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Home » City Government » Planning Commission » Minutes Archive; 2000 - 2002 » Planning Commission Minutes 2002 » January 23, 2002
January 23, 2002
The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, January 23, 2002 at 7:00 PM in the Lindon City Center Council Chambers at 100 North State Street, Lindon, Utah.
Conducting: Loren Morse, Chairman
Invocation: Bruce Carpenter, Commissioner
PRESENT ABSENT
Loren Morse, Chairman Lindsey Bayless, Councilmember
Lori Atchison, Commissioner Jim Peters, Commissioner
Bruce Carpenter, Commissioner Marilyn Simister, Commissioner
Evan Nixon, Commissioner (arrived 7:30)
Ron Anderson, Commissioner
Kevin Smith, Planning Director
Linda Agler, Administrative Secretary
Justin Draeger, Planning Intern
Matt Perkins, Planning Intern
The meeting opened at 7:00 PM
1. MINUTES
Review the Minutes of the regular meeting of January 9, 2002.
A review of the minutes of the regular meeting of January 9, 2002 revealed only two corrections as follows:
Page 4, line 31: replace the word “enclosed” with “enclose”
Page 5, line 37: replace the word “consider” with “considered”
COMMISSIONER CARPENTER MOVED TO APPROVE THE MINUTES OF THE JANUARY 9, 2002 MEETING AS CORRECTED. COMMISSIONER ATCHISON SECONDED THE MOTION. THE MOTION CARRIED WITH A UNANIMOUS AFFIRMATIVE VOTE.
2. PUBLIC COMMENT
There was no public comment made.
3. NEW BUSINESS (Reports by Commissioner)
Chairperson Morse stated that the Commission will be needing to vote on a new Chairperson and Vice-Chairperson this evening. He asked the Commissioners how they wanted to handle the vote. Since Commissioner Nixon was to be arriving soon, the consensus was to delay the voting until he arrived.
4. TROPHY HOMES - 1800 WEST 500 NORTH - ZONING ORDINANCE AMENDMENT
This is a request by the applicant for Planning Commission approval of a new Village Residential Overlay Zone within the Mixed Commercial Zone. If approved, this overlay zone will allow multi family housing in the vicinity of the new freeway off-ramp under construction on the west side of Lindon
Steve McKutcheon, from Blake McKutcheon Design and Dan Jones, President of Dan Jones & Associates were both present to discuss the proposed development and answer any questions from the Commission.
Mr. Jones explained that his firm was hired by Trophy Homes to conduct a survey in Lindon City to calculate how many residents were aware of the proposed development at 1800 West 500 North, and if they were opposed or in favor of that development. Mr. Jones indicated he was present to report his findings to the Commission. A lengthy handout of the survey was given to each of the Commissioners to follow along as Mr. Jones reviewed the outcome, page by page. The survey took place on January 8th and 9th, 2002. Random calls were made to 211 residents of Lindon between the hours of 4:30 PM and 9:00 PM. He informed the Commission that the survey’s minimum confidence amount was plus or minus 7%. He went on to say that 1 out of 3 of the calls made were completed and there were very few terminations. A termination happens when the question is repeated 3 times and the respondent still does not understand the question.
Mr. Jones described Governor Leavitt’s creation of “Envision Utah” and the role it played in the outcome of the survey. He claimed that of all the people he has worked with, in the past, Gov. Leavitt had the greatest vision.
Before Mr. Jones gave his summarization on each of the 20 answers given for the survey, he noted a few comments he felt the Commission should be aware of that were not about the survey, but his opinion in general, such as: 1) A 72% outcome of any group is considered a strong consensus and 60% is considered a good consensus. 2) Those answering with “somewhat, or probably” can be swayed. Those answering with “strongly or definitely” are have firm beliefs. He discovered the age group between 18 and 29 feel that housing is the most important issue to them. Water is becoming another big issue for many and is considered the most profound issue of the century.
After reviewing the survey Mr. Jones commented that more residents approved the development than opposed it. Commissioner Carpenter observed that those living closer to the development seem to be most opposed. Mr. McKutcheon thought those residents that have lived here longer seemed to have opposed it more. Commissioner Carpenter replied that time did not seem to be as important as age, income and location.
The Commission began to review the overlay ordinance page by page. Discussion regarding the density of the development soon ensued. Originally, the developers were asking for a density of twelve units per acre to be approved. The Commission felt negatively about that many units so the developers have returned with a counteroffer of nine units per acre. Mr. McKutcheon said the unit total was 550, now reduced to 440 units. He also said they have deleted some of the twin-homes and created detached single family homes as suggested by the City Council for variety in the development. Commissioner Atchison was still not comfortable with the nine units and felt six may be an improvement, upon the suggestion from Chairperson Morse.
Another concern was the width of the streets. Mr. McKutcheon said the streets are 20' wide in back of curb in some areas and 24' wide in others. Parking on the street would most likely be restricted or prohibited.
Shirley Matthews, resident of Lindon, was present and asked who would be carrying the cost for snow plowing and maintenance. Commissioner Nixon said there will most likely be an additional fee from the homeowners association to cover those costs. Lindon City taxpayers would not be footing the bill.
She also asked if this was the future for Lindon, having all the open spaces replaced by housing and development. Commissioner Nixon assured Mrs. Matthews that this ordinance would not be used for the whole city, but only for this area. This conversation created more discussion on open spaces and density. Commissioner Nixon asked why density has anything to do with the amount of open spaces. Mr. McKutcheon answered that it is more cost effective to put in the infrastructure for many homes instead of a few.
Setback footage was another issue the Commission had concerns and questions about. Commissioner Nixon felt the 20' structure setback stated on page 2 of the ordinance was a concern to him. He thought 20' was too small and no setback should be set. It was stated that commercial residential setbacks are 30'.
Kevin Smith reminded the Commissioners to ask themselves what other projects the city will be allowing in the area, since the development won’t drive commercial. Commissioner Nixon said if that became the only residential area with commercial surroundings, he would have issues with it. He would like to see larger areas of housing and plan for them. He also stated he did not like 20 or 30 homes in a row without a break and did not have a problem with the proposed 10' distance between the homes. Commissioner Atchison disagreed and stated she did have a problem with the 10' distance between single family homes. Chairperson Morse asked about a 0' setback. Mr. McKutcheon replied it was more difficult to create a light and airy feeling to the development. He designed it to have the homes on angles so that homes were not lined up in a row. He also invited the Commission to see a few of the developments he has designed in Salt Lake to assist the Commission with their decision-making. One development, he went on to say, is located at 104 South near Bangerter Highway called Ochre Park and another at 126 South 48 West. He said the city can have the development mixed with 50% of the project one way and 50% another, it is a bit more difficult, but it can be done. Commissioner Nixon thought the setbacks might need to be determined by lot size. This brought the discussion back to the density issue of how many units would be allowed on a lot. Since the ordinance indicated the specified amount of separation with less than 8 and more than 8 units, it was asked about 8 units only. Mr. McKutheon recommended 7 with a 20'-24' width between units.
Chairperson Morse remarked to Mr. Smith about the Commission’s handling of the rest of the ordinance, if the specific amount of units has not yet been determined He also asked what has been the city council’s response to any of the discussion. Mr. Smith replied the other items need not be discussed until that determination has been made and the Commission could meet with the Council for further discussion. Mr. Smith said he would request a joint meeting with the Council on or before their normally scheduled, February 12th meeting.
After this decision was made to meet jointly with the Council, the Commission continued for a short time, to debate the design and density of the proposal and impact to the city.
5. R-KARS - 190 SOUTH STATE STREET - NONCONFORMING SIGN MODIFICATION REQUEST
R-Kars would like to add a reader board sign to their existing nonconforming pole sign.
Mr. Smith informed the Commission that presently, R-Kars’ sign is a legal non-conforming sign and the Planning Commission would need to find a hardship on the owner in order for them to allow the reader board. Christine Santamaria, owner, was present to discuss the sign request.
Commissioner Nixon wanted to see the pole sign shortened about 4-5 ft and Commissioner Carpenter discussed visibility and overhanging of the sidewalk, should the sign be shortened. Ms. Santamaria said the oversized sign would look strange at that level. It was stated if Ms. Santamaria were to tear down the old sign and change it to conform, the Commission could possibly find it a hardship, however since they want only to modify the existing sign, it would not qualify.
Chairperson Morse read the modifications of requirements, section 18.04.040 from the city code and determined the request was not a hardship and the Commission could not grant approval. Commissioner Anderson explained to Ms. Santamaria that the Commission was not opposed to the reader board itself, but to the original pole sign she currently has. After more discussion, it was the consensus of the Planning Commission to not allow the modification requested.
COMMISSIONER NIXON MOVED TO DENY THE REQUEST BY R-KARS FOR A MODIFICATION TO THEIR LEGAL NON-CONFORMING POLE SIGN BASED ON THE FINDING THAT IT DOES NOT MEET THE ORDINANCE REQUIREMENTS. COMMISSIONER CARPENTER SECONDED THE MOTION. THE MOTION PASSED BY A UNANIMOUS AFFIRMATIVE VOTE.
6. ORDINANCE REVISION - 8.20 PUBLIC NUISANCES
The Planning Commission will review and possibly make a recommendation to the Council to adopt a new more detailed public nuisance ordinance.
Mr. Smith explained to the Commission that the ordinance before them did not require their recommendation but since it had land-related issues, he valued their input. He explained that there were some changes made to the ordinance.
The Commission wanted to be sure that under the “Inappropriate Noise” section of the ordinance, the time frame for construction work would be indicated. Mr. Smith said the ordinance does allow for it.
After review and some discussion, COMMISSIONER ANDERSON MOVED TO RECOMMEND TO THE CITY COUNCIL TO ADOPT THE NUISANCE ORDINANCE AS WRITTEN, HEREBY REPEALING PREVIOUS SECTIONS OF THE ORDINANCE AND ADDING NEW PROVISIONS FOR THE REGULATION AND ENFORCEMENT OF PUBLIC NUISANCE VIOLATIONS. COMMISSIONER NIXON SECONDED THE MOTION. THE MOTION CARRIED WITH A 5-0 VOTE IN FAVOR.
7. PLANNING DIRECTOR’S REPORT
Commissioner Nixon said he would not be able to attend the conference in March nor the joint meeting with the City Council in February. His suggestion to be given to the Council is to have less than the nine units per acre presently provided in the Trophy Homes development. He thought perhaps six in some areas and less than six in others could be considered.
Commissioners then decided to vote for the Chairperson and Vice-Chairperson of the Commission at this time. The vote was taken by secret ballot.
COMMISSIONER ANDERSON MOVED TO KEEP THE CHAIRPERSON AS STATUS QUO. Status Quo would mean another term for Chairperson, Loren Morse. COMMISSIONER NIXON SECONDED THE MOTION. THE MOTION PASSSED WITH A UNANIMOUS VOTE.
COMMISSIONER ATCHISON MOVED TO VOTE COMMISSIONER CARPENTER AS VICE-CHAIRPERSON. COMMISSIONER NIXON SECONDED THE MOTION. THE MOTION AGAIN CARRIED WITH AN AFFIRMATIVE VOTE.
ADJOURN
COMMISSIONER CARPENTER MOVED TO ADJOURN THE MEETING AT 10:05 PM. COMMISSIONER ATCHISON SECONDED THE MOTION. THE MOTION PASSED 5-0 IN FAVOR.
APPROVED - February 13, 2002
Loren Morse, Chairman
Attest,
Kevin Smith, Planning Director |
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