SALT LAKE CITY PLANNING COMMISSION
451 South State Street, Room 126
Present from the Planning Commission were Chairperson Max Smith, Judi Short, Gilbert lker, Aria Funk, Andrea Barrows, Fred Fife and Jim McRea. Diana Kirk, Carlton Christensen and Craig Mariger were excused.
Present from the Planning Staff were Planning Director William T. Wright, Brent Wilde, Elizabeth Giraud, Craig Hinckley and Cheri Coffey.
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
Ms. Funk moved to approve the minutes of Thursday, October 16, 1997. Ms. Barrows seconded the motion. Mr. lker, Ms. Short, Mr. McRea, Mr. Fife, Ms. Funk and Ms. Barrows voted "Aye". Mr. Mariger, Mr. Christensen, and Ms. Kirk were not present. Mr. Smith, as Chair, did not vote. The motion passed.
PETITIONS
PUBLIC HEARING - Petition No. 400-97-59 by Tim Hoagland. representing Leucadia Corporation. requesting approval to rezone two parcels at 25 "G" Street from a Residential "RMF-35" zoning district to a Residential "RO" zoning district; and Petition No. 410-288 by Tim Hoagland. representing Leucadia Corporation. Requesting approval for a residential/office planned development on the block generally located between South Temple & First Avenue and "F" and "G" Streets in a Residential "RMF-35" and "RO" zoning districts.
Mr. Smith declared a conflict of interest for this proposal, recused himself from the Planning Commission and left the room.
Ms. Elizabeth Giraud 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. Tim Hoagland, the petitioner, was present for this portion of the meeting and stated that he was in agreement with the staff recommendations. Mr. Hoagland then outlined to the Planning Commission some of the improvements that will be made to the property. Mr. Hoagland also mentioned that there will be a loss of housing and that he is currently working with the City to implement a mitigation program.
Ms. Short opened the hearing to the public and asked if anyone wished to address the Planning Commission. Upon receiving no response, she closed the hearing to the public and opened it for Planning Commission discussion.
Mr. lker asked if there are any plans to place the power lines underground. Mr. Hoagland responded in the affirmative.
Motion for Petition Nos. 400-97-59 and 41 0-288:
Mr. lker moved, based on the findings of fact, to approve Petition Nos. 400-97-59 and 41 0-288 for a planned development and forward a favorable recommendation to the City Council for the rezoning request. Mr. McRea seconded the motion. Mr. lker, Ms. Short, Mr. McRea, Mr. Fife, Ms. Funk and Ms. Barrows voted "Aye". Mr. Smith was recused. Mr. Mariger, Mr. Christensen, and Ms. Kirk were not present. Ms. Short, 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.
Mr. Smith noted that this request has been postponed until a future Planning Commission meeting.
PLANNING ISSUES
Briefing on the Beck Street Reclamation Framework and Foothill Area Plan.
Mr. Wright led the discussion by stating that discussions regarding the Beck Street Reclamation Framework and Foothill Area Plan started about 18 months ago after there had been some talk about expansion of the gravel pits. That discussion led to zoning boundary discussions which then launched a review process for the zoning along the foothills. Mr. Wright then stated that it was then determined that a more comprehensive process needed to be done to analyze land use issues on Beck Street, transportation issues and foothill preservation issues along with the idea of gravel extraction. The Plan is jointly funded by Salt Lake City and North Salt Lake City, with the largest portion coming from Salt Lake City. A public hearing has been scheduled for the November 20th Planning Commission meeting. After the hearing, the Planning Commission can either forward the Plan to the City Council or schedule another public hearing if more information is needed. (A copy of the preliminary draft Beck Street Reclamation Framework and Foothill Area Plan is filed with the minutes.)
Mr. Jeff Irvin, Dames & Moore representative, the Project Manager for the Beck Street Reclamation Framework and Foothill Area Plan, was present. Mr. Irvin stated that the project was undertaken by a Consultant Team which consisted of Dames & Moore; Mark Vlasic of Landmark Design; Wikstrom Economic & Planning and Stephen Goldsmith, an independent consultant. Mr. Irvin stated that the study area is situated on the northern edge of Salt Lake City and the southernmost portion of the City of North Salt Lake. The study area commences in Salt Lake City at approximately 900 North and terminates at the junction of US 89 and Orchard Drive in the City of North Salt Lake. The study area stretches east from Beck Street to the eastern limit of the Bonneville Terrace. Mr. Irvin then stated that the main purpose of this plan is to establish a framework for achieving the following goals:
GOAL1 To develop standards for the sand and gravel industry that ensure the hillside is left in a condition that does not adversely affect adjacent properties nor result in unsafe and unusable land after excavation is complete.
GOAL2 To provide opportunities for meaningful public involvement to balance the various interests of the cities, the general public, sand and gravel operators, property owners, and nearby residents and businesses.
GOAL3 To provide economically viable alternatives for open space preservation on the bench in consideration of future land use and property ownership.
GOAL4 To recommend a plan for long term and short term improvements for Beck Street as an important gateway between Salt Lake City and the City of North Salt Lake.
Ms. Karen Wikstrom, representative from Wikstrom Economic and Planning, addressed the Planning Commission. She stated that a 26 member Steering Committee was formed to work on the Plan and they had to try to balance a lot of competing interests. The Steering Committee also reviewed all of the information as it was developed and helped establish some direction. Ms. Wikstrom then stated that the Steering Committee meet about eight times and about half way through, they determined that the hillside was never going to look untouched. The direction then shifted toward bench preservation and making sure that there were acceptable buffer standards for the excavation properties, that there were acceptable ridgeline aesthetic along the Bonneville Shoreline elevation and that there be a maintenance and open space experience along the Bonneville Shoreline Trail. Ms. Wikstrom then addressed the public involvement process that was used. She stated that there was a series of open meetings to the public; there were scoping meetings in December of 1996, an open house in April of 1997, and in September of 1997 there was a series of open houses to
discuss the preliminary draft plan. Ms. Wikstrom then stated that she feels that this process has been an extensive public outreach program.
Mr. Mark Vlasic, representative from Landmark Design, briefed the Planning Commission on the land use proposals. He stated that the preferred land uses focus on open space and residential uses in the City of North Salt Lake, with open space and business park development being the main focus in Salt Lake City. Mr. Vlasic used presentation boards to give the Planning Commission a visual idea of the land use proposals.
Mr. Irvin then referred to some presentation boards as he addressed the current slopes of the foothill and the proposed changes that will occur in relation to future excavation and zoning changes. Mr. Irvin also outlined Appendix C of the Plan which is a draft "Model Ordinance for Salt Lake City Mining Operation Reclamation Standards".
After the presentation had been made to the Planning Commission, there was a discussion between the Consultant Team, the Planning Commission, Mr. Wright and Mr. Craig Hinckley. Some of the items that were discussed included excavation issues, land use issues, open space issues and zoning issues. Mr. lker asked Mr. Hinckley to provide some economic data and include it as part of the discussion at the next Planning Commission meeting.
Discussion of Zoning Ordinance refinements.
Mr. Brent Wilde and Ms. Cheri Coffey led the discussion for the Zoning Ordinance refinements. The Planning Commissioners 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. Each issue, along with the recommended modifications, were discussed. Some of the major issues that were discussed are as follows:
ISSUE: Public Hearing Procedures. Decrease the number of signs required for posting from every 100 feet to every 500 feet.
ISSUE: Table of Permitted and Conditional Uses for Commercial Districts (nursing
homes). Allow nursing homes in some of the commercial districts.
ISSUE: Table of Permitted and Conditional Uses for Downtown Districts (Automobile Sales/rental and service). Allow automobile sales/rental and service in the Downtown Zoning Districts.
ISSUE: Permitted and Prohibited Home Occupations. Allow the repair and servicing of vending machines as a Home Occupation.
ISSUE: Location of Accessory Buildings in Required Yards. Allow the construction of co-garages where the structure is built in a way that it is on the four corners of four different properties. In these instances, the structure would have one roofline but have four different garage openings on adjacent properties. Each separate garage area would be divided by a fire wall.
ISSUE: Automatic Amusement Devices. Allow automatic amusement devices in the "RMU" zoning district.
ISSUE: Definition for "Manufacturing. Light". Delete the 25% outdoor storage limitation for this use. The amount of outdoor storage is not limited in other zones and it was not intended to be limited for light manufacturing. Furthermore, the Manufacturing District charts allow "outdoor storage" with no limitation.
OTHER BUSINESS
There being no further business, the meeting adjourned at 9:05 p.m.