|
|
Home » City Government » Planning Commission » Minutes Archive; 2000 - 2002 » Planning Commission Minutes 2001 » January 10, 2001
January 10, 2001
The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, January 10, 2001 at 7:00 P.M. in the Lindon City Council Chambers at 100 North State Street, Lindon, Utah.
Conducting: Ron Anderson
Invocation: Lori Atchison
PRESENT
Ron Anderson, Chairman
Lori Atchison, Commissioner
Bill Johanson, Commissioner
Lucky Morse, Commissioner
Evan Nixon, Commissioner
Jim Peters, Commissioner
Lindsey Bayless, Councilmember
Kevin Smith, Planning Director
Venla Gubler, Administrative Clerk ABSENT
Jeff Southard, Commissioner
The meeting began at 7:11 P.M.
BUSINESS
1. Approval of Minutes
The minutes of December 13, 2000 were scheduled for review.
The minutes of December 13, 2000 were reviewed. The following corrections were made:
Page 7, Line 6: Add the phrase “at 10:00 P.M.” after the word “night.”
Page 7, Line 9: Delete the words “it would” after the word “out.”
Page 7, Line 38: Replace the words “AT THE” after the word “ABOVE” with the words “AT A.”
Page 7, Line 39: Delete the phrase “SCHEDULED FOR JANUARY 10, 2001.”
THE MINUTES WERE APPROVED AS CORRECTED BY CONSENSUS OF THE COMMISSIONERS PRESENT.
2. Public Comment
1. George Jacklin appeared before the Planning Commission representing Paul Magleby’s Freeway Business Park Plat “A.” Planning Director Kevin Smith told the Commissioners that Mr. Magleby had not commenced construction on the approved site plan within the prescribed 6 months. The Commissioners asked Mr. Smith if staff had any concerns with re-approving the site plan. Mr. Smith replied that the site plan had not changed from the previously approved application. The Commissioners discussed their remembrances of the conditions imposed for approval of the previous site plan. Commissioner Peters asked Mr. Jacklin about shielding the roof ducting. Mr. Jacklin informed the Commissioners that there was no exposed ducting, just a condensing unit on the roof. Mr. Smith told the Commissioners that he would research and determine whether the current site plan meets the conditions recorded in the minutes of the original approval.
COMMISSIONER PETERS MOVED TO APPROVE THE SITE PLAN FOR FREEWAY BUSINESS PARK PLAT “A” AS PREVIOUSLY SUBMITTED BY THE CONDITIONS PREVIOUSLY SET. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
2. Steve Wells of Wheeler Machinery, submitted the elevations and architectural treatments required by the Planning Commission at their meeting of December 13, 2000. The Commissioners asked Mr. Wells questions and looked over his plans. The type of block used in the fascia was discussed. Mr. Peters asked about shielding the mechanical appurtenances on the roof. Mr. Wells indicated that the roof would only have exhaust fans. All the ducting would be enclosed in the interior of the building.
COMMISSIONER NIXON MOVED TO APPROVE THE PLANS AND ARCHITECTURAL TREATMENTS SUBMITTED BY STEVE WELLS FOR WHEELER MACHINERY CONDITIONAL USE PERMIT AT 239 NORTH 1800 WEST IN MIDVALLEY COMMERCE CENTER. COMMISSIONER MORSE SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
3. New Business - Reports by Commissioners
Commissioner Johanson reported that he had read a newspaper article about a new ordinance enacted in West Point, Utah that protected farmers from complaints about noise and dust. The Commissioners concurred that this deserved further inquiry.
Commissioner Johanson asked about the poles and pennant signs just recently installed at R-Kars at 190 S State Street. Mr. Smith reported that he had been in contact with the owners and they were aware of the 30 day limit on pennant signs.
Planning Director Kevin Smith told the Commissioners that the agenda tonight was in order of application, but if the Commissioners desired, the order could be altered. He then asked the Commissioners if they would like to review a home occupation dance teacher that he had received complaints about. He presented pictures of cars blocking a neighbor’s driveway. Commissioner Peters asked if a limit of students had been placed on the business when it was approved. Mr. Smith replied that condition had not been placed. Chairman Anderson suggested asking the business owner to remedy the situation. Commissioner Peters suggested asking her for enrollment numbers to determine traffic in the area. Councilmember Bayless pointed out that the parking may be further exacerbated by the proposed trail slated for that street. Commissioner Morse asked if the Commission should set a time limit on resolution of the problem. Mr. Smith indicated that he would ask her to remedy the situation immediately. Chairman Anderson asked Mr. Smith to report on the situation and possibly ask the business owner to appear before the Planning Commission if the problem is not solved soon.
4. Public Hearing to consider approval of revised Lindon City General Plan
This is a public hearing to review and update the Lindon City General Plan. The Planning Commission will consider the request and make a recommendation to the City Council.
COMMISSIONER JOHANSON MOVED TO OPEN THE PUBLIC HEARING. COMMISSIONER NIXON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
Mr. Smith told the Commissioners that their present copy of the General Plan included all the comments from the last Public Hearing. Chairman Anderson commented that the last meeting had been almost exclusively devoted to the land use chapter and map. Mr. Smith discussed the land use maps submitted to the Planning Commission from the General Plan Committee.
Commissioner Peters expressed concern that the maps not limit the City’s options for development. Mr. Smith discussed the development moratorium on the areas affected by the I-15 Freeway Interchange. He explained that one of the questions facing the City is what to put in the areas between the freeway and Geneva Road, and north of the dump. He also questioned what kinds of commercial the City would like to attract and how much space to devote to their development. Mr. Smith presented a short description of a new proposed “mixed commercial” zone that may be the direction wanted by the City. He also presented what he called a “contingency plan.” He indicated that these plans would allow business to develop in the short term, and also allow other uses. The “mixed commercial” zone would combine the best features of the R & D zone and the General Commercial zone.
Commissioner Nixon asked what interest there had been in a residential component in the areas near the freeway. Mr. Smith indicated that he had received inquiries from parties interested in building high density projects.
Commissioner Johanson commented that the present plan reduced the Heavy Industrial zone east of the freeway. Councilmember Bayless expressed concern that the Heavy Industrial area be buffered by Light Industrial or R & D zones. Commissioner Morse suggested that Light Industrial be the primary buffer and the rest of the area east of the freeway be zoned R & D. The Commissioners asked Mr. Smith what plans Pleasant Grove may have for the border area along Lindon’s 700 North. Mr. Smith replied that Pleasant Grove was also questioning what to put into that area, but that they were discussing some Heavy Industrial, Light Industrial, Commercial and an area for Sexually Oriented Businesses.
The Commissioners discussed whether to keep the Light Industrial zoning in place for the Martin Snow/Universal Industrial building. The Commissioners considered both present and future use of the building and decided to recommend a Heavy Industrial zone for the building and its southern neighbors to connect the zone to the present Heavy Industrial zone.
Commissioner Morse asked if the General Plan Committee had any recommendations for a residential component. Commissioner Nixon asked if the “mixed use” zone included residential. Mr. Smith disclosed that this proposed “mixed commercial” zone did not include any residential. The Commissioners discussed various High Density projects in the 10-15 units per acre category. They also discussed including commercial with residential and mixed residential. The Commissioners discussed the residential “rooftop” requirements of a large commercial district. Plans for a golf course on the land fill site were also discussed.
Chairman Anderson asked for any public comment. There was none. Commissioner Peters proposed a boundary to buffer the Heavy Industrial with Light Industrial and suggested the balance of the area be zoned “Mixed Use.” He commented that the City could specify what uses would be unacceptable in the “Mixed Use” zone and leave it fairly open to development. Commissioner Nixon suggested that the written General Plan indicate a preference for “Mixed Use” in the area between the freeway and Geneva Road and observed that would tell developers that no Heavy Industrial would be considered, and only certain kinds of Light Industrial. Commissioner Morse expressed concern that the “Mixed Use” ordinance would possibly create a “hodgepodge” environment that would result in unhappy people and businesses.
The Planning Commissioners discussed Mr. Smith’s “Contingency Plan.” Commissioner Peters expressed a preference for an expanded R & D zone. He also commented that if an area was set aside for High Density the R-2 Overlay Ordinance would be unnecessary. Commissioner Nixon asked Mr. Smith what kinds of High Density projects had contacted the City. Mr. Smith replied that the developers were interested in a mixed residential concept of single family homes, townhomes, and apartments. Chairman Anderson asked what area they had expressed interest in. Mr. Smith indicated the area north of the landfill.
Commissioner Morse asked the Commissioners which map they preferred to recommend to the City Council. Commissioner Nixon expressed his preference for a map that would show Light Industrial buffering the Heavy Industrial, Commercial near the Interchange and along 700 North, and the rest mixed use. He also requested that the “finger” of Heavy Industrial including the Snow/Universal Industrial building be Light Industrial. Commissioner Atchison commented that the City would have to adopt the mixed use ordinance. Commissioner Johanson expressed his preference to make the Snow/Universal Industrial building Heavy Industrial. Commissioner Nixon observed that if that area was made Heavy Industrial, more Light Industrial area would be needed to buffer it. Commissioner Johanson replied that there was some Light Industry in the area and it would draw more. Commissioner Morse wondered if the mixed use concept would discourage developers. Mr. Smith replied that it may need some relaxing of the landscaping standards to appeal to some developers. Commissioner Atchison asked if there was any interest in a residential component. Mr. Smith suggested that a residential component in the area between the freeway and Geneva may preclude plans for sexually-oriented businesses on the Pleasant Grove side.
The Commissioners discussed how many maps to recommend to the City Council. Councilmember Bayless suggested 2 or 3 options and not just one. The Commissioners reached consensus on the suggestion of Light Industrial to buffer the Heavy Industrial, the Commercial near the freeway and along 700 North, and the rest in mixed use. Commissioner Peters asked about residential. Commissioner Nixon preferred that residential not be discounted entirely. Councilmember Bayless suggested a note about the Snow/Universal Industrial building to the City Council be added. Commissioner Nixon suggested residential be considered near the proposed train station and/or changing the mixed use ordinance to include residential. Councilmember Bayless expressed her preference for planned commercial rather than high density housing. The Commissioners decided on an Exhibit A and B to recommend to the City Council.
Mr. Smith presented changes in the other sections of the General Plan. The Commissioners discussed pages 10 & 11 on moderate housing. They discussed the number of multi-family housing units presently in the City. Mr. Smith directed the Councilmembers to the section dealing with Public Facilities. He discussed the encouragement of “stealth” technology for placement and construction of cell towers.
Commissioner Peters asked if a Lindon City Police Department was a goal of the City. Ms. Barbara Walker, a resident of Lindon, commented that the establishment of a Lindon City Police Department may be “pricey.” Mr. Smith observed that there may be considerable up-front costs, but the operating costs should be less. Mr. Smith noted the deletion of the sentence providing for library services and addition of the reason why those services are not included on page 41. The Commissioners suggested that page 38 on Storm Water include the words “distribute and convey.” They noted the addition of a Senior Citizen Center to services provided at the City Center. Emergency Power Generation for City Buildings was noted. The Commissioners discussed the wording of the requirement to place all electrical service lines less than 69 kV within Lindon City underground.
The addition of new park properties to the list of future park sites was discussed. Item #2 of the Trails and Pathways Guidelines was discussed. Chairman Anderson asked Mr. Smith to define the phrase “if at all possible” included in that statement. The Commissioners discussed the possibility of equestrian trails going through non-equestrian developments. Certain trails were discussed. It was suggested to allow them “as per the map of the Lindon City Trails and Pathway System.” Commissioner Nixon suggested encouraging all developments to implement multi-use trails in their site plans. Commissioner Peters asked about plans for the Lindon Marina and whether a bid to the State of Utah should be submitted sooner than later. Discussion of the ownership of the Marina ensued.
The Environmental Element was discussed briefly. The discussion of the Circulation Element was initiated. The street master plan was reviewed. The designation of Canal Drive as a collector in previous maps was noted. Commissioner Morse started discussion of the criteria for designation of major and minor collectors. Chairman Anderson suggested having Dave Thurgood of JUB Engineers evaluate Canal Street Drive. Commissioner Nixon suggested designating Center Street as a major collector all the way to the east side rather than as a minor collector. Ms. Walker asked the Planning Commissioners consider prohibiting culdesacs cul-de-sacs in the City. She cited reasons including traffic calming by disbursement, fairness to established residents, and public safety access. Councilmember Bayless commented that the proposed circulation map included the extension of 400 North from State Street to 400 West through the Church’s and Los Hermanos’ parking lots.
Commissioner Nixon expressed his opinion that he preferred culdesacs. He did not think that culdesacs cul-de-sacs encouraged concentration of traffic. He thought that the size of the collectors made more of a difference. He also questioned why the City should discourage private streets. Councilmember Bayless suggested that one reason may be that private streets are usually substandard. Commissioner Peters observed that the General Plan had a statement that required all streets to be constructed to City standards. Commissioner Johanson discussed the difference between long private driveways on flag lots and private streets. Commissioner Nixon observed that the discouragement of private streets and culdesacs may limit the flexibility of the City street plan. He suggested that the street master plan include major collector designations in the area between Geneva Road and the Freeway.
Ms. Walker asked the Commissioners to consider reversing the order of the sentence 1 and 2 on page 12 to encourage the use of existing housing stock for moderate income housing first and foremost. The Commissioners and Ms. Walker discussed the usage of the words “uninhabitable,” “underutilized” and “rundown” in that sentence also.
COMMISSIONER NIXON MOVED TO CLOSE THE PUBLIC HEARING. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
COMMISSIONER NIXON MOVED TO ADOPT THE REVISED GENERAL PLAN WITH THE RECOMMENDATIONS AS NOTED ABOVE. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
5. Lindon Collision - 750 North State Street - Nonconforming Sign Modification
This is a request for approval to modify the sign requirements to allow a low profile monument sign at Lindon Collision.
Mr. Smith informed the Commissioners that he, Fire Marshal Mark Hales and City Engineer Mark Christensen had visited the site to review it for traffic safety risks. They found that the proposal to lower the sign to the top of the planter did not pose a safety risk to traffic entering State Street from the business, but may pose a risk to pedestrian traffic on the sidewalk coming from the north. Commissioner Nixon posed the question to the Commissioners, “Is this a legal non-conforming sign, or an illegal sign?” Commissioner Johanson suggested that since the sign was located on Lindon’s north border with Pleasant Grove, the sign be left as is. Chairman Anderson observed that may set a precedence.
Commissioner Peters expressed his opinion that he didn’t know how much to change the sign so that it wouldn’t set a precedence. He observed that the whole building was a non-conforming site and that the required landscaping/fencing along State Street keeps getting knocked down because of lack of room between the business building and the sidewalk on State Street. He asked the owner of Lindon Collision about the circumstances which led to the installation of the sign and the payment of $200 to the sign company for the sign permit which was never issued by the City. Commissioner Nixon suggested enforcement on the sign company. Mr. Smith observed that this issue was caused by the sign company and there was no fault by the business owner. He quoted ordinance 17.16 concerning non-conforming sites. Commissioner Morse expressed concern about precedence.
City Attorney Gordon Duval addressed the precedence issue by pointing out Section C of 18.04.040 afforded protection to the City. He suggested that the Commissioner make unique findings that show any changes will not be contrary to the public interest. Suggestions of findings may include the location on the borderline with Pleasant Grove, the configuration of the building in relation to State Street and the front of the lot, that the planter box along State Street was required by the City to meet the landscaping ordinance, and that the proximity of the planter box to the sidewalk presented a safety issue.
Commissioner Morse confirmed with Mr. Smith that the sign presented no obstruction of vision to traffic entering State Street from Arctic Circle, only to pedestrians on that sidewalk. Commissioner Peters confirmed that the penalty for construction without a permit was double fees. Discussion of adding a skirt to the pole was held.
COMMISSIONER NIXON MOVED TO APPROVE THE REQUEST BY LINDON COLLISION FOR A SIGN PERMIT TO ALLOW THE EXISTING NON-CONFORMING SIGN ALONG STATE STREET WITH THE FOLLOWING FINDINGS:
1. THAT SINCE THE LOCATION OF THE SUBJECT PROPERTY LIES ON THE BORDER WITH PLEASANT GROVE,
2. THAT THE LOT AND BUILDING ARE A LEGAL NON-CONFORMING SITE IN ITS CONFIGURATION WITH STATE STREET,
3. THAT THE PLANTER BOX IS REQUIRED BY THE CITY TO MEET THE LANDSCAPING ORDINANCE FOR COMMERCIAL ZONES,
4. AND THAT THE PROXIMITY OF THE PLANTER TO THE SIDEWALK MAY PRESENT A PEDESTRIAN SAFETY ISSUE,
AND SETS THE FOLLOWING CONDITIONS:
1. THAT A MINIMUM 12" OF APPROPRIATE MATERIAL BE APPLIED TO THE POLE OF THE STRUCTURE AND
2. THAT CITY STAFF CONTACT STATE AGENCIES TO INITIATE PENALIZING THE SIGN CONTRACTOR.
COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
3. Aseptic Services - 85 South 1385 West - Conditional Use Permit - Warehousing and Storage
This is a request for approval to operate a warehousing and storage facility for the transfer and shipping of medical waste.
Mr. Smith informed the Commissioners that the City Council had reviewed the appeal by Aseptic Services. The City Council had recommended that the business apply for a conditional use permit for their warehouse operation and also apply to amend the land use table to allow medical waste incineration. He told the Commissioners that these applications would appear before them on January 24th. Councilmember Bayless suggested that Mr. Duval review the applicable ordinances with the Commissioners beforehand. Discussion of the poor business practices of the business occurred.
COMMISSIONER JOHANSON MOVED TO CONTINUE THE REQUEST BY ASEPTIC SERVICES FOR A CONDITIONAL USE PERMIT AT 85 SOUTH 1380 WEST IN WESTLIND INDUSTRIAL PARK. COMMISSIONER ATCHISON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
4. Sprint PCS - 111 South 725 East - Conditional Use Permit - Telecommunication Tower
This is a request for approval to construct a telecommunication tower on the east field of Oak Canyon Jr. High.
Mr. Smith discussed the background of the application with the Commissioners. He discussed the adoption of the Telecommunications Ordinance and the setting of the hierarchy of locations. He noted the priority of public property. He observed that the ordinance requires the applicants to substantiate why this location is needed.
Commissioner Nixon asked if this location had been chosen because of its elevation. Ms. Lin Alderman of Sprint PCS said that was part of the determination. The requirements of the site were discussed. Location, elevation, public property, permission by the school, area and contour were discussed. The fact that Orem City had first been approached for a location in the detention pond across the street was noted. The possibility of flooding of the equipment on that site was discussed. Commissioner Morse commented that this use may conflict with use of the soccer field and the path of students attending Oak Canyon Jr. High. Ms. Alderman showed how the site had been chosen by the principal of Oak Canyon to minimize conflict. Commissioner Nixon confirmed the height and diameter of the pole from the drawings submitted. Ms. Alderman reported that the design was engineered specifically for each site. The Commissioner discussed the site, aesthetics of the materials and possible concerns of the neighbors.
Administrative Clerk Venla Gubler, a resident of the affected neighborhood, expressed concerns about obstruction of the view and suggested the site be placed as close to 200 South as possible. Concerns about the proximity of the site to the path of students attending Oak Canyon was discussed. Commissioner Nixon suggested moving the site west. Commissioner Peters suggested moving the site north. He also suggested requiring notice to the neighborhood so they may voice their concerns. Ms. Alderman showed the Commissioner the propagation studies prepared by the RF engineers to support the present proposed location. Commissioner Peters asked about extending a power pole in the line on 200 South. The structural inadequacies of power poles and the dangers of climbing past electrical wires to maintain the tower were discussed.
COMMISSIONER NIXON MOVED TO APPROVE THE REQUEST BY SPRINT PCS FOR A CONDITIONAL USE PERMIT FOR AN 80-FOOT CELL TOWER AT 111 SOUTH 725 EAST WITH THE FOLLOWING CONDITIONS:
1. THE SITE BE MOVED A MINIMUM OF 200 FEET TO THE WEST.
2. THE SITE BE PLACED AS CLOSE TO THE SOUTH PROPERTY LINE AS TECHNICALLY FEASIBLE.
3. AND, NOTICES BE HAND DELIVERED TO THE NEAREST 20 HOUSES WITHIN THE LINDON CITY LIMITS.
COMMISSIONER PETERS SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR EXCEPT COMMISSIONER JOHANSON WHO VOTED NAY. THE MOTION CARRIED.
5. Alternative Society of Utah - 236 South 1250 West - Conditional Use Permit - Crematorium Facility
This is a request for approval to operate a crematorium in Lindon Harbor Industrial Park.
Mr. Smith reviewed the application with the Planning Commissioner and reported that the applicant had passed a fire marshal inspection. Mr. Susan Turpen, owner/manager of the Alternative Society of Utah, described her business as a work space only. She would provide funeral services at churches and community centers only. She described a similar business in Sandy and the advantages of cost of funeral services.
Councilmember Bayless asked Ms. Turpen to step through the process of serving her customers. Ms. Turpen reported the process of contact and serving the families of the recently deceased. Chairman Anderson confirmed that the room designated as the “family room” was only for small and brief farewell gatherings before a cremation or to dress a deceased person before a funeral at another location. Commissioner Peters asked about the emissions from the crematorium. Ms. Turpen confirmed that they were odorless and basically smoke-free. She disclosed that a plume of smoke may be emitted for a few seconds when a wood casket is chosen by the family to cremate with a body. She reported that the crematorium is fueled by natural gas. The average costs of cremation and a funeral were compared to those charged by the Alternative Society of Utah.
COMMISSIONER PETERS MOVED TO APPROVE THE REQUEST BY LARRY AND SUSAN TURPEN FOR A CONDITIONAL USE PERMIT FOR ALTERNATIVE SOCIETY OF UTAH, LOCATED AT 236 SOUTH 1250 WEST. COMMISSIONER MORSE SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
6. Lets Play Soccer - 150 South 1800 West - Zoning Ordinance Amendment - Indoor Soccer Arena
The applicant is requesting to amend the Standard Land Use Table allowing Indoor Recreational Facilities as a Conditional Use in the MD Zone.
Mr. Smith reviewed the application with the Planning Commission. He suggested that parking standards be discussed with the applicant. The limitation of uses to indoor recreational uses or just to indoor soccer was also discussed. Commissioner Peters expressed the opinion that the types of recreational uses should possibly be limited. He reported a use in Pleasant Grove that may undesirable. Commissioner Johanson pointed out that this lot in Ostler Industrial Park is contiguous to other recreational property by the landfill. Commissioner Nixon suggested expanding the existing open space zone to include this lot. Commissioner Johanson asked Mr. Mike Gregory if his business was “location specific.” He asked how customers were attracted. Mr. Gregory explained how leagues were booked and the time frames of games. Chairman Anderson commented that vandalism may be reduced with the proposed schedule.
Mr. Gregory discussed his proposed facilities with the Planning Commission. He disclosed that his building would be 28, 600 square feet or 110 x 260. He reported that he owned 16 similar facilities in the Western United States. Chairman Anderson asked if his operation was year-round or limited to the winter. Mr. Gregory reported year-round, but more in the winter. Commissioner Morse asked if any outside activities were anticipated. Mr. Gregory said no. Chairman Anderson asked about arcades and a snack bar. Mr. Gregory explained the interior set-up of the building to include a snack bar and two playing fields with bleachers that would seat 250 spectators. He disclosed that the “arcade” consisted of two or three old machines and was not the focus of the facility.
The Commissioners asked about the access indicated from 2000 West. The crossing of the canal was discussed. It was disclosed that Lindon City Public Works had requested no access across the canal because of the possibility of restricting the flow of this main canal. The Commissioners discussed the possibility of a bridge over the canal rather than the installation of a pipe. Mr. Gregory asked if the edge of the canal need to be landscaped and the Commissioner replied affirmatively. Another recreational use east of the freeway was discussed briefly as being located in a Light Industrial zone. Commissioner Nixon suggested allowing recreational uses in the Light Industrial zone when adjacent to a recreational zone or mixed use zone.
Mr. Smith suggested that this use may be compatible because of its location and proximity to a recreational zone. The Commissioners and Mr. Gregory discussed the use of the facility and confirmed that no arcade was included, just a few machines for children to use while their parents were playing or being spectators to other siblings. The support of the business by team fees was also discussed.
COMMISSIONER NIXON MOVED TO RECOMMEND APPROVAL TO THE CITY COUNCIL OF THE REQUEST TO AMEND THE STANDARD LAND USE TABLE BY PERMITTING CONDITIONAL USE INDOOR SOCCER FACILITIES IN THE MD ZONE WHEN AT THE PERIPHERY OF THE ZONE. COMMISSIONER JOHANSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.
7. Lindon Mixed Density Subdivision - 800 East Center Street - Design Review
This is a request by the applicant for beeback feedback from the Commission regarding a proposal to subdivide 9 lots with one lot being used for an R2 Overlay project.
Mr. Smith presented the application for a design review of a mixed density subdivision at approximately 850 East Center. The lot containing the R2 Overlay Project was pointed out and the layout discussed. Mr. Smith reported that the developer planned detached units with a 20 foot minimum distance between units.
Commissioner Nixon commented that the units needed to look like single family homes. The neighbor to the west, Mr. Bentley, and his possible access to the proposed street was discussed. The size and projected price range of the lots was discussed. The Commissioners considered whether the high density lot may reduce the marketability of the remaining lots. Commissioner Nixon suggested reconfiguring the R2 Overlay project into townhomes and space them further apart so they look more like houses. The size of the driveway into the project was discussed. Commissioner Johanson suggested moving the Overlay project to Lot 8. Moving the project to Lot 6 and creating a drive through was also discussed. Commissioner Nixon suggested moving the Overlay project to Lot 2 or 3 for frontage on Center Street and creating a flag lot of the current proposed high density lot. Discussion of access to Center Street and a culdesac/turnaround on that access was held. Parking standards for projects were discussed. Commissioner Nixon summarized the discussion for the developer. He suggested that access in and out of the R2 Overlay project be studied carefully for safety and expressed a preference for twinhomes that look like single family homes.
8. Sign Ordinance Amendment - 18.03.030(5) - Billboards
This is a staff request to amend the Billboard section of the sign ordinance allowing relocation of billboards when they conflict with I-15 Interchange construction projects.
Commissioner Nixon asked why the billboard should be put back up. Mr. Smith explained that a currently existing billboard will be in conflict with the new I-15 Interchange on/off ramp. Since the city is has bought the land and is requiring the on/off ramp, the billboard will have to be relocated to another piece of property. The Commissioner discussed paying out the lease and relocation. The proposed site of relocation was reviewed. Chairman Anderson pointed out possible conflicts in the relocation site with drainage ditch maintenance and asked that the billboard site be pushed away from the property lines.
COMMISSIONER NIXON MOVED TO APPROVE THE REQUEST TO REVISE THE SIGN ORDINANCE 18.03.030(5) AS PROPOSED AND RECOMMEND THAT WORDING BE ADDED THAT WOULD LIMIT THE USE OF THE RELOCATION SITE FOR A BILLBOARD ONLY UNTIL THE END OF THE CURRENT LEASE. COMMISSIONER PETERS SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR EXCEPT CHAIRMAN ANDERSON WHO ABSTAINED FOR A POSSIBLE CONFLICT OF INTEREST. THE MOTION CARRIED.
9. City Council Request to Revisit Ordinance 2000-5, Building Height
The City Council has asked the Planning Commission to review and give recommendations on the Building Height Ordinance.
Mr. Smith reported that the building plans for the first home in Canberra Heights had been received. He observed that this is the first home to have the building height standard for the Hillside Overlay zone applied it. It was discovered by Chief Building Inspector Phil Brown that because of the steep pitch of the roof, this home will be taller than any allowed otherwise in the City. Since the intent of the building height ordinance for this Hillside Overlay ordinance had been to actually lower the height of buildings, it has been suggested that the Planning Commissioner and the City Council revisit and review this ordinance.
Commissioner Nixon commented that it was the intent of the ordinance to have shorter homes to protect the view shed of the City residents. Mr. Steve Tanner, of Canberra Development, expressed his opinion that the standard should be the same city-wide. He expressed concern that application of this ordinance would not allow a rambler like those on the west side of McKinley Drive to be built on the east side of this street. He recounted the history of the development of this ordinance and reiterated the development company’s opposition to this standard. He stated that these hillside lots were big lots and would probably have bigger homes built on them. He felt that whatever could be built in the rest of the city should be allowed in the Hillside Overlay zone.
Commissioner Nixon suggested that the present standard be applied first, then if the building was taller than the rest in the city, the regular standard be applied, or maybe a maximum height at any one point be added to the Hillside Overlay standard. Commissioner Peters expressed confusion over the definition of the “midpoint” of the roof structure. Mr. Tanner observed that the pitch of the roof makes a difference in the midpoint of the roof. The Commissioners discussed the Hillside Overlay building height and exterior building design standards ordinance.
COMMISSIONER NIXON MOVED TO RECOMMEND TO THE CITY COUNCIL THAT THE HEIGHT ORDINANCE OF THE HILLSIDE OVERLAY BE AMENDED TO SAY WHERE THE HEIGHT OF A BUILDING BEING EVALUATED ENDS UP TALLER THAN WOULD BE ALLOWED BY THE STANDARD CRITERIA, THEN THE STANDARD CRITERIAL OF THE REST OF THE CITY SHALL APPLY. COMMISSIONER MORSE SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR EXCEPT COMMISSIONER PETERS WHO VOTED NAY. THE MOTION CARRIED.
ADJOURN
The Commission adjourned at 12:25 A.M.
Certified as Correct, January 24, 2001
_______________________________
Ron Anderson, Chairman
attest,
_____________________________________
Kevin Smith, Planning Director |
|
|
