The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, July 14, 2004 in the Lindon City Center, City Council Chambers, at 100 North State Street, Lindon, Utah.

Conducting: Dustin Sweeten, Chairman
Invocation: Gary Godfrey

Dustin Sweeten, Chairman
Ron Anderson, Commissioner
Julie Bryner, Commissioner
Gary Godfrey, Commissioner
Jim Peters, Commissioner (arrived at 7:30 p.m.)
Kevin Smith, Planning Director
Venla Gubler, Administrative Clerk
James McMurray, Planning Intern

Evan Nixon, Commissioner
Marilyn Simister, Commissioner

The meeting began at 7:09 p.m.

1. PLEDGE OF ALLEGIANCE

Chairman Sweeten led the audience, staff and Commissioners in the Pledge of Allegiance.

2. APPROVAL OF MINUTES

There were no minutes presented for approval.

3. PUBLIC COMMENT

There was no public comment.

4. NEW BUSINESS (Reports by Commissioners)

Commissioner Anderson asked about the fence around the detention pond on the Wal-Mart site. Mr. Smith explained that Wal-Mart chose to fence the facility for liability purposes. Commissioner Anderson requested Wal-Mart clean the gravel out of the irrigation ditch on 800 West on the south end. He explained that the ditch’s capacity had been reduced. Mr. Smith replied that he would pass the request on to Wal-Mart. Commissioner Bryner commented that the driveway on the east side seems too narrow.

Chairman Sweeten reported that his neighbors have asked about car lots being allowed to park their sale vehicles on the streets. He reported that he had counted ten cars parked on State Street on his way to the meeting tonight. Mr. Smith replied that he would bring this up with the business owners.

Commissioner Bryner asked if the city had finished the study on widening 200 South. Mr. Smith was not sure and added that this would be a project carried out over several years because of the lack of public easements. Councilmember Bayless agreed that it would be slow process.

Commissioner Anderson asked for a report on Low Book Sales from the Council meeting. Chairman Sweeten replied that the move was approved and commented that the design review and site plan would be coming to the Commission soon. Commissioner Anderson asked if the ownership of the nonconforming use had been resolved. Mr. Sweeten replied yes.

5. T.L.C. LANDSCAPING - 1483 WEST 70 SOUTH - SITE PLAN AMENDMENT

This is a request by Tucker Lawn Care for approval of a landscape materials storage area and composting operations.

Mr. Smith displayed the aerial photo of the area and explained that Mr. Tucker’s business involves lawn care, landscaping, firewood and composting. He has four lots–two of which are used for product storage and composting. He has not received approval for the composting operation and needs landscaping on one of the lots. This application is for approval of a site plan amendment and the composting operation. At the last meeting, the Planning Commission had asked for notice to be given to the neighbors about this meeting. Mr. Smith noted there had been complaints received in the past from neighbors about odor from the composting operation. He presented pictures of the lots and pointed out the raw materials pile and the compost pile. He had received a letter from one neighbor that could not be present tonight–Roofers Supply. He read the letter to the Commissioners. Mr. Smith presented the proposed site plan. He commented that the Lindon City Code allows materials to be stored behind a sight-obscuring fence. He added that staff’s concern is that there is no employee parking on site.

Mr. John Tucker told the Commission the reason he is composting is to handle clean-up from his landscaping business. He commented that it is getting too expensive to transport waste materials and pay the dump fees. He can use the property to store, grind and compost this raw material and then sell it. This helps to solve a problem. He informed the Commission that he needed storage for other materials like sand, gravel and playground chips also. He observed that these are a necessity for his particular business. Commissioner Bryner confirmed that he uses the fourth lot for the composting operation. Mr. Tucker replied yes and explained that he stores the raw materials for four to five weeks and has a shredder on contract that comes to grind the materials. He pointed to the pile shown in Mr. Smith’s pictures and noted that this pile is about three to four weeks collection. He offered to curtail the size of the pile if it would help and to move the pile to a location farther back on the property. He commented that he would be installing landscaping, a fence and trees to contain and obscure storage of the materials. He observed that the issue of odor his neighbors are complaining about was caused by manure that he used last year. He informed the Commission and public that he was not using the manure any more and the smell is <STRIKE>not</STRIKE> a fraction of last year’s odor. He wants to be a good neighbor, but does not know how to get around this issue of odor. He suggested that odor has varying opinions. He observed that he has worked hard to keep his property organized and neat, and would like to continue his composting operation. He pointed out other problems in the neighborhood with a city-owned canal and asked for help from the City in solving some of these issues. He also commented that parking is another issue that will be mentioned.

Commissioner Bryner commented that she had visited the site and, although it felt organized, was concerned about the height of the pile. She observed that a patron of the woodworking shop next door would not be able to see approaching vehicles before turning into the street. Mr. Tucker replied that he could put the pile farther back. Commissioner Anderson asked when the odor is most noticeable. Mr. Tucker replied that odor is released when the pile is turned. Commissioner Anderson commented that the odor, to him, is reminiscent of wet grass clippings. He suggested that the raw materials pile could be ground more often to limit the size and height and the composting pile could be stirred less often. Mr. Tucker agreed that this may help. Commissioner Anderson asked if the odor is more apparent in the summer or winter. Mr. Tucker replied that because the summer has more heat and more grass, the odor is more apparent.

(Commissioner Peters arrived at 7:30 p.m.)

Commissioner Godfrey asked about the parking issue. Mr. Tucker explained that the employees from Roofer’s Supply, Burton Lumber and his business all park on the street. Commissioner Anderson commented that the street to the west is wide, but the street on the south is narrow and tight. Mr. Tucker described the parking problems with the businesses on this street. Chairman Sweeten observed that the Lindon City Code requires a business to provide parking for their employees within the property. He suggested that all the businesses here need to take care of their employees’ parking needs. Mr. Tucker replied that he was not opposed to including parking. Commissioner Anderson commented that the site plan should include employee parking.

Mr. Ben Platt, TLC employee, commented that Mr. Tucker is taking a waste product and turning it into a useful product. He felt that this should be encouraged. He can understand the concerns, but felt that Mr. Tucker is doing something beneficial. He commented that odor is part of the process of composting. It can be limited, but the composting odor is part of nature.

Mr. Glen Ricks of 529 West 100 South told the Commission that the residents of Lindon need somewhere to put their tree trimmings and grass clippings. He commented that he uses the service and that he has noticed an odor only one or two times. He suggested that the dump and sewer plant had more of a problem with odor than this business.

Mr. Gary Powell, neighbor and owner of the empty warehouse to the east, agreed that Mr. Tucker has the right to operate his business and had no complaints until he started the dump and compost pile. He explained that he has been trying to lease his building for two years, but potential occupants point to the flies and odor as reasons for going elsewhere. He commented that the pile is huge at times and the flies are profuse. He added that the pile has been so large at times that they have used his property to access the site and the pile has been against his building. He observed that he does not agree that the composting problem does not affect the neighborhood. He addressed the parking problem and observed that employees and customers are parking on his property because there is no other parking. He was grateful to see that Mr. Tucker is trying to solve the problems, but the property is not zoned for composting and he would like to see it discontinued.

Mr. Lynn Clark of Scenic Services in Lindon pointed out his building on the aerial photo situated to the north of Mr. Tucker. He informed the Commission that he moved in three years ago. He respects Mr. Tucker’s efforts to recycle and agrees that this is a good use for waste materials, however, the property is not zoned for this operation. He agreed that the operation has an odor problem–not as bad as last year, but still bad. He explained that his building gets hot and they open the doors. There is a fly problem associated with the compost. He also noted the problems with the canal and a problem with mosquitoes. He commented that he had placed a large amount of fill to be above the water table. He commented that the landscaping company alone is great, but the composting smell is there. His customers have also commented on the odors. He explained that at first he thought it was the transfer station, but has since determined that it is the composting operation.

Chairman Sweeten asked if there was other public comment. There was none. Mr. Tucker observed that the flies and mosquitoes were there before the composting. He does not feel that he contributes to this problem. He suggested that Mr. Powell’s leasing problems were due more to the economy than his composting operation and noted that he had a property on State Street that had also been slow to lease. He denied that his employees were using the neighboring parking lot and again asserted that he wants to be a good neighbor.

Chairman Sweeten asked for staff’s perspective on whether the use is allowed. Mr. Smith replied that the Standard Land Use Table has a listing for "landscaping, offices and storage" as a permitted use. The argument exists on whether composting is part of the landscaping use. He suggested that the aesthetics of the site can be addressed, but the odor technically falls under a public nuisance. There have been three complaints. He suggested that if the Planning Commission can address the odor and aesthetics issues to the satisfaction of the neighbors, the operation can be approved. If these issues cannot be satisfied, then the operation cannot be approved. Commissioner Anderson expressed the opinion that the storage of finished compost as a landscaping material is allowable, but the making of compost is beyond the scope of this zone. He suggested reducing the volume of the operation, or moving the operation to another location that would be more compatible. Mr. Plat asked what difference it would be to import the finished compost or make it here. Commissioner Anderson replied that finished compost usually has no odor.

Chairman Sweeten observed that a poor economy makes it hard to lease commercial or industrial property, but if there is an objectionable neighbor to a property, customers will choose to lease elsewhere. He agreed that he was not absolutely sure that composting fits in this zone and asked Mr. Tucker if he would be complaining if this operation was next door to him. He had visited the site today and felt that the raw materials pile was objectionable. Mr. Tucker offered to move the pile farther to the rear of the property. Chairman Sweeten observed that the code allows neat piles of materials storage and the intent of a fence is to obscure storage yards. He asked Mr. Smith for an interpretation of the code if a business stacks above the fence. Mr. Smith replied that if the product is one that is being sold, it may be stacked above the fence. He added that salvage materials must not exceed the height of the fence. Chairman Sweeten observed that the raw composting materials are not being sold.

Commissioner Peters asked what kind of fence Mr. Tucker is proposing. Mr. Tucker replied that he will construct a six foot block fence. He commented that he is one of the few businesses in this area that has live grass and trees. Most of his neighbor’s landscaping is not maintained. Commissioner Bryner asked if a six foot fence is high enough. Mr. Smith read from the Lindon City Code that "authorized storage must be enclosed in an eight-foot fenced area." He added that if the Commission decides that the raw materials are salvage, the pile must be kept to eight feet. Commissioner Peters asked about access to the lot. Mr. Tucker replied that there is no entry or exit way to Lots #3 and #4. The storage area will be accessed from Lot #2 where his offices are located.

Chairman Sweeten asked Mr. Clark what measures would mitigate his concerns. Mr. Clark replied that the odor is his main concern. Chairman Sweeten asked Mr. Powell the same question. Mr. Powell replied that he felt the operation should be reduced to landscaping material only and no composting. Commissioner Bryner asked if the wall with no entrance would fix the problems. Mr. Powell expressed the opinion that an eight-foot wall was not high enough. Commissioner Bryner asked Mr. Powell his main concerns. Mr. Powell replied that odor and aesthetics are his concerns. Chairman Sweeten commented that aesthetics can be addressed, but odor is harder to control. Commissioner Anderson asked if there were additives that reduce the odor. Mr. Tucker suggested curtailing the amount of grass in the pile.

Chairman Sweeten suggested that the Commission could approve the composting on a temporary basis to allow Mr. Tucker time to address the problems with the neighbors. Mr. Tucker commented that he would not be opposed to this suggestion and added that the composting portion of his business is a small part. He does not depend on the composting financially. He noted that if he can’t appease his neighbors, he was willing to abandon it. He added that he was not sure how to appease his neighbors.

Commissioner Peters observed that there are three issues here–aesthetics, storage in the yard and composting. He expressed the opinion that this is not the place for a dump and suggested that Mr. Tucker consider moving the composting operation to another location that is compatible. Commissioner Anderson agreed that the composting is the problem and creates friction with his neighbors. He expressed concern that Mr. Tucker may spend money to solve the problems and then still have the problem with odor. He observed that the Planning Commission would like to work with him, but sometimes a use is just not compatible. Commissioner Bryner agreed. She commented that the City should address the problems with the canal, too. She added that the parking issue should be addressed. She pointed out that this area has a potential for more growth and parking needs to be addressed now. She commented that the odor is unpleasant.

Commissioner Godfrey observed that this business was not any more odorous or unaesthetic than similar businesses on 2000 West near the freeway or on 200 South. He felt that Mr. Tucker was trying to find a compatible location and had already moved once from State Street because of complaints there. He suggested that the landscaping and parking can be solved, but that the odor problem cannot be solved. He observed that the composting operation has started the problems and that it is a serious concern. He commented that the composting operation deals with rot and there is no way to get around that. He also had noticed the smell and agreed with the neighbors that it was not enjoyable. Commissioner Peters asked if the fence was necessary if no composting was done on site. Mr. Smith agreed that storage of salable materials did not need a fence.

COMMISSIONER PETERS MOVED TO APPROVE THE REQUEST BY TUCKER LAWN CARE FOR AN AMENDMENT TO HIS SITE PLAN FOR A MATERIALS STORAGE YARD AT 1483 WEST 70 SOUTH WITH THE FOLLOWING CONDITIONS:
1. NO RAW COMPOSTING MATERIAL CAN BE STORED OR PROCESSED ON SITE. ONLY FINISHED LANDSCAPING MATERIAL MAY BE STORED.
2. THE FRONTAGE OF 70 SOUTH IS REQUIRED TO BE IMPROVED WITH LANDSCAPING.
3. NO SIGHT-OBSCURING FENCE IS REQUIRED AT THIS TIME.

Commissioner Anderson asked about a time limit on removing the composting operation. He asked Mr. Tucker for an estimate on the removal. Mr. Tucker replied that he would need sixty to ninety days.

4. THE COMPOSTING OPERATION MUST BE REMOVED WITHIN NINETY DAYS.

Commissioner Godfrey asked about the parking. Commissioner Anderson observed that the site plan for Lots #3 and #4 did not show any employee parking. Commissioner Peters asked if employee parking is provided for on Lots #1 or #2. Mr. Tucker replied no. Commissioner Peters asked how many employees there were. Mr. Tucker replied forty. Chairman Sweeten asked how many parking stalls are required by the zone. Mr. Smith replied that one space for every 750 square feet of warehouse space and one space for every 250 square feet of office space is required. Mr. Tucker pointed out that he was not the only business using the street for employee parking. Chairman Sweeten replied that a business is required to maintain parking for their employees and that an enforcement issue exists. Commissioner Anderson explained that the City does not approve a site plan with no off-street parking. Mr. Smith agreed and commented that part of the review for a site plan amendment is to reassess needs and allow for growth.

Mr. Tucker asked if there is a location in Lindon where his composting operation is allowed. He pointed out that Kuhni’s had been a pre-existing operation with an odor problem. Commissioner Anderson suggested that the landfill had property for lease which may serve the purpose. Chairman Sweeten commented that he appreciates the service that Mr. Tucker provides to the community and hopes that he can find a way to still offer this service.

COMMISSIONER ANDERSON SECONDED THE MOTION.

Commissioner Peters commented that he had left out the parking on purpose so that it can be addressed with all the businesses concerned. He restated the motion.

ALL PRESENT VOTED IN FAVOR EXCEPT COMMISSIONER BRYNER WHO VOTED NAY. THE MOTION CARRIED.

The Commissioners discussed alternate locations with Mr. Tucker. Mr. Smith was asked to help Mr. Tucker approach the landfill operations manager. Commissioner Bryner also asked that the ditch problem be addressed by the City’s Public Works Department.

6. WASATCH TIMBER - 292 NORTH 2000 WEST - SITE PLAN MODIFICATION

This is a request by the property owner to modify the landscaping plan allowing for decorative rock landscaping instead of sod.

Mr. Smith commented that the applicant was not present. He explained that the final inspection of the property had found that the site plan had been altered to include decorative rock and not sod as originally planned. He pointed out the location of the site on an aerial photo. Chairman Sweeten asked if the trees were installed. Mr. Smith replied yes. Commissioner Anderson noted that the business had not installed any grass at all. Chairman Sweeten commented that it appeared that the gravel on the northern end was used for travel. Mr. Smith observed that the City Engineers had delineated an access management plan for this regionally important storm water ditch. The ditch is planned for linear detention and this is the reason that accesses across the ditch are limited.

Chairman Sweeten asked why the business had deviated from the approved site plan. Mr. Smith replied that the owners cited maintenance issues and Utah’s desert climate as their reasons. Chairman Sweeten observed that the code does not allow for an exception to the live plant material requirements. Mr. Smith agreed and read from the pertinent section. Commissioner Anderson suggested that some leeway is needed and that this is something that the Commission has been "fighting for years." Mr. Smith observed that the other zones have leeway and pointed to the new Mixed Commercial zone. The Commissioners noted that some gravel or decorative rock in a site plan would be favored, but not all rock. The consensus was that the ordinance does not allow any leeway at present, so the Commission has no choice but to require sod. Mr. Smith observed that he would pass on the Commissioner’s decision to the business owner. Commissioner Godfrey commented that a strip of grass is needed to maintain consistency within the zone, and he, for one, would not be in favor of loosening the requirements. He suggested that rock becomes weedy and harder to maintain than lawn.

There was a discussion about the ditch profile requirements and the landscaping efforts of other businesses along its length. Commissioner Godfrey mentioned a maintenance issue on a neighboring business, Mountain Topsoil. Mr. Smith replied that bringing existing sites up to code requirements is becoming extremely difficult. Commissioner Godfrey suggested that a motion to continue might be in order to allow the applicant a hearing. Chairman Sweeten suggested a motion to deny. Commissioner Godfrey felt that the Commission should err on the side of communication. Commissioner Anderson agreed with Commissioner Godfrey. Commissioner Godfrey suggested that the situation needs to be explained to the applicant so they understand that the landscaping is required.

COMMISSIONER GODFREY MOVED TO CONTINUE THE REQUEST BY WASATCH TIMBER AT 292 NORTH 2000 WEST FOR A MODIFICATION TO THE LANDSCAPING PLAN. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.

7. DIRKER FARMS, PLAT "B" - 254 EAST 70 SOUTH - SUBDIVISION PLAT AMENDMENT

This is a request to combine two lots in Dirker Farms, Plat "A" into one larger lot.

Mr. Jeremy Stone introduced himself. Mr. Smith informed the Commission that Mr. Stone has made a request to amend the Dirker Farms subdivision plat to make two lots into one so that he can build a large accessory building and home. He noted that the request fits the code and is necessary to vacate the utility easements that would be under the buildings.

COMMISSIONER BRYNER MOVED TO APPROVE THE REQUEST BY JEREMY STONE TO AMEND DIRKER FARMS, PLAT "A," LOTS 4 AND 5 AND CREATE DIRKER FARMS, PLAT "B," A ONE LOT SUBDIVISION AT 254 EAST 70 SOUTH AND RECOMMEND APPROVAL TO THE CITY COUNCIL. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.

Mr. Smith then introduced the second issue. He explained that the accessory building will be used for a home occupation that is unusual. Mr. Stone is currently operating his business in Orem. He breeds non-venomous snakes. Mr. Stone presented his site plan and explained that the snakes he breeds are extremely rare and sold to private breeders. He brought out a snake to show the Commissioners. He explained that the snake was worth about $10,000 and that the snake would die in the outside world. He added that his greatest fear is of theft and that some of his snakes are worth hundreds of thousands. He does education programs for schools, community groups and public forums.

Commissioner Peters asked Mr. Stone to explain how the snakes would be contained. Mr. Stone replied that most of the area in the accessory building is designated for construction of his specialty cages. Commissioner Bryner asked if the premises would have intruder alarms. Mr. Stone replied yes. He noted that he has operated under an Orem business license for the last seven years and that he does not have "retail" space. He has a few employees. Commissioner Godfrey asked how the snakes are shipped. Mr. Stone explained his shipping procedure and containers. Commissioner Peters confirmed that the accessory building is on the present building permit and the home will be on a future permit. Mr. Stone confirmed this statement. Mr. Smith explained that the business license will not be issued and no operation will take place until the home is under construction. Commissioner Anderson asked if a limit on the number of snakes is in the animal ordinance. Mr. Smith explained the current animal ordinance. The consensus of the Commissioners was to allow the home occupation as described. Chairman Sweeten thanked Mr. Stone.

8. GRUBBS, PLAT "A" - 1530 WEST 200 SOUTH - PRELIMINARY SUBDIVISION APPLICATION

This is a request to create a one lot subdivision in the LI zone.

Mr. Smith observed that this site plan had been approved several months ago, but that the subdivision plat was now ready for approval. He displayed the subdivision plat. Commissioner Anderson commented that there had been some property line discrepancies. Mr. Smith agreed and commented that the discrepancies had been resolved. He noted that the lots were less than an acre, but that these lots had been separated before the current minimum acreage requirement had taken effect. The Commissioners discussed the conditions made on the site plan and verified understanding of the requirements with the applicants. Removal of inoperable vehicles and junk, finish of the building and landscaping were discussed.

COMMISSIONER ANDERSON MOVED TO APPROVE THE REQUEST BY DAN STUBBS FOR GRUBBS, PLAT "A," A ONE LOT SUBDIVISION AT 1530 WEST 200 SOUTH IN THE LI ZONE AND RECOMMEND APPROVAL TO THE CITY COUNCIL. COMMISSIONER BRYNER SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.

It was decided to skip to agenda item #10 to accommodate residents present in the audience.

10. COMMERCIAL ARCHITECTURAL DESIGN DISCUSSION

Ms. Linda Nelson and Ms. Nancy Zundel introduced themselves. Ms. Nelson introduced the topic and noted that Lindon City needs some architectural guidelines to create a "city identity." She has researched some ideas along the "country" theme and she presented some pictures of architectural design items such as dormers, covered porches, pillars, windows with grids, shutters, round or elliptical accents, gable and hip roofs, and siding. She suggested that the color scheme follow a neutral or natural theme and presented some color palettes. She explained that this standard would help to retain the value of the community and make it unique. She commented that Lindon has a narrow window of time to establish this standard. She suggested that three or four of these country elements be required of all developments on State Street. The existing trees on State Street were mentioned. Ms. Zundel asked what control UDOT has on State Street. Mr. Smith replied that UDOT is amenable to work with the cities as long as the safety issues are addressed. Commissioner Peters asked if this presentation is the beginning of an ongoing effort. Ms. Nelson replied that the Low Book Sales application made her realize that something needs to be started now before dealing with development interests. The Commission agreed.

Mr. Smith explained that part of the concern in getting an architectural standard approved is getting consensus on what represents Lindon. He commented that former Councilmember Dain has agreed to help craft the requirements for the illustrated ordinance. Commissioner Bryner commented that the standard needs to be business friendly. Mr. Smith observed that the goal tonight is to look at the suggestions and see what architectural design features the Commissioners prefer for Lindon. The Commissioners discussed the elements suggested. Mr. Smith pointed out that it was hard to get consensus. The Commission discussed the various ideas each had on what constitutes their vision of Lindon and the suggestions of the residents in their handout.

Chairman Sweeten suggested that the Commissioners take their cameras and snap shots of design elements on commercial buildings that they would like to see incorporated in an architectural standard. Ms. Nelson agreed that this may help to get a definition of "country."

The Commission thanked Ms. Nelson and Ms. Zundel for their efforts. It was decided to return to agenda item #9.

9. STANDARD LAND USE TABLE AMENDMENT - 5510 - PERSONAL ATV & WATER CRAFT SALES & SERVICE

This is a request to amend the SLU Table allowing SLU 5510 as a conditional use in the CG, LI & MC zones.

Mr. Smith gave the Commission some background on the reason for the change. Chairman Sweeten explained that State licensing for motor vehicles is the same for autos and ATV’s. Mr. Smith added that this would designate the uses separately in the Standard Land Use Table. Commissioner Godfrey wondered if Lindon was setting up to become a "ATV row" similar to an "Auto Row." Chairman Sweeten replied that the manufacturers of ATV’s have restrictions on the location and proximity of dealerships, which precludes a proliferation of dealerships. He explained that Yamaha has a 25 mile dealership separation requirement.

COMMISSIONER ANDERSON MOVED TO APPROVE THE AMENDMENT TO THE STANDARD LAND USE TABLE ADDING LAND USE 5510 - NEW PERSONAL ATV, SNOWMOBILE AND PERSONAL WATER CRAFT SALES AND SERVICE AS A CONDITIONAL USE IN THE CG, MC, AND LI ZONES, AND RECOMMEND APPROVAL TO THE CITY COUNCIL. COMMISSIONER BRYNER SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.

Agenda item #11 was addressed next.

11. PLANNING DIRECTOR’S REPORT

THE COMMISSION REACHED CONSENSUS TO APPROVE THE GRADING PLAN FOR CANBERRA HEIGHTS, PLAT "C," LOT 13 AS PRESENTED.

2. SAFE AND SECURE SELF STORAGE - EXPANSION
Mr. Smith commented that the owners of this business are ready to do the second phase. He observed that the Commission approved the whole project with the understanding that they would only build part for the first phase. The Commission confirmed this statement and discussed the project.

3. FIELD TRIP OPPORTUNITIES
Mr. Smith suggested that it may be a good idea to look at projects that include affordable housing. He felt that it was important to go inside the homes to get a feel for their size and layouts. The Commission discussed times and agendas for a field trip.

COMMISSIONER BRYNER MOVED TO ADJOURN THE PLANNING COMMISSION MEETING AT 10:51 P.M. COMMISSIONER ANDERSON SECONDED THE MOTION. ALL PRESENT VOTED IN FAVOR. THE MOTION CARRIED.

APPROVED - September 8, 2004