SALT LAKE CITY PLANNING COMMISSION
451 South State Street, Rooms 126 and 315
Present from the Planning Commission were Chairperson Max Smith, Kay (berger) Arnold, Andrea Barrows, Robert "Bip" Daniels, Vice-Chairperson Arla Funk, Craig Mariger, Judi Short, Stephen Snelgrove and Mike Steed. Jeff Jonas was excused.
Present from the Planning Staff were Planning Director William T. Wright, Deputy Planning Director Brent Wilde, Ray McCandless, Jackie Gasparik, Wayne Mills and Bill Allayaud.
A roll is being kept of all that attended the Planning Commission meeting. Mr. Smith called the meeting to order at 5:00 p.m. Minutes are presented in agenda order, not necessarily as cases were heard by the Planning Commission. Tapes of the meeting will be retained in the Planning Office for a period of one year, after which, they will be erased.
APPROVAL OF MINUTES
Mr. Steed moved to approve the minutes of Thursday, April 6, 2000 subject to the discussed corrections being made. Mr. Daniels seconded the motion. Ms. Arnold, Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Mariger, Ms. Short, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. Jonas was not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARINGS
PUBLIC HEARING – Case No. 410-365 by Voice Stream Wireless requesting a conditional use to install wireless telecommunications antennas on a replacement utility pole and construct a new equipment building on the Church of Christ property located at 622 East 1300 South in a Single Family Residential "R-1/5,000" zoning district.
Mr. Ray McCandless presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes.
The Planning Commissioners then asked questions of Mr. McCandless relating to the case.
Ms. Barrows requested that the staff reports include where the closest utility installation is to the proposed utility installation. Including this information will help the Planning Commission to identify the density of the poles. Mr. Wright responded by stating that staff will prepare a map on the GIS identifying the surrounding utility poles.
Mr. Bons Obiadi, representing the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendation.
The Planning Commissioners then asked questions of Mr. Obiadi relating to the case.
Ms. Funk asked if the surrounding vegetation will need to be cut back to allow for the antenna signals. Mr. Obiadi responded by stating that the existing vegetation will not be disturbed.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no response, he closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Case No. 410-365:
Ms. Funk moved, based on the findings of fact, to approve Case No. 410-365 to install wireless telecommunications antennas on a replacement utility pole and construct a new equipment building subject to the following conditions as listed in the staff report:
1 The replacement pole should be wood. The antennas and mounting brackets should be painted to match the replacement pole.
2 Complete removal of the existing utility pole.
3 The facility be approved by all applicable city and state departments.
4 No beacons be used.
5 All antennas be mounted flush against the pole and be no more than 2 feet in diameter.
6 Additional landscaping be installed on the east side of the equipment building to help screen it from 700 East as approved by the Planning Director.
7 The existing vegetation not be disturbed.
8 The electrical equipment building should either be constructed of the same materials used on the church or painted to match it.
9 The church's existing utility shed be relocated to an area that meets zoning requirements for an accessory structure.
Ms. Short seconded the motion. Ms. Arnold, Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Mariger, Ms. Short, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. Jonas was not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARING – A request by Mr. Hugo Lerner for approval of a two lot residential minor subdivision (Hector Minor Subdivision) located at 270 N. Main Street. The parcel is a .309-acre (13,461 square feet) lot with two existing single-family homes on it. These homes are to remain. The intent is that each home will be on its own lot. The zoning of this property is Residential "R-2".
Ms. Arnold declared a conflict of interest for this proposal, recused herself from the Planning Commission and left the room.
Ms. Jackie Gasparik presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Ms. Gasparik distributed a revised recommendation to the Planning Commissioners, a copy of which is filed with the minutes.
The Planning Commissioners then asked questions of Ms. Gasparik relating to the case.
Mr. Hugo Lerner, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendation.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Ms. Katherine Gardner, Chair of the Capitol Hill Community Council, stated that she is interested in Mr. Lerner's long-term plans for the subject parcel. She is concerned that Mr. Lerner may eventually build something that would be too tall and too big for the area. Mr. Wright responded by stating that if the subject parcel were to be split, the smaller lot would accommodate a single-family home and the maximum that the larger lot would accommodate is a duplex.
Ms. Polly Hart, a representative of the Capitol Hill Community Council, asked why the parcel is being subdivided at this time. Ms. Gasparik stated that the lots, as they currently exist, do not conform with the Zoning Ordinance. Ms. Gasparik then stated that staff feels that having two lots that do not quite meet the Zoning Ordinance standards are better than having two houses on one lot that does not meet the Zoning Ordinance standards at all.
Ms. Hermoine Jex, a concerned citizen, asked if duplexes could be placed on both lots if they were subdivided. Mr. Wright responded by stating that the larger of the two lots would accommodate a duplex and the smaller lot would not. Ms. Jex then added that she had heard that the two lots have been sold.
Upon receiving no further requests to address the Planning Commission, Mr. Smith closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Mr. Hugo Lerner's request for a two lot residential minor subdivision:
Mr. Steed moved, based on the findings of fact, to approve the Hector minor subdivision subject to the following conditions as listed in the staff report:
1 All review comments of the Engineering, Transportation, Public Utilities and Fire Departments & Divisions be met.
2 Mr. Lerner must deed a public utility easement to the City for the entire width of the vacated Gray Avenue for the existing 8" sewer line, the easement must be acceptable to the Public Utilities Department. The property owner also needs to record a private easement for the existing 2" private water line for all three properties that use it. The current home on lot 2 can remain as it is, but if the home were to be destroyed it could not be rebuilt within the easement.
Ms. Barrows seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Mariger, Ms. Short, Mr. Snelgrove and Mr. Steed voted "Aye". Ms. Arnold was recused. Mr. Jonas was not present. Mr. Smith, as Chair, did not vote. The motion passed.
Ms. Arnold returned to the Planning Commission meeting at this time.
PUBLIC HEARING – Case No. 410-453 by Westminster College requesting a conditional use for a third story addition to the existing West Jewett Parking Structure located on the corner of 1200 East and 1700 South in an Institutional "I" zoning district.
Mr. Wayne Mills presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Mr. Mills then stated that Westminster College has been working closely with the neighborhood to find solutions to their concerns, some of which are:
1 A landscaping plan has been prepared that includes mature trees and trellis to mitigate the visual impact of the additional height of the parking structure.
2 Dean Engineering has been hired to develop a lighting plan to minimize glare of the safety lighting on the top level of the structure.
3 Westminster College has agreed to limit the structure to the proposed three levels of parking.
4 Westminster College has worked extensively with the Blaine Avenue residents and has hired The Sear-Brown Group to study the impacts of closing the intersection of Blaine Avenue and 1200 East. The results of this study are expected to be available at the end of May.
The Planning Commissioners then asked questions of Mr. Mills relating to the case.
Ms. Barrows asked why the closure of Blaine Avenue is not concurrent with the Certificate of Occupancy. Mr. Mills responded by stating that the closure of Blaine Avenue is still in the study process, therefore, separating the two issues would allow Westminster to begin the construction process prior to the Blaine Avenue concern being resolved.
Ms. Short asked what the down side would be if the Planning Commission were to require the Blaine Avenue concern to be resolved prior to the Certificate of Occupancy being issued.
Mr. Kevin Young, Transportation Planning Engineer for Salt Lake City, stated that the test closure study of Blaine Avenue is currently in progress and until the study is complete, it is uncertain as to what solution (i.e. a cul-de-sac, "pork chop" island or some other traffic calming option) the Blaine Avenue residents prefer for the subject intersection.
The Planning Commission expressed some concern as to the length of time given in the staff recommendation for a resolution to occur regarding traffic issues at the intersection of Blaine Avenue and 1200 East.
Mr. Steve Morgan, Executive Vice-President for Westminster College, addressed the Planning Commission by stating that the proposed third level addition to an existing two level parking garage is one of the first critical building projects that needs to be completed in order to proceed with construction of new buildings on campus. Mr. Morgan then stated that the proposed third level addition has been discussed over the past two years through several community meetings. By using a presentation board, Mr. Morgan addressed how the Westminster College plans to address concerns of the surrounding neighborhood. Mr. Morgan then stated that he supports the staff's recommendation regarding Blaine Avenue, however, the trustees of the College have required that he (Mr. Morgan) pursue all funding avenues possible with the City so that the College does not bear these costs alone. The College will, however, make whatever financial assurances are necessary to make sure that the neighborhood and Planning Commission are comfortable and that the College will honor this commitment.
The Planning Commissioners then asked questions of Mr. Morgan relating to the case.
Mr. Mariger asked for a clarification about the College pursuing all funding options. Mr. Morgan stated that if the neighborhood does not like the cul-de-sac or "pork chop" island options and they begin to pursue other types of traffic calming that may be more expensive, the College may be asking the City for some financial help.
Ms. Barrows asked about the hours of operation for the parking structure. Mr. Morgan stated that the parking structure will not close. However, the hours of the College are between 8:00 a.m. and 10:00 p.m.
Ms. Funk asked Mr. Morgan how long is needed to determine the outcome of Blaine Avenue. Mr. Morgan responded by stating that he hopes to have a resolution to Blaine Avenue within 5 to 12 months.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Ms. Helen Peters, representing the Sugar House Community Council, stated that the community council recommended that the Planning Commission approve the proposed third level addition subject to the conditions that are recommended in the staff report. Ms. Peters then stated that she feels that Westminster College has worked very hard to address the issues of the neighborhood, however, the biggest issue with the community is traffic because there is still a lot of disagreement regarding trying to mitigate the traffic going down Blaine Avenue as it exists from the College.
Mr. Steve Graham, a resident on Blaine Avenue, recommended to the Planning Commission that the conditional use approval be granted so that work can begin on the parking structure. However, he feels that there should be some requirement that the Blaine Avenue issue is resolved before a final Certificate of Occupancy is issued. Mr. Graham then stated that he feels that a temporary Certificate of Occupancy would be appropriate so that the parking structure can be used for the opening of Fall Semester if the traffic issues have not been resolved by that time. Mr. Graham continued by stating that he believes that the residents of Blaine Avenue can resolve this issue within the construction schedule.
Upon receiving no further requests to address the Planning Commission, Mr. Smith closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Steed stated that he has some concerns about the traffic calming and the requirements of Westminster College to fund outside the cul-de-sac or "pork chop" island of traffic calming. He then stated that if the cul-de-sac or "pork chop" island does not work, he does not agree with the idea that the College should be required to provide funding for a traffic calming program several blocks away because he feels that it will set a dangerous precedence.
The Planning Commission discussed possible ways to address the traffic issues on Blaine Avenue and whether or not a Certificate of Occupancy should be issued prior to a traffic calming resolution being made.
Ms. Funk spoke concerning the financial assurance in the staff recommendation. She stated that Westminster College has been so responsible that she feels that the financial assurance does not need to be required.
Ms. Barrows feels that the financial assurance should be required because she feels that the neighbors will be more secure knowing that the College is financially bound to follow through on their commitments. Mr. Mariger feels that not requiring the financial assurance will set a bad precedent.
Motion for Case No. 410-453:
Ms. Funk moved, based on the findings of fact, to approve Case No. 410-453 for a third level addition to an existing two level parking structure subject to the following conditions listed in the staff report as changed by the Planning Commission:
1. (a) That Westminster College would implement a resolution of traffic issues on Blaine Avenue and 1200 East by either constructing a permanent cul-de-sac, a "pork chop" island or traffic calming which is a result of the Planning Commission's action in July 2000.
(b) That Westminster College will provide financial assurance to Salt Lake City Corporation in a form acceptable to the City Attorney and in an amount determined by the City Transportation Division for the alternative of traffic calming at the intersection of Blaine Avenue and 1200 East which is a result of the Planning Commission's action in July 2000.
2. The lighting plan as outlined by Dean Engineering shall be implemented. The plan includes:
• Eliminating the poles at the north and south ends of the structure.
• Placing the west poles 42 feet in from the west wall instead of on the west wall.
• Replacing the reflectors with house-side shield reflectors to block glare.
• Screening the opening on the lower levels with landscaping trees and trellis.
3. (a) That a final landscape plan be approved by the Planning Director. Westminster College shall complete all landscaping as detailed in the approved landscaping plan prior to the issuance of a Certificate of Occupancy for the West Jewett Parking Structure addition.
(b) In the event the landscaping cannot be completed, as required in paragraph 3(a), Westminster College will provide financial assurance to Salt Lake City Corporation in a form acceptable to the City Attorney as the means of insuring the landscaping will be completed within the next planting season. The financial assurance must be secured by Salt Lake City Corporation prior to the issuance of a Certificate of Occupancy for the West Jewett Parking Structure addition.
4. The height of the West Jewett Parking Structure shall be limited to the proposed three parking levels as a condition of approval.
Ms. Short seconded the motion. Ms. Arnold, Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Mariger, Ms. Short, Mr. Snelgrove and Mr. Steed voted "Aye". Mr. Jonas was not present. Mr. Smith, as Chair, did not vote. The motion passed.
CONTINUATION OF PUBLIC HEARING – Petition No. 400-00-09 by Glenn McKay requesting a zoning amendment from Commercial "CN" to Commercial "CB" for property located at 1615 South Foothill Drive to allow for the expansion of the Utah State Liquor Store. AND,
Case No. 410-450 by Glenn McKay requesting a conditional use to expand the Utah State Liquor Store from 2,000 square feet to 4,000 square feet located at 1615 South Foothill Drive.
Mr. Smith noted that this request has been postponed until a future Planning Commission meeting.
PUBLIC HEARING – Petition No. 400-98-80 initiated by the Salt Lake City Council requesting a City-wide analysis of the areas zoned Community Business “CB” and Neighborhood Commercial “CN” to determine consistency with existing master plans and appropriate zoning. In response to the City Council’s request, the Planning Staff is recommending text amendments to both the “CB” and “CN” zoning districts, map amendments that include changing some “CB” properties to “CN”, and creation of a new
Small Neighborhood Business "SNB" zoning district. In addition, Planning staff is recommending the rezoning of a number of residentially zoned parcels that are occupied by commercial uses (called nonconforming uses) to the "CN" or new "SNB" zone, and the creation of a “legal conforming” status that can be applied to those nonconforming uses that are not rezoned.
Mr. Bill Allayaud presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Mr. Allayaud stated that staff is recommending to the Planning Commission that the hearing be left open until the Thursday, May 4th meeting and that a decision not be made at tonight's meeting. Mr. Allayaud feels that there will need to be some follow-up to issues that may be addressed during the public hearing.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Ms. Maha Barrani, a concerned citizen, spoke as a business owner who is willing to live in a neighborhood with commercial interests. She stated that she is in favor of the legal conforming status for small neighborhood businesses to grant them the basic rights they need to function. At the same time, she is very weary of granting larger and broader commercial status to neighborhood businesses. As commercial development grows within a neighborhood, it almost always does this at the expense of the neighborhood integrity and quality.
Mr. John Bouzek, a business owner, stated that he owns two businesses on the corner of 2100 South and 2100 East which is proposed to be down-zoned from "CB" to "CN". He then stated that he is concerned about his longevity if one of his businesses happened to burn down and he was unable to rebuild the same business.
Mr. Allayaud stated that he will be sure to write down all questions made during the hearing and then he will address them at the hearing in May.
Mr. Jeffrey Stevens, a resident at 237 4th Avenue, stated that he is not opposed to the entire rezoning, however, he feels that not every property is appropriate for the rezoning. He then stated that he is opposed to the rezoning of the property that he lives next to. Mr. Stevens then recommended that there be a mechanism to review the properties being considered for rezoning so that the properties are carefully chosen.
Mr. Gil Iker, a concerned citizen, stated that he is pleased that the Cummings Candy business has been included on the list of properties to be rezoned to "SNB". He then urged the Planning Commission to approve the rezoning for this property.
Mr. Mike Moore, a concerned citizen, stated that he owns some property in the West Salt Lake area that is zoned "CB" stated that he is concerned about open space requirements. Mr. Smith recommended that Mr. Moore meet with staff to address his concern.
Ms. Holly Decker, a business owner at 247 East 900 South, stated that her business is a nonconforming business. She then requested that her business be considered to be rezoned because she feels like it meets the criteria listed in the staff report. Ms. Decker then stated that, as somebody who owns a locally operated small business, she hopes that the Planning Commission understands how hard it is and how much of people's heart and souls goes into these business. She fears that if her building were to burn down and she were unable to rebuild that she would lose everything that is invested into her business. Ms. Decker then stated that if it is made difficult for a small business to survive, eventually the small businesses will disappear.
Ms. Merrianne Leany, owner of Best Cleaners on 900 West and 600 South, stated that her business is being considered to be rezoned. She then stated that she is in favor of her business being rezoned and asked the Planning Commission to recommend approval.
Ms. Cindy Cromer, a residential and nonconforming business property owner in the East Central neighborhood, stated that she is opposed to the proposed rezonings because she feels that the Planning staff has failed to recognize the uniqueness of her residential neighborhood which already has the highest concentration of conforming commercial zoning in the City. Ms. Cromer also feels that the master planning is inadequate and that with respect to her own property, there is inadequate information in the staff report for the Planning Commission to take action that can withstand the challenge that she feels will follow if the staff's recommendation is adopted. Ms. Cromer distributed a letter to the Planning Commission regarding some of her concerns, a copy of which is filed with the minutes.
Ms. Frances Kempton, a resident in the lower avenues, stated that she hopes that the new zoning will be put into effect in a way that the residential areas will be protected. Ms. Kempton stated that she also hopes that there will be some clear guidelines for businesses that will work well with the neighbors.
Ms. Carol Swenson, a resident at 573 2nd Avenue, stated that she is concerned about the business that is located at 569 2nd Avenue (Boldspace). Ms. Swenson stated that she is not aware of what is happening at the site, however, there is a lot of junk piled up in the back. She asked that maybe someone from the staff could please help her understand what is happening at 569 2nd Avenue.
Mr. Cary Jones, business owner at 271 North Center Street, spoke in favor of the inclusion of his property, and others, in the new proposed zoning. He feels that the rezoning is an incredible opportunity for the City to revitalize neighborhoods.
Mr. Steve Heil, a concerned citizen, stated that he is in favor of the proposed rezoning of properties throughout the City. He then asked the Planning Commission to consider the rights of the business owners who desire to continue to serve the needs of the neighborhoods where they live and work now and in the future as these businesses pass from the next generation of entrepreneurs and request that they be allowed to serve the needs of their friends and neighbors.
Mr. Don Gren, a concerned citizen, stated that he is very concerned about the City and its neighborhoods because of the proposed rezonings and the increased number of commercial properties being brought into the neighborhoods. He then stated that he likes what is being done with the legal nonconforming properties.
Mr. Thomas Hill, a resident in the 9th and 9th area, complimented Mr. Allayaud and all of the work he has done on the proposed petition. He then stated that he is in favor of the "NB" and requested a couple of changes to this zone in relation to the 9th and 9th area. He feels that automobile service stations should be eliminated and that there be no buildings any larger than 5,000 square feet.
Mr. Troy Neerings, a business owner, stated that he is concerned about an earthquake or fire destroying his business. If this were to happen, it would devastate his business to move from the current location, 2350 Parley's Way, because he has served that neighborhood in many ways.
Ms. Lois Brown, a resident near KoKo's Kitchen, spoke in favor of the rezoning of this property. Ms. Brown then stated that she is also in favor of staff's recommendation that a decision not be made at tonight's meeting so that there can be more time for discussion. She then stated that the community and the businesses in the area do depend on each other as well as assist one another and work together in cooperation with respect.
Ms. Diane Keay, a resident at 276 'B' Street, stated that she is concerned about parking because the avenues has next to no off-street parking. If business stay open late or serve more than a few customers, parking will be limited for the residents on a frequent basis. Ms. Keay also spoke concerning the delivery vehicles and the removal of trash. Hours should be limited on these two services to protect the residents from noise and inconvenience.
Mr. Doug Swenson, a business owner of a Key Bank at 300 South and 1300 East, stated that he is concerned about what would happen to his business as a result of a fire or disaster.
Ms. Lorale Hortin, speaking in behalf of her mother who resides at 587 Sherman Avenue, spoke concerning a parking problem which is a result of the Park Café located near her mother's home. Ms. Hortin stated that her main parking concern relates to her mother being in a wheelchair and can only be loaded/unloaded from the street. Therefore, if there is no parking available in front of or near her mother's house, it becomes an inconvenience for her mother.
Mr. Steven Rosenberg, spoke as a small business owner, as a Co-Chair of the Vest Pocket Business Coalition and as a resident of Salt Lake City. He believes that the changes to the zoning are a very positive step forward for the City and the community because they establish guidelines that protect local ownership, preserve community character and guide the neighborhoods from strip malls and big boxed development. Mr. Rosenberg also distributed a letter of support to the Planning Commission members, a copy of which is filed with the minutes.
Mr. Bob Bolds, owner of Boldspace Gallery, assured those present that he has worked with the City and other appropriate agency's and has met all requirements for the development of this property. His main concern is that he is being misrepresented by the neighbors. Mr. Bolds then stated that he supports the zoning changes being made to properties throughout the City.
Mr. Michael Blomgren, a resident at 673 South 1300 East, stated that he works at the University of Utah and walks there everyday from his home. He enjoys the walk because it is a residential area. Mr. Blomgren stated that he is opposed to the proposed rezoning because he feels that it rapidly increase commercial development in his neighborhood. He stated that he is speaking for some of his neighbors who feel the same way as he does.
Ms. Meredith Moench, served on the Advisory Committee that dealt with the "CB"/"CN" issues, stated that she is pleased with the work that has been done. Ms. Moench then stated that she is especially pleased to see the down-zoning of the 9th and 9th area. Ms. Moench continued by stating that she is concerned about commercial sprawl and wonders if the proposed rezoning will protect this issue.
Ms. Lorraine Miller, a Co-Chair of the Vest Pocket Business Coalition, acknowledge the Planning staff, especially Mr. Allayaud, for all the work that has gone into this petition. She feels that the down-zoning will protect the neighborhoods against boxed chains and supports local ownership. Ms. Miller also feels that neighborhood business owners have too often been alienated in their community councils. The community councils need to begin a better dialogue throughout the City between neighbors and business owners because as businesses continue to prosper there may be more contention.
Ms. Davina Pallone, a home owner at 756 East 800 South, spoke in favor of the rezoning effort in the 9th and 9th area. She bought her home in this neighborhood because she loved the area so much. She feels that small walkable business districts will help make Salt Lake City a more vibrant City.
Mr. Lewis Miller, a neighbor of the Boldspace Gallery, stated that he likes what is being done for the commercial nodes. However, he feels that some of the isolated spots within the avenues, particularly his neighbor, present a lot of problems for the neighbors. The businesses also create a traffic impact to the area and he wonders if this issue can be addressed.
Upon receiving no further requests to address the Planning Commission, Mr. Smith stated that the public hearing will be continued to the May 4th Planning Commission meeting. Mr. Smith then opened the hearing up for Planning Commission discussion.
Ms. Arnold asked why there are some businesses that would not be able to rebuild in the event of a fire or earthquake.
Mr. Wright responded by stating that the planning philosophy behind nonconforming use is that your planning policy of that use is going to disappear. Whatever the base zone is, the planning goal is that the other use that is nonconforming will be removed over time either by choice, by the economy or by disaster and that a new use will come back into the location that would be consistent with the surrounding uses.
Ms. Barrows stated that as a member of the Advisory Committee, she appreciated the cooperation of the business owners who represented all business owners. Ms. Barrows then stated that she would like to see rezoning changes for small businesses start to appear in the Northwest Quadrant area.
Mr. Steed stated that he would like to see small business locations addressed in the master plan for the Northwest Quadrant area.
Ms. Funk stated that she feels that there are still a couple of things that still need to be addressed. She feels that all of the text changes need to be made before the classifications of these businesses are determined because there may be some text changes as the result of the public comment. Ms. Funk then stated that after which, the Planning Commission should re-look at the individual businesses for their reclassification. Therefore, Ms. Funk feels that this issue should be handled in two more meetings, not just one. Ms. Funk then stated that she would like to encourage the rezoning of the commercial district between 200 and 300 South on 1300 East.
Mr. Smith noted to those present that the continuation of this hearing will be held on Thursday, May 4th at 6:30 p.m. in Room 315 of the City and County Building.
OTHER BUSINESS
Bridges Project
Mr. Mariger declared a conflict of interest for this proposal, recused himself from the Planning Commission and left the room.
Mr. Wright updated the Planning Commission concerning the Bridges Project that was approved by the Planning Commission at 200 South and 500 West. It has now been concluded that this project will need to be phased and will need to address the parking and residential issues differently than what was approved. Due to high construction costs, it is now proposed that the parking will be an above-grade parking structure, instead of an underground parking structure. The Planning Commission reviewed and approved the revised site plan and elevations for the Bridges Project.
There being no further business, the meeting adjourned at 8:35 p.m.