The Lindon City Planning Commission held a regularly scheduled meeting on Wednesday, October 8, 2003 in the Lindon City Center Council Chambers at 100 North State Street, Lindon, Utah.

Conducting: Bruce Carpenter, Chairman
Prayer: Jim Peterson, Commissioner

PRESENT

Bruce Carpenter, Chairman
Lori Atchison, Commissioner
Evan Nixon, Commissioner
Ron Anderson, Commissioner
Jim Peters, Commissioner
Lindsey Bayless, Councilmember
Kevin Smith, Planning Director
Linda Agler, Secretary
Lorenzo Barcellone, Planning Intern
James McMurray, Planning Intern

ABSENT

Dustin Sweeten, Commissioner
Marilyn Simister, Commissioner

1. PLEDGE OF ALLEGIANCE

Chairman Carpenter invited all to recite the Pledge of Allegiance.

2. APPROVAL OF THE MINUTES

The minutes of the regular meeting of Sept. 24, were reviewed. The following corrections were made:
Page 2, Line 35 Replace the word "observed" with "explained"
Page 4, Line 21 Replace the word "all" with "some of"
Page 4, Line 21 Replace the word "and" for "yet"
Page 4, Line 22 Replace the word "to" with "for"
Page 4, Line 33 Insert the word "two" before the word "residential"

COMMISSIONER PETERS MOVED TO APPROVE THE MINUTES OF THE SEPTEMBER 24, 2003 MEETING AS CORRECTED. COMMISSIONER ATCHISON SECONDED THE MOTION. THE MOTION CARRIED IN FAVOR.

3. PUBLIC COMMENT

There was no public comment.

4. NEW BUSINESS (Reports by Commissioners)

Commissioner Peters stated that when the extension of 600 North was approved, a traffic calming device was to be installed. He asked if a traffic study has to be performed before that can happen. Mr. Smith responded that a speed reduction to 25 MPH could be posted, but typically a structure is installed. He said an engineer study will be done. Concerns over children with handicaps were raised. Commissioner Peters requested a handicapped child sign for the street. Discussion ensued over high speeds between 200 E to Locust and how the city can respond. Mr. Smith said the speed trailer can be used on 600 North. Commissioner Peters noted that some cities are beginning to post speeds at 18 or 22 MPH. Since they differ from normal speed limits and are more noticeable, drivers tend to slow down.

Chairman Carpenter inquired about 2 ordinance revisions that were reviewed at the recent City Council meeting. Mr. Smith responded that the first ordinance discussion permitting an assisted living center in the residential and commercial zones has been put back to November 19 in order for Mr. Smith to gain more information. The Council felt the zone change would be best suited in this location. The second ordinance is to amend and revise the residential, single-family section of the Lindon Code. Mr. Smith said this will most likely be approved as recommended by the Commission. The heights of the buildings still need to be reviewed.

5. Lexus of Lindon - Larry H. Miller - 550 South 600 West - Site Plan Application

This is a request for approval of a new car dealership next to Home Depot in the Lindon Gateway area.

Jose Sanchez, Engineer and Mr. Perkins, Surveyor, were present to discuss the request as representatives of the applicant/owner. Mr. Smith explained there will be 10 acres remaining to the north and 1 acre to the south, which will be developed at a later date, after the building and parking lot are constructed. Concerns were minimal from staff. Lexus does not want to install the white vinyl fence required of commercial businesses. Home Depot does not have it installed, however Les Schwab does in that area. Also the type of landscaping established for the debris basin might also be of concern to the Commission.

Since UDOT still owns the right-of-way on the old asphalt road south west of the site, Lexus did not want to include it in their plans. Mr. Smith said the 1600 North in Orem off-ramp will be rebuilt and will include a spooey.

Commissioner Peters discussed the detention basin with the applicants and found the owner wants to put small river rocks from sizes 6" to 12" in the basin for low water maintenance. Chairman Carpenter commented that Novell has a similar setup and doesn't feel it's attractive. Chairman Nixon remarked that it is low maintenance, but agreed it was not attractive. When asked, Mr. Smith mentioned they had no design criteria in place for detention basins. Mr. Sanchez commented that shrubbery and trees could be placed to block the view of the detention basin. The Commission discussed this suggestion. Enlarging the existing city basin also was discussed and the applicants assured the Commission they would create the design of the basin in such a way as to work with the City's expectations, should they approve it and maintain it. Mr. Smith said he realizes there is a need to conserve the water, but said the drought will not last forever and feels the city has adequate supply to meet landscaping requirements.

Commissioner Peters asked the width of the 2 entrances shown on the plans. The response was 30' on the north and 28' for the south entrance from edge to edge of curb. The Commission wants to see the south entrance used jointly with the Park n Ride. They are concerned about another access being built later which would tie up traffic considerably and lend itself to hazards. It was decided that other accesses to the Parkway should be restricted to the shared driveway with the Park-n-Ride.

The fencing requirement was discussed and Commissioner Peters said he felt since the fence was required at Les Schwab than it should be for Lexus also. The possible placement of the fence at the entrance only was also mentioned. Mr. Smith responded saying the way the ordinance is worded it can be modified. It's original intent was for State Street. Commissioner Anderson said it would appear more symmetrical with the Les Schwab across the road, if it was put in. The applicants told the Commission the Lexus dealerships are typically surrounded with a ballard and chain to protect the complex. Suggestions to put the fence instead or in front of the chain were also given.

The elevations were examined and descriptions of the outside of the building was the last item discussed. The front will be mostly glass and EFIS (similar to stucco) with the back and service area done in a light natural gray.

After more discussion, COMMISSIONER NIXON MOVED TO APPROVE THE REQUEST BY LARRY H. MILLER FOR SITE PLAN APPROVAL FOR LEXUS OF LINDON, A NEW CAR DEALERSHIP AT 550 S 600 W AND RECOMMENDED APPROVAL TO THE CITY COUNCIL WITH THE FOLLOWING RECOMMENDATIONS:
1. PROVIDE AN ACCESS EASEMENT FOR THE SOUTH PAD
2. PUT IN THE WHITE VINYL SPLIT RAIL FENCE AS PER CITY STANDARDS
3. NO ADDITIONAL FUTURE DRIVEWAY ACCESSES FOR THE BUILDING PAD TO THE SOUTH EXCEPT FOR THE EXISTING ACCESS FROM LINDON PARK DRIVE, WHICH IS SHARED WITH THE PARK-N-RIDE.
4. COMBINE THE LEXUS DETENTION BASIN WITH THE CITY DETENTION BASIN ON THE NORTH WEST CORNER OF THE MILLER PROPERTY. IF THIS TURNS OUT TO BE UNDESIRABLE FOR THE CITY THEN LANDSCAPING SHALL BE REQUIRED CREATING AN AESTHETICALLY PLEASING LOOK FROM I-15
COMMISSIONER ATCHISON SECONDED THE MOTION. THE MOTION PASSED IN FAVOR 5 TO 0.

6. LINDON LEXUS, PLAT "A" - 550 SOUTH 600 WEST - PRELIMINARY SUBDIVISION

This is a request for a one lot commercial subdivision in the Lindon Gateway area.

Most of the issues and concerns were covered in the previous item. This request is to create the actual lot to accommodate the dealership. Chairman Carpenter noted the easements might shift if the storm drain is changed. Commissioner Nixon asked if something could be written on the plat that an additional driveway is not to be installed on the site. Mr. Smith answered yes.

COMMISSIONER NIXON MOVED TO APPROVE THE REQUEST BY LARRY H MILLER FOR PRELIMINARY SUBDIVISION APPROVAL FOR LINDON LEXUS, PLAT "A", A ONE LOT COMMERCIAL SUBDIVISION LOCATED AT 550 S 600 W AND RECOMMENDED APPROVAL TO THE CITY COUNCIL WITH THE FOLLOWING RECOMMENDATIONS;
1. STORM DRAIN EASEMENT AND FACILITIES SHOULD BE COMBINED WITH THE EXISTING CITY FACILITIES WHERE POSSIBLE.
2. A NOTE SHOULD BE RECORDED AGAINST THE NEIGHBORING 1.5 ACRE PARCEL TO THE SOUTH OF THE DEALERSHIP (OWNED BY MILLER PROPERTIES) INDICATING THAT THERE SHALL BE NO FUTURE ADDITIONAL ACCESS ON 600 WEST FOR THAT LOT.
COMMISSIONER PETERS SECONDED THE MOTION. THE MOTION PASSED UNANIMOUSLY IN FAVOR. 5 TO 0

7. UTAH PACIFIC BRIDGE & STEEL - CENTER ST. GENEVA RD -SITE PLAN AMENDMENT

This is a request to add an out building to the existing site to cover a portion of a rail spur.

Mr. Smith presented the information on this request. The structure will be a metal building at the rear of the existing yard. Buck Robinson, applicant said it will be an inspection building open at each end with plastic interlock doors.

Commissioner Anderson wondered about the landscaping since Martin Snow was not forced to landscape his addition. Mr. Smith said he really wasn't sure at what size of an addition the landscaping would need to take place. Since there is no frontage and the lot is basically landlocked this addition does not have to be landscaped. Commissioner Nixon felt that something should be designated for this kind of situation so no one in the future has a problem with how other additions were handled in the past, with regards to the landscaping issue.

COMMISSIONER PETERS MOVED TO APPROVE THE REQUEST BY UTAH PACIFIC BRIDGE & STEEL, LOCATED AT CENTER STREET AND GENEVA ROAD, TO CONSTRUCT AN OUT BUILDING TO THE REAR OF THEIR EXISTING STORAGE YARD. COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED WITH A UNANIMOUS VOTE.

The following two items were switched in their order to accommodate Keith Leavitt.

8. PLANNING DIRECTOR'S REPORT

Hillside Ordinance Grading Requirements.

Mr. Smith introduced this item. Keith Leavitt, resident, wants to build a detached garage first on his lot in King's Peak Dr in Canberra Heights, then work on his house. A grading plan is required, said Mr. Smith, but since the house is not built yet, the grading cannot be done, so he seeks approval to proceed with the garage, which will be used as his office. Mr. Smith said there are no zoning issues and very little cuts and fill. The lot is fairly flat, not as steep as some in the Subdivision, commented Mr. Leavitt.

Setbacks were discussed for an accessory building. A garage need only be 3' from the property line if there are no utility easements, unlike a house which needs a 20' setback. Chairman Carpenter questioned if Mr. Leavitt will be bringing the setback and grading issues before them. Mr. Smith assured him he would. The Forest Service owns the property so Mr. Smith felt the request fits well in this situation.

Mr. Leavitt discussed his proposed home to be a 1-1/2 story style pushing the 35' height limit. He said the structure will be country looking. Commissioner Nixon commented that the accessory building should be shorter than the house. Mr. Smith said this structure can not be used as an accessory apt.

The Commission gave their approval for Mr. Leavitt to build his garage first. No motion is necessary.

9. WESTSIDE RESIDENTIAL MASTER PLAN

Staff will present information gathered from the photo survey.

Mr. Smith introduced the 2 Planning Interns for Lindon City, James McMurray and Lorenzo Barcellone. He said they will be giving the presentation tonight on the Westside Residential Master Plan. He went on to say they have collected photo contrast images throughout the Valley and the Salt Lake region, which were scored by Planning Commissions and City Councils. Mr. Smith said after the Commission reviewed these, they can begin thinking about what they want to see on the west side of Lindon near the new interchange and if more photos are needed or any other means to help them make some decisions, the interns will pursue those means.

Mr. McMurray began showing the photos on an overhead screen. He said there were definite themes in what ranked high and low. Some photos consisted of similar features but were ranked differently depending on how the features were combined. The features included public facilities, open space landscaping, architectural features, public lighting, pedestrian friendly, higher density and mixed use.

Open spaces, and architectural features such as gazebos in parks, large porches on homes and nice landscaping played a big role in many of the highly ranked photos.

Density is a big issue, Mr. McMurray stated, but can be nice if done well with lots of open spaces.
Higher density, he explained, sometimes sustains benefits such as increased pedestrian activities, contributing to improved health, lower crime and a greater sense of community. Economic vitality and lower traffic impact were also named as benefits.

Mr. Barcellone discussed New Urbanism and Density which have 2 common patterns; traditional and transit-oriented. He reviewed the residential design of Saratoga Springs with side views of homes instead of traditional frontal views. He showed a variety of housing arrangements and discussed traffic issues and future mass transit - commuter rail. He said the walking distances of approximately 1/4 of a mile to the station may not be a problem for most if the walk has shops and sites along the way, as opposed to walking across a large parking or paved area.

He explained that trees in old areas are usually large and although the areas may be a bit run down, it is not noticed as much because of the size of the trees, where newer homes with smaller trees do not hide old cars and junk laying around the homes.

Mr. Barcellone displayed his sketches of how he sees the area near 1700 W 700 N in Lindon. He showed large blocks with residential housing, open space parks, and pedestrian walkways to avoid traffic while walking to schools in each block. Then in close proximity, the commercial and parking areas with plazas in interiors of neighborhoods where housing may be located above some shops. He said service alleys laid with brick can also be an attractive addition to some of these areas.

Mr. Smith presented sketches by Kennetter Design, a professional design company, which reiterated similar features as Mr. Barcellone's such as single-family housing, condos, retail shops, possible round-a-bouts, and urban loft retail.

Commissioner Nixon wondered if these type of neighborhoods would work without something as a center like a college. He said he would like to have more pictures to review, but would also like to do a field trip where they can see some of these designs in place. Mr. Smith said that could be arranged and would like to issue each of the Commissioners a camera to use while they are driving of things they liked as well as some bad examples.

ADJOURN

THE COMMISSIONERS REACHED CONSENSUS AT 10:03 P.M. TO ADJOURN THE PLANNING COMMISSION MEETING.

APPROVED - October 22, 2003

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