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Home » City Government » Planning Commission » Minutes Archive; 2000 - 2002 » Planning Commission Minutes 2001 » Septermber 12, 2001
Septermber 12, 2001
The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, September 12, 2001 at 7:00 P.M. in the Lindon City Council Chambers, 100 North State Street, Lindon, Utah.
Conducting: Loren Morse
Invocation: Kevin Smith
PRESENT ABSENT
Loren Morse, Chairman
Lori Atchison, Commissioner
Evan Nixon, Commissioner
Ron Anderson, Commissioner
Bill Johanson, Commissioner
James Peters, Commissioner
Lindsey Bayless, Councilmember
Kevin Smith, Planning Director
Linda Agler, Secretary
Mark Christensen, City Engineer
Matt Perkins, Planning Intern
The Meeting began at 7:00 PM
1. APPROVAL OF MINUTES
The minutes of the regularly scheduled meeting of August 22, 2001 were reviewed. The following corrections were made:
Page 7, Line 2: Replace the word “that” with the word “than”
Page 8, Line 24: After the word “project”, insert the word “and”
Page 8, Line 26 Replace the words “She noted” with “Commissioner Atchison” and replace the word “it” with the words “a housing project”
Page 10, Line 1 Replace “All Presented” with “All Present”
Kevin Smith, Planning Director, reported there will be an Open House tomorrow evening at 7:00 PM, to discuss Trophy Homes and felt the General Plan committee should attend. He thought it would last about an hour.
COMMISSIONER JOHANSON MOVED TO APPROVE THE MINUTES OF THE REGULAR MEETING OF APRIL OF AUGUST 22, 2001. COMMISSIONER PETERS SECONDED THE MOTION. THE VOTE WAS UNANIMOUSLY APPROVED. THE MOTION CARRIED.
2. PUBLIC COMMENT
Steve Larson, developer, was present to discuss his plan submittal for a storage project across the street from the Lindon Cannery on West Center St.
Commissioner Johanson said it looked to him like the project was already underway with no approval. Mr. Larson responded by saying, his crew has been cleaning the drain and moving dirt, which, Kevin Smith says, is allowed at this point. Commissioner Johanson reminded Mr. Larson that there is a high water table on that property.
Mr. Smith explained to the Commission, that there are a couple of issues needing review, before the permit process will begin.
1) The proximity of the building to the property next door. The offset, according to the code is anywhere from 0' to 20'.
2) proper fencing between the two properties.
Pictures and maps were presented to the Commission which explained in better detail the minor concerns staff has with the project.
While discussing the offset footage, Mr. Larsen said he felt a mid-point of 10' would be a good compromise because no stipulation between the manufacturing and residential setbacks were written in the code.
The code does require a 7' high masonry/concrete fence but Mr. Larsen claimed he was not against even having a 10' fence which would further restrict sight into the yard from neighbors. Mr. Larsen’s intent is to park trucks, loaders and other heavy equipment behind the proposed storage units.
Mr. Larsen was concerned that he may purchase Mr. McMillan’s property to the rear and does not want to build a concrete fence all around the perimeter, if one day he would expand on that property.
Commissioner Nixon noted that a chain link fence could go in on the back side of the lot for now where the property butts against the residential area, but may need to have it changed at a later time.
Commissioner Ron Anderson said he was not comfortable with just a wall separating the property to the east of this lot. Discussion then ensued about planting trees as a buffer.
One of Commissioner Nixon’s concerns was the city might be setting a precedence by not forcing Mr. Larsen to fence the entire property, only where residential areas are butting against the property. This did not seem, however, to be as much of a concern to the other commissioners.
Mr. Larsen asked if he built the building 20' in from the property line and put up a 10' fence, would the project be likely to be approved. Commissioner Anderson thought Mr. Larsen should meet with his neighbors to see if what was discussed at the meeting meets their approval. If he could not get a consensus with the neighbors on the fence, he would be allowed to build a 7' fence as allowed by code. It was the intent of the commission to have the neighbors negotiate, not only the fencing issue, but perhaps planting trees as a divider in addition or instead of the fence. The setback of 20' was thought to be adequate and Kevin pointed out that there is 50' from the edge of the building to the parking stalls. The project will need to come before the Development Review Committee, after the neighbors have been contacted. No promises of approval or denial were made.
Rex Daley, developer of Bald Mountain, asked if the city intended to install sidewalks on the north side of Center Street near Ercanbrack’s home. Chairman Morse, said Kevin will check and report back.
3. NEW BUSINESS (REPORTS BY COMMISSIONERS)
Commissioner Johanson reported that a resident on100 South has a corral too close to the road and the house. Kevin Smith thought the setbacks were satisfactory, but said he would check them and report back to the Commission.
Commissioner Jim Peters asked why Jim Joyner was not required to install the full street width for Timpvale Subdivision on the corner of 480 North and future Main Street. Mr. Smith said he would check on this also.
Commissioner Nixon said he did not remember the approval of Gateway Plat C, located at 200 South 800 West, but saw utilities are currently being installed. Mr. Smith assured him the project had approval.
Chairman Morse informed Kevin Smith that he would be traveling on October 10 and would not be able to attend the next meeting as wouldn’t, the vice-chair person. Commissioner Ron Anderson was chosen to conduct the next meeting.
4. Meadows @ Bald Mountain, Plat “B” - 700 East 800 North - Preliminary Subdivision Request
This is a request for preliminary approval of a 21 lot residential subdivision on the east foothills of Lindon.
Planning Director, Kevin Smith asked Mark Christensen, City Engineer, to present the status of this item to the Commission. Mr. Christensen explained to the Commission that this is a continuation of the discussion made a few months ago. He said for the most part the submittal of plans were good but grading for the road stub-in, still remains the biggest issue before the Commission. The storm drain calculations, was another issue pending. He felt this would be a good time to resolve some of these problems before continuing with the approval process. He went on to say that two of the lots (47 and 48) will be needing retaining walls along the aqueduct. The Commission was concerned with the grade percentages and Mr. Christensen replied that even though “Flatter would be better.”, the slope percentages meet the ordinance’s requirements.
Mr. Christensen addressed the Commission’s concern that the Hillside Ordinance would be compromised by this development. He stated that none of the lots meet the Hillside Ordinance and both discussed this to some extent. The Hillside Ordinance is used on a lot by lot basis, he went on to say. Commissioner Nixon said he didn’t feel it was right that the grading was to be done outside of the platted area, and was very concerned about possible damage to the hillside. Mr. Christensen commented that the grading cut was about 20' vertically and would still need to meet the Erosion Control Plan Standards before final approval could be given.
There was discussion as to whether the City Council might look at modifying the grading ordinance in order to eliminate similar problems in the future.
Mr. Daley briefly mentioned that Pleasant Grove City seemed to agree to the water line placement on the edge of the border between the two cities, but they want to see the plans and possibly discuss future fire station development.
Commissioner Nixon still concerned about the effect this layout has on the hillside, suggested stubbing in the road to the back of lot 50 on the north side and removing lot 49 all together. Mr. Daley was in agreement to that suggestion.
An associate of Mr. Daley’s asked how long it would take the council to modify the code for grading. Mr. Smith asked Lindsey Bayless, Councilmember, the same question. She replied that she questioned if it would be as easy to modify as they might think.
COMMISSIONER EVAN NIXON MOVED TO APPROVE THE REQUEST BY REX DALEY FOR PRELIMINARY APPROVAL OF A SUBDIVISION, MEADOWS AT BALD MT., PLAT “B” AT APPROXIMATELY 700 NORTH 800 EAST AND RECOMMEND APPROVAL TO THE CITY COUNCIL WITH THE FOLLOWING RECOMMENDATIONS: THAT LOT 49 BE REMOVED FROM THE PLAT SO THAT THE SUBDIVISION BECOMES 20 LOTS AND AS A RESULT, 750 NORTH STREET WILL ONLY EXTEND TO THE EAST LOT LINE. THAT STORM DRAIN PLANS, PERMANENT AND TEMPORARY, BE SUBMITTED AND EROSION CONTROL BE APPROVED BY THE CITY ENGINEER.
Before a second was made, Commissioner Nixon remarked about requirements for bonding and installing a planter strip right-of-way on 700 North and 750 East. Mr. Smith said the new General Plan allows modification for the strip. Mr. Daley felt the strip would create more engineering and maintenance. Commissioner Nixon still felt it should be done.
COMMISSIONER NIXON ADDED A RECOMMENDATION TO HIS MOTION THAT THE COUNCIL CONSIDER USING THE NEW STREET CROSS SECTION FOR THE ROADS IN THE PROJECT. COMMISSIONER JIM PETERS SECONDED THE MOTION. THE MOTION PASSED WITH A UNANIMOUS VOTE OF 6-0.
5. A.J. Investments - 335 South 1250 West - Design Review
This is a request by the applicant for Planning Commission input on a project design for RV Storage Units in Lindon Harbor Industrial Park.
The applicant, Alan Johnson, was not present for the discussion, so Mr. Smith presented the item to the Commission for review. He explained that the storage units would be made of concrete block and mason work and a caretaker facility is proposed Mr. Smith said he needs to look at Mr. Johnson’s landscaping ideas, but felt good about the caretaker facility for security reasons.
Commissioner Nixon was concerned about Mr. Johnson’s outside storage. Mr. Smith said the Light Industrial Zoning allows for outside storage but if it is junk, an 8' sight obscuring fence will be required.
Commissioner Anderson asked about the caretaker facility. Mr. Smith said the facility would fall under conditional use permit conditions.
Pictures and landscaping issues will be addressed in two weeks when the applicant can be present.
6. Zoning Map Amendment - Public Hearing
This is a City-initiated request to amend and revise the Lindon City Zoning Map for approximately 750 acres on the west side of Lindon. This zoning map amendment proposes to change property currently zoned Manufacturing Distribution, General Manufacturing and Mixed Use to Mixed Commercial, General Commercial, Light Industrial and possibly Mixed Use. These proposed zoning map revisions are located approximately between Center Street to 800 North and Geneva Road to 2800 West, Lindon.
COMMISSIONER BILL JOHANSON MOVED TO OPEN THE PUBLIC HEARING.
COMMISSIONER EVAN NIXON SECONDED THE MOTION. THE MOTION PASSED WITH A VOTE OF 6-0.
Kevin Smith reviewed with the Commission the City’s plan for zoning near the new off-ramp currently under construction.
He summarized the new zoning, if approved, will be used for low intensity, research/development, and light industrial businesses. Currently the area is zoned for heavy industrial. There was some discussion regarding the proposed Trophy Homes development, which if approved would be nestled in this new zone at the location of 1700 West 500 North. He further stated that the City could do a housing overlay zone which could allow multi-family housing such as the Trophy Homes development, to be included under that zoning.
Commissioner Evan Nixon liked the idea of buffering open space with residential use instead of the other way around. He also asked Mr. Smith if he considered the density of the proposed Trophy Homes project. Mr. Smith answered we as staff had and that we are more concerned with the design of the project then the density.
Mr. Smith stated there is currently property in the MU zone (Mixed Use), being evaluated for possible recreation purposes.
Commissioner Peters claimed he has seen projects done in this manner and they turned out very well.
Commissioner Johanson was happy to see the heavy industrial reduced before it became too late. Mr. Smith agreed, and made the point that if a developer were to come before the city with a heavy industrial proposal, the city must respect the present zoning ordinance since it takes precedence over the general plan.
When Mr. Smith was asked by Commissioner Nixon why the city hadn’t changed the zoning before this. Mr. Smith responded, saying some areas have been changed. Mr. Smith said he would like to see it changed now before it conflicts with the city’s goals and become more compatible with the new off-ramp. Mr. Smith also noted that Lindon would like the medium industrial to border Pleasant Grove, since they have heavy industrial on their side.
Commissioner Nixon felt since there was no public comment given, regarding this issue, it might be wise to inform the neighbors of the areas affected. Mr. Smith indicated that the vast majority of these property owners have been involved in this planning process and are aware of the changes taking place.
COMMISSIONER BILL JOHANSON MOVED TO CLOSE THE PUBLIC HEARING AND COMMISSIONER RON ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR.
Commissioner Ron Anderson said he considered himself in conflict of interest and asked to abstain from the vote.
COMMISSIONER JIM PETERS MOVED TO ADOPT THE GENERAL PLAN AS EXHIBIT 1 SHOWS.
COMMISSIONER EVAN NIXON SECONDED THE MOTION. THE VOTE WAS 5-0 IN FAVOR.
7. Planning Director’s Report
Mr. Smith reported there will be a Transportation Open House, Thursday at the Orem Senior Center. An URMMA (Utah Risk Management Mutual Association) meeting will be held Tuesday evening at 6:00 PM in the City Council Chambers, with the attorney and council present. They will try to meet every 3 or 4 months.
Mr. Smith said in an effort to bring more of the basement apartment applicants into compliance the staff has decided to remove the sewer impact fee of $1200.00 on their permits.
COMMISSIONER RON ANDERSON MOVED TO ADJOURN THE MEETING AT 9:10 PM. COMMISSIONER PETERS SECONDED THE MOTION. THE VOTE WAS UNANIMOUS IN FAVOR.
Certified as Correct, September 26, 2001
__________________________________
Loren Morse, Chairman
Attest,
___________________________________
Kevin Smith, Planning Director
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