SALT LAKE CITY PLANNING COMMISSION MEETING
In Room 326 of the City & County Building
451 South State Street, Salt Lake City, Utah
Present from the Planning Commission were Acting Chair, Tim Chambless, Bip Daniels, Babs De Lay, John Diamond, Peggy McDonough, Laurie Noda, Kathy Scott, and Jennifer Seelig. Prescott Muir and Craig Galli were excused.
Present from the City Staff were Planning Director Louis Zunguze; Principal Planner Doug Dansie; and Planning Commission Secretary Kathy Castro.
A roll is being kept of all who attended the Planning Commission Meeting. Acting Chair Chambless called the meeting to order at 5:45 p.m. Minutes are presented in agenda order and 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 from Wednesday, July 28, 2004
The Planning Commission made revisions to the minutes. Those revisions as noted are reflected in the July 28, 2004 ratified minutes.
Commissioner De Lay referred to page 3, paragraph 7; she asked that she be removed from the Policies and Procedures Subcommittee.
Commissioner De Lay made a motion to approve the minutes as amended.
Commissioner Daniels seconded the motion.
Commissioner Daniels, Commissioner De Lay, Commissioner McDonough, and Commissioner Scott voted “Aye”. Tim Chambless Acting Chair did not vote. Commissioner Diamond, Commissioner Noda, and Commissioner Seelig abstained. Four Commissioners voted in favor, and three Commissioners abstained, and therefore the motion passed.
REPORT OF THE CHAIR AND VICE CHAIR
This item was heard at 5:46 p.m.
Acting Chair Chambless stated that the Planning Commission and City Council Chair and Vice Chair met last Thursday, August 5th 5:00 – 6:30 p.m. They discussed the status of master plans as well as the need for better communication and coordination with the University of Utah and Westminster College with regard to future matters that are a common concern. Acting Chair Chambless stated that the North Salt Lake City Boundary Adjustment request was discussed. He asked if the Commission had comments regarding their fieldtrip to that site on Monday, August 9th.
Commissioner McDonough felt that the fieldtrip was very informative. She stated that she understands that petition may not come before the Commission; she asked if that is true.
Acting Chair Chambless said that any outcome is possible, including litigation.
Mr. Zunguze stated that the North Salt Lake City Boundary request will come before the Planning Commission on September 8th.
Commissioner Scott asked how the petition will be presented, and if the Commission should form a subcommittee prior to the Commission reviewing the petition. She referred to Planning Commission discussion in March of this year at which the formation of a subcommittee was discussed and would include Planning Commissioners, Administration representatives, and representatives of the property to discuss the property.
Mr. Zunguze noted that the Commission suspended the North Salt Lake City Boundary Adjustment hearing. The Commission must review that proposal as a tabled item, either conclude that hearing or further suspend it.
Commissioner Scott asked to proceed with forming a subcommittee. She stated that at the time that the petition was tabled the Commission had the intention of forming a subcommittee, but did not proceed because Mayor Anderson and the North Salt Lake City were in the process of negotiations. She suggested that the March 10th minutes be reviewed to see who volunteered for that subcommittee at the time of the hearing. Commissioner Scott said that she volunteered and she thought that Chair Muir also volunteered to serve.
Commissioner De Lay stated that she also volunteered for that subcommittee.
Mr. Zunguze clarified that the Commission must conclude the prior tabled action before the Boundary Adjustment request can go to the subcommittee.
REPORT OF THE DIRECTOR
This item was heard at 5:52 p.m.
Mr. Zunguze noted that Staff is struggling with the Policies and Procedures Subcommittee members. He asked who is willing to serve on that subcommittee.
Acting Chair Chambless stated that he has volunteered for that subcommittee.
Commissioner Noda also stated that she has volunteered for that subcommittee.
Commissioner McDonough and Commissioner Seelig agreed to serve as members of the Policies and Procedures Subcommittee.
Mr. Zunguze stated that Staff is proposing to have a joint meeting with the Transportation Advisory Board and the Planning Commission on September 22nd, for a briefing from UDOT regarding the Mountain View Corridor. At that time an update will be given regarding the impacts of the project and the current status.
Mr. Zunguze referred to the correspondence to the Planning Commission from the Liberty Wells Community Council regarding the Walkable Communities Ordinance which is pending City Council review. Mr. Zunguze noted that the letter indicates that the Liberty Wells Community Council is requesting that all Walkable Communities proposals go before Community Councils. Mr. Zunguze stated that there are two aspects to that ordinance. If an Applicant agrees to the pedestrian friendly site elements which are in the proposed ordinance then the request becomes a straightforward permitted use. Mr. Zunguze stated that if an applicant proposes something that is accepted by the Ordinance, then they should not have to jump through hoops to accomplish that. He noted that the Community Councils have had the privilege of reviewing the Walkable Communities Ordinance, and said that they are fully aware of what is involved. The second portion of the Walkable Communities Ordinance indicates that if a proposal does not follow the suggested designs in the Ordinance then the applicant must show how they are meeting the pedestrian friendly components. Mr. Zunguze stated that in the second case the Planning Commission would review the proposed design components and he felt that it is fair to take such proposals to the Community Councils. He stated that those projects that meet the letter of the design criteria should be expedited.
The Commission agreed.
Mr. Zunguze stated that he will prepare a letter on behalf of the Commission in response to this correspondence.
Commissioner Scott referred to the Summary of Planning Commission Action from the meeting of July 28th. She noted that the Planning Commission’s Decision regarding Petition No. 400-03-32 was incorrectly stated and requested that petition be reviewed for the correct language in the motion.
CONSENT AGENDA – Salt Lake City Property Conveyance Matters:
a. The Corporation of the Presiding Bishop of the Church of Jesus Christ of Latter-Day Saints and Salt Lake City Property Management Division – The LDS Church is requesting that the City amend an existing telecommunication public way lease agreement, by expanding the authorized lease area by adding a new buried telecommunications conduit along the north side of North Temple Street between the Conference Center and the Triad Center. The proposed buried conduit is proposed to be located in the area of the parking strip, located two feet behind the back of curb and crossing North Temple Street near 300 West Street and extending south along the east side of 300 West Street to the mid-block. The total length of the buried conduit is 2250 feet. The abutting properties to the proposed conduit route are zoned Residential/Mixed Use “R-MU”, Commercial Corridor “CC”, and Urban Industrial “UI”. The proposed conduit would be installed by directional boring.
Commissioner Diamond asked how the location of the conduit will affect the Daylighting of City Creek.
Mr. Wheelwright replied that the conduit is west of where the Creek is currently located in the LDS Conference Center park strip.
Commissioner Daniels made a motion to approve item A noted on the consent agenda.
Commissioner De Lay seconded the motion.
Commissioner Daniels, Commissioner De Lay, Commissioner Diamond, Commissioner McDonough, Commissioner Noda, Commissioner Scott, and Commissioner Seelig voted “Aye”. Tim Chambless Acting Chair did not vote. All voted in favor, and therefore the motion passed.
PUBLIC HEARINGS
The Salt Lake City Housing Authority is requesting approval of the two following petitions which will allow for the development of additional dwelling units associated with the Jefferson School Apartments:
Petition 400-04-04 – A request by the Salt Lake City Housing Authority to amend the Central Community Master Plan and rezone for the properties located at 1029 and 1031 South West Temple from “CC” Commercial Corridor to “RMU” Residential Mixed-Use zoning in order to accommodate approximately 60 housing units.
Petition 410-666 – A request by the Salt Lake City Housing Authority for a planned development located at 1029 and 1031 South West Temple to allow for multiple buildings on a single site and to accommodate modifications to zoning standards as they apply to the proposed site layout.
This item was heard at 6:00 p.m.
Principal Planner Doug Dansie presented the petition as written in the staff report. He stated that there is also a subdivision petition which will be reviewed administratively. He stated that 1029 South and 1031 South are general addresses because when the subdivision is final, the configuration of the lot will be different. Mr. Dansie noted that the 1974 Central City Master Plan was updated with the zoning rewrite in 1995 which identified the site as Commercial. He stated that the Planning Commission has adopted a new version of the Central City Master Plan which has not been officially adopted by the City Council. The new version of the Central City Master Plan identifies the site as High Density Mixed Use. He stated that the proposal is consistent with that Master Plan. Mr. Dansie stated that the parcels are immediately adjacent north of the existing Jefferson School Apartments which are zoned “RMU”. In light of the comments, analysis and findings noted in the staff report, Staff recommends that the Planning Commission forward a positive recommendation to the City Council to approve an ordinance to amend the zoning map to change the zoning classification for the parcels generally located at 1029 and 1031 South West Temple from “CC” Commercial Corridor to “RMU” Residential Mixed-Use.
Staff further recommends that the Planning Commission forward a positive recommendation to amend the Central Community Master Plan to identify the site as high density mixed-use. This petition is in association with Petition 410-666, for a planned development on the site, which also lists other conditions of development.
Mr. Dansie stated that the site plan is going through the planned development process to allow multiple buildings on a single site. Three buildings are proposed and the architecture is near identical to the Jefferson School Apartments. There are some modifications such as, in the “RMU” zoning district one is required to have a 25-foot rear yard. The Applicant is requesting a modification of the rear yard and the Planning Commission has the authority to do so. Mr. Dansie stated that the proposal went before the Planning Commission Planned Development Subcommittee last week and there was discussion of alternative layouts. Staff reviewed the site plan which will generally add 60-units to the existing 84-unit apartment complex. Based on the comments, analysis and findings noted in the staff report Staff recommends that the Planning Commission approve the planned development and conditional use requests for a residential development at approximately 1029 and 1031 South West Temple. Mr. Dansie stated that the approval is contingent upon the approval of the zoning amendment, and subdivision.
Commissioner Seelig referred to the Central City Master Plan, saying that she finds it very unfortunate that the vision document which the Commission is using to make the decision this evening is 30 years old. She added that it is troubling that the Police Department did not comment concerning this project particularly since the area directly west of the project is known for crime.
Acting Chair Chambless opened the public hearing.
Ms. Rosemary Kappes, Executive Director of the Salt Lake City Housing Authority, and Mr. Bill Nighswonger, Developer for the Salt Lake City Housing Authority addressed the Commission. Mr. Nighswonger presented photos of Jefferson Apartment phase one to the Commission. He reiterated that the proposed housing will be identical to the current Jefferson Apartments. He added that the community has been very supportive of the project. Mr. Nighswonger noted that they are requesting to expand the housing from 84-units to 144-units. He said that they have been very successful with the occupancy of the current housing.
Ms. Kappes stated that the current housing is a combination of different types of individuals as well as mixed incomes. She stated that 50 percent of the occupants will pay market rent and the other 50 percent of the units are targeted to be more affordable. She added that within the two structures 12-units have been set-aside for special population. Ms. Kappes stated that there were reservations on the part of the lenders with the first phase with regard to creating a mixed income housing project. The first phase has proved to be very successful, as should the second phase. Ms. Kappes stated that the Salt Lake City Housing Authority has invested a substantial amount of money into this area and they are devoted to the progress of it. She stated that the Community Council has been very supportive of this project.
Commissioner Daniels referred to Commissioner Seelig’s comment regarding the Police. He asked if they did not comment because the project went through the crime prevention through environmental design (CPTED) review.
Mr. Nighswonger replied that phase one went through the CPTED review and the same aspects that were suggested as a result of that review have been incorporated into phase two.
Commissioner Seelig stated that she feels that the proposal will be a great benefit to the area.
Commissioner De Lay stated that she was a part of the Planned Development Subcommittee and she felt that the Applicant has embraced several of the CPTED suggestions.
Commissioner Seelig stated that she applauded the Applicant in following through with the CPTED concepts but she felt that there are more issues surrounding law enforcement. She stated that this may be a part of patrol schedules and there is a myriad of law enforcement details that could work in conjunction with this project. Commissioner Seelig said that perhaps there is an administration communication issue.
Ms. Kappes stated that she would have appreciated a response from the Police Department as well. She stated that the Salt Lake City Housing Authority has offered reduced housing for police who would be willing to live at some of their units because it helps to keep the crime down.
Mr. Dansie clarified that Staff sent a copy of the site plan to the Police Department.
Commissioner Daniels commended the project for being in existence, saying that it has helped decrease the crime in the area greatly. He said that he appreciated the inclusion of more green space and that the Applicant accepted the challenge of having a swimming pool.
Commissioner Diamond asked for a response regarding the Planned Development Subcommittee member’s comments. He said that there were suggestions made at that meeting that have not been incorporated into this proposal.
Mr. Nighswonger replied that they worked through some of the Subcommittee members’ suggestions. He stated that there was a suggestion to have a three turns as opposed to two. He stated that he discussed this option with the Fire Department and they did not indicate opposition; however, they still require a 30-foot turning radius. He said that the three turns would eliminate between 13 and 20 parking spaces, some of which would be garages. Mr. Nighswonger stated that the loss of parking would be significant. Mr. Nighswonger referred to the suggestion of moving the building to the north property line which left the Applicant without control of what future use may happen there. He stated that they feel that the current proposal is best alternative.
Commissioner McDonough clarified that the Subcommittee was concerned with the proximity of building F to the existing building to the south with regard to the light that would fall into the existing structure. She asked for clarification regarding the height of the two structures.
Mr. Nighswonger replied that the top of the roof is approximately 30-feet.
Acting Chair Chambless referred to the perimeter rear lighting, asking if there is additional lighting envisioned for phase two.
Mr. Nighswonger replied that all of the carports on the site have florescent lighting, and there is some street lighting. He added that there is significant lighting form adjoining properties that benefit this site as well. He stated that there are additional lights on the structure as well as yard lights scattered throughout the property.
Commissioner De Lay indicated that the future development of the area will increase the lighting and add to the security of the area.
Acting Chair Chambless inquired regarding the lighting across the street from phase two.
Mr. Nighswonger stated that the lighting across the street is fairly pitiful.
Acting Chair Chambless referred to the large structure to the north of the site, asking if it could be the anticipated phase three of this project.
Ms. Kappes stated that she is not aware if that site could be used for housing.
Commissioner De Lay noted that that site is prohibitively expensive for housing.
Acting Chair Chambless noted that there will be a Trax stop about two blocks away from the site.
Mr. Nighswonger and Ms. Kappes replied that they are very happy to hear about the proposed Trax stop, and they feel that it will help improve the community and will benefit the housing proposal.
Commissioner De Lay noted that the Wal-Mart on 1300 South and 300 West is going help improve the neighborhood. She added that she felt that this neighborhood is going to change drastically within the next few years.
Acting Chair Chambless asked, given the project is approved, when the date that they would be is expected to be available.
Ms. Kappes replied that they anticipate that the structure will be fully occupied by December 2005 or January 2006, depending on the market.
Commissioner Diamond referred to the parking ratio of a half stall per unit in phase one. He asked what the Applicant found when exploring that parking ratio.
Ms. Kappes replied that the residents would end up parking on the street which is not an appealing element. She said that at a half stall per unit the Applicant will not be able to market the property with the mixed incomes.
Commissioner Diamond referred to the integration and relationship of the parking to the building. He felt that the location of the parking looks like a draft person just plopped the parking on the site. He said that it would be nice if the precedence was to the people who live in the building rather than to the parking.
Mr. Nighswonger agreed that the precedence should be to the people, saying that they have made significant efforts of eliminating headlight into the windows by including garages.
Ms. Kappes stated that it is a difficult property and they knew that when they purchased it. She said that they purchased it to help improve the area and improve phase one.
Ms. Samantha Francis, past President of the Peoples Freeway Community Council addressed the Commission in support of the proposal. She said that the Salt Lake City Housing Authority has followed through with their past proposals, and they have helped improve the Community.
Acting Chair Chambless closed the public hearing.
Motion for Petition No. 400-04-04
Commissioner De Lay made a motion regarding Petition No. 400-04-04, in light of the comments, analysis and findings noted in the staff report, that the Planning Commission forward a positive recommendation to the City Council to approve an ordinance to amend the zoning map to change the zoning classification for the parcels generally located at 1029 and 1031 South West Temple from “CC” Commercial Corridor to “RMU” Residential Mixed-Use. The Planning Commission further recommends that the City Council that the Central Community Master Plan be amended to identify the site as high density mixed-use. This request is associated with Petition 410-666, for a planned development on the site, which also lists other conditions of development.
Commissioner Daniels seconded the motion.
Commissioner Daniels, Commissioner De Lay, Commissioner Diamond, Commissioner McDonough, Commissioner Noda, Commissioner Scott, and Commissioner Seelig voted “Aye”. Tim Chambless Acting Chair did not vote. All voted in favor, and therefore the motion passed.
Motion of Petition No. 410-666
Commissioner De Lay made a motion regarding Petition No. 410-666, based on the comments, analysis and findings noted in the staff report, that the Planning Commission approve the planned development and conditional use requests to accommodate a residential development at approximately 1029 and 1031 South West Temple, including modifications to yard requirements as shown on the site plan, or subsequent site plan the Planning Commission may choose to endorse, subject to the following conditions:
1. The City Council approves the zoning map amendment.
2. The Applicant completes the subdivision process to eliminate unnecessary lot lines.
3. The Planning Director is delegated the authority to approve the final landscape plan.
Commissioner Daniels seconded the motion.
Commissioner Daniels, Commissioner De Lay, Commissioner Diamond, Commissioner McDonough, Commissioner Noda, Commissioner Scott, and Commissioner Seelig voted “Aye”. Tim Chambless Acting Chair did not vote. All voted in favor, and therefore the motion passed.
UNFINISHED BUSINESS
Commissioner Scott thanked the Planning Director for the additional reading material which was enclosed in the Planning Commission packets.
Commissioner Scott referred to the Planning Commission Retreat Summary and asked how the Commission should proceed in writing a letter to the City Council and Mayor.
Commissioner De Lay made a motion that the Chair and Vice Chair review the Planning Commission Retreat Summary with the Planning Director and work to draft two separate letters to the Mayor and the City Council that will be brought back to the Commission for approval.
Commissioner Scott seconded the motion.
Commissioner Daniels, Commissioner De Lay, Commissioner Diamond, Commissioner McDonough, Commissioner Noda, Commissioner Scott, and Commissioner Seelig voted “Aye”. Tim Chambless Acting Chair did not vote. All voted in favor, and therefore the motion passed.
There being no other unfinished business to discuss, the Planning Commission meeting adjourned at 6:40 p.m.