Secretary SALT LAKE CITY PLANNING COMMISSION
451 South State Street, Room 126
Present from the Planning Commission were Chairperson Ralph Becker, Diana Kirk, Richard Howa, Jim McRea, Kimball Young, Judi Short, Ann Roberts, Aria Funk, Fred Fife and Max Smith. Gilbert Iker was excused.
Present from the Planning Staff were Planning Director William T. Wright, Brent Wilde, Doug Dansie, Cheri Coffey, Ray McCandless, Alex Beseris and Margaret Pahl.
A roll is being kept with the minutes of all who attended the Planning Commission meeting. The meeting was called to order at 5:00 p.m. by Mr. Becker. Minutes of the meeting are presented in agenda order, not necessarily as cases were heard at the Planning Commission meeting. 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. Young moved to approve the minutes of January 11, 1995 as presented. Mr. Howa seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. McRea and Mr. Smith voted “Aye." Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The motion passed.
PETITIONS
PUBLIC HEARING - petition No. 400-96-2 by Salt Lake City Housing Development requesting a portion of 600 south adjacent to the River Park Subdivision be closed.
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.
Ms. Luann Fawcett, representing the Housing Development Division was present for this portion of the Planning Commission meeting. Ms. Fawcett stated that they were in agreement with the staff recommendation.
Mr. Becker asked if the community council had been involved in this process.
Mr. Fife explained that he used to be active in the Poplar Grove Community Council and they had followed this project for a long time.
Mr. Becker opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Ferris Atwood, an abutting property owner, expressed concern about access to his property if this request were approved. Mr. Atwood stated that he was already experiencing problems in accessing his property due to the construction vehicles working on this project.
Mr. Wright explained that one of the reasons the City wanted to close this street was so that the public activity on the street could be controlled. He added that the conditions of approval could ensure Mr. Atwood would have the necessary access to his property. Ms. Fawcett stated that they fully intended to protect Mr. Atwood's access to his property and it was not their intent to allow parking on his side of the street. Ms. Fawcett stated that she would also look into the blocking of his access by construction vehicles.
Upon receiving no further requests to address the Planning Commission, Mr. Becker closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Howa moved to approve Petition No. 400-96-2 based on the findings of fact contained in the staff report. Mr. Young seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. McRea and Mr. Smith voted “Aye." Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 410-201 by ETC-Salt Lake Partners. dba Quality
Inn. requesting a conditional use for a commercial planned development located at 1 54 West 600 South in a Downtown "D-1" zoning district.
Mr. Doug Dansie 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. Becker asked if the petitioner would be consuming some of their parking by increasing the number of buildings on the site. Mr. Dansie responded in the affirmative but added that they would still meet the zoning requirements for parking. Mr. Becker asked if they would be removing some of the existing landscaping. Mr. Dansie again responded in the affirmative but demonstrated on a briefing board where additional landscaping would be installed and other existing landscaping would be increased.
Mr. Michael Antrodus, the project manager for Quality Inn, was present for this portion of the Planning Commission meeting and stated that they were in agreement with the staff report. He stated that the illegal flange had been removed.
Mr. Becker 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.
Ms. Kirk moved to approve Petition No. 410-201 based on the findings of fact and subject to the conditions listed in the staff report. Mr. Howa seconded the motion.
Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. McRea and Mr. Smith voted “Aye” Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 400-96-1 by Salt Lake City Planning Division requesting approval to amend the existing Capitol Hill Community Zoning Map and rezone the properties on a portion of the block located between 300 and 400 North Streets and between 500 and 600 West Streets in the Guadeloupe Neighborhood from a Residential "SR-1" to an Industrial "M-1" 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.
Mr. Becker 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.
Mr. Howa moved to approve Petition No. 400-96-1 based on the findings of fact contained in the staff report. Ms. Kirk seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. McRea and Mr. Smith voted “Aye." Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The
motion passed.
PUBLIC HEARING - Petition No. 410-200 by Michael Leventhal for Cross-Star Development Group requesting a conditional use for a four unit residential planned development and preliminary subdivision approval for the project located at 700 South & Egli Court (717 East) in a Residential I'RMF-35" 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. Max Smith declared a conflict of interest on this item, left the room and did not participate in the discussion or the vote.
A short discussion followed on the set backs of this property compared to the setbacks of other properties in the area, the closeness of the proposed project to the property line, and the significance of infill housing as one of the major goals of the City. The discussion also included the size of the units, whether or not a homeowner's association would be beneficial, and the building materials that would be used.
Mr. Michael Leventhal, the petitioner, was present for this portion of the Planning Commission meeting and gave a brief presentation using briefing boards to the describe their project.
Mr. Becker opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Kenton Page, representing one of the residents of the area, stated that the person he was representing was concerned about the potential noise that might be generated during the night since this project would be located so closely to the adjoining properties.
Ms. Dietta Barta, a resident of the area, stated that she was concerned about the quality of the materials that would be used to construct the fence around this project. She stated that she would prefer a six foot fence. Mr. Wright explained that there were regulations relative to fence height and the fence would have to comply with those regulations, and where allowed, the fence could be constructed to a height of six feet.
Mr. Joe Stevens, a resident of the area, asked if there would be any buffering between this project and the adjoining properties. Mr. Leventhal responded that there would be some landscape buffering and added that the entrances on this project would be offset from the entrances to neighboring properties to allow for privacy.
Upon receiving no further requests to address the Planning Commission, Mr. Becker closed the hearing to the public and opened it for Planning Commission discussion.
Ms. Kirk moved to approve Petition No. 410-200 based on the findings of fact and subject to the condition listed in the staff report. Ms. Kirk suggested the petitioners look into establishing a homeowner's association for the project and further moved to require that the fence be constructed of solid materials to a height of six feet, where allowed by zoning regulations, and that the fence be approved by the Planning Director. Ms. Roberts seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young and Mr. McRea voted “Aye". Mr. Iker and Mr. Smith were not present. Mr. Becker, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 400-95-89 by Salt Lake City Property Management requesting that the parcel of land at 1185 West 1000 North (the existing Rose Park Library) be declared surplus.
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.
Mr. Becker opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no response, he closed the hearing and opened it for Planning Commission discussion.
Mr. Young moved to approve Petition No. 400-96-1 based on the findings of fact contained in the staff report. Ms. Kirk seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. Smith and Mr. McRea voted “Aye” Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 410-198 by Richardson Design Group for the Newspaper Agency Corporation requesting a conditional use for design review approval to exceed the building height requirements for a building to be constructed at 30 East 100 South in a Downtown IID-1" zoning district.
Doug Dansie 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. Kirk declared a conflict of interest on this matter, left the room and did not participate in the discussion or the vote.
Mr. Jim Mortimer, publisher of the Deseret News, stated that it was important for them to locate close to the Newspaper Agency Corporation. He stated that this location would meet their needs and would be an enhancement to the downtown area.
Mr. Young asked if they would be locating antennae on the roof top of the building.
Mr. Robert Merrick, the project architect, stated that there would be a number of dishes and antennae located on the roof of the building but explained that they would all be located behind the large parapet designed around the building and hidden from the public view.
Mr. Becker opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. David Jensen, representing Zions Securities, one of the adjoining properties, stated that they were in full support of this project.
Upon receiving no further requests to address the Planning Commission, Mr. Becker closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Howa moved to approve Petition No. 410-198 based on the findings of fact and subject to the condition listed in the staff report. Ms. Short seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Mr. Howa, Mr. Young, Mr. Smith and Mr. McRea voted “Aye” Mr. Iker and Ms. Kirk were not present. Mr. Becker, as Chair, did not vote. The motion passed.
PUBLIC HEARING - petition No. 410-196 by “HY & Mike's North" requesting a conditional use for an outdoor storage facility located at 505 South Redwood Road in a Commercial Corridor IICC" zoning district.
Mr. Alex Beseris 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. Short asked what type of lighting would be provided. Mr. Beseris stated that they had not discussed lighting. Mr. Wright stated that one of the conditions of approval could be that the lighting be directional in order to not disturb abutting property owners.
Ms. Renee Chiddy, one of the property owners, was present for this portion of the Planning Commission meeting and stated that they were in agreement with the staff recommendations. Ms. Chiddy said they would like to install additional lighting for security purposes.
Mr. Fife stated that this project had been submitted to the Poplar Grove Community Council and they believed this proposal was the best use for this land.
Mr. Becker opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Clinton Miller, an abutting property owners, expressed concern about rodent control, barking guard dogs, criminal activity and lighting. Mr. Wright stated that the lighting could be required to be directional lighting which would not be intrusive to abutting property owners. Ms. Chiddy explained that they did not have a rodent problem and that the guard dogs would help discourage criminal activity.
Mr. Howa suggested they use German Shepherds rather than Dobermans since the Shepherds barked less.
Ms. Chiddy explained that they used Shepherds at other sites and agreed with Mr. Howa that they barked less. Mr. Wright explained that if the dogs became a problem, there were enforcement avenues that could be pursued.
Mr. McRea moved to approve Petition No. 410-196 based on the findings of fact and subject to the conditions listed in the staff report with an added condition that any additional lighting be directional lighting and be approved by the Planning
Director. Ms. Kirk seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. Smith and Mr. McRea voted “Aye” Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 400-95-93 by the Salt Lake City Housing Development Services requesting to narrow the right of way and declare the property surplus at approximately 934 South 400 East and 367 East Hubbard St. to create two single family lots in a Residential "R-1-5000" 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.
Ms. Short asked if building materials other than aluminum siding could be used on the houses.
Ms. LuAnn Fawcett, Director of Housing Development Services, was present for this portion of the Planning Commission meeting and stated that other building materials were not feasible from an economic standpoint. Ms. Fawcett added that the aluminum siding would also require less annual maintenance which was an important consideration for this type of housing.
Mr. Becker opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no requests, he closed the hearing to the public and opened it for Planning Commission discussion.
Mr. Fife moved to approve Petition No. 400-95-93 based on the findings of fact contained in the staff report. Ms. Short seconded the motion. Mr. Fife, Ms. Funk, Ms. Roberts, Ms. Short, Ms. Kirk, Mr. Howa, Mr. Young, Mr. Smith and Mr. McRea voted “Aye." Mr. Iker was not present. Mr. Becker, as Chair, did not vote. The motion passed.
OTHER BUSINESS
Watts Proposal on Almond Street - Mr. Howa gave an update on the Watts proposal on Almond Street and stated that the subcommittee had met and had looked at traffic and parking issues, ingress and egress to the project and building height issues. He stated that the subcommittee would meet again before this matter was brought back to the Planning Commission for action.
Staker/Hughes Rezoning Issues - Mr. Howa and Ms. Kirk declared conflicts of interest and did not participate in this discussion. Mr. Wright updated the Planning Commission on the Staker/Hughes rezoning issue and stated that a focus group had been organized to study the issues involved in this matter. Mr. Wright added that the City Council had hired Mr. Frank Gray from the Denver area to identify the most critical issues in this matter as well as options for dealing with those issues. He stated that the City Council had also requested an outside legal opinion on this matter. He added that he would keep the Planning Commission updated as more information was available.
Update on the “Futures Commission" - Mr. Wright informed the Planning Commission that a “Futures Commission" had been organized to study the issues relative to the future vision of what the City should be. He stated that some of the major issues they were looking at were those related to the Olympics. He explained that there were about 56 members of the “Futures Commission" from various backgrounds and that as issues arose, he would keep the Planning Commission informed about those issues.
Planning Commission Issues
The Planning Commission held a lengthy discussion about the goals and objectives they were desirous of reaching, education of Planning Commission members, whether or not they wanted their role to be proactive or reactive and what they hoped to accomplish as Planning Commission members.
There being no further business, the meeting adjourned at 9:00 p.m.