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Home » City Government » Planning Commission » Minutes Archive; 2000 - 2002 » Planning Commission Minutes 2001 » February 14, 2001
February 14, 2001
The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, February 14, 2001 in the Lindon City Council Chambers at 100 North State Street, Lindon, Utah.
Conducting: Lucky Morse
Invocation: Jim Peters
PRESENT
Lucky Morse, Chairman
Ron Anderson, Commissioner
Lori Atchison, Commissioner
Jim Peters, Commissioner
Lindsey Bayless, Councilmember
Kevin Smith, Planning Director
Venla Gubler, Administrative Clerk
Dave Franson, Intern
ABSENT
Bill Johanson, Commissioner
Evan Nixon, Commissioner
Jeff Southard, Commissioner
The meeting began at 7:10 P.M.
BUSINESS
1. Approval of Minutes
The minutes of January 24, 2001 were reviewed. The following corrections were made:
Page 5, Line 1-3: Add condition #4 as “THE STORAGE CONTAINERS WILL BE PARKED ON THE WEST SIDE AND THE LOADING AREA WILL BE ON THE EAST SIDE OF THE BUILDING AS INDICATED ON THE SITE MAP.”
Page 5, Line 32: Add the phrase “as single pole construction” after the word “used” at the end of the sentence.
COMMISSIONER PETERS MOVED TO APPROVE THE MINUTES OF THE REGULAR MEETING OF JANUARY 24, 2001. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
2. Public Comment
1. Mr. Buck Robinson of KBR Systems, representing the property owner Mr. Olsen, presented a proposal for a project on the southeast corner of Center Street and 1200 West just north of Schaeffer Industries. The project consists of a large building that would be used to house and maintain Mr. Olsen’s crane truck business. Mr. Robinson asked for concerns and objections to the plan before it was submitted to the City so he could smooth the process.
Commissioner Peters asked questions about meeting the architectural standards of the zone. Planning Director Kevin Smith clarified the standards in the Heavy Industrial zone and the plans were examined. The acreage of the parcel was discussed. This plan only covers a portion of the total acreage of the lot. Future plans for the rest of the lot were inquired about. Mr. Robinson informed the Commissioners that Mr. Olsen’s plans are undetermined yet, but he had considered other buildings.
Chairman Morse asked Mr. Smith to clarify landscaping standards of the zone. It was determined that the plan complied. Commissioner Anderson noted the addition of ample parking to the plan and commented that if the building is sold or the use changes, the additional parking may be advisable. The Commissioners gave their collective opinion that the plan seemed to meet the requirements of the zoning ordinance.
2. Mr. Rex Daley of the Bald Mountain Development presented 2 tentative plans for Phase II of their development. One plan incorporated “through” streets and the other used more cul-de-sacs. They wanted an opinion on the option to pursue. Commissioner Peters inquired about the length of the cul-de-sacs. Mr. Daley pointed out a cul-de-sac that would be temporary until the collector was engineered and designed. An area that would be designated as greenspace was noticed.
Mr. Smith cautioned the Commissioners on approving any design before it was reviewed by the City Engineer and Community Development Staff. Mr. Steve Ludlow of Ludlow Engineering told the Commissioners that they just wanted directions on whether or not to use cul-de-sacs in the design. He suggested that the cul-de-sacs may break up the slope constraints. The Commissioners discussed the slopes and in particular, one area of about 30-40%. Commissioner Peters asked if Lot 18 was buildable and was answered yes. He acknowledged that an objection to cul-de-sac design is parking in the “bulb” obstructs garbage pickup, fire protection and mail delivery. He suggested adding parking areas out of beside the radius and outside the perimeter of the cul-de-sac.
Councilmember Bayless asked Mr. Smith to clarify how many sides of a lot can be bounded by roads and pointed out the design of Lot 17. Mr. Smith told the Commissioners that frontage on multiple roads can only be allowed “by reason of topography.” Chairman Morse questioned the “green” marking on the map. Mr. Daley replied that the “green” indicated the Salt Lake Aqueduct and the “blue” the power line. Chairman Morse asked if the alignment on the 1200 East collector road had been determined. Mr. Smith confirmed that an agreement had been reached with all property owners and Pleasant Grove City.
Mr. Smith suggested that the cul-de-sac design may disturb the hillside less than a “through” road design. He suggested that the developers bring the design to the City and have City Engineer Mark Christensen review the plan. Commissioner Anderson agreed that he was not “anti”-cul-de-sac and suggested also that the developers bring the plans to be reviewed by the City Engineer.
The consensus of the Commissioners present was that they were not opposed to cul-de-sac design if it helped lessen the impact on the hillside and improve the character of the subdivision.
3. New Business - Reports by Commissioners
Commissioner Anderson reported that he had attended the Envision Toolbox Session. He presented material to the Commissioners that he felt was valuable. He observed that he had been more impressed with their presentation this time and felt that some good ideas and planning solutions had been offered. The Commission discussed materials available for planners. Commissioner Peters asked if there was any material on zone development. Mr. Anderson replied that the time had been short and nothing had been covered in depth. The Commissioners discussed Envision’s promotion of walkable communities and mass transit.
Councilmember Bayless inquired when R-Kars was going to take the “flags” down. Mr. Smith and Planning Intern Dave Franson told the Commission that R-Kars had been notified that they had passed the 30-day limit. Mr. Santamaria has a meeting scheduled with Mr. Smith for the following day. Councilmember Bayless asked Mr. Smith to mention that parking on the sidewalk would not be permitted.
Mr. Smith mentioned that he had more copies of the “gray planner’s bible” if any Commissioner wanted to have one.
4. Walker Heights - 500 North 800 East - Hillside Development Review
This is a request by Bill West for Planning Commission review of his proposed two lot subdivision.
Mr. Smith informed the Commission that Mr. West had called to say he would be unable to attend this meeting. This item will be added to the next agenda for discussion. It was also noted that Mr. McMurray was also not present to discuss his item. The background of Mr. McMurray’s application was discussed briefly.
5. Brent Bunnell Tri-Plex - 840 West Center Street - Review of Architectural Drawings for Tri-Plex
Mr. Bunnell is returning to review the elevations of his proposed triplex with the Planning Commission.
Planning Intern Dave Franson presented this application to the Planning Commission. He reviewed the conditions of approval given to Mr. Bunnell at the meeting of December 9th, 2000. Mr. Franson told the Commissioners that Mr. Bunnell was here to present the elevations and architectural design proposed for this project as requested, and explain how his project will conform to the architectural design predominant in this part of Lindon.
Mr. Bunnell handed out pictures of the residential and commercial buildings present on Center Street between 800 West and Geneva Road. He presented a site plan. He told the Commissioners that the predominant style in the neighborhood was that of the commercial buildings there. He pointed out there were only 4 homes on the street; 2 were split entry homes built in the late ‘60's or ‘70's and two were older homes built in the ‘40's and ‘50's. One of the older homes had been remodeled. Mr. Bunnell presented a picture of a project in Spanish Fork that he wanted to model his triplex on. He observed that the major concern voiced at the neighborhood meeting held was that the project “look nice.” The date and attendance at the neighborhood meeting was discussed.
Councilmember Bayless asked Mr. Bunnell how close the design would be to the picture he had presented. Mr. Bunnell explained that he liked the design of this project and would endeavor to stay very close to the original design. He mentioned that he liked the roof. He talked about using either stucco or siding on the structure. He stated that his floor plan could be adjusted to fit this design.
The site plan was discussed. Commissioner Peters mentioned that Commissioner Nixon had voiced concern about the narrowness of the driveway in the earlier discussion. The size of the driveway had not changed. He quoted the concerns voiced at the meeting of December 19th from the minutes as preferring an appearance of a single family home and the narrow portion of the lot be used as greenspace.
Mr. Bunnell discussed his plans for the fence around the project. He planned to use chain link with privacy slats atop a concrete curb around the entire project. He expressed a preference for fruit trees and garden on the narrow portion rather than lawn, but assured the Commissioners that it would be weeded and not fenced off from the residents of the project. He pointed out the individual yards for each unit and the parking provided for the residents.
Chairman Morse asked his plans for outside lighting in the parking area. Mr. Bunnell said that the Kearley’s to the east had objected to lighting and told of his plans to have motion detector lights installed by the back doors of each unit. Chairman Morse expressed concern about safety and preventing crime. Mr. Smith suggested parking area lights that would be pointed toward the industrial neighbor. Mr. Bunnell suggested a lamp post by each unit’s back gate to the parking area. The Commissioners expressed approval.
The driveway to the rear parking lot was discussed. Commissioner Peter expressed concern at the narrowness of the driveway and the small backyards. A sidewalk along the driveway was considered to keep pedestrians from obstructing traffic rather than a planter. The amount of traffic on the driveway was discussed. It was decided that with only 8 cars traffic would not be a problem. Mr. Bunnell pointed out that if the driveway were wider, visitors to the triplex may use the driveway for parking and obstruct traffic. A sidewalk from the street to the front doors of the units was requested. Commissioner Atchison expressed preference to the individual back yard design.
Commissioner Anderson noted there would be windows on the side of the units. Mr. Bunnell told the Commissioners that the Kearleys had objected to second floor windows overlooking their yard. He said he would like to retain the obscured glass bathroom window and a bay window on the main level of the units. The Commissioners noted that if a home were built on the lot that many windows may be on the sides of the home.
The fascia front elevation of the project was discussed. It was decided that if siding was used on the front of the structure, partial brick would be required.
COMMISSIONER ANDERSON MOVED TO APPROVE THE ARCHITECTURAL TREATMENT OF BRENT BUNNELL’S PROPOSED TRIPLEX AT 840 WEST CENTER STREET WITH THE CONDITION THAT THE PROJECT BE CONSTRUCTED THE SAME AS EXHIBIT “A” WITH THE FASCIA FRONT ELEVATION OF STUCCO, A WAINSCOTING OF BRICK WITH SIDING, OR A WAINSCOTING OF BRICK WITH STUCCO. THE SITE PLAN, EXHIBIT “B,” IS APPROVED WITH THE ADDITION OF A SIDEWALK FROM THE STREET TO THE FRONT OF THE BUILDING, LIGHT POSTS IN EACH BACK YARD NEAR THE BACK GATE TO SHED LIGHT ON THE PARKING AREA FOR SAFETY, AND THE NARROW SECTION OF THE LOT AT THE BACK BE MAINTAINED AS PART OF THE LOT. COMMISSIONER PETERS SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
6. Skywriter Signs - 105 South 1385 West - Review Architectural Design for Building
This is a request by Gayle McMurray to change the style of architectural treatment to his metal building constructed in Westlind Industrial Park.
Mr. McMurray was not present. This item will be heard at the next regular meeting of the Planning Commission.
Mr. Smith and Mr. Franson presented the Commissioners with a draft proposal to limit the use of shipping containers as storage units within the City. The Commissioners discussed their use within various zones of the City, making it a conditional use in the industrial zone, time limits for temporary use, limiting the size used and the practice of stacking them. The advisability of some vagueness in the measure was considered. Mr. Franson was asked to incorporate the suggestions into another draft and bring it back for their consideration.
Commissioner Peters inquired into the plans of Muddy Boys for the old train station. Mr. Smith informed that Commission that the State Historical Society was researching historical data of the site to find architectural drawings of the original building. The owner had plans to build a historical theme and put a restaurant on the site. The Commissioners suggested that the older residents of the area be interviewed for historical designs. This building may be the first concrete tilt-up structure east west of the Mississippi.
Mr. Smith presented plans for a proposed accessory apartment that had been submitted to the Community Development Office. The plans were reviewed with the accessory apartment ordinance in mind. The fact that the accessory unit was separated from the main house by a breeze way was discussed. Councilmember Bayless expressed the opinion that the unit was a separate dwelling, not an accessory apartment. The fact that it would be owner-occupied was discussed. The various elevations of the structure were examined. Notification and the “no-complaint” response of the neighbors was verified. Whether the unit was considered “attached” to the main dwelling by the breeze way was considered. Contemplation was given to requiring the breeze way to be filled in. The consensus was to approve this application, revisit the accessory apartment ordinance, and consider amendments that would preclude accessory apartments being separate from the main dwelling in the future.
ADJOURN
The Commission adjourned at 9:20 P.M.
Certified as Correct, February 28, 2001
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Loren Morse, Chairman
attest,
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Kevin Smith, Planning Director |
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