landscaped parking areas. Commissioner Peters mentioned that each unit in the Green Valley project has a garage and driveway, and visitor parking in cutouts in the landscaping along the streets. He noted that there was still not enough parking for the residents there. Mr. Smith mentioned RV parking allowances too. Mr. Corbridge was uncertain how to handle possible RV parking.
Chairman Morse asked how the homeowner’s association would be managed. Mr. Corbridge replied that there would be a different association for each quadrant and type of unit. The associations would be professionally managed to take care of the landscaping and the exterior of the buildings. Commissioner Anderson asked about fees. Mr. Corbridge commented that the fees would be $90 to $100 per month typically, and would include the water, garbage, sewer, reserve fund and maintenance fund. Chairman Morse confirmed with Mr. Corbridge that each homeowner’s association would be responsible for maintaining their open space and corner landscape feature.
Commissioner Peters questioned the ownership of the apartment complexes. Mr. Corbridge admitted that Trophy Homes would like to retain ownership of the apartments for investment purposes, but they could be converted to condos. Commissioner Peters mentioned the crime in apartment complexes and asked if there were provisions for prevention. Mr. Corbridge mentioned the price range and quality of the apartments. He also mentioned security lighting. He observed that the units would be the same level of construction and of similar quality to the condos. Commissioner Johanson asked how many apartments were planned per building. Mr. Corbridge replied 12 units. Commissioner Anderson noted that most condos are rented or for sale after a few years. Mr. Corbridge noted that these apartments were larger and more expensive and would have homeowners association fees attached to them also. Mr. McCutchan commented that the profile of buyers has changed in Utah. They are looking for a more diversified environment. There are also more seniors and active adults looking to downsize now that the government has allowed some tax advantages. Chairman Morse suggested that the Planning Commission recommend the Council consider a design review also.
COMMISSIONER PETERS MOVED TO RECOMMEND THAT THE CITY COUNCIL CONDUCT A DESIGN REVIEW OF THE TROPHY HOMES PROJECT PROPOSAL WITH THE FOLLOWING FINDINGS AND RECOMMENDATIONS OF THE PLANNING COMMISSION:
1. CONSIDER A DETAILED PLAN FOR THE DEVELOPMENT AND MAINTENANCE OF THE OPEN SPACE.
2. CONSIDER DEDICATION TO THE CITY OF SOME OF THE OPEN SPACE.
3. POSSIBLY REQUIRE MORE OPEN SPACE BETWEEN THE TWIN HOMES IN THE NORTHEAST SECTION OF THE MAP.
4. REQUIRE A COMPREHENSIVE REVIEW OF HOW THIS PROJECT WILL FIT INTO THE LINDON CITY PATHWAYS AND TRAILS SYSTEM.
5. CONSIDER AND REVIEW THE ADEQUACY OF EXISTING UTILITIES SYSTEMS.
6. CONSIDER AMD REVIEW THE ADEQUACY OF EXISTING ACCESS AND ROADWAYS.
7. REQUIRE HIGH QUALITY STANDARDS OF CONSTRUCTION AND ARCHITECTURAL DESIGN FOR BUILDINGS AND COMMUNITY CENTERS.
8. REVIEW PROVISIONS FOR ON STREET AND OFF STREET PARKING.
9. MAINTAIN AN AGRICULTURAL OR COUNTRY THEME.
10. REVIEW HOW THE PROJECT WILL IMPACT SURROUNDING AREAS OF MIXED COMMERCIAL AND INDUSTRIAL USES.
COMMISSIONER ATCHISON SECONDED THE MOTION. ALL PRESENTED PRESENT VOTED IN FAVOR EXCEPT COMMISSIONER ANDERSON WHO ABSTAINED. THE MOTION CARRIED.
9. Lindon Fire Station #1 - 35 West 60 North - Site Plan Approval Request
This is a request for site plan approval for a new Lindon City Fire Station next to the City Center Building.
Mr. Smith presented the site plan of the Lindon Fire Station #1 and noted that the plan is basically an outside remodel. Commissioner Peters noted that there was going to be two garage doors. The Commissioners discussed the volunteer fire department and whether there would be any personnel on duty at this station. The site plan was examined and comment was made on the plan to face it with brick and put on a new roof. Commissioner Johanson asked the cost of the project. He was told approximately $100,000. Commissioner Peters suggested that the architect create some usable space on the upper story for storage or offices.
COMMISSIONER PETERS MOVED TO APPROVE THE REQUEST BY LINDON CITY FOR SITE PLAN APPROVAL FOR LINDON FIRE STATION #1 AT 35 WEST 60 NORTH WITH THE FOLLOWING SUGGESTIONS TO THE ARCHITECT AND CITY PERSONNEL:
1. CREATE USABLE SPACE ON THE UPPER STORY.
2. INCLUDE A BRASS POLE AND A DALMATION FOR VISITING SCHOOL CHILDREN.
COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
10. Chapter 17.74 - Pathways and Trails - New Ordinance Adoption
This is a City-initiated request to add a provision to the Lindon City Code to regulate and administer the new Lindon City Pathways and Trails System.
Commissioner Peters questioned the current right-of-way width on the trail from Canal Drive to the mountain. He was informed that it is 18 feet. There was a discussion on the ordinance page 3, paragraph B1 which requires a 20 foot easement. Mr. Smith noted that there has not been a continuous standard in any city. The intent of this ordinance is to provide that standard for Lindon.
Chairman Morse asked if the Commissioners wished to review the proposed ordinance section by section or just discuss the highlights. Commissioner Anderson submitted a comment that the first page is self explanatory. They went back to the discussion of the 20 foot right-of-way for a trail. Mr. Smith commented that asphalt machines lay the surface in 8 foot strips. The balance is 10 feet of gravel or other approved soft surface material and one foot each side leeway. Commissioner Johanson referred to the landscaping requirements on page 6. Mr. Smith noted that grant money is available for the building of trails and pathways. Chairman Morse questioned whether the requests for right-of-way improvements by citizens should be reviewed and approved by the Planning Commission as written on page 5, paragraph C. He suggested that they should be presented and approved by Lindon City so this can be done on the administrative level. He did not feel that a fee should be required to review these proposals at the Planning Commission level.
Commissioner Johanson directed attention back to page 2, paragraph 17.76.070 (1) which refers to ADA accessible trails and asked how these would be designated. Commissioner Peters commented that they would be designated as part of the signage. He questioned the percentage of the system that must be designated ADA accessible. Mr. Smith was unsure of the exact percentage, but assured the Commissioners that the requirements would be met.
The Commissioners discussed 4-wheeler access to trails. Chairman Morse felt that some method of restricting their access should be determined. He commented that he approved the open feel idea of fences on the trails as mentioned on page 7. Commissioner Anderson raised a concern about a homeowner’s privacy. Councilmember Bayless observed that the intent was to avoid dark tunnels between homes. Mr. Smith commented that the openness would promote “defensible space.” Commissioner Johanson observed that if a homeowner wished to preserve their privacy, they could plant shrubs. Mr. Smith suggested that paragraph 2 be deleted in this section. The Commissioners agreed. There was a short discussion on the requirement to leash dogs that accompany their owners on the trails or whether they should just be under the direct control of the owner. Councilmember Bayless mentioned that this requirement is consistent with that in effect in the rest of the city.
There was a discussion on the requirement of hedges, shrubs and fences to not obscure visibility. Mr. Smith noted that this was especially important at intersections. Councilmember Bayless considered this requirement part of the appealing nature of trails and pathways. The aesthetic qualities make them attractive.
Mr. Smith pointed out the section dealing with the construction bond to be posted by a developer against damage to public pathways and trails during construction near the system. Commissioner Peters observed that developers are responsible for damage anyway. Councilmember Bayless commented that she considered this clause a proactive approach rather than a reactive approach.
Chairman Morse suggested that paragraph 3 of 17.76.140 be changed to “designated city personnel” rather than having the City Planner, the Public Works Director, Planning Commission members and Pathway and Trail Committee members required to walk every new construction project. He asked if this ordinance required every new subdivision to have a pathway or trail. Mr. Smith replied that the trails and pathways required are only those on the general plan or if determined as needed by public interest.
Chairman Morse asked if requiring pathways would change the setback standard of homes along the streets. Mr. Smith replied that the pathways would be included in the street right-of-way. The changes would occur in the street cross-sections. The Commissioners discussed the street profiles of a 66-foot right-of-way and a 50-foot right-of-way. Councilmember Bayless commented that on street parking may have to be restricted on the 50-foot right-of-way. Mr. Smith noted that most of the pathways were planned for the 66-foot streets and mentioned a few.
Chairman Morse asked if the Commissioners would prefer to wait and see the changes before recommending approval to the City Council. Commissioner Peters suggested that the Commission list the changes and move the ordinance on to the Council. Commissioner Anderson asked how the amended subdivision ordinance would affect the pathways and trail ordinance. Mr. Smith replied that it was compatible. The pathways and trails can be adjusted in width to suit the terrain on a case-by-case basis. Commissioner Anderson verified that the pathway and trail ordinance has the flexibility to have a landscaped trail and a swale and a park strip within the right-of-way. Mr. Smith agreed.
COMMISSIONER ANDERSON MOVED TO APPROVE THE PROPOSED NEW SECTION OF THE LINDON CITY CODE ENTITLED 17.74- PATHWAYS AND TRAIL, IN ITS ENTIRETY AND MOVE TO RECOMMEND APPROVAL TO THE CITY COUNCIL WITH THE FOLLOWING CORRECTIONS AND RECOMMENDATIONS:
1. AMEND 17.76.110(C) TO READ “SHALL BE PRESENTED IN WRITING TO LINDON CITY.”
2. DELETE 17.76.130(A)(2).
3. AMEND 17.76.140(A)(3) TO READ “SHALL BE WALKED BY DESIGNATED CITY PERSONNEL.”
COMMISSIONER ATCHISON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
11. Planning Director’s Report
Mr. Smith noted that the Commissioners now have a box in the work room for mail or items of interest to them. He asked if all were now receiving the APA magazines and notices. This was confirmed.
ADJOURN
COMMISSIONER PETERS MOVED TO ADJOURN THE PLANNING COMMISSION MEETING AT 10:25 P.M. COMMISSIONER ATCHISON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
Certified as Correct, September 12, 2001
Loren Morse, Chairman
Attest,
Kevin Smith, Planning Director |
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