SALT LAKE CITY PLANNING COMMISSION Minutes
451 South State Street, Room 126
Present from the Planning Commission were Vice-Chairperson Judi Short, Andrea Barrows, Diana Kirk, Gilbert lker, Craig Mariger and Mike Steed. Chairperson Max Srr1ith and Aria Funk attended a portion of the meeting. Jim McRea and Fred Fife were excused.
Present from the Planning Staff were Planning Director William T. Wright, Brent Wilde, Doug Dansie, Ray McCandless, Jackie Gasparik, Cheri Coffey, Doug Wheelwright and Everett Joyce.
A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:10 p.m. by Ms. Short. 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. lker moved to approve the minutes of Thursday, April 9 1998. Ms. Kirk seconded the motion. Mr. lker, Ms. Barrows, Mr. Mariger, Ms. Kirk and Mr. Steed voted "Aye". Mr. Smith, Ms. Funk, Mr. McRea and Mr. Fife were not present. Ms. Short, as Chair, did not vote. The motion passed.
Mr. Wright noted that the clarification of the minutes for Thursday, January 22, 1998 (Petition No. 41 0-283) had been resolved with the petitioner a few days prior to tonight's meeting.
PLANNING ISSUES
Prelirr1inary briefing by Burke Cartwright of Edwards and Daniels Associates (EDA) for the Metropolitan Hall of Justice Block Plan.
Mr. Wright and Mr. Burke Cartwright led the discussion. Mr. Wright stated that the City has contracted the services of EDA to do programming, visioning and general master planning for how the publicly owned block may develop and what the orientation of buildings and kinds of uses might be appropriate. Mr. Cartwright briefed the Planning Commission concerning the proposed recommendation by using presentation boards.
Following the discussion, Mr. Wright stated that a public hearing is tentatively scheduled for the May 21st Planning Commission meeting.
PETITIONS
PUBLIC HEARING -Petition No. 410-307 by 5 B Bangerter. LLC requesting a conditional use for a commercial planned development to be located at 3750 W. California Avenue in a Manufacturing "M-1" 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. Mr. McCandless stated that the site is accessed via two drive approaches on 3800 West and from one drive approach on California Avenue. The internal traffic circulation will be handled by private driveways which are 40 feet wide. The proposed California Avenue driveway is to be revocable, at the determination of the City Transportation Engineer, as future traffic occurs on California Avenue.
Ms. Barrows asked if the proposal had been reviewed by the Transportation Division with respect to the internal circulation if the California Avenue driveway was completely closed. Ms. Barrows feels that the internal circulation is not adequate without the California Avenue driveway.
Mr. Wright stated that the possible closure of the California Avenue access is being recommended by the Transportation Division, therefore, they feel that the other accesses would be adequate to service the site.
Mr. Mariger also stated that he was concerned with the internal circulation if the California Avenue access was closed.
Mr. Wright stated that the revocable access permit will give the Transportation Division the discretion to either remove the access or restrict the access to right-in/right-out designation for future traffic management of California Avenue if turning movements across California Avenue become too dangerous.
Mr. Chris Layton, representing the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations except for the recommendation made by the Transportation Division that states that the driveway indicated on 3800 West needs to be relocated northward for a minimum restricted access of 300 feet from the California Avenue right of way to the center line of the drive approach. Mr. Layton stated that it was his understanding, based on a meeting with the City's Development Review Committee, that 270 feet from the California Avenue right of way to the center line of the drive approach would be acceptable.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no response, she closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Petition No. 410-307:
Mr. Mariger moved, based on the findings of fact, to approve Petition No. 410-307 for a commercial planned development at approximately 3750 West California Avenue subject to the following conditions as listed in the staff report (with a few additions as noted):
1 The requirement for not allowing more than one building on a lot with multiple uses be modified to allow more than one principal building on a single lot.
2 That a final landscaping plan be submitted and approved by the Planning Director. (underlined portion added by the Planning Commission)
3 The project meet all City departmental requirements and the site plan for the project be approved by the City's Police Department. (With respect to clarification of the 300 foot dimension vs. the 270 foot dimension from the California Avenue right of way to the center line of the drive approach. the petitioner would need to seek modification of the City's departmental requirements.) (underlined portion added by the Planning Commission)
4 The necessary cross-access easements be implemented.
5 The access to California Avenue is to be revocable at the determination of the City Transportation Engineer.
6 That the proposed phasing plan is acceptable, provided that each phase will require a separate building permit and site plan review, prior to construction. Also. if access is totally denied off of California Avenue that a separate review of Phase Ill of the project be made by the Planning Commission. (underlined added by the Planning Commission)
Mr. lker seconded the motion. Mr. lker, Ms. Barrows, Mr. Mariger, Ms. Kirk and Mr. Steed voted "Aye". Mr. Smith, Ms. Funk, Mr. McRea and Mr. Fife were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING -Petition No. 400-98-01 by Gibbons and Reed requesting Goodwin Avenue be closed and declared surplus at 1150 N. Warm Springs Road (approximately 1100 West) in Manufacturing "M-1" and "M-2" zoning districts.
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.
Mr. Smith arrived to the Planning Commission meeting at this time.
Mr. John Burgraff, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Bruce Fallon, a concerned citizen, asked how the vacation of a street benefits the City and how it affects the community residents. Mr. Wilde stated that when the City determines that a parcel of land or a street right of way is no longer needed for public purposes, the public interest is vacated and sold at fair market value.
Upon receiving no further requests to address the Planning Commission, Ms. Short closed the hearing to the public and opened it for Planning Commission discussion.
Motion for Petition No. 400-98-01:
Mr. lker moved, based on the findings of fact, to approve Petition No. 400-98-01 to close a portion of Goodwin Avenue and vacate the existing Kenny & Gourlay's Improved City Plat Subdivision Blocks 45 and 60 and forward a positive recommendation to the City Council subject to the following conditions as listed in the staff report:
1 The future development of this property will require full frontage roadway improvements to be installed along Warm Springs Road as required by the City Engineer or provide a Special Improvement District (S.I.D.) waiver.
2 All new drive approaches to the property must be approved and be consistent with the requirements of the Division of Transportation.
3. Must meet all division and departmental requirements and regulations as per City ordinances.
Ms. Barrows seconded the motion. Mr. lker, Ms. Barrows, Mr. Mariger, Ms. Kirk, Mr. Steed and Mr. Smith voted "Aye". Ms. Funk, Mr. McRea and Mr. Fife were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING -Reconsideration of Petition No. 410-294 by Don Mahoney requesting to modify a previously approved conditional use for a planned development for a house of worship with two primary structures on one lot located at 1041 N. Redwood Road in a Residential "R-1-7000" zoning district.
Ms. Cheri Coffey 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. Coffey stated that this petition was originally reviewed and approved by the Planning Commission on February 5, 1998. At that time, the project consisted of a church with an architectural design of masonry construction. Since the original approval, the site plan and architectural design have been modified due to cost constraints.
Ms. Coffey then stated that the revised plans do not alter the previous findings for most of the criteria. The major difference between the original and revised proposal only affects Criteria G "Architecture and building materials are consistent with the development and compatible with the adjacent neighborhood". The revised plans include a type of construction and building materials which are not typically found in the neighborhood.
Mr. Don Mahoney, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations. Mr. Mahoney presented a sample of the proposed manufactured stone (which would be applied to the exterior walls) to the Planning Commission members. The proposal also includes a building of steel construction with a metal exterior finish and a standing seam roof which has an upgraded residential appearance.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Russell Hansen, a concerned citizen, stated that he feels that the structure should have a residential look. Mr. Hansen then stated that he feels that the community center being opened during the week could contribute to existing problems in the community. Mr. Steed responded by stating that the community council has addressed the community center and concluded that, with the proper supervision, the children will benefit from the center rather than the center contributing to community problems.
A concerned citizen whose name was not given, stated that his property abuts to the north of the proposed project and he is concerned with construction dust. He also stated that he would like a block fence to divide the properties not a chain link fence. Mr. Wilde stated that staff will look into the fencing concern and recorr1mended that the Planning Commission delegate final approval of the fence materials to the Planning Director.
Upon receiving no further requests to address the Planning Commission, Ms. Short closed the hearing to the public and opened it for Planning Commission discussion.
Ms. Funk arrived to the Planning Commission meeting at this time.
Motion for Petition No. 410-294:
Ms. Kirk moved to approve Petition No. 410-294 to modify a previously approved conditional use for a planned development for a house of worship with two primary structures on one lot located at 1041 N. Redwood Road in a Residential "R-1-7000" zoning district subject to the following conditions as listed in the staff report with one addition as noted:
1 Removal of the concrete slab leading to the existing garage.
2 Approval from UDOT for access to Redwood Road as shown on the submitted site plan.
3 The Planning Commission waive the requirement for a door on the street (east) elevation of the house of worship.
4 The final landscaping plan include a variety of species along the east elevation of the structure to soften the blank walls.
5 The fencing be either wrought iron or vinyl coated chain link with hedge-forming shrubs.
6 The Planning Commission grant authority to the Planning Director to approve the final landscaping and fence plan and the color of materials that will be used. (underlined portion added by the Planning Commission)
Mr. Smith seconded the motion. Mr. lker, Ms. Barrows, Mr. Mariger, Ms. Kirk and Mr. Smith voted "Aye". Mr. Steed and Ms. Funk abstained. Mr. McRea and Mr. Fife were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING-Petition Nos. 410-305 and 400-98-14 by Terrace Hills Associates.
L.C. requesting a conditional use for a residential planned development and Northvale Way partial street closure and declaration of surplus property located at 930 E. Northvale Way in a Foothill Residential "FR-1" zoning district.
Ms. Kirk declared a conflict of interest for this proposal, recused herself from the Planning Commission and left the meeting.
Ms. Gasparik and Mr. Doug Wheelwright 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 stated that the applicant is also proposing to construct a fence with gates at the end of the hammerhead turnaround to provide additional security and privacy for the residents. The fence and gates can be approved through the planned development process. Ms. Gasparik then stated that the design is not consistent with the Zoning Ordinance. The proposed entrance feature is ten foot high pillars supporting a seven and a half foot high fence. The materials are to be architectural concrete pillars with wrought iron fencing and gates. This proposal is consistent with other planned development's fence and gate designs which are designed to provide security. The design and materials are also similar to others in the City, with tall support pillars of concrete and stone work with wrought iron or other see through material screened with landscaping.
Mr. Glen Saxton, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Randall Call, representing the owners of lot 1, spoke in reference to the need for irnproved security and then stated that he feels that the extended height of the fence will deter people from attempting to climb over the fence.
Upon receiving no further requests to address the Planning Commission, Ms. Short closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Smith stated that he likes the proposal for the fencing and gates, however, he is concerned that it may be setting a precedence. Mr. Wright stated that this type of fencing has been approved at a few locations in the City. Mr. Wright then stated that staff does not have a problem with this proposal setting a precedence because it is being approved under a planned development.
Motion for Petition Nos. 41 0-305 and 400-98-14:
Petition No. 410-305:
Mr. lker moved, based on the findings of fact, to approve Petition No. 410-305 for the Northvale residential planned development including an ordinance modification to allow the ten foot high pillars and a seven and a half foot high fence subject to the following conditions as listed in the staff report:
1 The applicant is required to provide a landscape plan for the proposed project to comply with the landscaping requirements of the Zoning Ordinance which provides a buffer of the site from the neighbors, to lessen its visual impact by breaking up and softening the height of the fence and gates. This landscape buffer will consist of shrubs, bushes, trees and other landscape ordinance acceptable landscaping materials the applicant wants to use.
2 The proposed entrance feature consists of ten foot high pillars supporting a seven and a half foot high fence. The materials are to be architectural concrete pillars with wrought iron fencing and gates. The applicant is required to finalize all building, construction and landscape plans details with the Planning Director prior to receiving a building permit.
3 Final development approval authority to be granted to the Planning Director.
4 Provide an easement to Public Utilities for existing infrastructure that will be on private property.
5 Twenty-four hour a day access must be provided to the Fire Department and Public Utilities to provide City services (inspections, maintenance and other services as needed).
6 The project be approved subject to meeting applicable City standards.
Mr. Smith seconded the motion. Mr. lker, Ms. Barrows, Mr. Mariger, Mr. Steed, Ms. Funk and Mr. Smith voted "Aye". Ms. Kirk, Mr. McRea and Mr. Fife were not present. Ms. Short, as Chair, did not vote. The motion passed.
Petition No. 400-98-14:
Mr. lker moved, based on the findings of fact, to approve Petition No. 400-98-14 for the amendment of the Northvale subdivision and the partial street closure of Northvale Way and forward a positive recommendation to the City Council subject to the following conditions as listed in the staff report:
1 That the subdivision amendment be approved as requested.
2 That the partial street closure be approved on the basis that the existing cul-de-sac will be converted into a hammerhead turnaround. The land within the closed street area being declared surplus, sold and included into lots 1 and 2 consistent with City Ordinance (City Owned Real Property Chapter 2.58).
Mr. Steed seconded the motion. Mr. lker, Ms. Barrows, Mr. Mariger, Mr. Steed,
Ms. Funk and Mr. Smith voted "Aye". Ms. Kirk, Mr. McRea and Mr. Fife were not present. Ms. Short, as Chair, did not vote. The motion passed.
PLANNING ISSUES
Briefing update on the Capitol Hill Master Plan
Ms. Cheri Coffey led the discussion by stating that staff is asking the Planning Commission how they would like to review the Capitol Hill Master Plan prior to a public hearing being scheduled. The Planning Commission members agreed to follow the summary of "highlights" that was prepared by Ms. Coffey. (A copy of the Capitol Hill Master Plan and the summary of "highlights" are filed with minutes.)
OTHER BUSINESS
Update Report on Petition No. 400-97-31 by Salt Lake City Council representative, Deeda Seed, requesting that Federal Way Drive be closed 180 feet east of Wolcott Avenue at the University of Utah boundary to eliminate access from Federal Way to North Campus Drive -heard by the Planning Commission on August 7, 1997.
Mr. Wright stated that Petition No. 400-97-31 has been scheduled for a public hearing before the City Council on May 5, 1998. The Planning Commission's motion directed the Traffic Engineering Division to review traffic calming options due to the increased traffic that will be directed to 100 South. Mr. Kevin Young is present to give the Planning Commission an update
Mr. Young stated that several traffic calming options for 100 South were considered. The Traffic Engineering Division concluded that 100 South is capable of absorbing the increased traffic. Mr. Young then stated that the City will have a better system when the new valley wide Signal Coordination Project is completed. The Traffic Engineering Division will continue to monitor the traffic, however, the Traffic Calming Program is now in operation which means that the neighbors on 100 South can petition the Traffic Engineering Division to be part of the program if they feel that further action needs to be taken.
Gateway Development Master Plan Update
Mr. Wright updated the Planning Commission members by stating that the Draft Gateway Development Master Plan is completed and will be presented at a joint meeting with the City Council on May 7, 1998. The Union Pacific Property Development Plan will also be presented.
There being no further business, the meeting adjourned at 7:45 p.m.