SALT LAKE CITY PLANNING COMMISSION Minutes
451 South State Street, Rooms 126 and 315
Present from the Planning Commission were Chairperson Max Smith, Vice-Chairperson Judi Short, Jim McRea, Gilbert lker, Aria Funk, Craig Mariger, Fred Fife and Mike Steed. Andrea Barrows and Diana Kirk were excused.
Present from the Planning Staff were Planning Director William T. Wright, Brent Wilde, Cheri Coffey, Craig Hinckley, Doug Dansie, Margaret Pahl, Doug Wheelwright, Joel Paterson and Emil Pierson.
A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:20 p.m. by Mr. Smith. 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. Mariger moved to approve the minutes of Thursday, May 21, 1998 subject to a minor correction being made. Mr. Steed seconded the motion. Ms. Short, Mr. McRea, Mr. lker, Ms. Funk, Mr. Mariger, Mr. Fife and Mr. Steed voted "Aye". Ms. Barrows and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
DINNER BREAK DISCUSSION
Discussion of Zoning Ordinance Refinements
Mr. Brent Wilde and Ms. Cheri Coffey led the continued discussion of Part Ill of the Zoning Ordinance refinements during the dinner break. Mr. Wilde reviewed the process for the Zoning Ordinance refinements once the Planning Commission briefing is complete. After the Planning Commission briefing, there will be an open house for the community council and citizen interests to review the recommendations and then it will come back to the Planning Commission for a public hearing. Due to the shortness of time, Mr. Wilde summarized some of the highlights mentioned in Part Ill. Mr. Wilde then noted that the Planning Commission members questions will be addressed by staff at the first meeting in July. A copy of the zoning issues that were discussed is filed with the minutes.
e PLANNING ISSUES
PUBLIC HEARING -Petition No. 400-98-38; The Planning Comrr1ission will receive public comment and consider making recommendations to the City Council on the Model Drinking Water Source Protection Ordinance.
Mr. Craig Hinckley presented the staff report outlining the major issues of the ordinance, the findings of fact and the staff recommendation, a copy of which is filed with the minutes. Mr. Hinckley then stated that the purpose of the ordinance is to protect and preserve public drinking water sources in order to safeguard public health. Residential customers will be expected to follow sound practices when handling and disposing of potential contaminants.
Mr. Mariger led a brief discussion in which he recommended a few points of clarification to be made to the Ordinance pertaining to residents storing a minimal amount of fertilizer and pesticides and existing businesses and uses.
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. 41 0-306:
Mr. Mariger moved, based on the findings of fact, to forward a favorable recommendation to the City Council for Petition No. 410-306 which states that the Drinking Water Source Protection Ordinance be adopted as Section 21A.34.060 of the Salt Lake City Zoning Ordinance, updating and replacing the current Acquifer Recharge Protection (ARP) Overlay Zone subject to the following changes:
1 That the Ordinance clearly states that residents with a minimal amount of fertilizer or pesticides (1 00 pounds or less) do not need to take out a permit.
2 That the regulatory section clearly states that this Ordinance does not apply to existing developments or uses.
Ms. Short seconded the motion. Ms. Short, Mr. McRea, Ms. Funk, Mr. Mariger, Mr. Fife and Mr. Steed voted "Aye". Mr. lker, Ms. Barrows and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PUBLIC HEARING -The Planning Commission will receive public comment and consider making recommendations to the City Council on the Metropolitan Hall of Justice Block Plan (200 East to 300 East and 400 South to 500 South) presented by Burke Cartwright of Edwards and Daniels Architects (EDA).
Mr. Bill Wright gave a brief background by stating that the City has hired Edwards and Daniels Architects, among other consultants, to do a planning study and outline options for the Metropolitan Hall of Justice Block (Block 37) to review a wide variety of cultural and institutional uses.
Mr. Burke Cartwright, of Edwards and Daniels Architects, stated that Salt Lake City has the unique opportunity to re-design an entire City block in the urban core of the Downtown area. Several factors (i.e. the relocation of the majority of the judicial functions to the new courts complex, the consolidation of compatible government offices and the new public library project) are contributing to the project's momentum. Mr. Cartwright then stated that there will also be a very strong educational and cultural component to the block which will contribute in a meaningful way. Several educational and cultural groups have expressed interest to be located on the block. The groups include, but are not limited to, the Children's Museum, the Circle of Wellness for the Native Americans and the Tonga community.
Ms. Stefanie McCarthy, of Edwards and Daniels Architects, briefed the Planning Commission on the specific Block Plan which incorporates the City's two primary objectives; to consolidate City offices and make them more accessible or "user friendly" to the public. In keeping with these goals is the overall 1995 Downtown Plan goal of a 24 hour City and providing a mix of housing and retail for all areas of Downtown. Ms. McCarthy used presentation boards to identify the locations of the mixed retail and housing uses being proposed for the block.
Ms. Funk asked about the plans for parking. Mr. Cartwright stated that all parking on the block will be below grade and that the intent is to not have an excessive amount of stalls. Ms. McCarthy stated that there will be one stall per housing unit above grade.
Mr. McRea asked how many units of housing are being proposed. Ms. McCarthy stated that there will be three acres used for housing units and there is currently 25 units per acre being proposed. The units could increase to up to 40 units per acre if the height of the housing structure along 300 East is increased.
Mr. Wright stated that the City has some significant housing policy's about providing mixed income housing. If the policy stays in effect over the time period that the Block
Plan is developing, there will be a strong emphasis for mixed income housing which includes 20o/o subsidized and 80%, market.
A discussion between the Planning Commission members, Mr. Cartwright and Ms. McCarthy followed regarding the access to the plaza and the proposed layout of the buildings.
Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Ms. Lois Brown, a member of the Central City Neighborhood Council, spoke in favor of the Block Plan but wanted to mention that since the plan is conceptual she will be following the progress and giving her input as necessary.
Mr. Smith noted that the Central City Neighborhood Council submitted a letter stating that they voted in favor of the Block Plan as it was presented to them. (A copy of the letter is filed with the minutes.)
Senator Pete Suazo stated that he is supportive of the development of Block 37 mainly because he is pleased that the Children's Museum is considering to move there. Mr. Suazo also addressed the Planning Commission in reference to the Circle of Well ness, a facility that will centralize services for the urban Indian. He was pleased to read in the newspaper that the Circle of Well ness might find its home in this urban setting along the transportation corridor where people can access it. Mr. Suazo stated that the Circle of Well ness has will include the following three components: 1) displaying their culture and their language through accurate representation, 2) social services, and 3) a business and entrepreneurial component where native businessmen and arts and crafts people could display and sale their wares.
Forrest Cuch, Director of the Division of Indian Affairs for the State of Utah, spoke concerning the cultural importance by stating that the Circle of Wellness facility will enhance the tourism industry. With the upcoming 2002 Winter Olympic Games, it is vital that the indigenous cultures and the other diverse cultures be featured in Salt Lake City, doing this will enhance new developments and it will give the people the kind of attention and recognition that is desired.
Ms. Grace Sperry, a property owner near Block 37, stated that she was in favor of the development of the block including the new library and the Circle of Wellness facility. Ms. Sperry spoke against the building layout and the proposed residential properties on the block.
Ms. Nancy Tessman, Director of the Library System, spoke in favor of the Block Plan and she feels that its completion will become a highlight for the Downtown area. Ms. Tessman then stated that she likes the idea of a n1ixed use block, including housing, because she feels that the mixed use will give the block more life.
Mr. Jeff Edwards, Chairman of the Board of Trustees of the Children's Museum of Utah, stated that he supports the Block Plan and he is pleased that the Children's Museum will be included in the proposed plans for Block 37. He then stated that he feels that moving the Children's Museum to a central location will serve more of the population. He also feels that the library on the same block is a very compatible use to the museum.
Upon receiving no further requests to address the Planning Comn1ission, Mr. Smith closed the hearing to the public and opened it for Planning Commission discussion.
Ms. Funk stated that she feels that it is critically irr1portant that the City not give up potential office space that they will need for future development. Ms. Funk then stated that she supports residential use for the block that will support mixed income levels as well as a mixed range of people.
Mr. Wright stated that the Planning Staff prefers to have a higher number of density and a higher number of uses which will be more consistent with the transit oriented development that will be available.
Motion for the Metropolitan Hall of Justice Block Plan:
Ms. Funk moved to forward a favorable recommendation to the City Council for the conceptual Metropolitan Hall of Justice Block Plan for Block 37. Ms. Funk further moved that the Planning Commission highly supports the residential mixed use component. Mr. McRea seconded the motion. Ms. Short, Mr. McRea, Ms. Funk, Mr. Mariger, Mr. Fife and Mr. Steed voted "Aye". Mr. lker, Ms. Barrows and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PETITIONS
PUBLIC HEARING -Petition No. 400-98-08 by Lumbermen Investment Corporation to annex a 45 acre parcel located north of 1700 North at 1850 West. Residential "R-1¬7000" zoning is being requested as well as preliminary subdivision approval for a new 197 lot subdivision.
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 then stated that the property abuts an eight acre parcel to the east (owned by Ivory Homes) which was annexed in February, 1997. At that time, a preliminary subdivision plat was approved. Coordination between the two properties is underway to guarantee adequate internal circulation. Cross streets connecting the two subdivisions will be incorporated into the final design before final approval.
Mr. Scott Rocke, 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.
Mr. Rob Erickson, an abutting property owner to the east of the development who uses his property for agricultural purposes, spoke concerning the irrigation canal that runs through his property and the proposed new subdivision. He stated that he is concerned that he may not be able to continue farming due to the possible hazard that the irrigation canal would be to the future residents of the subdivision. Ms. Pahl stated that the petitioner will pipe and cover the section of the canal through the subdivision, so the children will not know that it exists. Ms. Pahl then stated that the petitioner will also be constructing a fence that will divide the two properties.
Mr. David Wolfgramm, representing Ivory Homes, spoke concerning the eastern eight acre parcel. He stated that Ivory Homes is in negotiations with Lun1bermen's Investment to purchase the property. Mr. Wolfgramm stated that he supports the petitioner's road pattern and feels that it is a good solution to provide adequate internal circulation for both properties.
Mr. Chris Quann, Vice-Chair of the Capital Planning Citizen's Board, spoke concerning current development as it occurs throughout Salt Lake City. He stated that he is concerned with excessive street width because he feels that it contributes to future traffic calming problems. He would like to see the streets in the proposed subdivision be approximately a 32 foot pavement width. Mr. Rocke responded by stating that the proposed travel ways within the new subdivision are 30 and 36 feet for most of the new streets.
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.
Mr. Steed stated that he is in favor of the subdivision, however, he has some concern with having a fence along Rose Park Lane. Mr. Steed then stated that the community has expressed that they would rather have the noise from the freeway than a fence that would attract graffiti.
Mr. Fife asked if staff considered fronting the houses on Rose Park Lane. Mr. Wright responded by stating that staff has determined that Rose Park Lane, being a frontage road along the freeway, would not make a great setting for fronting the single family low density residential homes toward the freeway, and therefore agreed to allow the new homes to back onto Rose Park Lane.
Mr. Wright then addressed the fencing concern along Rose Park Lane. He stated that maintenance and graffiti issues are being addressed as staff continues to find a fencing solution along Rose Park Lane.
Motion for Petition No. 400-98-08:
Mr. Steed moved, based on the findings of fact, to forward a favorable recommendation to the City Council regarding Petition No. 400-98-08 requesting annexation of the 45 acre Lun1bermen's Investment Property with residential "R-1-7000" zoning. Mr. Steed further moved to grant preliminary subdivision approval to the proposed preliminary plat subject to the following conditions as listed in the staff report with one addition as noted:
1 Departmental requirements and ordinance compliance.
2 Final design approval delegated to the Planning Director for the fencing and trail improven1ents along Rose Park Lane, the crosswalk details on 1700 North and Morton Drive, and the linear park abutting the levee.
3 That the irrigation canal be piped through the subdivision and allowed to continue to provide water to the properties to the east of the proposed subdivision. (underlined portion added by the Planning Commission)
PUBLIC HEARING -The Planning Commission will receive public comment and consider making recommendations to the City Council on the Gateway Development Master Plan.
Mr. Smith welcomed those in attendance. The public agreed that an introduction of the Gateway Development Master Plan was not needed. Therefore, Mr. Sn1ith opened the hearing to the public and asked if anyone wished to address the Planning Commission.
Mr. Oscar Grutter, a concerned citizen, spoke in favor of continued industrial uses in the Gateway area and spoke against the proposal for the Gateway Commons park.
Mr. James Bond, representing Metro Steel which is located in the Gateway area, stated that he feels that the Gateway Commons park is not a good choice for the Gateway area because it does not generate revenue. Mr. Bond then stated that he feels that there should be an industrial park similar to the West Valley Business Park.
Mr. Kirk Huffaker, Community Services Director for the Utah Heritage Foundation, spoke in reference to historic landmark designation. He stated that to better protect Gateway's historic resources and thus the sense of place, the Utah Heritage Foundation encourages the City to consider designating historic buildings to Salt Lake City's Cultural Register in the master plan document. With the local designation of buildings in Gateway to the City's Cultural Register, benefits such as design review to maintain the area's historic integrity, protection, when appropriate, from demolition, and signage control could be offered to the area insuring that its sense of place is retained. This will also ensure that new infill construction is sensitive to historic properties. (Mr. Huffaker submitted a letter, a copy of which is filed with the minutes.)
Mr. Boyer Jarvis, a concerned citizen and a participant in an organization known as "Impact 2000 and Beyond", stated that he hopes that the Planning Commission will make a strong recommendation to the City Council that all new housing developments in the Gateway area have at least 20% of all of the units made affordable to people with a very low income level. People who work in the City need a place where they can afford to live that is relatively close to where they work.
Mr. Dick Lodmell, representing Disabled Rights Action Committee, stated that he hopes that at least 20°/o of all housing in the Gateway will be made accessible for people with disabilities and affordable for people with a low income.
Ms. Whitney Rearick, a concerned citizen, stated that she is pleased that the City is interested in having mixed income housing. The Gateway is a great area for affordable housing which will give people an opportunity to live in the same area in which they work. Ms. Rearick then stated that she would like to see at least 20o/o of every new housing development be set aside for affordable housing.
Mr. Doug Bagley, a concerned citizen who has worked in the Gateway area for 30 years, stated that he feels that the City is not gaining anything by restricting the width of the streets. Mr. Bagley then stated that he is opposed to the widening of 500 West, south of 400 South, for a park. He feels that restricting the width of the streets will hurt commercial businesses because larger trucks will not be able to move around as easily. Mr. Bagley then spoke in favor of installing more street lights rather than having the Gateway Commons park.
Mr. Michael Schoenfeld, a property owner in the Gateway area, spoke in reference to eminent domain in relationship to the Redevelopment Agency. He stated that, as a property owner on 200 South, he would love to be a part of the Gateway.
Mr. Schoenfeld then stated that he hopes that the Planning Commission will recommend to the City Council that eminent domain is used very sparingly and that it not be a part of the process in the Gateway.
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.
Mr. lker asked about historic preservation in the Gateway. Mr. Wright stated that historic preservation is an important planning aspect in the Gateway. Planning Staff has a concern about placing a very large historic district in the Gateway area that would include all of the individual buildings because of the amount of energy, effort, time and regulation that may get applied to non historic buildings. Planning Staff is very supportive of listing individual buildings on the historic register.
Mr. lker asked how off premise signs and billboards will be governed in the Gateway. Mr. Wright stated that the most recent revision of the Billboard Ordinance protects the Gateway. However, there is currently an area in the Gateway where billboards are allowed. Mr. Wright then stated that the Ordinance will need to be amended so that there will be a policy concerning off premise advertising.
Mr. lker then asked about the possibility of having a large amount of Olympic housing that would be used for the media. Mr. Wright stated that the City is currently working with the Salt Lake Olympic Organizing Committee to find an approach to provide the media housing. Mr. Wright then stated that the location of the housing and the transportation from the housing to the venues is very important so as to protect the image of Salt Lake City.
Mr. Mariger asked how the City will implement the affordable housing. Mr. Wright stated that the City will entertain a policy outlining how the housing funds will be distributed. Mr. Wright then stated that staff will also study the perspective of inclusionary zoning.
Ms. Short stated that she likes the idea that the Gateway Development Master Plan is flexible. The plan will give the City the opportunity to change planning strategies if needed. Ms. Short then asked about eminent domain.
Ms. Alice Steiner, Director of the Redevelopment Agency (RDA), stated that the RDA will work with property owners by putting together a variety of programs. One of the programs will offer tax rebates for people who make improvements to their property. A minimum investment would need to be made to qualify. In addition to giving them a tax rebate, the RDA will execute an "Owner Participation Agreement". In this agreement, the RDA will give up their power of eminent domain because of the improvements being made to their property. Ms. Steiner then stated that eminent domain is not all bad; it provides incentives and it also gives some tax benefits.
Mr. Smith thanked those who came and stated that the Planning Commission is scheduled to make their recommendation to the City Council at their first meeting in July.
OTHER BUSINESS
Due to the upcoming holidays in July, the Planning Commission made a decision to amend their July meeting schedule. It was decided that the meetings will be held on Thursday, July gth and Thursday, July 16th_
There being no further business, the meeting adjourned at 8:35 p.m.