SALT LAKE CITY PLANNING COMMISSION
451 South State Street, Rooms 126 and 315
Present from the Planning Commission were Chairperson Judi Short, Andrea Barrows, Robert "Bip" Daniels, Arla Funk, Vice-Chairperson Max Smith and Stephen Snelgrove. Diana Kirk, Craig Mariger and Mike Steed were excused.
Present from the Planning Staff were Planning Director William T. Wright, Deputy Planning Director Brent Wilde, Cheri Coffey, Craig Hinckley, Ray McCandless, Joel Paterson, Everett Joyce and Bill Allayaud.
A roll is being kept of all that attended the Planning Commission meeting. Ms. Short called the meeting to order at 5:20 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. Smith moved to approve the minutes of Thursday, August 5, 1999 subject to a few minor corrections being made. Ms. Barrows seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARINGS
PUBLIC HEARING – Continuation of Petition No. 400-98-18 – The Salt Lake City Planning Commission will hold a public hearing to receive public comment and consider recommending approval of the Capitol Hill Community Master Plan. The area is roughly bounded by North Temple Street and the north City limits and between Interstate-15 and Canyon Road. The purpose of the Master Plan is to provide direction concerning future growth and development in the Capitol Hill Community.
Ms. Cheri Coffey presented three different documents to the Planning Commission. The first is staff's response to the Capitol Hill Community Council's document that was handed out at the last Planning Commission meeting. The second document includes additional issues that staff would like to include in the master plan. The third document is a North Temple Height Analysis that relates to the issue regarding the Capitol Hill Protective overlay zone. This document helps demonstrate staff's position regarding the appropriate height of structures along North Temple. Copies of the three documents are filed with the minutes.
Ms. Coffey then reviewed some of the outstanding issues where staff does not agree with the community, these issues are listed in "Planning Staff's Response to Neighborhood Subcommittee Concerns" (a copy of the "Neighborhood Subcommittee
Response to the Capitol Hill Master Plan is also attached). The issues addressed are listed below, however, staff's explanations are found in the attached document.
Ms. Coffey then recommended an additional staff change to the master plan which addresses the importance of preserving pedestrian corridors, such as Gordon Place in the Kimball Neighborhood.
Ms. Barrows asked if the master plan specifically addresses implementing the Deseret Gateway Small Area Plan. Ms. Coffey responded in the affirmative and then stated that in the implementation section of the Capitol Hill Master Plan, the Deseret Gateway Small Area Plan is listed as a number one priority.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Eric Jergensen, Chair of the Master Plan Advisory Committee, stated that he feels that a master plan needs to be visionary. In a visionary master plan there needs to be some specificity as to what the community and the City intend to do. Mr. Jergensen then stated that he feels that there are still some outstanding transportation and zoning issues. However, words mentioned in the master plan such as encourage, support or recommend defines the desire of the community and City to work together. Mr. Jergensen continued by stating that the community wants a four-way stop at Columbus Street and 500 North, a statement about how the closure of Main Street greatly impacts the community and a recommendation to reconstruct the North Temple viaduct because the viaduct acts as an aesthetic gateway into Downtown. Mr. Jergensen also believed there should be strong language in the Plan prohibiting development on 30% or greater slopes. Mr. Jergensen requested the Planning Commission adopt the recommendations of the Capitol Hill Community Council. Mr. Jergensen then expressed his appreciation to the City for all of the hard work that has gone into preparing the Capitol Hill Community Master Plan.
Mr. Bruce Newman, Chair of the State Fairpark Community Council, spoke regarding the North Temple viaduct. He stated that the State Fairpark Community would like to eliminate the viaduct because it attracts undesirable activities and is a visual barrier between their neighborhood and Downtown. He also stated viaducts are ugly and are not the best solution.
Ms. Shirley McLaughlan, a concerned citizen, spoke regarding 600 North. She stated that she would not like to see 600 North between 200 and 300 West narrowed down to one lane because it will be a problem for people trying to get to Downtown and the State Capitol. Ms. McLaughlan then stated that she is opposed to the proposed medians extending from 200-400 West on 600 North because they are poorly maintained. (Ms. McLaughlan presented a letter to Ms. Coffey, a copy of which is filed with the minutes.)
Ms. Bonnie Mangold, a member of the Master Plan Advisory Committee, spoke in favor of the medians extending from 200-400 West on 600 North. Ms. Mangold then stated that she feels that the amount of traffic that uses 600 North needs to be dispersed to other streets according to their capacity. It is also very important to minimize the traffic volume in the very vulnerable, residential areas. Ms. Mangold then asked if the land use map is being considered for approval at this time because she has land use issues within the master plan that are related to the Deseret Gateway Small Area Plan Ms. Coffey responded in the affirmative.
Ms. Coffey then stated that staff could add some language in the Capitol Hill Community Master Plan indicating that future land use issues within the Deseret Gateway will be analyzed in the Deseret Gateway Small Area planning process.
Mr. Dennis McSharry, a concerned citizen, stated that he strongly supports the comments made by Mr. Jergensen and Ms. Mangold. He then stated that he is a bicyclist and it is very important to him that traffic be calmed for his safety and the safety of others.
Ms. Polly Hart, a concerned citizen, stated that she supports the comments made by Mr. Jergensen and Ms. Mangold. She then stated that she strongly urges the Planning Commission to consider the interests of the residents of Capitol Hill because, ultimately, the residents are the ones that will have to live with the consequences of the Capitol Hill Community Master Plan. Ms. Hart then stated that she feels that the speed limits in the neighborhoods need to be consistent.
Mr. Randy Dixon, a concerned citizen, stated that master plan updates gives the community an opportunity to make visionary statements for the future. One of those visionary statements that has been included in the master plan is that improvements be made to the west edge of City Creek Canyon; an area that gets a lot of use by residents and visitors to Salt Lake City. Mr. Dixon then stated that he hopes that this visionary statement, and other visionary statements, will be implemented and will benefit the City as a whole. He is also very pleased that discussions will continue with the Deseret Gateway Small Area Plan.
Mr. Jon Robinson, a concerned citizen in the Guadalupe neighborhood, stated that he feels that the Guadalupe neighborhood has been a missing voice in relation to the master plan. The North Temple viaduct provedes a view for non-residents coming through the area but has negative impacts on residents. He then stated that he is in favor of eliminating the North Temple viaduct because he feels that it will improve the area for the residents in his neighborhood. Mr. Robinson continued by stating that the Guadalupe neighborhood would like safer pedestrian and bicycle access over the railroad tracks on 300 North, not vehicular traffic.
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. Barrows stated that although she was not at the July 15, 1999 Planning Commission meeting when this issue was first heard, she has since listened to the tape of the meeting. On the tape, a business owner in Swedetown stated that basic services, such as a sewer system, are needed in the neighborhood. Ms. Barrows then asked if there is language in the master plan that specifically addresses adding a sewer system to Swedetown. Ms. Coffey stated that she will make sure that there is specific language in the master plan to add a sewer system to Swedetown.
Mr. Wright then stated that a goal for all neighborhoods within the City is to make sure that water and sewer services are provided.
Ms. Barrows then stated that she feels that there should be language in the master plan stating that the community prefers a four-way stop at the corner of Columbus Street and 500 North. Mr. Smith stated that he agrees with Ms. Barrows.
Ms. Barrows would also like language in the Plan that states that privately owned property will be difficult to develop above 700 North in the DeSoto Cortez neighborhood under existing City regulations. Mr. Snelgrove agreed with Ms. Barrows.
Mr. Barrows then stated that she would like a statement created in the master plan for the 300 North area that the City supports a pedestrian/bicycle overpass. The master plan should also include the two diverse view relating to the North Temple viaduct and that speed limits on 300 and 400 West should be the same.
Ms. Funk stated that she feels that there should not be a specific recommendation for the 600 North issue because the community is divided. Mr. Wright stated that the District 24 Traffic Committee is also addressing this issue and is attempting to resolve the concerns. Ms. Funk then stated that she would like it noted in the master plan that this issue is being addressed.
Mr. Snelgrove spoke concerning the North Temple viaduct and stated that he feels that the language in the master plan expresses both views very well because there is a strong statement that the Capitol Hill neighborhood likes the viaduct and a strong statement that the State Fairpark neighborhood opposes the viaduct. Mr. Snelgrove then stated that he would like to express his support for language in the master plan regarding a four-way stop at the corner of Columbus Street and 500 North. Mr. Snelgrove continued by stating that he would like language in the master plan that surface parking lots on South Temple should be addressed in the Deseret Gateway Small Area Plan. He also stated that he supports the communities desires to rezone some of the property in the West Capitol Hill neighborhood from "CG" to "CC" but the request should go through a rezoning process where property owners are notified.
Mr. Daniels stated that he has spoken with a few people in the neighborhood of Columbus Street and 500 North. They expressed there desire to have a four-way stop at this intersection.
Ms. Barrows and Ms. Funk disagreed on whether the master plan should recommend the City negotiate with The Church of Jesus Christ of Latter-day Saints requesting the removal of the easement as requested by the community.
Motions for Petition No. 400-98-18:
Mr. Smith moved to adopt the Capitol Hill Community Master Plan in concept. The motion failed for lack of a second.
Ms. Barrows moved that there be language in the Capitol Hill Community Master Plan that specifically states that the community desires a four-way stop at the corner of Columbus Street and 500 North and that there be no demolition of the houses. Mr. Snelgrove seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
Mr. Smith moved to table Petition No. 400-98-18 to allow staff time to make changes to the Capitol Hill Community Master Plan based on the Planning Commission's discussion and then bring the master plan back for final action at the September 9, 1999 meeting. Ms. Funk seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING – Case No. 410-358 by Trolco Properties, Inc. requesting a planned development and a conditional use for a radio station and accessory antennas at the Trolley Corners Building located at 515 South 700 East in a Commercial Shopping "CS" zoning district.
Mr. Craig Hinckley 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. Michael Place, representing Trolco Properties, was present for this portion of the meeting and stated that he was in agreement with the staff recommendation.
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 Case No. 410-358:
Ms. Barrows moved, based on the findings of fact, to approve Case No. 410-358 for a planned development and a conditional use for a radio station and accessory antennas subject to the following conditions as listed in the staff report with two additions as noted:
1. The requirement for additional on-site parking resulting from an increase in usable floor area is waived based on a finding that the actual number of parking spaces needed, according to current demand, is less than the number the ordinance requires; off-site parking is available if necessary; and, the improvements to the site and building resulting from this proposal far outweigh the minor parking deficiency.
2. The requirement for screening of roof-top antennas is waived based on a finding that the screening will be more obtrusive than the antennas themselves.
3. The satellite antenna to be located on the ground to the east of the parking structure shall not encroach into the required 15 foot landscape buffers, shall be screened by a fence, and the entire area shall be landscaped.
4. The existing driveways on 700 East and 500 South, which served bank drive-through facilities, shall be removed and the areas landscaped to be consistent with existing landscaping on the site.
5. Architectural details relating to closure of driveway access points shall be compatible with the building.
6. A "no fee" permit shall be obtained from Engineering for removal of the two driveways and installation of new curb, gutter, sidewalk and relocation of parking meters.
7. If the petitioner desires to change the antennas by increasing the number or size, the petitioner is required to come back to the Planning Commission for further review. (underlined portion added by the Planning Commission)
8. That the petitioner formalize a lease with the Boyer Company for off-site parking at the Xerox Travelers Building located at 675 East 500 South. (underlined portion added by the Planning Commission)
Mr. Snelgrove seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING – Case No. 410-351 by NEXTEL Communications requesting a conditional use to allow additional cellular telecommunications antennas on an existing 120 foot non-conforming lattice tower at 4170 West 2100 South in a Light 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. Allen Fink, representing NEXTEL Communications, was present for this portion of the meeting and stated that he was in agreement with the staff recommendation.
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 Case No. 410-351:
Ms. Funk moved, based on the findings of fact, to approve Case No. 410-351 to allow additional cellular telecommunications antennas on an existing 120 foot non-conforming lattice tower subject to the following conditions as listed in the staff report:
1. Painting the antennas and mounting equipment a flat medium to light gray color.
2. Obtaining approval of a landscaping plan from the Planning Director.
3. If a beacon is required by the F.A.A., the light be directed up and away from the City.
4. The antennas be mounted directly to the existing tower and that minimal bracing be used.
5. The antennas and equipment building be approved by all applicable City departments.
Ms. Barrows seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING – Case No. 410-360 by NEXTEL Communications requesting a conditional use to allow a cellular telecommunications monopole antenna at 83 South Navajo Street in a Light 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. Allen Fink, representing NEXTEL Communications, was present for this portion of the meeting and stated that he was in agreement with the staff recommendation.
Ms. Barrows stated that although the monopole is near some mature trees that are located by the Jordan River, she feels that there needs to be additional landscaping to screen the antenna looking from the banks of the Jordan River.
Ms. Funk spoke concerning Condition #3 in the staff's recommendation which states that the equipment building be constructed of decorative concrete or masonry. She stated that she would like this condition to be modified so state that the proposed materials be approved by the Planning Director.
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 Case No. 410-360:
Ms. Barrows moved, based on the findings of fact, to approve Case No. 410-360 for a monopole antenna subject to the following conditions as listed in the staff report:
1. Painting the monopole and antennas a flat medium to light gray color.
2. The antenna and equipment building receive approval from all applicable City, State and Federal departments.
3. The equipment building be constructed of decorative concrete or masonry, plan to be approved by the Planning Director. (underlined portion added by the Planning Commission)
4. If a beacon is required by the F.A.A., the light be directed up and away from the City.
5. Minimal antenna bracing be used and a detailed drawing of the mounting structure be provided and approved by the Planning Director.
6. The monopole and equipment building be located at least 25 feet from the Jordan River to accommodate a future trail.
7. The monopole being designed to accommodate a second set of antennas at the 60 foot level.
8. Obtaining approval of a landscaping plan from the Planning Director. (underlined portion added by the Planning Commission)
Mr. Daniels seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING – Case No. 410-329 by H. Roger Boyer, representing Gateway Associates, requesting final design approval for the housing portions of the mixed-use planned development on approximately 26 acres located between North Temple & 200 South and 400 West & 500 West in a Gateway Mixed-Use “G-MU” zoning district.
Mr. Joel Paterson 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. Paterson stated that Gateway Associates are requesting final design approval for the housing portions (Buildings C-1 and C-2) of the mixed-use planned development. The issues for discussion include the following: height and materials, land use, public way improvements, affordable housing, bridge over 100 South and transportation.
Mr. Doug Thimm, the architect for the project, was present for this portion of the meeting and stated that he was in agreement with the staff recommendation. Mr.
Thimm then used presentation boards to explain the architectural features of the housing portions of the Gateway project.
Mr. Daniels asked how the affordable housing units are being dispersed throughout the buildings.
Mr. Steve Brown, representing Prowswood, was present for this portion of the meeting. He then answered Mr. Daniels' question by stating that the affordable housing units will be indistinguishable throughout the rental portions of Buildings C-1 and C-2, therefore, the affordable housing units will not be segregated from the market-rate units. All rental units will be the same size and the same configuration.
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.
Mr. Smith stated that he is concerned with the reduction in the number of residential units from 650 units to 502 units. Ms. Barrows stated that she was also hoping for the 650 units. She then stated that the reduction in units is easier to take due to the fact that the Boyer Company is providing the same number of affordable units that was required for the 650 units.
Mr. Wright spoke concerning the reduction in the number of residential units. He stated that the reduction is due to trying to match the building code requirements to market rate and the ability to support housing in the community. Mr. Wright then stated that he believes that the scale of the currently proposed buildings will frame the street well and will be a significant component of housing in this development.
Ms. Funk stated that she likes the smaller scale of the buildings better than the original approval for the taller buildings. She then stated that she feels that the overall project is a wonderful addition to the Gateway area.
Mr. Snelgrove stated that he feels that the bridge over 100 South is essential to the project. He then stated that he would like to see a 3-D character on the street because he feels that it would add to the project. He also feels that the loading docks need to have an interior turn-around.
Prior to the motion, Mr. Paterson noted the staff concerns that still need to be resolved. The concerns are the encroachment of the stoops in the public way, 500 West loading docks, 57-foot drive approach and transportation issues.
Motion for Case No. 410-329:
Mr. Smith moved, based on the findings of fact, to approve Case No. 410-329 Buildings C-1, C-2-rental and C-2-condo (the housing portions of the mixed-use planned development) as designed subject to previous recommendations, Transportation Division approval and the following condition:
1. That there be further review by staff of the above mentioned staff concerns. Final concept design for the 500 West loading docks and 57-foot drive approach be delegated to the Planning Director, with Transportation Division consensus, and then taken to the Planning Commission subcommittee for final approval. (underlined portion added by the Planning Commission)
Ms. Funk seconded the motion. Ms. Barrows, Mr. Daniels, Ms. Funk, Mr. Smith and Mr. Snelgrove voted “Aye”. Ms. Kirk, Mr. Mariger and Mr. Steed were not present. Ms. Short, as Chair, did not vote. The motion passed.
PUBLIC HEARING – Petition No. 400-98-80 initiated by the Salt Lake City Council requesting an analysis of the City's Neighborhood Commercial "CN" and Community Business "CB" zoning districts. As a portion of the project to examine the "CN" and "CB" zoning districts, City Planning staff is recommending the rezoning of a number of residentially zoned parcels that are occupied by commercial uses to Neighborhood Commercial "CN". If the parcel is rezoned to "CN", the use would become conforming and the property can be used in accordance with the "CN" zoning district requirements. The applicable master plan will also be amended where appropriate. The twenty-three (23) parcels proposed for rezoning are located in various parts of the City.
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 then stated that one parcel has been eliminated from the twenty-three (23) parcels that were originally recommended for rezoning. The parcel is the I Street Market.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Quinn Stirland, owner of Best Cleaners located at 578 South 900 West, stated that he is in favor of the proposed rezoning because it will allow him to obtain adequate insurance and financing to be a more attractive business.
Ms. Shirlayne Quayle, a concerned citizen, stated that she is opposed to the proposed rezoning of the medical building located at 1020 North 1400 West. The building is
currently vacant and for sale. Ms. Quayle is concerned about the building being demolished and a bigger building being built. She also feels that the "CN" properties be conditional which will allow the community to have some input.
Mr. Travis Drown, a concerned citizen, stated that he is opposed to the proposed rezoning of Bike Board Blade located at 703 East 1700 South. Mr. Drown then stated that his wife and neighbors are also in opposition.
Mr. Bob Fisher, a concerned citizen, stated that he feels that the Planning Commission should not make a decision at this time. The residents in the neighborhoods do not have all of the necessary information and he feels that they need more time to understand what is being proposed.
Mr. Steve Heil, a concerned citizen, stated that he is in favor of rezoning the properties "CN" because they carry on traditions that were created well before the United States was settled. He feels that traditional commercial zones that are surrounded by residential neighborhoods, puts needed services and goods within walking distance. This reduces the need for vehicle trips which then reduces congestion and pollution.
Ms. Lois Brown, a concerned citizen and member of the Block 18 Association, stated that she and the Association are in favor of the proposed rezoning of Koko's Kitchen located at 702 South 300 East.
Ms. Dixie Schafir, a concerned citizen, stated that she lives across the street from the I Street Market. Although this property has been eliminated, she spoke in opposition of the parcel being rezoned.
Mr. Michael Schafir, a concerned citizen, also spoke in opposition of the I Street Market being rezoned.
Mr. Hbey Baraghoshi, representing the property owner of the Conoco Gas Station located at 75 South 900 East, stated that he is in favor of the proposed rezoning. Rezoning the property will enable the owner to obtain financing to upgrade and beautify his business. Mr. Baraghoshi also spoke in favor of the remaining properties being rezoned because he has seen this type of zoning work all over the country.
Ms. Kim Miller, a concerned citizen, stated that she is opposed to the proposed rezoning of the Arts and Wellness Center located at 1136 East Third Avenue. She is in the process of buying a home near the Center, however, if it is going to be rezoned she may decide to change her mind. Ms. Miller stated that her main concern is that she feels that there is not enough parking.
Mr. Don Brooke, Chair of the East Central Community Council, stated that the general consensus of the residents in the East Central community is that they are opposed to the proposed rezonings. Mr. Brooke then stated that he has repeatedly asked the Planning staff to attend the community council meeting and give the residents a formal presentation; this has not occurred. It appears that the planning for these rezonings has gone on behind closed doors. East Central has discussed this issue informally and
concluded that the Planning Commission should not make a decision at this time because there are several unresolved issues and concerns.
Ms. Cindy Cromer, a concerned citizen, stated that she is an owner of a non-conforming business property that is not being considered for rezoning. She believes that this proposal is being rushed and that her non-conforming business, as well as others, are being treated unfairly. She requests that all of the possible zoning classifications be established before any non-conforming properties are rezoned.
Mr. David Alston, a concerned citizen, stated that he is opposed to the proposed rezoning for the Sinclair Station located at 873 East South Temple because he feels that it will reduce his property values.
Mr. Matt Wolverton, representing Central City Community Council, stated that the Central City Community is in favor of the proposed rezoning of Koko's Kitchen and Cummings Chocolate because they are both assets to the neighborhood.
Mr. Scott Lund, owner of the Rosepark Coin Laundry, stated that he is in favor of the proposed rezoning of his property.
Mr. Paul Dalrymple, a concerned citizen, stated that he is opposed to a blanket change in the zoning. He agrees that businesses within residential neighborhoods can be charming and cozy, however, he feels that the residents need to have an input as to what businesses are put into their neighborhood. He also stated that he is concerned because the community council's were not involved with the proposed rezoning of the properties.
Ms. Emily Cannon, owner of the Arts and Wellness Center located at 1136 East Third Avenue, stated that she is opposed to a blanket rezoning. However, she stated that she would like to have a guarantee that she could rebuild her business as is if it were destroyed. She then stated that all of her employees have been asked to walk, bike or
take the bus to work. She feels that this zoning initiative should be specific and conditional according to each individual case and that neighbors should be given an opportunity to input.
Mr. Robert Evans, a concerned citizen, spoke concerning the Conoco Station located at 904 South 1300 East. He stated that he does not have enough information to make a decision at this time, therefore, he feels that the Planning Commission should postpone their decision.
Mr. Robert Turner, a concerned citizen, spoke concerning the Amoco Station located at 1689 South 1300 East. He stated that he lives directly across the street from the business. He spoke in opposition of having the business in a residential neighborhood.
Mr. Joe School, property owner on the corner of 800 South and 500 East, stated that he feels that his property should be included with those being rezoned. He then stated that he is pleased that Cummings Chocolate is being considered for the proposed rezoning.
Mr. Todd Sondrup, a concerned citizen, stated that he is opposed to the proposed rezoning of Grunts & Postures located at 779 East 300 South because he is concerned about future high impact businesses locating on this property. He would like the process to be conditional zoning because he feels that the neighbors should be able to have some input.
Mr. David Nielson, an abutting property owner to the Arts and Wellness Center located at 1136 East Third Avenue, stated that he is opposed to the proposed rezoning of this property. He is not concerned with the current owner of this property enlarging the business, however, he is concerned that a future property owner could make some drastic changes.
Mr. Paul Trentelman, a concerned citizen, stated that he is opposed to the proposed rezoning of the Artisan Chiropractic located at 705 East 900 South and Cummings Chocolate located at 679 East 900 South. He feels that 900 South is a fairly busy street. If the property is rezoned, he is concerned that the properties could change into something else (i.e. gas station). He feels that this will diminish the quality of the neighborhood.
Ms. Meredith Moench, a concerned citizen, stated that she is opposed to the proposed rezoning of Grunts and Postures located at 779 East 300 South. She is not concerned with the present business because they have been good neighbors. She is concerned, however, that a future property owner could bring something to the neighborhood that could be considered unlivable or noncontributory to the residential quality or character of the neighborhood.
Mr. Gil Iker, a concerned citizen, stated that he is in favor of the proposed rezoning of Cummings Chocolate located at 679 East 900 South. Having a non-conforming status makes it impossible to get loans from banks to improve and beautify businesses. Mr. Iker then stated that each property has different circumstances and they should all be handled individually.
Mr. David Felt, a concerned citizen, stated that he is opposed to the proposed rezoning of the Arts and Wellness Center located at 1136 East Third Avenue because he feels that there is not enough parking.
Mr. Steve Estes, a concerned citizen, stated that he is opposed to the proposed rezoning of the Arts and Wellness Center located at 1136 East Third Avenue because he feels that there is a parking problem in the area.
Mr. Tom Wilson, a concerned citizen, stated that he is opposed to the proposed rezoning of the Artisan Chiropractic located at 705 East 900 South and Cummings Chocolate located at 679 East 900 South. He stated that he is not concerned with the current businesses because they are wonderful neighbors, however, he is concerned that a future business owner could bring an undesirable business which could increase the traffic and parking situation.
Ms. Barrows addressed the audience prior to her excusing herself from the meeting. She stated that it is apparent to her that the neighbors understand the distinctions between the different types of properties that are allowed within the "CN" zoning district. Ms. Barrows then stated that some of the proposed properties are easier to consider for rezoning than others, however, she feels that perhaps the rezoning of these properties is premature.
Mr. Brad Schofield, representing his father who is a property owner at 704 East 900 South, stated that he would like the Planning Commission to consider adding this property to the list for rezoning.
Mr. Brent Eagar, a concerned citizen, stated that he is opposed to the proposed rezoning of the Amoco Station located at 1689 South 1300 East because he would like to see the station eliminated from the neighborhood.
Mr. Jason Langston, a concerned citizen, stated that he is opposed to the proposed rezoning of A Clean Impression located at 2421 S. Parley's Way. He stated that the current owners make great neighbors, however, he fears what the rezoning will allow on the property for a future business owner. He also feels that the neighbors should be allowed their input for future businesses in their neighborhoods.
Mr. Toku Bannai, representing the owner of Koko's Kitchen, spoke in favor of the proposed rezoning of the property. Mr. Bannai then stated that Koko's Kitchen understands the need for cooperation within the community and would like to continue improving our neighborhood with the help of the neighbors and the City. A petition was started to see if the community supported their business and the rezoning; 239 signatures were obtained.
Mr. Cihan Bilginsoy, a concerned citizen, stated that he is not opposed to small businesses within the neighborhoods, however, he is opposed to the rezoning which could allow future business owners to have undesirable businesses to the community. He feels that the properties should be dealt with on an individual basis and reviewed by the community councils.
Mr. Prescott Muir, a concerned citizen, stated that he is opposed to the proposed rezoning of the Conoco Station located at 904 South 1300 East. He stated that the owners of the Station have been good neighbors, however, he is against the rezoning because of the direct impact this could have on his property values. Mr. Muir then stated that he does not welcome the liberalization of commercial use in the neighborhood because of the proximity of East High School. He also feels that a gas station does not conform to the objectives of neighborhood commercial because it is not pedestrian friendly.
Mr. Steve Mecham, a concerned citizen, stated that he is opposed to the proposed rezoning of the Arts and Wellness Center located at 1136 East Third Avenue because he feels that he will lose the opportunity to give future input for what happens at this location.
Mr. Mark Lawrence, a concerned citizen, stated that he is opposed to the proposal principally for the gas station permit use. He feels that a gas station should be a conditional use. Mr. Lawrence then stated that he feels that each property should be handled on an individual basis.
Mr. Donald Gren, a concerned citizen, stated that he is opposed to the proposed rezoning of the 7-11 Store located at 780 South 1300 East because he feels that there is too much commercial in the residential neighborhoods. He is also concerned about continued expansion of community development into the residential neighborhoods.
Ms. Claudia Johnson, a concerned citizen, stated that she is opposed to the proposed rezoning of Bike Board Blade located at 703 East 1700 South. Ms. Johnson then stated that she would like to have input as to what businesses will go in her neighborhood.
Mr. Brad Taylor, a concerned citizen, stated that he is in favor of the proposed rezoning of the Amoco Station located at 877 South 1300 East. He then stated that perhaps the City could have some sort of a review process that could be established for neighborhood businesses where there could be input from the community when businesses change ownership.
Mr. Mark Rex, a concerned citizen, stated that he is opposed to the proposed rezoning of Grunts and Postures located at 779 East 300 South. He is pleased with the current business and owner, however, he is concerned about not having any control as to future businesses that could take away the quiet, residential, family quality of the neighborhood.
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. Short then stated that due to the fact that Ms. Barrows had to leave, the Planning Commission lost their quorum and will not be able to make a decision at this time. She then stated that she is not in favor of a blanket rezoning of the proposed properties. She continued by stating that perhaps the properties should be handled on an individual basis.
Ms. Funk stated that she agrees with Ms. Short. She is also concerned with voting on a new zoning district that has not been defined when the properties are so varied.
Mr. Smith stated that he is having some difficulty with the gas stations and the blanket rezoning of all of the properties. He is in favor of encouraging neighborhood businesses, however, he is opposed to giving the neighbors a vote as to what the businesses will be. He then noted to the audience that under the current "CN" zoning requirements, if the current buildings were removed and new buildings constructed, these pieces of property would be impossible to develop. He feels that there needs to be additional educating to the neighbors.
Mr. Snelgrove stated that he also is opposed to giving the neighbors a vote as to what businesses should go into their neighborhoods. He also feels that it is very important to have neighborhood businesses. He feels that the intent of the rezonings is not to make every street corner a commercial enterprise. He feels that the intent is to provide neighborhood oriented businesses that will serve the neighborhood. Mr. Snelgrove agrees with Ms. Short that the businesses should be handled on an individual basis.
Ms. Funk stated that she feels that some of the businesses which are problems are because of lack of enforcement. Perhaps the Planning Commission could ask the City Council to couple changes that are made in the zoning with increased ability to enforce.
Mr. Daniels stated that he is in agreement with what has been said by the other Commissioners. He then stated that he is not in favor of a blanket rezoning of any properties.
OTHER BUSINESS
There being no further business, the meeting adjourned at 10:10 p.m.