SALT LAKE CITY PLANNING COMMISSION
451 South State Street, Room 126
Present from the Planning Commission were Chairperson Kimball Young, Judi Short, Diana Kirk, Aria Funk, Max Smith, Gilbert lker, Andrea Barrows and Jim McRea. Carlton Christensen and Fred Fife were excused.
Present from the Planning Staff were Deputy Planning Director Brent Wilde, Lisa Miller, Ray McCandless, Margaret Pahl and Doug Wheelwright.
A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:20p.m. by Mr. Young. 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
Ms. Kirk moved to approve the minutes of Thursday, June 5, 1997. Ms. Funk seconded the motion. Ms. Kirk, Ms. Funk, Ms. Short, Ms. Barrows, Mr. Smith and Mr. lker voted "Aye". Mr. McRea, Mr. Christensen and Mr. Fife were not present. Mr. Young, as Chair, did not vote. The motion passed.
HISTORIC LANDMARK COMMISSION CASE
PUBLIC HEARING - Case No. 006-97 by Wallace Cooper. of Cooper-Roberts Architects. requesting approval to include the 24th LOS Ward on the Salt Lake City Register of Cultural Resources located at 700 North 200 West.
Ms. Lisa Miller 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. Miller stated that Mr. Wallace Cooper, the applicant is pursuing the listing of this building on the Salt Lake City Register so that he may qualify to apply for a conditional use of an historic structure. This request was presented to the Historic Landmark Commission on Wednesday, June 4, 1997. All members in attendance voted for the inclusion of this building on the City Register.
Mr. Cooper was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
Mr. Young 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 on Case No. 006-97:
Ms. Kirk moved that the building be included on the Salt Lake City Register of Cultural Resources and that a favorable recommendation be forwarded to the City Council.
Ms. Short seconded the motion. Ms. Kirk, Ms. Funk, Ms. Short, Ms. Barrows, Mr. Smith and Mr. lker voted "Aye". Mr. McRea, Mr. Christensen and Mr. Fife were not present. Mr. Young, as Chair, did not vote. The motion passed.
PETITIONS
PUBLIC HEARING - Petition No. 410-266 by Rodney M. Pipella. Ana Development.
L.C. requesting conditional use approval for an industrial planned development located at 4811 W. North Temple in an Industrial "M-1" 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. Pahl stated that a letter had been received from Bourns Inc., the property owner to the north of the planned development. Bourns is in opposition of the planned development; their concern is that freeway visibility would be obstructed by any future development on Lot 1. Bourns has asked that the Planning Commission table this petition until they have had an opportunity to negotiate with the owners of Lot 1. (A copy of the letter is filed with the minutes.)
Mr. Rod Pipella, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations. He stated that he has some concerns with the ingress/egress off of Wright Brothers Drive and the traffic impact that could have. He then stated that he will follow the recommendations of the Traffic Impact Study.
Mr. Young 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. Wilde stated that the Planning Commission may want to consider including an additional finding for Petition No. 410-266, that the issue of blocking freeway visibility is a private property matter; there is no specific ordinance provision to protect visibility from and/or of the freeway.
Motion on Petition No. 410-266:
Ms. Kirk moved, based upon the findings of fact (including "Blocking freeway visibility is a private property matter; there is no specific ordinance provision to protect visibility from and/or of the freeway."), to grant approval to the proposed planned development with the following conditions:
1. The final site and landscaping plan review approval authority be delegated to the Planning Director.
2. The property owner grant an avigation easement to Salt Lake City for continued airport operations.
3. Final subdivision approval is subject to City Transportation Engineer and Planning Director approval of the Traffic Impact Study recommendations, including any infrastructure modifications as necessary to support the proposed development.
Mr. Smith seconded the motion.
Ms. Barrows stated that she feels that the planned development does not have good access and that she is concerned what impact the traffic will have. Mr. Wilde stated that the Planning Commission does have the option of having this petition come back to them as soon as the Traffic Impact Study recommendations are complete. However, the Planning Director will work with the Traffic Engineer and make sure that all solutions are acceptable before it is approved.
Ms. Kirk, Ms. Funk, Ms. Short, Mr. Smith and Mr. lker voted "Aye". Ms. Barrows voted "Nay". Mr. McRea, Mr. Christensen and Mr. Fife were not present. Mr. Young, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 400-97-29 by John R. and Helen M. Powell. requesting that the property adjacent to 1204 South 400 West be declared surplus and sold to them in a General Commercial "CG" 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. John Powell, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.
Mr. Young opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Robert Clark, the property owner on the south end of Lucy Avenue, stated that he is in favor of the street closure subject to an equitable purchase arrangement being made, between himself and the applicant, with the City's Property Management Division.
Upon receiving no further requests to address the Planning Commission, Mr. Young closed the hearing to the public and opened it for Planning Commission discussion.
Motion on Petition No. 400-97-29:
Mr. Smith moved, based upon the findings of fact, to approve the closure of the street subject to the applicant and abutting property owner to the south working out an equitable purchase arrangement with the City's Property Management Division. Mr. Smith further moved to forward a positive recommendation to the City Council for a public hearing. Ms. Kirk seconded the motion. Ms. Kirk, Ms. Funk, Ms. Short, Ms. Barrows, Mr. Smith and Mr. lker voted "Aye". Mr. McRea, Mr. Christensen and Mr. Fife were not present. Mr. Young, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 400-97-25 by Nadir. LTD. requesting a preliminary plat approval for Lowell Minor Subdivision for three lots located at 920 E. Lowell Avenue in a Residential "R-2" 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. Carmen Kip and Mr. Blake Kip, the petitioners, were present for this portion of the meeting and stated that they were in agreement with the staff recommendations.
Mr. Carmen Kip stated that he is willing to be cooperative and considerate of the neighbors and their concerns.
Mr. Young opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Mark Bunce, a resident abutting the existing four-plex, stated that if this petition is approved, he would like to see uniformity, within the neighborhood, of the new structures. Mr. Bunce presented a letter to the Planning Commission that listed some conditions that he would like to see applied to the petition, a copy of which is filed with the minutes.
Susan Davenport, a resident in the neighborhood of the proposed preliminary subdivision, stated that she is concerned about the parking situation and how it will impact the neighborhood. Ms. Davenport then stated that there should be some type of guarantee so that all approved conditions are met. Mr. Wilde stated that the Zoning Ordinance controls what can be built on the sites and public way improvements will be required and bonded as part of the building permit issuance.
Gerald Fulsom, a resident in the neighborhood of the proposed preliminary subdivision, asked where curb and gutter will be directing the water and how wide the curb and gutter will be.
Ms. Pahl stated that the water will directed to a catch basin that is located in 900 East. She then stated that the curb and gutter will be two feet wide.
Ms. Linda Lepreau, Chair of the East Central Community Council, was present for this portion of the meeting. She stated that tonight she is speaking as a concerned citizen not as the Chair. Ms. Lepreau agrees with the conditions of approval listed in the letter written by Mr. Bunce. She then referred to the East Central Neighborhood Plan that addresses compatibility review overlay districts which have never been implemented. Ms. Lepreau would like the Planning Commission to consider implementing the design review standards, guidelines and procedures in relation to this Mr. Kip's request.
Ms. Kirk asked if the recommendations listed in the East Central Neighborhood Plan had been brought to the attention of those working on the Zoning Rewrite Project.
Mr. Wilde stated that when the East Central Neighborhood Plan was adopted, it was not very well received and the Planning Director, at that tin1e, did not endorse it. Therefore, the compatibility review overlay districts were never implemented and they were not considered during the Zoning Rewrite.
Upon receiving no further requests to address the Planning Commission, Mr. Young closed the hearing to the public and opened it for Planning Commission discussion.
Motion on Petition No. 400-97-25:
Mr. lker moved to grant preliminary subdivision approval to the Lowell Minor Subdivision subject to the following conditions:
1. That the Kip's arrive at an agreed upon improvement scenario with the Engineering and Transportation Divisions.
2. That there is compliance with all other departmental conditions and requirements.
3. That final approval be delegated to the Planning Director.
Mr. Kirk seconded the motion. Ms. Kirk, Ms. Funk, Ms. Short, Ms. Barrows, Mr. McRea, Mr. Smith and Mr. lker voted "Aye". Mr. Christensen and Mr. Fife were not present. Mr. Young, as Chair, did not vote. The motion passed.
PUBLIC HEARING - Petition No. 410-262 by the Church of Jesus Christ of Latter-day Saints requesting a conditional use and a preliminary subdivision plat approval to amend the location of the south property line for a new Ward/Branch Building located at approximately 675 N. 'F' Street in a Foothills Residentiai"FR-3" zoning district.
Mr. Ray McCandless presented the staff report outlining the major issues of the case, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Mr. McCandless stated that a final landscaping plan had not been received. Therefore, the Planning Commission should grant final approval subject to the Planning Director approving the final landscaping plan.
Ms. Kirk stated that she has a major concern about the trees on this property and that she wants them to be saved.
Mr. Ken Millo, a representative for the applicant, was present for this portion of the meeting and explained the process this project has been through prior to being on the Planning Commission agenda. He then stated that one the biggest concerns of the LDS church was to save as many trees as possible. Mr. Millo stated that Mr. Tony Dietz, Urban Forestry Coordinator from the State of Utah, assessed the trees on the property to determine which trees, if any, would need to be removed. The assessment determined that all of the trees were in good to excellent structural condition (a copy of which is filed with the minutes). Mr. Millo then stated that the only trees that would be removed are the trees that sit in the building footprint or in the parking lot.
Ms. Kirk asked how many stalls are being proposed for the new LOS Ward Building.
Mr. Millo stated that there are 167 stalls; zoning requires about 50 stalls. Mr. Millo then stated that there are plans to plant decorative trees in the terraces of the parking lot.
Mr. Smith stated that there is concern in reference to the amount of land relegated to parking and there is a lot of interest in retaining green space and trees.
Mr. Wilde stated that the ordinance requires one parking stall for every five seats. Typically, this requirement is not adequate for an LOS Ward Building.
Mr. Young opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Tom Rogan, Chair of the Greater Avenues Community Council, stated that he would like to express an appreciation to the members of the LOS Church. This is an outstanding example of a n1ajor institution cooperating with the community.
Mr. Rogan agreed with the staff report presented by Mr. McCandless. Mr. Rogan continued by stating that at the last Greater Avenues Community Council meeting, the site plan presented by the petitioners was approved unanimously including the height issue of the steeple and expressing that the trees be saved.
Mr. Jim Bach, a landscape architect and a board member of the Greater Avenues Community Council, addressed the trees located on the above mentioned property. He stated that the community council would like the Planning Commission to consider the following recommendations:
1. The preservation of all trees not directly on the building or parking footprint.
2. The architect's site plan to provide structural protection (i.e. retaining wall or grading modifications) to protect the root zones of the trees on the edge of the grading required for the parking. That would save valuable trees on the west end of the third parking terrace and on the northeast corner of the upper fourth terrace.
3. Immediate provision for watering and protection of the trees, including a sprinkler system and fences, before construction begins.
Mr. Ken Bronston, a resident that lives directly across the street from the proposed project, presented a slide show. He addressed the importance of the trees and asked the Planning Commission members to save the trees and require that they be protected and watered as soon as possible.
Ms. Mary Moody, Mr. Ken Bronston's wife, stated that she would also like to have the trees protected and watered. She then stated that the residents have been concerned for the trees for several years and that there needs to be some kind of guarantee that they will be cared for.
Mr. Millo stated that he owns some property in the area and that saving the trees is just as important to him as it is to the other residents. As the architect of the project, Mr. Millo can recommend to the applicant that the only trees that should be removed are the ones that are located in the footprint of the building or parking lot. Mr. Millo then stated that the applicant has the discretion to move in the direction they would like to go. However, in this particular case, the LOS Church realizes that the trees are a valuable asset to the property and they are being sensitive to the concerns of the residents.
Mr. Kevin Oaks, a developer of the Capitol Park Planned Development adjacent to this church site, stated that the Capitol Park Development Team ("Team") would like the Planning Commission to consider the following suggestions:
1. The only type of fencing allowed in the Capitol Park Planned Development is a wrought iron type fence. The "Team" would like to see the same fence installed along the west property line of the church site.
2. The "Team" would like to see the same decorative street light poles installed along the LOS Building that have been lined along the Capitol Park Planned Development.
3. That there be more tree planting along the west property line so that it will be more of a buffer than just the wrought iron fence.
Upon receiving no further requests to address the Planning Commission, Mr. Young closed the hearing to the public and opened it for Planning Commission discussion.
The Planning Commissioners discussed possible solutions in relation to saving as many trees as possible.
Motion on Petition No. 410-262:
Ms. Kirk moved, based upon the findings of fact, to approve Petition No. 410-262 subject to the following conditions:
1. Providing architecturally integrated decorative lighting which will not impact adjoining properties.
2. Obtaining a special exception for the building height from the Board of Adjustment.
3. That the steeple can be used to accommodate and hide a cellular antenna if
necessary.
4. Approval of a detailed landscaping plan by the Zoning Administrator.
5. Meeting all requirements of the various City departments.
6. All trees, not in the footprint of the building or parking lot, be kept. Any tree that is removed within the footprint of the building or in the parking lot, must be justified by the Planning Director and be replaced two to one by a 5"-6" caliper tree.
7. That retaining walls, water sprinkling systems and a water meter be installed within 14 days to protect the existing trees.
8. That additional landscaping be placed on the west side of the property.
9. That landscaping, including trees, be placed in the parking lot terraces.
10. Final landscape plan approval by the Planning Director.
11. The parking that is being provided be reevaluated to make sure that it is within reason (not excessive) based upon the occupant count and LOS church statistics.
Ms. Funk stated that she feels that the condition for the replacement of the trees that are removed is too restrictive.
Ms. Short seconded the motion. Ms. Kirk, Ms. Short, Ms. Barrows, Mr. McRea, Mr. Smith and Mr. lker voted "Aye". Ms. Funk voted "Nay". Mr. Christensen and Mr. Fife were not present. Mr. Young, as Chair, did not vote. The motion passed.
OTHER BUSINESS
Mr. Wilde stated that due to the fact that the next Planning Commission meeting is scheduled for July 3rd and that there would only be a light agenda, the July 3rd meeting has been canceled.
There being no further business, the meeting adjourned at 7:50 p.m.