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Home » City Government » Planning Commission » Minutes Archive; 2000 - 2002 » Planning Commission Minutes 2001 » August 8, 2001
August 8, 2001
The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, August 8, 2001 at 7:00 p.m. in the Lindon City Council Chambers, 100 North State Street, Lindon, Utah.
Conducting: Loren Morse
Invocation: Bill Johanson
PRESENT
Loren Morse, Chairman
Ron Anderson, Commissioner
Bill Johanson, Commissioner
Evan Nixon, Commissioner (arrived 7:24 p.m.)
James Peters, Commissioner
Lindsey Bayless, Councilmember (arrived 7:45 p.m.)
Kevin Smith, Planning Director
Venla Gubler, Administrative Clerk
Matt Perkins, Planning Intern ABSENT
Lori Atchison, Commissioner
Jeff Southard, Commissioner
The meeting began at 7:12 p.m.
1. Approval of Minutes
The minutes of the regular meeting of June 27, 2001 were reviewed. The following corrections were made:
Page 15, Line 5: Replace the name “PETER” with the name “PETERS.”
The minutes of the regular meeting of July 11, 2001 were reviewed. The following corrections were made:
Page 3, Line 24: Replace the name “Evan’s” with the name “Evans’s.”
Page 3, Line 27: Replace the name “Evan” with the name “Evans.”
Page 5, Line 29, 30: Replace the phrase “A STALLION NAMED “ ” with the phrase “AN APPALOOSA STALLION.”
Page 5, Line 30: Replace the word “LAND” with the word “LANE.”
COMMISSIONER PETERS MOVED TO APPROVE THE MINUTES OF THE REGULAR MEETINGS OF JUNE 27, 2001 AND JULY 11, 2001 AS CORRECTED. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
2. Public Comment
Ms. Marilyn Adams of 622 North 200 East, declared that she and her husband own 2/3 acre in Lindon. She asked the possibility of building on their back lot. Mr. Smith explained the area and the nature of the request to the Planning Commissioners. He informed the Commissioners that the additional home could be added to the lot as an R2-Overlay Project. Ms. Adams told the Commissioners that there was already curb and gutter on the south edge of the property where it adjoined onto 600 North. She thought that a twin home or another small family home would meet their needs. The Commissioners discussed the R2-Overlay Ordinance and its requirements. Commissioner Nixon observed that he could see no problem with them submitting an application for an R2-Overlay Project. They seem to meet R2 requirements. Commissioner Anderson commented that the usual application was an empty lot, however, this would seem to meet the requirements. Chairman Morse instructed Ms. Adams to get with Mr. Smith and start the process. Mr. Smith clarified with Ms. Adams that the Planning Commission had not given approval for the project, just an okay on the concept and she would need to submit an application and go through the process for an approval.
3. New Business (Reports by Commissioners)
The Commissioners had nothing to report.
4. Coverstar Pool Covers - 150 North 1800 West - Conditional Use Permit
This is a request by the applicant for approval to run a commercial site in the manufacturing distribution zone.
Mr. Kevin Schoells, architect for Coverstar Pools was present to explain the application. Mr. Smith pointed out the proposed location of the business in Ostler Industrial Park. Commissioner Anderson observed that this lot is southwest of Wheeler Machinery. Mr. Smith informed the Commissioners that staff had reviewed the application and made some preliminary changes in the loading docks so that the ramps would be more conducive to truck use without backing off the street. He told them that the building is a concrete tilt up and there may be a concern about outside storage.
Commissioner Peters asked if truck traffic was still a concern. Mr. Smith replied that the situation was not ideal, but was workable now. Mr. Schoells showed how he had redesigned the site plan and the location of the building to facilitate the movement of trucks. The size of the trucks accessing the building were discussed. Mr. Smith observed that the present site plan may have some trucks that will occasionally partially block the street. Commissioner Nixon asked if the location of the docks could be adjusted further to prevent trucks from blocking the road to access the loading docks. Mr. Schoells explained that the manufacturing process dictated separate shipping and receiving docks and any changes would not work with the machinery flow inside the building.
Chairman Morse asked if there would be any retail sales at this site. The reply was no, only production. He was asked the number of employees. Mr. Harold Rogers, Vice-President of Coverstar replied that the manufacturing facility would employ 45-70 people. The number of parking spaces was determined to be 128.
Commissioner Nixon expressed the opinion that trucks would not use the driveway provided for their access to the lot near the corner of 150 North and 1800 West. He pointed out that the driveway was only 54 feet from the corner. Mr. Schoells commented that the owner wants flexibility in the design of the building so that it may eventually be split into two office/warehouse facilities. He also noted that ASHTO Standards give 130 feet as the distance needed for a semi-truck to turn and back into a loading dock. This design has 115 feet to the property edge, so the trucks will only partially block the street. Commissioner Peters verified that Mr. Schoells had designed a sump and concrete walls on the loading dock. Mr. Schoells declared that this design will work with a fully loaded semi and it meets the long term development needs of the owner.
Commissioner Nixon observed that truck drivers will use the street to turn and back in rather than the driveway. He commented that they could use the driveway, but it was unlikely that they would. Mr. Schoells commented that they had accommodated truck traffic and made provisions so they can back without blocking the street, but he could see no way to force them to use the driveway. Commissioner Nixon declared the driveway a safety hazard because of its proximity to the corner and suggested moving the driveway away from the corner. The Commissioners discussed the ramifications of moving the driveway. Mr. Smith observed that he did not feel that this was an issue. He said that the Fire Marshal had inspected the site plan for public safety issues. He observed that the driveway was added to encourage truck drivers to use the parking lot area for backing into the loading docks instead of the street.
Chairman Morse verified with Mr. Smith that Staff, including the Fire Marshal, was not concerned with safety. Mr. Smith replied that there was no concern since the building had been moved. Commissioner Nixon again expressed concern about the proximity of the driveway to the corner. Mr. Smith declared that the driveway meets City standards.
There was further discussion of the types of trucks and the times of day these deliveries and pickups would occur. Commissioner Anderson verified with Mr. Rogers that all manufacturing would be inside the building. Commissioner Nixon suggested moving the building again. Mr. Smith observed that moving the building may cause an access problem on the other loading dock.
There was a discussion on the standards for the proximity of a driveway to a corner. City Engineer Mark Christensen was consulted. Chairman Morse commented that he was not sure the situation would be improved by taking out or moving the contested driveway. Commissioner Nixon disagreed. Commissioner Peters suggested a “entrance only, no exit” sign on the driveway to discourage motorists from entering traffic from this driveway. There was more discussion on moving or eliminating the driveway. Mr. Schoells commented that if the City felt the driveway was more of a hindrance than a help, he had no problem eliminating it. Commissioner Johanson observed that the driveway would be used more by the smaller delivery trucks that the large ones.
Chairman Morse observed that Commissioner Nixon may have a valid concern if cars are using the driveway to access the street from the parking lot. Mr. Smith suggested that although this street is in an industrial district, it is not likely to have a large amount of traffic. Mr. Rogers suggested making the driveway one way. Chairman Morse commented that the driveway was not needed to move cars into the parking lot. Commissioner Peters again suggested an “entrance only, no exit” sign. Commissioner Nixon commented that this would just be another sign for motorists to ignore. Commissioner Anderson pointed out that the Planning Commissioners had required driveway signs before and used for an example the “right turn only” sign at Alexanders. Commissioner Peters commented that he hesitated to eliminate the driveway if Mr. Christensen says that it is needed. Commissioner Nixon asserted that no “reasonable, prudent” truck driver would use the driveway. He advocated eliminating the driveway and putting in more landscaping, or moving it to the east, about 15 to 20 feet further away from the corner.
There was a short discussion on detention.
COMMISSIONER PETERS MOVED TO APPROVE THE SITE PLAN AND REQUEST BY M-13 CONSTRUCTION FOR A CONDITIONAL USE PERMIT FOR COVERSTAR INC. IN THE MANUFACTURING DISTRIBUTION ZONE ON THE PROPERTY AT 150 NORTH 1800 WEST WITH THE FOLLOWING CONDITIONS:
1. ON THE NORTHWEST ENTRANCE, PUT A “ENTRANCE ONLY, NO EXIT” SIGN.
2. NO OUTSIDE STORAGE ALLOWED.
COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR EXCEPT COMMISSIONER NIXON WHO VOTED NAY. THE MOTION CARRIED.
5. Meadows at Bald Mountain - 700 East 800 North - Preliminary Subdivision Request
This is a request by the applicant for approval of a 45-lot subdivision in the East foothills.
Mr. Rex Daley and Mr. Jared Gregor were present to represent Meadows at Bald Mountain Development. Mr. Daley commented that his engineer had just called and was unable to be present at the meeting. Mr. Smith presented the subdivision as the area surrounded by “crosshatch” on the map. He commented that the issues left to resolve were engineering related: the approvals from Pleasant Grove on the water line and road design connections, a grading plan, and plans for the debris basin and drainage channel.
Mr. Daley informed the Commissioners that the option had been lost on the property that would be traversed by the 1200 East collector road. Mr. Gregor and his family, as the owners of the property, were now partners in the project.
Commissioner Nixon questioned the length of the cul-de-sac shown as 700 North. Mr. Daley informed him that the cul-de-sac was less than 600-feet from the intersection. Mr. Smith clarified that the code figured the distance of a cul-de-sac from the nearest intersection. There is a stub street on 700 North that will eventually wrap around to the north. This nearest intersection is less than 650-feet to the end of the cul-de-sac.
There was discussion on why 750 North was pulled back into a “future” cul-de-sac and would not connect with 750 East Street. Mr. Daley informed the Commissioners that Mr. Christensen had requested this change to the plat because of the grading. Commissioner Nixon asked Mr. Daley the percentage of grade on 750 North Street. Mr. Daley replied 10-12%.
Mr. Christensen agreed and verified it from the engineering maps. Commissioner Nixon commented on the lack of a landing in the intersection of 750 North and 650 East. He discussed this with Mr. Christensen and it was determined that although the landing met the specifics of the code, it was the absolute minimum distance with the absolute maximum slope. Commissioner Nixon observed that some homeowners would have difficulty stopping before the intersection during inclement weather and compared it to a cul-de-sac on Canal Drive. Mr. Christensen commented that there was no transition on the cul-de-sac on Canal Drive. Chairman Morse verified with Mr. Christensen that the design met the City Standards.
Mr. Christensen suggested that the Commissioners address the grading plan. He felt that this was a big issue because a lot of grading is required for the building of the roads. He commented that the existing contours are 20 feet above the street level in some places as shown on the engineering maps. He expressed concern about having steep lots. Chairman Morse asked him if there was a possibility of the lot being too steep for a home site. Mr. Christensen indicated that it was hard to tell without an extended grading plan. He pointed out three lots that he was concerned about.
The Commissioners discussed grading, sediment control, the amount of cut allowed to build a road, and the Hillside Ordinance. Commissioner Nixon asked Mr. Daley if a cut was planned over the aqueduct. Mr. Daley told the Commissioners that cutting over the Aqueduct was not allowed by the Bureau of Reclamation.
Chairman Morse expressed concern that homeowners’ driveways would be very steep. Mr. Christensen agreed and pointed out a potential sewer problem because of the steepness. Commissioner Nixon asked Mr. Daley if his engineer had considered other lot configurations and suggested running the road more parallel to the slope. He suggested that this may solve the cut and fill issues, and significantly lessen the slope of the streets. Mr. Christensen agreed. Mr. Daley observed that this was why they had shortened 750 North to a stub street and opted to forget those steep lots at this point.
The Commissioners and Mr. Daley discussed the alternate road suggestion by Commissioner Nixon and Mr. Christensen. Mr. Daley pointed out that there were deep cuts on 650 East. Commissioner Nixon admitted that this would not solve the deep cuts on 650 East, but would soften the slopes and steep lots above that point. Mr. Daley again pointed out that they had stubbed the road. Commissioner Nixon observed that stubbing 750 North did not solve the steep slope problem; it just postponed it. He advocated following the contours of the land. Mr. Daley commented that the present design meets the requirements of the ordinances and satisfies the development interests.
Chairman Morse asked Mr. Daley how they planned to manage the erosion. Mr. Daley replied that they planned to let the lot owner deal with it. Commissioner Nixon questioned this premise. Mr. Christensen observed that the erosion control measures were not required to be submitted until final approval of the subdivision.
Commissioner Nixon again questioned the advisability of allowing such steep slopes with the history of similar streets in Lindon. He did not consider them safe. Chairman Morse asked if the public safety people had approved the design. Mr. Smith replied yes. Commissioner Nixon pointed out that the slopes can be negotiated, it just creates dangerous intersections. Chairman Morse asked Mr. Daley if they would consider moving the intersection of 700 North and 750 North to a less steep location. Mr. Daley replied that the plat for Phase 1 was recorded and could not be changed. These roads could not be moved without changing the plat for Phase 1. Mr. Smith commented that the slope of the road should possibly be readdressed by the public safety people. He observed that staff had not felt that this application was ready for approval by the Planning Commissioners, although the developers felt it was ready. He suggested that these issues be resolved through engineering rather than through Council.
Commissioner Johanson asked Mr. Christensen to explain his concerns about the debris basin. Mr. Christensen noted that Plat A was protected from the debris basin runoff by a channel constructed along the roadway. The developer’s proposal now is to move this channel to the lot alignment of this plat and add a debris trap. Chairman Morse asked if this was adequate. Mr. Daley asserted that this plan would take care of any runoff. Commissioner Anderson asked if there was a plan to settle the mud out. Mr. Daley replied yes.
Mr. Christensen noted that a realistic grading plan and storm drain calculations were not completed. He said the storm drain calculations were less significant because the City is aware that it can work. Other missing items concern Plat A. They are the temporary connection to Pleasant Grove’s Murdock Drive and the water connection between Pleasant Grove City and Lindon City. Mr. Daley informed the Commission that the water connection construction had started the previous day. Mr. Christensen commented that the road design was not finished and Pleasant Grove City has not reviewed and approved it yet.
Chairman Morse expressed concern about the possible steepness of driveways from the street level to the homesite level. He asked Mr. Christensen what the maximum acceptable driveway slope is by Lindon City Code. Mr. Christensen replied 16%. Commissioner Anderson questioned Mr. Christensen on the slope allowed in Hillside Overlay areas. Mr. Christensen replied 12%, but noted that this area did not fall under the Hillside Overlay. Mr. Daley commented that driveways are put in by the homeowner. Mr. Christensen agreed, but observed that his concern involves the steepness of the lot created by the road cuts. He noted that the slopes should be 2 to 1 off the road and this slope is not obviously noted on the engineering maps submitted.
Chairman Morse asked Mr. Daley if he could see any way to help with Commissioner Nixon’s concerns about the steep slopes of the roads themselves, specifically 750 North Street. Mr. Daley replied he could not– not without making the future continuation of the road steeper. Chairman Morse asked Mr. Daley to address Mr. Christensen’s request to show how the road grading will affect the buildable area of lots. Mr. Daley agreed. Chairman Morse commented that he felt uncomfortable approving this subdivision without knowing if the lots can be built on. Mr. Daley observed that Lindon contains many steep lots. The homeowners built retaining walls and adjusted their homes to fit the terrain. Commissioner Anderson explained that the Planning Commissioners were hesitant to approve this layout and then find out that the lots were not workable.
Mr. Daley clarified that the Commissioners wanted to see how the individual lots could be graded. Mr. Christensen commented that the grading plan should show how the road will affect the lot, not how a potential homeowner will grade the lot. Commissioner Anderson asked that it specifically address the three lots that are obviously a problem.
Chairman Morse requested that the issues concerning Plat A be resolved. He noted that the road and water connections to Pleasant Grove are critical to the success of this subdivision. Commissioner Nixon verified that a bond had been placed with the City for this construction. He suggested that the time limit on the bond be shortened. Mr. Smith noted that the City had a signed statement from each homeowner issued a building permit in the Plat “A”subdivision that they cannot live in their home until the water connection is completed. The Commissioners noted that this was for fire flow protection. Mr. Smith observed that the water connection may be under construction, but the final design has not been submitted to Pleasant Grove or to Lindon for approval.
Chairman Morse asked Mr. Daley to have his engineer submit the storm drain calculations. Commissioner Nixon requested that Mr. Daley’s engineer sign and verify that the slopes will not create a problem with safety. Commissioner Anderson requested notification of Pleasant Grove’s approval of the road and water connection design. Commissioner Johanson agreed. Mr. Smith noted that Pleasant Grove had approved the concept of the connection, they just wanted to approve how it is built. Chairman Morse suggested that the Commissioners continue this item for two weeks.
COMMISSIONER ANDERSON MOVED TO CONTINUE THE REQUEST BY BALD MOUNTAIN DEVELOPMENT FOR PRELIMINARY APPROVAL OF A 21-LOT SUBDIVISION AT APPROXIMATELY 700 EAST 800 NORTH. COMMISSIONER PETERS SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
6. 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.
Mr. Smith noted that Mr. Steven Tanner was not present on behalf of Canberra Development, but Bryce and Lisa Walker were here to discuss the plans. Mr. Smith informed the Commissioners that the Lindon City Board of Adjustment had granted a variance on this lot for the frontage requirement. He surmised that the Board of Adjustment felt that a hardship had been created by the City’s requirement of a trail easement along the Bureau of Reclamation’s aqueduct easement. The location and surroundings were noted. Commissioner Nixon noted the retention area on the corner of 200 South and Dry Canyon Drive that adjoins this lot.
Commissioner Nixon observed that McKinley Drive dead ends on this lot. Mr. Smith commented that this is the access to the lot since the frontage on Dry Canyon Drive crosses the Salt Lake Aqueduct easement. The Bureau of Reclamation will not allow access across their easement. Mr. Smith passed on a suggestion from the Development Review Committee to vacate McKinley Drive from the corner of 140 North Street to the entrance of this parcel. The homeowners of Lot 132 (Walkers) will be given the 25-feet adjacent to their parcel and the remaining 25-feet will be used for access to this one-lot subdivision, Plat “U.”
Mr. Bryce Walker asserted that he would not have spent the money for his house and lot if he had known that Canberra planned to put a house on the lot behind him. He claimed that the developers had told him the lot would not be built on. He commented that neither home would have much of a backyard.
The Commissioners discussed the size of the lot, the setbacks and the buildable area. They decided that it met the requirements of the ordinance and told Mr. Walker that his only possible recourse was a civil suit against the developer. Mr. Smith informed Mr. Walker that he would have a say on the disposition of McKinley Drive. Mr. Walker wondered if the City had any original plat maps showing that section undeveloped. Mr. Smith retrieved the original plat maps and noted that it showed future lots there.
Chairman Morse asked Mr. Walker about the access of the lot. Mr. Walker had no problem with the street, but he requested that it remain a city street. Mr. Smith commented that if it remained a city street, there would need to be a transition of some kind between the end of the street and the homeowner’s yard. Mr. Walker wondered if a stipulation could be made on the height of the home built on the lot. Mr. Smith told him that the ordinances dictate a maximum height.
COMMISSIONER PETERS MOVED TO CONTINUE THE REQUEST BY STEPHEN TANNER FOR PRELIMINARY SUBDIVISION APPROVAL OF A ONE LOT SUBDIVISION, CANBERRA HILLS PLAT “U,” AT APPROXIMATELY 200 SOUTH 1500 EAST MCKINLEY DRIVE. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
7. 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.
Chairman Morse noted that this item was continued to August 23rd, 2001 at the request of the applicant.
8. 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 Pathway and Trail System.
Mr. Smith had prepared a slide presentation of trail and pathway examples throughout Utah County. There were a few examples from outside of the County also. He explained that he had tried to find what other cities have done. He asked the Commissioners to keep the General Plan in mind as they viewed these examples. He noted that multi-use trails use combinations of hard and soft surfaces to accommodate the users. He presented pictures of trails in Springville, Alpine, Cedar Valley and Eagle Mountain, Saratoga Springs, and Herriman. The Commissioners discussed different kinds of surfaces, the best ones to use in certain circumstances and how to contain soft gravels within the pathway. Mr. Smith also showed pictures of older neighborhoods with narrow streets, parkway strips and tree canopies.
The Commissioners discussed the problems encountered by other cities with their trail systems. They discussed a possible separation of the equestrian system from the pedestrian system. They contemplated requiring asphalt sidewalks in place of concrete sidewalks. They considered the width of the park strip.
Chairman Morse suggested that the Commissioners consider the information discussed tonight, read the proposed ordinance and make notes for the next meeting. The Commissioners agreed.
9. Planning Director’s Report
Mr. Smith presented a grading plan for Lot 12 of Canberra Heights Subdivision Plat “A.” He asked for input. Commissioner Anderson asked about the two water features. The homeowner, Mr. Holdman, informed him that the water features included recirculating water pumps. Commissioner Peters noted the temporary retainage of straw bales along the cul-de-sac.
Mr. Keith Leavitt of Castle Builders told the Commissioners that the grading plan included two sets of contours; one set is the current contours and one is the proposed contours. Commissioner Nixon asked about the slope of the driveway. Mr. Leavitt told him that the bottom is 10% and the top section is 12%. He asked the surface composition of the driveway. Mr. Holdman informed him that the materials have not been decided on. Commissioner Nixon asked the width of the driveway. Mr. Leavitt replied 20 feet, which is required for fire access.
The Commissioners discussed the two sizes of sumps detailed. Commissioner Anderson noted that the lot drains to the cul-de-sac. Commissioner Peters asked if the down spouts were connected to the sumps. This was confirmed by Mr. Leavitt.
COMMISSIONER NIXON MOVED TO APPROVE THE GRADING PLAN FOR CANBERRA HEIGHTS PLAT “A” LOT 12. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
Mr. Smith told the Commissioners that the Mayor and the city engineer have asked them to consider changing the name of 2000 West to 1900 West. This was closer to the grid system and they felt that it should be changed now before any more development in the area. The Commissioners discussed the proposal and the number of businesses that it would affect in the area. They decided it would be best left as is.
Mr. Smith informed the Commissioners of upcoming conferences and workshops. He asked if they would like to attend any of them to let him know so he could register for them.
ADJOURN
COMMISSIONER JOHANSON MOVED TO ADJOURN AT 10:40 P.M. COMMISSIONER PETERS SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
Certified as Correct, August 22, 2001
Loren Morse, Chairman
Attest,
Kevin Smith, Planning Director |
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