SALT LAKE CITY PLANNING COMMISSION Minutes
451 South State Street, Room 126
Present from the Planning Commission were Chairperson Max Smith, Vice-Chairperson Judi Short, Gilbert lker, Aria Funk, Fred Fife, Andrea Barrows and Mike Steed. Craig Mariger and Diana Kirk were excused.
Present from the Planning Staff were Deputy Planning Director Brent Wilde, Margaret Pahl, Ray McCandless and Doug Wheelw'right.
A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:15p.m. by Mr. Smith. Minutes are presented in agenda order, not necessarily as cases were heard by the Planning Con1mission. 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
Ms. Short moved to approve the minutes of Thursday, July 9, 1998 and Thursday, July 16, 1998. Mr. Steed seconded the motion. Ms. Short, Ms. Funk, Mr. Fife, Ms. Barrows and Mr. Steed voted "Aye". Mr. lker, Mr. Mariger and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PETITIONS
Petition No. 410-318 by Western Properties requesting a conditional use for an industrial planned development located at 3190 West California Avenue in the Sara Industrial Park Subdivision located in an Industrial "M-1" zoning district. Preliminary subdivision approval is also requested for a seven lot plat amendment.
Ms. Margaret Pahl 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. George Copling, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
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 Comrr1ission discussion.
Motion for Petition No. 410-318:
Ms. Funk moved, based on the findings of fact, to approve Petition No. 410-318 for an industrial planned development subject to the following conditions as listed in the staff report:
1. The following modifications be made to the standards in the Zoning Ordinance:
a. Waiving the parking lot landscaping buffer requirement.
b. Allowing more than one "use" on each lot.
c. Phase 4 will include four lots without frontage on a dedicated street.
1 Planning Director approval of site plan and landscaping plan during the building permit review as the phases develop.
2 Perimeter landscaping and drainage swale be installed along all street frontages as a part of Phase 1.
Ms. Funk further moved to grant a preliminary development master plan and subdivision approval to the seven lot subdivision and forward a favorable recommendation to the City Council on the proposed plat amendment to a portion of Lot 1 of the Bara Industrial Park Subdivision subject to the following condition as listed in the staff report:
1. Final plat approval delegated to the Planning Director.
Ms. Short seconded the motion. Ms. Short, Mr. lker, Ms. Funk, Mr. Fife, Ms. Barrows and Mr. Steed voted "Aye". Mr. Mariger and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
Subdivision approval is also requested for a seven lot plat amendment.
Ms. Margaret Pahl 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. Don Sanborn, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
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 Petition No. 410-319:
Mr. lker moved, based on the findings of fact, to approve Petition No. 410-319 for an industrial planned development, including the following modifications be made to the standards in the Zoning Ordinance as listed in the staff report:
1 Three of the lots do not have frontage on a dedicated public street.
2 Three of the lots have approximately 15,500 square feet of lot area, which is less than the 20,000 minimum established in the zoning district.
3 The landscaping buffer required along property boundaries interferes with the internal circulation plan. The modified landscaping is indicated on the submitted plan.
Mr. lker further moved to grant preliminary subdivision approval to the seven lot subdivision and forward a favorable recommendation to the City Council on the proposed plat amendment of the Centennial Industrial Park Phase V Subdivision.
Ms. Barrows seconded the motion. Ms. Short, Mr. lker, Ms. Funk, Mr. Fife, Ms. Barrows and Mr. Steed voted "Aye". Mr. Mariger and Ms. Kirk were not present.
Mr. Smith, as Chair, did not vote. The motion passed.
Petition No. 400-98-45 by Fortune Road L.L.C. requesting approval to close a portion of the California Avenue/Fortune Road street right-of-way which is located in an Industrial "M-1" zoning district. A remnant piece of street right-of-way resulting from the reconfiguration of the California Avenue/Fortune Road intersection is requested to be declared surplus and will be incorporated into their lot to accommodate access into their property.
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. Keith Meade, representing the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
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 Petition No. 400-98-45:
Mr. Fife moved, based on the findings of fact, to forward a favorable recommendation to the City Council for Petition No. 400-98-45 to partially close the public street and declare the property surplus subject to the applicants purchasing the property at fair market value and the following conditions as listed in the staff report:
1 Disposition of the property as per City Code 2.58.
2 The City retain deed to the property until conveyed in accordance with City Code
3 That the surplus property be combined with Fortune Road's property and not left as an independent parcel.
Ms. Funk seconded the motion. Ms. Short, Ms. Funk, Mr. Fife, Ms. Barrows and Mr. Steed voted "Aye". Mr. lker, Mr. Mariger and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
Petition No. 410-315 by Lane & Amelia Critchfield requesting a conditional use for a four lot residential planned development for the property located at 661 & 665 South 500 East in a Residential "RMF-30" zoning district.
Ms. Margaret Pahl 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. Lane Critchfield, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
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 Petition No. 410-315:
Ms. Funk moved, based on the findings of fact, to approve Petition No. 410-315 for a four lot residential planned development subject to the following conditions as listed in the staff report:
1. The following modifications be made to the standards in the Zoning Ordinance:
a. Two units are only set back 15 feet from the front property line.
b. Two lots have less than the minimum 3,000 square feet.
1 Planning Director approval of the final fencing and landscaping plans.
2 Planning Director approval of final building materials, as approved by the Historic Landmark Commission.
3 Planning Director approval of the final subdivision plat.
Ms. Short seconded the motion. Ms. Short, Ms. Funk, Mr. Fife, Ms. Barrows and Mr. Steed voted "Aye". Mr. lker, Mr. Mariger and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
Petition No. 400-98-23 by Councilmember Joanne Milner requesting to change the current zoning on the property located at approximately 1595 South 900 West from a moderate density multi-family residential "RMF-35" to a commercial or low density residential 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 then stated that the existing development in the immediate vicinity of the subject property is a mix of residential and industrial land uses. Although many of the permitted uses listed in the commercial zoning districts appear to be compatible with the adjoining land uses, the shape of the property and limited street frontage does not lend itself to commercial development. Mr. McCandless continued by stating that given that commercial development does not appear to be appropriate for this site and the master plan discourages zoning that would allow higher density multiple family dwellings, it appears the most appropriate residential zoning that can be considered is either Residential "SR-1" or "RMF-30". Mr. McCandless then stated that an Administrative Moratorium has been invoked by the City Council to allow the Administration time to evaluate and respond to the requested zone change.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Ms. Melanie Bloomquist, an abutting property owner, stated that she feels that the property should be rezoned to either commercial or low density residential. She then stated that she hopes that whatever is developed will be owner occupied because she feels that if the project becomes rental units it will bring in a large population of lower income people which could increase noise, theft, vandalism and gang population.
Mr. Neils Little, a resident in the area, stated that he feels that a condominium project will not be successful in this area because of the nearby commercial businesses. He feels that the best zoning classification for the property will be light commercial.
Mr. Adan1 Nash, one of the owners of the property in question, stated that he bought the property with the intention to develop as per the current zoning. Since the purchase of the property, he has worked diligently with the Planning Staff and the community to try to find the best use for the property. As an owner, he is frustrated because he may not have the opportunity to develop the land as he had intended when the property was purchased. Mr. Nash feels that an owner occupied, multi-family development will work best at this location.
Mr. Greg Probst, of Magna Energy Systems (the current company desiring to develop the property in question), addressed the type of project that they would like to develop. Magna Energy Systems has investigated the property and has undertaken market studies to try to define a product that would make good sense and that would be acceptable and valuable to the community. The proposed project will be built in phases and will consist of 48 units. It will be an owner occupied, gated community with large amounts of green space. Mr. Probst stated that this project has been approved by the West Salt Lake Community Council. He feels that this type of project will meet the needs of the community and will help maintain the property values. Mr. Probst presented a rough site plan to the Planning Commission members. He then asked the Planning Con1mission to allow the zoning to remain so that the project can be built.
Mr. Mark Mascaro, an attorney representing Mr. Nash, asked the Planning Commission to allow Magna Energy Systems to develop their proposed project. He feels that duplexes will not be a good land use and that a condominium project will be better for the community.
Ms. Ruth Little, a resident in the area, stated that she feels that the proposed condominium project will not be successful because of the location of the property. Ms. Little then stated that she feels that the property should be zoned light commercial.
Mr. Mike Moore, a resident in the area, stated that he also feels that the proposed condominium project will not be successful because it is too dense and too close to commercial businesses.
Mr. Jim Webster, a concerned citizen, stated that he is a landscape architect and he feels that Mr. Probst is offering a good project for the property. He then asked the Planning Commission to leave the zoning alone.
Ms. Bloomquist asked what will happen if the condominiums do not sell. Will they become rental units? If so, her concern still remains which is that rental units will draw in a large population of lower income people. The community does not need a rental type of development.
Mr. Probst stated that Magna Energy Systems will try to use pre-sales mechanisms. Also, because the project will be built in phases it will allow us to see how the units are selling before the next phase is built. There will also be a homeowner's association functioning that will be in control of the property.
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.
The Planning Commission discussed what they feel will be best zoning for the property. Issues such as density, the best land use and avoiding having any type of rental units were considered.
Mr. Smith stated that he acknowledges the fact that the community does not want a rental apartment project and their reasons for that are extremely valid. On the other hand, he feels that the density for the proposed 48 unit condominium project seems to be a good land use choice.
Ms. Funk stated that she does not like the idea of rezoning the property to commercial. She sees some pluses in rezoning the property to "SR-1" which reduces the density and would allow for townhomes that could be owner occupied. Ms. Funk then stated that she feels that this issue should be tabled until the Planning Commission has the opportunity to speak to the petitioner, Councilmember Joanne Milner, regarding the best land use for the property.
Mr. Steed stated that he is concerned with rezoning the property to "SR-1" because he feels that there would be no guarantee that the townhomes will be owner occupied and he does not support rental units for the property.
Mr. lker stated that he feels that this is a complicated issue. He also feels that this petition needs to be tabled so that the Planning Commission can get a better look at what the zoning should be and get further input from the community. Mr. lker then stated that some type of subcommittee should be formed that includes representatives from the community council, the Planning Commission and the owner of the property.
Mr. Wilde stated that this issue needs to be resolved before the expiration of the moratorium, therefore, he suggested that the Planning Commission continue the hearing to their next meeting and be prepared to forward a decision to the City Council at that time.
Motion for Petition No. 400-98-23:
Mr. lker moved, based on the public comment and the need for further study, to continue the public hearing for Petition No. 400-98-23 to the August 20, 1998 Planning Commission meeting. He further moved that a subcommittee be formed consisting of Planning Commission members Mr. Steed, Mr. Fife and Mr. lker, representatives from the West Salt Lake Community Council, a representative from the Planning Staff, the owner of the property and the petitioner, Councilmember Joanne Milner. The subcomrnittee's first meeting must be within seven days. Ms. Funk seconded the motion. Ms. Short, Mr. lker, Ms. Funk, Mr. Fife, Ms. Barrows and Mr. Steed voted "Aye". Mr. Mariger and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
OTHER BUSINESS
There being no further business, the meeting adjourned at 7:30 p.m.