SALT LAKE CITY PLANNING COMMISSION MEETING
In Room 326 of the City & County Building
451 South State Street, Salt Lake City, Utah
Present from the Planning Commission were Chair, Prescott Muir, Tim Chambless, Bip Daniels, Babs De Lay, John Diamond, Craig Galli, Laurie Noda, and Kathy Scott. Peggy McDonough and Jennifer Seelig were excused.
Present from the City Staff were Community Development Director Lee Martinez; Planning Director Louis Zunguze; Deputy Planning Director Doug Wheelwright, Senior Planner Joel Paterson, Principal Planner Doug Dansie; Planning Commission Secretary Kathy Castro; Transportation Engineer Kevin Young; and Deputy City Attorney Lynn Pace.
A roll is being kept of all who attended the Planning Commission Meeting. Chair Muir called the meeting to order at 5:46 p.m. Minutes are presented in agenda order and 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.
REPORT OF THE CHAIR AND VICE CHAIR
Commissioner Chambless noted that the Planning Commission and City Council Chairs and Vice Chairs will meet October 5, 2004.
Chair Muir noted that the North Salt Lake City Boundary Adjustment Subcommittee met earlier today, which he felt went well in terms of clarifying the role of the Planning Commission in light of all of the associated issues. Chair Muir said that the Planning Commission has a narrow perspective and he hoped that the staff report would set out those parameters. He stated that the public hearing for that petition is envisioned for the second meeting in October of this year.
REPORT OF THE DIRECTOR
This item was heard at 8:05 p.m.
Mr. Zunguze referred to the North Salt Lake City boundary adjustment proposal. He reiterated that the Subcommittee for that proposal met earlier today.
Mr. Zunguze noted that the Planning Commission will vote on a Chair and Vice Chair at their next meeting.
Initiated Petition
Mr. Zunguze requested that the Planning Commission initiate a petition to modify the current definition of Open Space, to identify the various categories of open space, which the City has.
Chair Muir so initiated.
Chair Muir referred to the Salt Palace expansion, and asked what the Planning Staff’s role is in assisting the Applicant in resolving the issues that the community has raised.
Mr. Zunguze stated that there are some resources that can be obtained through the Community Development Division and the RDA. He stated that he will facilitate discussion between the Mayor’s Office and the Community Development Office regarding the concerns raised.
Mr. Zunguze indicated that future Planning Commission meetings will be transmitted live via the internet, and asked if they approve of that.
Chair Muir felt that that would be just another vehicle for the public process. He indicated that he is in agreement with that option. The Commission agreed.
PUBLIC HEARINGS
Petition No. 400-04-35, by the Salt Lake City Administration, requesting to amend the text of the Salt Lake City Zoning Ordinance to allow conference centers, convention centers with or without hotels, and exhibition halls as permitted land uses in the “D-4” Downtown Secondary Central Business District.
Petition No. 400-04-36, by the Salt Lake County Administration, requesting a partial street closure and vacation along the north side of 100 South between 200 West and 300 West streets to accommodate a loading facility for the Salt Palace.
Petition No. 410-701, by the Salt Lake County Administration, requesting conditional use approval to allow modifications to the “D-4” zoning requirements to accommodate the expansion of the Salt Palace on the block between South Temple and 100 South from 200 West to 300 West. The property is located within the “D-4” Downtown Secondary Central Business District. The Petitioner is requesting modifications of the following “D-4” requirements:
1. The front yard setback;
2. Restrictions on parking lots and structures located in block corner and mid-block areas;
3. Requirements for retail goods/service establishments, offices and/or restaurants on the ground floor of parking structures adjacent to the front or corner side yard;
4. Requirements for the first floor elevation facing a street to include at least 40% glass; and
5. Maximum building height.
This item was heard at 5:47 p.m.
Senior Planner Joel Paterson said that with the Commission’s support, the above petitions will be presented concurrently.
Mr. Paterson presented the petitions as written in the staff report. He stated that the Salt Palace expansion project is required to retain the Outdoor Retailer’s convention in Salt Lake City. The Outdoor Retailers sponsor two conventions at the Salt Palace each year and have agreed to continue meeting at the Salt Palace for five years subject to Salt Lake County’s ability to complete the expansion of the Salt Palace by 2006. The project will occur in two phases. Phase 1 includes the construction of the parking structure prior to the Outdoor Retailer’s summer convention in 2005. Phase 2 includes the construction of the exhibit and meeting space which must be complete prior to the Outdoor Retailer’s convention in August 2006.
Mr. Paterson noted that during initial discussions between Salt Lake City and Salt Lake County regarding the proposed expansion, it was discovered that the Table of Permitted and Conditional Uses for the Downtown Districts (21A.30.050) does not include conference centers, convention centers or exhibition halls as allowed uses in the “D-4” District. It appears that this omission was an error because a land use like the Salt Palace is an appropriate use in the Downtown Area.
Mr. Paterson stated that the second petition proposed this evening is a request by Salt Lake County for partial street closure and vacation of City-owned right-of-way on the north side of 100 South between 200 West and 300 West streets to accommodate an expanded loading dock for the Salt Palace. Mr. Paterson identified the areas for the loading docks, and the area of the proposed expansion on an aerial map.
Mr. Paterson noted that the due to time constraints, the City Council has scheduled the proposed street closure petition for a public hearing on October 12, 2004. Staff is recommending that the Planning Commission forward a positive recommendation to the City Council regarding the street closure subject to final site design. Mr. Paterson indicated that as the site designs advance, it will become evident if the partial street closure will be necessary, which City Council can condition upon the site plans.
Mr. Paterson identified the proposed partial street closure and stated that if the partial street closure is approved it would not affect the vehicular travel on 100 South. None of the four travel lanes are proposed for elimination. He stated that the design of the loading docks along 100 South is very conceptual at this point.
Mr. Dansie noted that a portion of 200 West was vacated years ago to accommodate the Salt Palace loading docks. He said that the result of that vacation was the loss of a parking lane.
Mr. Diamond asked for clarification as to what portion of 100 South will be vacated.
Mr. Paterson replied that at most, the vacation would extend south to include the area of angled parking which is currently on the north side of 100 south.
Mr. Paterson stated that Staff is recommending that the Planning Commission table consideration of Petition No. 410-701, a request for conditional use approval to modify certain urban design standards found in the “D-4” Zoning District pending submission of more detailed site plans. He stated that as the designs advance Staff is hopeful that the requested modifications of the urban design standards will not be necessary.
Mr. Paterson reiterated that based on the analysis and the findings presented in the staff report, Staff recommends that the Planning Commission forward a positive recommendation to the City Council to:
1. Approve Petition No. 400-04-35, a request to amend 21A.30.050 Table of Permitted and Conditional Uses for the Downtown Districts to allow conference centers, convention centers with or without hotels, and exhibition halls as permitted land uses in the “D-4” Downtown Secondary Central Business District.
2. Approve Petition No. 400-04-36, a request to close and vacate a portion of City-owned right-of-way on the north side of 100 South between 200 West and 300 West streets to accommodate an expanded loading dock for the Salt Palace. This recommendation is subject to compliance with the final site plan that will be considered by the Planning Commission as part of Petition No. 410-701. Furthermore, Staff recommends that this excess right-of-way be declared surplus property so the ownership may be transferred for fair-market value to the Petitioner.
Mr. Paterson introduced Mr. Kent Ament, Construction Manager for the project and Ms. Allyson Jackson, Manager of the Salt Palace.
Commissioner De Lay referred to the requested modification of the maximum building height of 75-feet. She noted that portions of the Salt Palace are currently higher than 75-feet and asked the Applicant to clarify their request.
Mr. Ament replied that the old exhibition hall is lower than the new hall; the modification of the height requirement is requested with the intent to tie the two exhibition halls together.
Commissioner Chambless asked when the original footprint of the Salt Palace was established.
Mr. Ament replied that the original foot print for this site was built in 1969.
Commissioner Chambless asked regarding the notification requirement for this petition.
Mr. Paterson replied that Staff requested that the Applicant provide the mailing labels for all of the property owners within 500-feet of the site. Staff sent out two notices, one of the public open house which was held on September 22nd, as well as the public notice for the hearing this evening. Mr. Paterson noted that four people attended the open house, two from the Japanese Church of Christ, and two were adjacent business owners. He noted that Staff contacted the Japanese Church of Christ and the neighboring Buddhist Church to discuss their concerns with the Salt Palace.
Commissioner De Lay asked how the proposed expansion is going to affect the two churches located adjacent to the Salt Palace. She specifically mentioned concern with the loading ramps and the noise from the trucks associated with that. Commissioner De Lay asked if there is any other possible location for the loading ramps.
Ms. Jackson replied that the proposed location for the loading ramps is the only possibility. She noted that 200 West currently extends under the Salt Palace, and the area for the current loading docks is the primary facility. Ms. Jackson stated that the traffic congestion will not be very different from the current situation, with the exception of the two Outdoor Retailer exhibits, which take place in the winter and the summer.
Commissioner De Lay noted that the intent behind the expansion of the Salt Palace is that exhibits such as the Outdoor Retailers will be scheduled more often. She said that with the increase of exhibits there will be an increase of traffic congestion in that area. Commissioner De Lay asked if there is another possible location for the loading docks. She stated that the proposed street closure is located in part of the remaining neighborhood of “Japan Town”, which is a historic neighborhood in need of preservation. Commissioner De Lay said that she understands the need for the expansion; however, how can it fit into the existing community with the least amount of impact.
Ms. Jackson replied that they have met with the Churches earlier today and discussed the dates that the Churches have festivals in the street. She said that the Salt Palace does not have anything scheduled that would interfere with the Church festivals. Ms. Jackson stated that after construction the road will be back as it is with the exception of the angled parking which may be replaced with parallel parking. Ms. Jackson replied that the only other option for the loading docks is if the adjacent Prime Hotel moved, which would leave the north side of the Salt Palace open. She noted that 300 West is a State Highway and indicated that it is difficult to get any approval to modify that road.
Commissioner De Lay asked what the Applicant is proposing in the event that there is a conflict.
Ms. Jackson replied that if there is a conflict between the Salt Palace and the Churches the Salt Palace would be aware of it years in advance, and could discuss it with the churches.
Commissioner De Lay asked if 200 West was an option for the loading docks.
Mr. Ament replied that they tried to get approval from the City to build on to the structure at 200 West years ago and were denied. He stated that 200 West may be an option for church activities, but it is not a possibility for loading docks.
Commissioner De Lay restated that there are two historic churches which are naturally sensitive to noise. She asked how the Applicant is going to control noise from the trucks.
Ms. Jackson replied that the trucks are not allowed to idle in the loading area, and once the portion of the street is closed the trailers will be disconnected from the trucks and left in the loading area.
Commissioner Daniels referred to the four days which the church communities have events scheduled. He clarified that there is not a conflict with any of the dates at this point.
Ms. Jackson replied that that is correct; through the construction of the expansion, the Salt Palace does not anticipate a problem.
Commissioner Daniels referred to the mess in and around the site left after conventions, concerts, and such. He asked how the Applicant plans to mitigate that so that the churches do not have to deal with that issue.
Ms. Jackson replied that the concerts take place at the Delta Center; however, if the Salt Palace facilities are used, they have night crews who patrol the area and clean up after events. She said that they are very sensitive to the surrounding neighbors and it is very clean.
Commissioner Scott asked for clarifications regarding the number of parking stalls that will be constructed with the expansion.
Mr. Ament replied that the current 420 stalls will be replaces with 403 stalls and perhaps a few more.
Commissioner Scott asked if conventions usually meet on Sunday mornings.
Ms, Jackson replied that it depends if the convention is an association meeting or a corporate meeting. Associations, which the Salt Palace deals the most with, usually run Saturday through Monday, or Tuesday. Corporate meetings run Monday through Friday.
Commissioner Scott asked if the Applicant has typically had an issue with parking.
Ms. Jackson replied that usually people fly into Salt Lake City for the conventions, stay in local hotels and walk. She added that there are very few events where the available parking is totally utilized.
Commissioner Scott asked if the 403 parking stalls is the required amount of parking based on the size of the structure.
Mr. Ament replied that the Salt Palace is close to the required amount; however, they have to do a total count which would include the street parking.
Commissioner Scott asked if the Applicant has entered into any shared parking agreements.
Ms. Jackson replied that the Salt Palace sells parking passes with the condition that February is not available for parking, and the passes only allow parking in the garage on West Temple.
Commissioner Noda asked how likely the street closure is. She said that she is concerned to some extent as to the impact of the street closure on both churches. Commissioner Noda felt that the loading docks may be intrusive and there will be a significant noise increase.
Mr. Ament said that they are looking at several different options in working with the Transportation and Planning Divisions. He said in the worst case the lane of street parking will be removed. Mr. Ament stated that the City is not going to give the street to the Salt Palace and they do not have the money to purchase the street at this point. He indicated that they are exploring different options.
Chair Muir said that he understands the benefits of the Outdoor Retailers Convention. Chair Muir said that he felt that the immediate needs of that convention will be met; however, it is continually expanding. He asked if the Applicant has done a twenty year master plan and looked at how phases one and two fit into that plan.
Mr. Ament replied that they have done a master plan in 1997 and the proposal this evening was envisioned at that time.
Chair Muir said that if the Planning Commission tables the conditional use request this evening, he would hope that through the development process that the Applicant would share their long term plan with the various groups that are involved. He said that a serious concern is the possibility for pedestrian corridors that will link Main Street and Gateway. He specifically mentioned South Temple and 200 South as critical corridors, and asked the Applicant to be sensitive to that.
Commissioner De Lay asked for clarification as to the building demolition noted in the time line of the staff report.
Mr. Ament replied that that is referring to a stair tower on the existing building, which has to come down to allow for the new construction.
Commissioner Chambless asked if there have been any discussion between the hotel owners and the County regarding the possibility of the County purchasing the hotel and incorporating that property into the Salt Palace plan.
Ms. Jackson stated that they utilize the hotel space; it is necessary for the convention attendees.
Mr. Ament added that the hotel would be expensive to purchase; he noted that it is located on a very small foot print.
Commissioner Scott asked what is envisioned for the street scape in front of the Japanese Church of Christ if the street closure is approved.
Mr. Dansie replied that in the past there has been a combination of angled parking and parallel parking to meet the needs of the surrounding community. He referred to 200 South in front of Shaggy’s where the curb does not run in a straight line. The City did not vacate the street; however, there is both parallel and angled parking on the street. He added that the City also vacated portions of 100 South at the Gateway.
Mr. Paterson asked that the Commission consider declaring the street surplus property as part of the street closure process.
Chair Muir opened the public hearing.
Chair Muir noted for the public record that the Planning Commission received written comments from Ms. Jan Aramaki, a member of the Japanese Church of Christ, in opposition of the expansion of the Salt Palace. She specifically noted concern with respect to the loading docks.
Chair Muir also noted that the Planning Commission received written comments from Reverend Pat Alexander, Interim Head of Staff of the Japanese Church of Christ, in opposition of the expansion of the Salt Palace.
Reverend Pat Alexander, Interim Head of Staff of the Japanese Church of Christ, addressed the Commission in opposition of the proposal. She specifically noted that regardless of how the expansion is done there will be significant negative impacts such as: the loss of visibility, increased noise, increased traffic of trucks, and the increased traffic of unwanted people in an area where there are many children. Reverend Alexander noted that the church is often the main facility for funerals. She stated that their main concern is how the Salt Palace can work to mitigate those negative effects. She stated that the church is looking forward to working with the City, Planning Commission, and Salt Palace to make sure that everyone’s needs are met. Reverend Alexander stated that the congregation needs space for their activities, access to that space; safety; and the opportunity to be spiritual, cultural, and artistic at their facility.
Chair Muir stated that the church’s input is welcome while the issues are being sorted out.
Mr. Steven Fukumitsu, a member of the Japanese Church of Christ, addressed the Commission in opposition of the proposal. He noted that the church is very diverse and they welcome all who participate. He noted that the Church assists the community with the homeless and underprivileged. Mr. Fukumitsu indicated that his main concerns are regarding the possible loss of parking. He added that the quality of the church space is an issue; specifically referring to the concern as to whether or not the Applicant will be required to put in additional landscaping to buffer the church space.
Mr. Floyd Mori, National President of the Japanese Americans Citizens League, addressed the Commission in opposition of the proposal. He said that throughout the nation he has seen the disappearance of ethnic communities in large cities. Mr. Mori said that in the past 100 South was the center of “J Town” (Japan Town). He felt that the only remnants of “J Town” are the two churches. He said that there is a need to be sensitive to that remaining community. Mr. Mori felt that the Applicant is going about this backward in terms of prudent planning. He felt that with respect to long term planning for the community, the needs of the culture as well as the economic needs need to be balanced.
Commissioner De Lay asked Mr. Mori how he suggests that the Salt Palace expands.
Mr. Mori referred to the parking lot on South Temple just west of the hotel and suggested that the County or City acquire that property and move the loading docks there. He offered another alternative that the City or County help move the Japanese Church of Christ to another location.
Mr. Raymond Uno, a member of the community, addressed the Commission in opposition of the proposal. He stated that in 1967 when the Salt Palace was first built he and others were under the impression that it would be constructed on 2100 South. Mr. Uno said that the Japanese Community has been the recipient of a lot of broken promises, which he felt is the ultimate cause of the disbursement of the Japanese Community. Mr. Uno said that the Japanese Community does not have any other place to congregate and many people have worked hard to preserve the area. He felt that if the Salt Palace expands then all of the efforts to preserve the area will be in vain.
Chair Muir asked if it would help if the community and the County were made aware of the need for those that are going to benefit financially from the expansion to facilitate the recreation of a Japanese Historic District. He felt that the community needs to collectively recognize that that is part of the cost of expanding the Salt Palace facility.
Mr. Uno noted that in some communities if people are displaced, funds have been provided to help them relocate. He said that that is what the Japanese Community needs.
Commissioner Chambless noted that he has known Mr. Uno as Judge Uno and asked if this were a case before Judge Uno how he would handle it.
Mr. Uno replied that he would try to get enough money together to purchase a piece of property for the two churches to share.
Ms. Anita Tsuchiya, a member of the community addressed the Commission in opposition of the petition. She referred to the two churches, saying that they are essential to the Japanese Community. She said that she appreciated the concern shown by the Commission that there is a place for the Japanese Americans. She asked that the Applicant consider the impact that the expansion may have on the Japanese Community.
Mr. Ken Pollard, an Architect with Pace Pollard Architects, addressed the Commission saying that he was asked by Mr. Kubota and Mr. Hashimoto to look at the Japanese Church of Christ for a master plan. He stated that they have been asking the Salt Palace as to what is their future plan. He said that the information presented this evening is the first they have heard of the Salt Palace expansion. He indicated concern, saying that the Applicant has misled the community as to their intentions for the site.
Mr. Al Kubota, a member of the community addressed the Commission in opposition of the proposal. He reiterated concerns with the parking issues associated with the loading docks on 200 West. He said that the trucks park in the street and are left overnight. Mr. Kubota said that there currently is traffic congestion and parking problems and to allow the expansion of the Salt Palace will create more problems.
Dr. Shig Matsukawa, a member of the Japanese Church of Christ, addressed the Commission saying that he agreed with many of the comment already expressed. He said that he is aware that the main issue is regarding money. He asked if the community is making the dollar sign more important than the sign of the cross. He asked that the Commission find another alternative.
Mr. Taka Kida addressed the Commission saying that the Japanese Church of Christ was erected in 1924.
Ms. Brenda Koga, a member of the Buddhist Church, addressed the Commission. She felt that speaking in opposition of the proposal is a moot point because she felt that the decision has already been made. She felt that the Japanese Community has been gradually pushed out of the Salt Lake City Community. Ms. Koga indicated that she felt that the best alternative is to help the churches find another location. She asked that the Commission consider the churches’ plight. She agreed with the idea that the two groups join with the Applicant in a collaborative effort as the project progresses. She said that as she sees it the project is already in the works.
Chair Muir stated that the decision has not been made at this point. The Planning Staff analyzes the information and comes back to the Commission with a recommendation. He noted that the City Council will ultimately make the decision on the rezone and street closure requests. The conditional use is within the purview of the Commission for approval or denial. He stated that the issues presented by the public this evening are of great concern to the Commission. He stated that the common dilemma that Planning Commissions and City Councils face in cities that are growing is that the agendas within communities are different.
Commissioner Galli asked if there is a consensus that the community is opposed to any modification of the Salt Palace, or is there a design that the community could live with? The Community doesn’t feel that there is not a collaborative process that they have a voice in.
Ms. Koga replied that she did not feel that they are opposed to any expansion. She asked that the City and County take into consideration the church activities and work with them in a collaborative effort to find a common solution.
Commissioner Galli asked specifically what would the community like to be included in.
Ms. Koga specifically noted that the parking is an issue as well as the lack of information as to when the street will not be accessible to the churches.
Chair Muir noted that Ms. Jane Sakashita submitted written comments in opposition of the proposal. She specifically noted the lack of parking, indicating that she did not support the elimination of parking stalls.
Chair Muir noted that Ms. Suzanne Hata submitted written comments in opposition of the proposal; she specifically noted that the Rio Grande and Peoples Freeway Community Councils were unaware of the public hearing this evening. She indicated that the Rio Grande Community Council is very concerned regarding the loss of any street parking.
Mr. Paterson stated that as part of the notification for the open house and the public hearing, all of the Community Council Chairs were sent notice.
Chair Muir asked if it is typically the obligation for the Applicant to take the petition before the Community Councils.
Mr. Paterson replied that when there are multiple community councils or if there is a time crunch the City will hold an open house. He stated that Staff has found that often there is a better representation of the adjacent property owners around the development site at open houses.
Chair Muir noted that Mr. Kenneth Nodzu submitted written comments in opposition of the proposal.
Ms. Silvana Watanabe, Governor of the Intermountain District Council for the JUCL, and a member of the Buddhist Church addressed the Commission. She specifically mentioned concern as a parent. She asked that the community be preserved to allow her to teach her children about her culture and humanity. Ms. Watanabe stated that the events that take place at the churches are ongoing and hard to plan for in advance.
Ms. Diane Akiama, a member of the Salt Lake Buddhist Temple, addressed the Commission saying that the Temple has tried to raise money up to one-million dollars to relocate, and that has not been enough. She stated that there are people who drive from all over the valley, which why the Temple needs to be in a central location. She also noted that the perking is imperative because it is a commuter church. Ms. Akiama noted that to move two churches is going to be quite expensive due to the cost of property Downtown.
Chair Muir noted that there was an attempt to move the Buddhist Temple to the Bridges Project but it did not work out. He asked regarding the expected cost of that if it were to go through.
Ms. Akiama replied that the cost was estimated to be about 2.1 million dollars.
Chair Muir said that no one is recognizing that there is a need to create a sense of neighborhood and community in order to attract people back into the City. He said that there is a need to find a collaborative solution.
Ms. Akiama reemphasized the need for parking, especially for funerals and such activities that one can not plan for. She noted that the Buddhist Church is a facility that is used by people Statewide.
Ms. Laura Olsen, a member of the Japanese Church of Christ, addressed the Commission in opposition of the proposal. She said that she did not support a move of the church; the current location is sacred to many of the members. Ms. Olsen stated that the main issue is the loss of the 9 feet of parking associated with the street closure. She asked that the Applicant present a plan that does not remove any of the current parking.
Mr. Floyd Mori readdressed the Commission clarifying that the Japanese Community has never been involved in the planning process for the Salt Palace since it was first constructed.
Chair Muir noted that the Community Councils have a responsibility to inform those in their boundaries.
Commissioner Chambless stated that he worked for Mayor Wilson in 1977 – 1979. He said that his recollection is that the functioning community councils were not established until the late 1970’s. He clarified that the community councils did not exist at the time of the Salt Palace construction.
Mr. Wheelwright agreed and added that the public notification requirement was not as rigid as it is until 1995. He stated that the original Salt Palace was an RDA project, and at that time they had condemnation power.
Commissioner Chambless clarified that perhaps the process was enacted unilaterally.
Mr. Al Kubota readdressed the Commission saying that the public notice was postmarked September 14, 2004 which he felt was not sufficient notice.
Mr. Roger Tabari, a member of the community, addressed the Commission saying that without reviewing an elevation it seems that the church is stuck with the working end of the Salt Palace. He said that as an art professional, he believed that there are creative solutions to many problems, and sometimes problems are an opportunity. Mr. Tabari noted that in the Japanese Community there are several talented professionals. He suggested that those people be invited to contribute to the collaborative effort to find a workable solution for all involved.
Ms. Lorraine Crouse, a member of the Japanese Church of Christ, addressed the Commission in opposition to the proposal. She said that she did not agree that moving the Church is a good solution; it is sacred ground. Ms. Crouse said that the space between the Salt Palace and the Gateway is prime property for building the ethnic groups. She felt that if “J Town” disappears it would be a blow to all cultures.
Chair Muir closed the public hearing.
Mr. Ament replied to the public comments by saying that this process is just starting; the plans are very conceptual. He said that he was not involved in the process until a couple of weeks ago. The Applicant has every intention to involve the Japanese Community in the process. He said that they will mitigate impacts as much as possible and make it as painless as possible for the community. Mr. Ament said that the time frame for the project is very tight. He noted that they will be back before the Commission with the final design of the site.
Commissioner Daniels asked if the Japanese Community professionals and artists will be welcomed in the design discussions.
Mr. Ament stated that he welcomes those members and the input that they may have.
Commissioner De Lay said that she has good faith in Mr. Ament in working with the community and respecting the cultural needs.
Commissioner Noda asked if the County would be willing to give parking to the churches.
Mr. Ament replied that he thought there is an opportunity for that, and it is something that he intends to discuss further with the County.
Commissioner Noda asked if the Applicant is willing to construct a screening wall in front of the loading docks.
Mr. Ament stated that is something that they are working through. He stated that City Staff is in favor of the wall; however, the functionality of it may be a challenge.
Commissioner De Lay stated that it seems that the County is taking and not giving in this deal. She asked how the Salt Palace expansion will add to the neighborhood.
Chair Muir stated that the expansion will be a tremendous economic engine for Downtown. It may not benefit the immediate property owners, although, all property values will probably be increased in the neighborhood. There is no doubt that the Outdoor Retailers will bring an increase to the Downtown economy and the State economy. Chair Muir felt that the issue is a need to leverage the expansion to solve some of these issues, to accommodate the expansion of the Salt Palace as well as the adjacent community’s needs.
Mr. Ament agreed that the economic benefits to the City, County, and State will be tremendous.
Commissioner Chambless asked regarding the window of construction if the proposals are not approved this evening.
Mr. Ament stated that he is not so concerned with the design of the docks this evening; however, the permits to start the process need to be available. If the Planning Commission delays this evening the excavation permits would be delayed.
Chair Muir stated that the Commission needs to review that final site plan in total rather than incrementally.
Mr. Lee Martinez, Community Development Director, addressed the Commission saying that on behalf of the City every avenue will be exhausted to respect the Japanese Community. He stated he will work closely with the Applicant to solve outstanding issues. He noted that he is well aware of the time frame. Mr. Martinez stated that he is committed to finding a collaborative solution with the Japanese Community.
Chair Muir closed the public hearing.
Commissioner Noda reiterated that both churches are vital to the community. She stated that there was vibrancy in “J Town” that has slowly disappeared. She said that she looks forward to the County working with the community. She noted that when “J Town” was thriving there was retail on the street level as well as restaurants and bakeries; she wondered if that could be incorporated into the plan.
Chair Muir asked if this site is located in the RDA District.
Chair Muir suggested that perhaps the RDA is the vehicle to get a consultant to sort out the issue of whether the relocation of the churches is the better alternative. He felt that the resources of the City need to be utilized to find a solution.
Commissioner Galli felt that the proposal is an example of piecemeal reactive planning. He noted that all of the participants seem willing to work together, and perhaps there is a solution in approving the conditional use provided that there is a process to develop a preliminary plan, which would involve the community. He noted that there has been conflicting testimony regarding the parking, which needs to be resolved. He also noted that there needs to be an increase in the notification to the churches regarding events and such at the Salt Palace. Commissioner Galli asked regarding the Planning Commission’s jurisdiction of approving the conditional use request.
Mr. Zunguze said that typically this process is used to allow the Applicant to get a sense of the issues. Mr. Zunguze stated that with respect to the proposed project, he recommends that the Planning Commission modify the Staff recommendation relating to the conditional use, to approve the preliminary concept. He said that that would do two things; one, it would allow the County and City to engaged the community in a dialogue regarding the issues and design of the site as the project advances; two, it would allow the Applicant to move forward with their permitting process.
Commissioner De Lay stated that she had an issue with the street closure request more than the other two petitions. She reiterated her concerns with the preservation of the Japanese Community. She indicated that she does not have an issue with the conditional use request or the rezone request; however, she does not support the street closure. Commissioner De Lay stated that the City either needs to move the church to another location or the City needs to protect it as it is.
Commissioner Scott stated that there are loading docks currently along 200 West, and she felt that new well designed docks will improve the area.
Commissioner Noda agreed with Commissioner De Lay that the main issue is the street closure; she felt that some design features to mitigate those parking issues need to be developed.
Mr. Zunguze noted that the Commission does not have the authority to approve or deny petitions 1 and 2; they will ultimately be reviewed by the City Council for a final decision. He stated that the key element for the Planning Commission is the conditional use petition. Mr. Zunguze stated that from an emphasis standpoint, the Commission needs to focus on the design elements of the conditional use petition which will eventually decide whether or not the street is closed.
Chair Muir clarified that regardless of the Commission’s findings for items 1 and 2 they will march forward to the City Council.
Motion for Petition No. 400-04-35, 400-04-36, & 410-701
Commissioner Galli made a motion based in the findings and recommendations noted in the staff report, that the Planning Commission forward a favorable recommendation to the City Council regarding Petition No. 400-04-35, to amend 21A.30.050 Table of Permitted and Conditional Uses for the Downtown Districts to allow conference centers, convention centers with or without hotels, and exhibition halls as permitted land uses in the “D-4” Downtown Secondary Central Business District; and
Forward a favorable recommendation to the City Council regarding Petition No. 400-04-36, to close and vacate and declare surplus, a portion of City-owned right-of-way on the north side of 100 South between 200 West and 300 West streets to accommodate an expanded loading dock for the Salt Palace.
As well as approve the preliminary concept plan for Petition No. 410-701 with the following condition:
1. That the Applicant submit to the Planning Division a process and plan by which the effected community will have a direct input on the design of the aesthetics of the structure; input on the parking assessment and potential mitigation measures if there is a reduction in parking stalls that impact the two churches; a long range process that they will commit to better communication with the community that is most impacted regarding their religious or cultural events sensitive to their calendaring of events; and that there be a heightened evaluation of safety due to the increased traffic.
Chair Muir noted that the Petition No. 400-04-36 needs to note that the property shall be declared surplus.
Commissioner Daniels seconded the motion.
Mr. Zunguze summarized the motion saying that the Planning Commission is providing preliminary concept approval of the plan presented this evening. The Commission is withholding final approval subject to the Applicant going through mitigation efforts with the community. The Applicant will bring the final detailed plan which shows the mitigation efforts for those issues that have been presented tonight.
Chair Muir asked if the final approval will come back before the Planning Commission.
Mr. Zunguze clarified that with respect to the conditional use approval, Planning Staff can not waive certain design requirements that are part of the Planning Commission’s authority.
Commissioner Galli stated that his condition was a preliminary concept plan approval to guide the petitioner in their design.
Chair Muir clarified that the condition as proposed is to send a message to the petitioner to work towards solving those issues before a final approval.
Commissioner De Lay stated that the City is impacted by the economics of this project; however, in planning and master planning in the future we need to look to preserve the culture of the community. She noted that that is a defining factor which gives Salt Lake City its character.
Chair Muir agreed and stated that diversity is an important part of the City.
Commissioner De Lay asked if there are historic site issues associated with this project.
Mr. Paterson stated that the Salt Palace site is not a historic site.
Mr. Pace noted that the motion before the Commission would enable the petitioner to take out an excavation permit and begin work on the site. It will require the petitioner coming back to the Commission for final design and development approval of the conditional use permit. He stated that as he understands the motion, there will be an assessment of impacts and a proposed mitigation of those impacts; however, the final decision as to those issues rests with the Planning Commission. Mr. Pace stated that it would be inappropriate to delegate that to a private group.
The Commission agreed with that clarification.
Commissioner Chambless, Commissioner Daniels, Commissioner De Lay, Commissioner Galli, Commissioner Noda, and Commissioner Scott voted “Aye”. Prescott Muir as Chair did not vote. All voted in favor, and therefore the motion passed.
UNFINISHED BUSINESS
There being no other unfinished business to discuss, the Planning Commission meeting adjourned at 8:12 p.m.