November 20, 1997

SALT LAKE CITY PLANNING COMMISSION

451 South State Street, Rooms 126 and 315

Present from the Planning Commission were Chairperson Max Smith, Judi 'Short,

Gilbert lker, Andrea Barrows, Fred Fife, Diana Kirk, Carlton Christensen and Craig Mariger. Aria Funk and Jim McRea were excused.

Present from the Planning Staff were Planning Director William T. Wright, Brent Wilde, Craig Hinckley, Margaret Pahl, LuAnn Fawcett, Jackie Gasparik and Doug Wheelwright.

A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:00 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. lker moved to approve the minutes of Thursday, November 6, 1997. Ms. Barrows seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Kirk, Mr. Christensen and Ms. Barrows voted "Aye". Mr. Mariger, Mr. McRea and Ms. Funk were not present. Mr. Smith, as Chair, did not vote. The motion passed.

PETITIONS

PUBLIC HEARING - Receive public comment on the Beck Street Reclamation Framework and Foothill Area Plan for the area generally located between 900 North and Orchard Drive in North Salt Lake City. east of Beck Street and Petition No. 400-97-72 to rezone certain areas within the Study Area from Extractive Industries "EI" to Open Space "OS" and from Open Space "OS" to Extractive Industries "EI" as recommended in the plan.

Mr. Jeff Irvin and Mr. Mark Vlasic, from the consultant team, were present for this portion of the meeting to brief the Planning Commission and the public outlining the different elements mentioned in the Beck Street Reclamation Framework and Foothill Area Plan.

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. lker asked what zoning is being proposed east of the "wavy line" on the Monroe property. Mr. Hinckley stated that the Monroe property east of the "wavy line" is currently "EI"; the proposed zoning change is "OS". Mr. Hinckley then stated that Salt Lake City is still in negotiations with the owners of the Monroe property.

Mr. Smith 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 the Greater Avenues voted unanimously in favor of the Beck Street Reclamation Framework and Foothill Area Plan, specifically the preservation of the shoreline bench, and the proposed zoning changes. Mr. Rogan then thanked the Planning Commission members, the Planning Staff and all who have participated in the process.

Mr. Glenn Hughes, owner of the Hughes & Hughes property, stated that he is in agreement that there needs to be a reclamation plan, however, he is not in favor of the proposed zoning change as it relates to his property. Mr. Hughes would like to have the "wavy line" moved east to the North Salt Lake boundary because the proposed location for the "wavy line" will result in a large financial loss for Hughes & Hughes.

Mr. Mike Forrest, representative from the Staker Paving property, stated that he has participated in the development of the Beck Street Reclamation Framework and Foothill Area Plan as a member of the Steering Committee. He then stated that developing the Plan was not an easy process, requiring compromise from everyone involved. Mr. Forrest concluded by stating Staker Paving endorses the Plan because they feel that it is good for both the industry and the community.

Mr. Jim Byrne stated that he was a member of the Steering Committee serving as a representative for the Bonneville Shoreline Trail. Mr. Byrne then stated that he strongly supports the Plan and the zoning changes that have been recommended by the consultants.

Mr. John Bowman stated that he is affiliated with the Bonneville Shoreline Trail Committee. Mr. Bowman then stated that he supports the Plan because its recommendation is to preserve the Bonneville Shoreline Trail which is a unique geological feature.

Ms. Cindy Cromer, a concerned citizen, stated that she would like to thank the Planning Commission for their recommendation, approximately two years ago, to begin the process that has resulted in the proposed Beck Street Reclamation Framework and Foothill Area Plan.

Ms. Hermoine Jex, a concerned citizen, stated that she feels that there needs to be some language added to the Plan explaining that there be no excavation below street level along Beck Street.

Mr. Tom Hardy, City Manager for Bountiful, stated that Bountiful has been working with North Salt Lake to extend Bountiful Boulevard through to Salt Lake City. The recommended location, by Salt Lake City's Transportation Division, for the extension of Bountiful Boulevard is within the boundaries of the Plan. Mr. Hardy then stated that he has noticed that provisions have not been made for the extension of Bountiful Boulevard in the Beck Street Reclamation Framework and Foothill Area Plan. Mr. Hardy continued by stating that he hopes that the Planning Commission will take into consideration the extension of Bountiful Boulevard as part of their approval and recommendation.

Mr. Ralph Becker, a former Planning Commission member, thanked the Planning Staff, Planning Commission and all of the members of the Steering Committee who has worked very hard over the past two years. Mr. Becker then gave some background in reference to the zoning boundary line. He stated that the ground that is under consideration was originally all zoned open space leading into the 1996 rezoning. When this issue went before the City Council, the City Council put some direction on the Administration to consider a rezoning subject to a reclamation plan. Several months later when the rezoning issue came back to the Planning Commission, the Planning Commission took a strong position to retain the open space boundary which is considerably west of the existing line. When the City Council considered this, they put a temporary "straight" line (which will become a "wavy line" if the Planning Commission adopts the proposed Plan) to try to temporarily preserve the bench pending further City action after the planning process went through. As the Planning Commission became involved in the planning effort, it was decided that it would be preferable to contour the zoning line so that the bench could be preserved and there would not be any visual straight lines. Mr. Becker continued by stating that due to a high priority to preserve the bench, there was a trade-off with the Steering Committee to grant a steeper slope, allow far more materials to be extracted and sacrifice what was originally hoped for in terms of reclamation in favor of preserving the bench. Mr. Becker also responded to the issue of the extension of Bountiful Boulevard. He stated that at the time the extension of Bountiful Boulevard came to the Planning Commission, the City Council had expressed quite forcefully that there not be a policy that would provide for, or encourage, the extension of the boulevard. Mr. Becker concluded by encouraging the Planning Commission to adopt the Plan and move it along to the City Council.

Mr. Russ Larsen, a member of the Steering Committee serving as a representative for Hughes & Hughes, stated that he has appreciated the discussions with the Planning Staff and the Steering Committee. He then stated that Hughes & Hughes is close to an agreement but they still have some concerns. Mr. Larsen continued by stating that he feels that if they were to have a few more discussions, an agreement would be reached. Mr. Larsen also noted that the Bonneville Shoreline Trail does not run on any of the gravel pit properties.

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. Christensen asked what the net trade off will be after the rezoning. Mr. Hinckley stated that the City will be giving up a little more than an acre of open space. Mr. Christensen then asked if there will be a physical marker placed on the hillside to show the "wavy line" so that there are no questions as to what is "EI" zoning and what is "OS" zoning? Mr. Hinckley responded in the negative and he feels that it would be a good idea to do so.

Mr. lker asked if the Plan mentions that there be no excavation any lower then the Beck Street level. Mr. Hinckley stated that the it is the intent that there be no excavation lower then Beck Street level, however, it is not mentioned specifically in the Plan. Mr. Iker then noted that a representative had not spoken for the Monroe properties and he wondered if staff knew their position.

Mr. Hinckley stated that a representative from Monroe is present if the Planning Commission would like to reopen the hearing for him.

Mr. Smith reopened the hearing to get the statement from the representative for the Monroe property.

Mr. Corky Graviss, Vice President and General Manager for Monroe, stated Monroe has not taken a position as of yet pending some negotiations as far as the conservation easement and the loss of material.

Mr. Smith closed the hearing and reopened it for further Planning Commission discussion.

Motion for Petition No. 400-97-72 and the Beck Street Reclamation Framework and Foothill Area Plan:

Mr. Christensen moved, based on the finding of fact, to recommend that the City Council adopt the Beck Street Reclamation Framework and Foothill Area Plan as part of the Capitol Hill Master Plan. Mr. Christensen further moved to recommend that the City Council approve the proposed zoning changes from "EI" to "OS" and from "OS" to "EI" in order to help insure future preservation of the Bonneville Bench in this part of the City and to begin implementation of the Beck Street Reclamation Framework and Foothill Area Plan as part of the Capitol Hill Master Plan. Mr. Christensen added the following conditions:

1. That there be some kind of physical marker placed on the hillside to indicate where the zoning change has taken place.

2. That there be no excavation below the Beck Street level.

Mr. Fife seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Kirk, Mr. Mariger, Mr. Christensen and Ms. Barrows voted "Aye". Mr. McRea and Ms. Funk were not present. Mr. Smith, as Chair, did not vote. The motion passed.

PUBLIC HEARING- Petition No. 410-289 by Jim Whelan. representing Salt Lake City Hotel Associates L. P. requesting a conditional use for a "Concept Development Plan" which includes a request to exceed the 100 foot height limit in a mid-block area located between 200 South and 238 South Main Street in a Downtown "D-1" Central Business District zoning district.

Mr. Wright 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. Jim Whelan, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations. Mr. Whelan also gave the Planning Commission a presentation of what is being proposed for the hotel if his project is approved. He stated that the concept development plan includes a proposal to restore the historic Continental Bank Building at 200 South Main as a Kimpton Hotel and restore the historic Lollin & Karrick buildings at 236 & 238 South Main Street. The restorations will occur in different phases over a period of at least five years. Mr. Stephen Smith, the architect for the project, was present for this portion of the meeting and he explained to the Planning Commission the different phases that were considered before selecting the proposal that has been presented to the Planning Commission for their approval.

Mr. Smith referred to presentation boards and a model as he addressed the architectural aspects of the project. Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.

Mr. Tony Weller, a business owner in the area, stated that he is in favor of the plan, however, he has some concerns in relation to parking. He stated that currently he leases parking stalls from U S Bank for his delivery vehicles and he asked if he will be given the option to lease stalls when the bank is converted into the hotel. Mr. Weller would also like to see some available parking for employees and customers.

Mr. Wright addressed Mr. Weller's parking concern by stating that Mr. Whelan has had conversations with the Redevelopment Agency and if they get involved, their goal is to have some public short term parking stalls available.

Mr. Richard Turpin, representing the Redevelopment Agency, stated that there has not yet been any arrangements made between the petitioner and the Redevelopment Agency.

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.

Ms. Kirk asked if there will be some type of assurance that the two buildings (Lollin and Karrick buildings) will be restored and that, in the mean time, they will not appear to be boarded up buildings to passersby. Mr. Whelan stated that he agrees with either occupying the buildings or at least giving the buildings an occupied appearance.

Motion for Petition No. 41 0-289:

Ms. Kirk moved, based on the findings of fact, to approve the Concept Development Plan for Petition No. 410-289 with the following conditions:

1. New construction must conform to all other City regulations in effect at the time of Planning Commission review and approval.

2. The Continental Bank Building must be converted to a hotel and preserved as proposed, and the Lollin and Karrick buildings must be renovated and maintained or the Concept Development Plan is null and void.

3. The Concept Development Plan phases will be allowed for a five year period with the condition that all buildings have a pleasing street scape to be approved by the Planning Director.

4. That there be a mid-block access.

Ms. Barrows seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Kirk, Mr. Mariger, Mr. Christensen and Ms. Barrows voted "Aye". Mr. McRea and Ms. Funk were not present. Mr. Smith, as Chair, did not vote. The motion passed.

PUBLIC HEARING - Reconsideration of a request by University Courtyard for approval of a condominium conversion application for a 34 unit. five building apartment complex located at 310 South 800 East, 320 South 800 East. 808 East 300 South. 818 East 300 South. 319 South 800 East in a Residential "RMF-35" 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. She stated that the Planning Commission first heard this request on September 18, 1997. The Planning Commission moved to table the request pending additional information concerning the long term maintenance needs and the possible maintenance disparity between the requirements of the older masonry buildings and the newer wood frame building. Ms. Pahl reviewed the issues and concerns (i.e. roof, boiler warranty, site conditions, electrical, seismic, management, assessments and parking) along with the applicants solution for the concerns.

Mr. Keith Meade, 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 the University Courtyard condominium conversion:

Ms. Kirk moved, based on the findings of fact, to approve the University Courtyard condominium conversion application, subject to compliance with departmental requirements, and forward a favorable recommendation to the City Council. Ms. Short seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Kirk, Mr. Mariger and Mr. Christensen voted "Aye". Ms. Barrows, Mr. McRea and Ms. Funk were not present. Mr. Smith, as Chair, did not vote. The motion passed.

PLANNING ISSUES

Discussion of the Salt Lake City Housing Policy/Plan.

Ms. LuAnn Fawcett led the discussion by giving the Planning Commission some background and outlining the major issues of the Salt Lake City Housing Policy/Plan (Volumes 1, 2 and 3), a copy of which is filed with the minutes. Ms. Fawcett stated that tonight's discussion should focus on potential policy issues the Planning Commission feels that the City Council should consider during their discussions. Policy issues that should be considered, that have been mentioned several times by interested people, are:

1. Neighborhood Preservation and Development

2. Northwest Quadrant

3. Affordable Housing

4. Mixture of Densities and Tenure

At the conclusion of the discussion, it was decided that the Planning Commission members review Volume 1 of the Salt Lake City Housing Policy/Plan prior to the public hearing which is scheduled for their December 4th meeting.

Discussion of Zoning Ordinance refinements.

Mr. Smith noted that this discussion will be postponed until the December 4th Planning Commission meeting.

Discussion of Petition No. 400-96-105 by the City Council requesting legislative action to establish a special residential zone. Specifically for cohousing type planned developments providing for an open space ratio and establishing ownership and resale parameters.

Mr. Doug Wheelwright and Ms. Jackie Gasparik led the discussion. Ms. Gasparik 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. She stated that this report is a result of Councilmember Bryce Jolley asking the Planning Commission and Planning Staff to study the issue of the possible need to create a new residential zoning district specifically for co-housing type residential planned developments.

The Planning Commission agreed with the staff recommendation which reads as follows:" that a new zone specifically created for co-housing development not be created and that future co-housing projects all be processed as Planned Developments. However, through the fine tuning of the Zoning Ordinance that is now taking place, some provisions can be added into the existing Planned Unit Development ordinance to address the specific concerns of the City Council for future projects similar to the Wasatch Co-Housing development."

OTHER BUSINESS

There being no further business, the meeting adjourned at 9:25 p.m.

December 4, 1997

SALT LAKE CITY PLANNING COMMISSION

451 South State Street, Room 126

Present from the Planning Commission were Chairperson Max Smith, Judi Short, Gilbert lker, Andrea Barrows, Fred Fife, Jim McRea, Aria Funk, Carlton Christensen and Craig Mariger. Diana Kirk was excused.

Present from the Planning Staff were Planning Director William T. Wright, Brent Wilde, Robert Glessner, Ray McCandless, Margaret Pahl, LuAnn Fawcett, and Cheri Coffey.

A roll is being kept of all who attended the Planning Commission meeting. The meeting was called to order at 5:10p.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. Christensen moved to approve the minutes of Thursday, November 20, 1997. Ms. Short seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Christensen and Ms. Barrows voted "Aye". Ms. Kirk and Mr. McRea were not present. Mr. Smith, as Chair, did not vote. The motion passed.

PETITIONS

PUBLIC HEARING- Petition No. 410-290 by Sprint PCS requesting a conditional use to co-locate flush mounted cellular telecommunication antennae on an existing monopole located at 680 E. Wilmington Avenue in a Commercial "CB" 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.

Ms. Yuka Jenkins and Ms. Lee Schneider, the petitioners, were present for this portion of the meeting and stated that they were in agreement with the staff recommendations.

Ms. Barrows spoke concerning the poor condition of the pole and then asked about the pole maintenance. Ms. Jenkins stated that the pole belongs to AT&T and that they are responsible for the maintenance of the pole. Ms. Jenkins then stated that Sprint will paint and maintain their antennae that is being proposed to co-locate on AT& T's monopole.

Ms. Schneider stated that it was their understanding that AT&T had the performance bond for this monopole. Mr. Wilde then stated that staff agrees that AT&T is the primary pole owner and that the Planning Commission could direct staff to contact AT&T to request that the pole be maintained.

Motion for Petition No. 41 0-290:

Mr. Christensen moved, based on the findings of fact, to approve Petition No. 410-290 to allow the co-location of antennae on AT&T's monopole at 655 E. Wilmington Avenue subject to the following conditions:

1. Painting the antennae a flat medium gray color.

2. Providing a professional Engineer's stamp on the construction drawings.

3. Meeting all requirements of the various City departments.

4. No new utility poles be installed and all new utility lines be placed underground.

5. The lease area cannot become a separate parcel of land under different ownership in the future.

6. Ask AT&T to paint and maintain the pole.

Ms. Short seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. Christensen and Ms. Barrows voted "Aye". Ms. Kirk and Mr. McRea were not present. Mr. Smith, as Chair, did not vote. The motion passed.

PUBLIC HEARING - Reconsideration of Petition No. 410-278 by AirTouch Cellular requesting a conditional use for a cellular telecommunication antenna to be located on the roof of an existing building located at 150 West North Temple in a Residential "RMU" 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. Gary Jones and Mr. Gregory Anderson, the petitioners, were present for this portion of the meeting and stated that they were in agreement with the staff recommendations.

Ms. Barrows asked if other buildings had been considered for the location of the telecommunication antennae. Mr. Jones responded that extensive field work was done in trying to find a suitable aesthetically pleasing location and the State Human Services Building seems to be the best option.

Motion for Petition No. 410-278:

Mr. Mariger moved, based on the ·findings of fact contained in the staff report dated September 9, 1997, to approve Petition No. 410-278 (given incorporating the antennae into the parapet structure is not an option the property owner will allow) subject to the following conditions:

1. Painting the antennae a flat medium gray color.

2. Meeting all requirements of the various City departments.

Mr. Fife seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. McRea, Mr. Christensen and Ms. Barrows voted "Aye". Ms. Kirk was not present. Mr. Smith, as Chair, did not vote. The motion passed.

PUBLIC HEARING -Petition No. 410-287 by Fred Meyer's requesting a conditional use for an outdoor garden sales area on the north side of Fred Meyer's between 400 and 500 South and 500 and 600 East in a Commercial "CS" zoning district.

Mr. Robert Glessner 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. Mike Ambrose, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations.

Motion for Petition No. 410-287:

Ms. Barrows moved, based on the findings of fact, to approve Petition No. 41 0-287 for an outdoor garden sales area subject to the following conditions:

1. The applicant shall submit detailed building elevations to the Zoning Administrator for final approval prior to the issuance of a building permit.

2. All recommendations made by the Public Utilities Division as attached in Exhibit 2 of the staff report shall be a requirement for approval of this conditional use.

3. That a CPTED (Crime Prevention Through Environmental Design) review be incorporated into the final plan.

Ms. Short seconded the motion. Mr. lker, Ms. Short, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. McRea, Mr. Christensen and Ms. Barrows voted "Aye". Ms. Kirk was not present. Mr. Smith, as Chair, did not vote. The motion passed.

PUBLIC HEARING - Petition No. 410-284 by BBSA Architects requesting a conditional use for a place of worship located at 2615 Stringham Avenue in a Residential "R-1- 5000" zoning district.

Mr. Christensen declared a conflict of interest for this proposal, recused himself from the Planning Commission and left the room.

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 the site is served by two drive approaches, both off of local streets. A neighbor has contacted staff with a concern that the parking lot has provided a location for disorderly conduct during late nights. They have asked that the lot be gated for restricted access. Ms. Pahl then stated that staff concurs with the requested solution and recommends that the gates be a condition of approval. Staff also recommends that the site plan be altered to include pedestrian access from Simpson Avenue and that the crosswalk from the overflow parking lot be enhanced.

Mr. Mariger asked what is meant by enhancing the crosswalk from the overflow parking lot. Ms. Pahl stated that the South East Neighborhood Council has mentioned that they would like the City to install traffic calming features on this section of Stringham Avenue to reduce the use of the street by pass-through motorists, traffic speeds and the potential for accidents.

Ms. Pahl also stated that the Transportation Planning Engineer,

Kevin Young, was reluctant to recommend traffic calming be a condition of this approval because of the Transportation Division's new Traffic Calming Program which is not being implemented yet. However, staff felt that the concerns mentioned by the Neighborhood Council were legitimate and were hoping that the Planning Commission would agree and recommend some traffic calming features to help with pedestrian safety.

Mr. Everett Woody and Mr. John Burnt, the petitioners, were present for this portion of the meeting and stated that they were in agreement with the staff recommendations except for the condition recommending that the parking lot be gated. Mr. Woody stated that the reasons for not wanting the parking lot gated, near Simpson Avenue, is that they feel that it will discourage the parking lot be used. He then stated that if the entrance, near Stringham Avenue, was gated, it may stop late night traffic from using the parking lot but it would not stop people from walking on to the grounds. Also, if the parking lot were gated it would deny a patrol car or other emergency vehicles from monitoring the grounds.

Ms. Funk asked if the parking lot will have lighting that will stay on every evening.

Mr. Woody responded in the affirmative.

Ms. Barrows asked what is being proposed for the fencing.

Mr. Woody briefed the Planning Commission as to what is being proposed for the fencing. He stated that the east property line fence belongs to the abutting property owners. The northern property line currently has a chain link fence which will be torn down and a new chain link fence will be installed. The fence along the northeast property line is currently a block wall which was built on church property by the abutting property owner. If the property owner agrees, the block wall will be torn down and replaced with a chain link fence. Mr. Woody continued by stating that the western side of the property currently has a concrete wall which sits approximately six inches off of the church property line. The church owners are giving the abutting property owners the option to either have the church remove the fence and install a new wood decorative fence or leave the fence intact and install a chain link fence on the church side of the property.

Ms. Barrows stated that she feels that there should be one uniform fence along all of the property lines.

Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.

Ms. Jan Haug, Chair of the South East Neighborhood Council, stated that she also would like to see a uniform fence surrounding the entire property. Ms. Haug then stated that the neighborhood council would like the Simpson Avenue entrance of the parking lot continue to be gated to prevent motorists from "cutting" through the parking lot. She continued by stating that she would also like to have some type of visual marker identifying the crosswalk from the overflow parking lot.

Mr. Chris Hurda, a resident near the proposed church, stated that he lives next to the Simpson Avenue parking lot entrance and that he would like it to remain gated. Mr. Hurda then noted that if neither entrance is gated, there would be a large amount of traffic passing by his house using the parking lot as a shortcut to get to Parley's Way.

Mr. Bill Murray, a resident near the proposed church, stated that he also lives next to the Simpson Avenue parking lot entrance and that he would like the gate to be controlled better or closed off completely. Mr. Murray had the same concern as mentioned by Mr. Hurda in reference to having the parking lot gated. He also feels that having the parking lot gated will reduce crime to the church and to his property. Mr. Murray has also submitted a letter listing his concerns, a copy of which is filed with the minutes.

Mr. Brent Mabey, a member of the South East Neighborhood Council Executive Committee, stated that the neighborhood council and members of the congregation believe that the gate located at the north parking lot entrance serves a good purpose by preventing through traffic. Mr. Mabey then stated that the council also feels that both entrances should not be gated so that there is always access to the church for the members of the congregation and also emergency vehicles as needed.

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.

Motion for Petition No. 410-284:

Mr. McRea moved, based on the findings of fact, to approve Petition No. 410-284 for a place of worship with the following conditions:

1. That the site plan be altered to include pedestrian access from Simpson Avenue.

2. That the crosswalk from the overflow parking lot be enhanced by using some kind of visual, architectural cue and/or a differing surface treatment.

3. That the north entrance (Simpson Avenue) to the parking lot be gated to restrict late-night access and that the gating include some type of consistent and/or automatic controlled system.

4. That some type of unified (unified in total design, not necessarily unified in consistent material) fencing be established to give the property some architectural integrity.

5. That a CPTED (Crime Prevention Through Environmental Design) review be

incorporated into the final plan.

Ms. Short seconded the motion.

Mr. Wilde proposed that the design of the gate at the north entrance as well as the uniform fencing materials be delegated to the Planning Director for final approval with the condition that the gate design on the north end should prohibit motorized vehicle access. Mr. Wilde also proposed that the enhanced crosswalk be delegated to the Transportation Division for final approval.

Mr. Mariger then proposed that the church be required to incorporate a dip on their property at the north entrance to slow traffic coming on to and going off of Simpson Avenue.

Mr. McRea accepted the amendments made by Mr. Wilde and Mr. Mariger. Ms. Short seconded the amendments. Mr. lker, Ms. Short, Mr. Fife, Ms. Funk, Mr. Mariger, Mr. McRea and Ms. Barrows voted "Aye". Mr. Christensen was recused. Ms. Kirk was not present. Mr. Smith, as Chair, did not vote. The motion passed.

PUBLIC HEARING - Petition No. 400-97-65 by Marriott Senior Living Services requesting a zoning change from Residential Office "RO" to Residential Mixed Use "RMU" at the northwest corner of 500 East 100 South on a 1.7 acre lot.

Mr. Robert Glessner 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. Wayne Sand, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations. Mr. Jeff Shera, the architect for the project, was also present. Mr. Shera reviewed the building materials being proposed for the project.

Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.

Mr. Wally Wright, a concerned citizen, stated that he supports this request for an assisted senior living complex and that he has been considering this same type of facility for another location.

Mr. Chris Quann, a concerned citizen, stated his concern about having a courtyard on the north side of the building because of the limited amount of sun.

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. Wright commented about why the petitioner placed the courtyard on the north side of the building. He stated that the petitioner did not believe that placing the courtyard, which is off of the Alzheimer's unit, on the street face was a very good idea from a functional perspective.

Motion for Petition No. 400-97-65:

Mr. lker moved, based on the findings of fact, to forward a favorable recommendation to the City Council for Petition No. 400-97-65 for the requested zone change from Residential Office "RO" to Residential Mixed Use "RMU" for the property located at the northwest corner of 500 East 1 00 South with the following conditions:

1. That the zone change will not go into effect until the issuance of a building permit.

2. That all site plan and final building elevations must have final approval by the Planning Director prior to the issuance of a building permit.

PLANNING ISSUES

PUBLIC HEARING- Public review draft of the Salt Lake City Housing Policy/Plan.

Ms. LuAnn Fawcett briefed the Planning Commission by stating that the information received from tonight's hearing, along with the information from all other previous hearings, will be forwarded on to the City Council who will then create a policy statement. Ms. Fawcett then stated that the City Council also wants to hear the concerns and ideas that the Planning Commission has regarding what types of policy issues they feel need to be discussed.

Mr. Smith opened the hearing to the public and asked if anyone wished to address the Planning Commission.

Mr. Jack Grover, a concerned citizen, stated that the City should consider that there are alternative materials available for constructing affordable housing.

Mr. Wayne Martinson, representative for National Audubon Society, spoke in reference to the Northwest Quadrant and he feels that the costs of growth should be paid by new development. Mr. Martinson also stated that he feels that the open space in the Northwest Quadrant should not be developed and if it does get developed the City take the process slowly and allow for mixed-use zoning.

Dr. Doug Perkins, at the University of Utah, stated that he feels that the development of the Northwest Quadrant should focus on sensible density as well as infill housing rather than sprawl. Dr. Perkins would also like to see the City give more attention to affordable housing in the Gateway project.

Ms. Whitney Rearick, representative for Utah Issues, stated that the Northwest Quadrant Plan focuses on using mixed use housing, however, mixed use housing is not mentioned in the Housing Policy/Plan. She then spoke in reference to the following issues: subsidize housing by using Housing Trust Fund for gap in rent vouchers; make sure that the new City Housing Board is balanced by allowing one of the members to be a low income person; supports 20% set aside by the Redevelopment Agency toward affordable housing; the Gateway project is not mentioned in the Housing Policy/Plan; would like to see the City, as a policy change, license the "granny, danny, nanny flats"; make it illegal to evict people from rental dwellings during the Olympics; improve tenant

rights; and consider new zoning alternatives.

Mr. Gordon Storrs, Chair of the Poplar Grove Community Council, spoke in reference to the following issues: using alternative building methods; there needs to be more emphasis on planned developments; and allowing lower lot sizes, in the Zoning Ordinance, for infill housing.

Ms. Sharon Abegglen, Director for the Salt Lake Community Action Program, supports the Housing Policy/Plan and then spoke in reference to the following issues: commended the City for their leadership in providing affordable housing; the Housing Policy/Plan mentions that 20-30 percent of families incomes were going towards housing costs, in reality, 75-85 percent of their total income goes toward rent or mortgage payments; and review the "Poverty Plan" (written in 1993) which mentions that, at that time, there was a need for 5,000 affordable housing units- a goal which still has not been met.

Mr. Chris Quann, a concerned citizen, spoke in reference to the following issues: the importance of the Northwest Quadrant to the City and that it be a self contained, mixed use, pedestrian oriented environment; and provide subsidized housing in the Gateway area.

Mr. Wally Wright, a concerned citizen, stated that the City could consider using some type of a credit policy in relation to housing developments.

Mr. Steve Erickson, runs a non-profit organization that provides affordable housing in Utah, stated that the Housing Policy/Plan is generally a good plan. He then stated that he has done some recent research that shows a need for at least 20,000 affordable housing units (using the standard that people are paying 30o/o, or less, of their income for housing). Mr. Erickson then spoke in reference to the following affordability issues: consider using density bonuses and inclusionary zoning in the Northwest Quadrant; utilize transit oriented development by preparing, in advance, an overlay zone for the transportation hubs; and that there needs to be more City sponsored "special needs programs".

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 the Housing Policy/Plan and the comments made by the public. The Planning Commission's issues and/or comments are as follows:

1. The data in the plan seemed to be outdated and that there is a need for current data.

2. Infill housing.

3. Open space being preserved for neighborhood use.

4. Vacant lands being used to provide services within the neighborhoods which will prevent people from feeling isolated and having to drive long distances.

5. Transient oriented developments.

6. Parking issues.

Mr. Wright also stated that the Administration has recently decided that they would like to make a recommendation to the City Council to not press forward right now with a plan to develop a community in the Northwest Quadrant due to wetland issues, the operation of the airport and the goal to provide more infill housing.

Discussion of Zoning Ordinance refinements.

Mr. Brent Wilde and Ms. Cheri Coffey led the discussion for Part II of the Zoning Ordinance refinements. The Planning Commission received a document that contains numerous issues from citizens and City staff relating to the clarity and ease of administering the regulations within the ordinance, a copy of which is filed with the minutes. Due to the lateness of the hour, all of the issues did not get discussed. (The discussion for the remainder of the issues will be scheduled for the next Planning Commission meeting.) Some of the major issues that were discussed are as follows:

ISSUE: Property Posting. Decrease the number of days from 14 to 10 days a site must be posted prior to the hearing.

ISSUE: Assisted Living Facilities. Allow assisted living facilities in additional residential zoning districts.

ISSUE: Drive-through Facilities in the "CN" Zone. Require that retail sales and service establishments with drive-through facilities in the "CN" zone be subject to the conditional use process.

ISSUE: Pawn Shops. Clarify the location of pawn shops in the downtown zoning districts.

ISSUE: Pet Cemeteries. Clarify appropriate zoning districts for pet cemeteries.

ISSUE: Vending Business. Clarify that vending business can be approved as a home business subject to complying with home business regulations.

OTHER BUSINESS

There being no further business, the meeting adjourned at 10:00 p.m.