March 11, 2015 Regular meeting

PLANNING COMMISSION MINUTES OF MEETING
Wednesday, March 11, 2015
7:00 p.m.          

A quorum being present at Centerville City Hall, 250 North Main Street, Centerville, Utah.  The meeting of the Centerville City Planning Commission was called to order at 7:00 p.m.

MEMBERS PRESENT
David Hirschi, Chair
Gina Hirst
William Ince
Logan Johnson
Scott Kjar
Kevin Merrill
Debra Randall

STAFF PRESENT
Corvin Snyder, Community Development Director
Brandon Toponce, Assistant Planner
Lisa Romney, City Attorney
Kathy Streadbeck, Recording Secretary

VISITORS
Interested Citizens (see sign-in sheet)

PLEDGE OF ALLEGIANCE

OPENING COMMENT/LEGISLATIVE PRAYER     Commissioner Ince

MINUTES REVIEW AND APPROVAL

The minutes of the Planning Commission meeting held February 25, 2015 were reviewed and amended. Commissioner Kjar made a motion to approve the minutes as amended. The motion was seconded by Commissioner Randall and passed by unanimous vote (7-0).

PUBLIC HEARING | COLONIAL BUILDING SUPPLY | 500 NORTH 400 WEST - Consider a proposed conditional use permit for Colonial Building Supply to store and sell liquid propane gas for property located at 500 North 400 West.  Corey Christensen, Blue Star Gas, Applicant.

The applicant requested this item be postponed until the next Planning Commission meeting to be held on March 25, 2015.

Chair Hirschi made a motion to table the application from Colonial Building Supply for a conditional use permit to store and sell liquid propane gas. The motion was seconded by Commissioner Johnson and passed by unanimous vote (7-0).

PUBLIC HEARING | CODE TEXT AMENDMENT | CHAPTER 12-48 SOUTH MAIN STREET CORRIDOR - Consider proposed zoning code text amendments for various sections of Chapter 12-48-South Main Street Corridor Zone; which include building heights and floor heights within the Traditional Main Street District, and allowance for stand-alone residential projects.  Taylor Spendlove, Brighton Centerville LLC, Applicant.

Taylor Spendlove, applicant, said Brighton Homes has officially pulled their previous requests for a rezone and other various amendments to the Traditional Main Street District (see January 28, 2015 Planning Commission Meeting minutes). Brighton Homes is still interested in developing a multi-family project on the site but is now requesting three (3) different amendments. Mr. Spendlove said they would like to amend the Traditional District of the Main Street Corridor to allow for a residential only development with a maximum building height of 28 feet and a diminished main floor height from 10 feet to 9 feet. He explained Brighton Homes would like to build a multi-family development with 2-story townhome units. He presented various pictures of what these 2-story units could look like. He said the development would front Main Street taking all commercial uses out of the project. All driveways, sidewalks, and garages would be interior to the development. In addition, Brighton Homes will include a park or other public space. He explained the 28-foot building height allows for 2-stories and will accommodate a typical roof pitch which will blend with surrounding homes. They would be amenable to a 25-foot maximum if measured to the mid-point of the roof, as is typical for most ordinances. He said the proposed 9-foot main floor height is typical for a residential home, 10 feet is too great and generally used for commercial buildings only. He said the second story will have a height of 8 feet. He said if the Commission prefers commercial remain part of this development then Brighton will need to increase the building height back to the previously requested 35-foot maximum. He said residential makes sense for this area and would continue what already exists. He also explained that residential will help spur additional commercial uses in the future along Main Street. Mr. Spendlove said they are looking at a density of 13-15 units per acre for this multi-family townhome development.

Cory Snyder, Community Development Director, reported the General Plan is the first document to be considered when looking at text amendments. The General Plan states the middle or center of Main Street should be the core of the commercial district but doesn’t state specifically how commercial should be managed. Brighton Homes request for a residential only development within the Traditional District could be interpreted two (2) ways. It could be interpreted that residential should be mixed with commercial as the ordinance currently states or it could be interpreted that residential could be used as a buffer to the more commercially intense Main Street core. He explained the mixed-use of commercial and residential together was created to help mesh all the Districts along Main Street. Currently, the ordinance only allows residential if commercial is the primary use, not vice versa. However, a residential only option could be included in addition to the commercial only or commercial/residential mixed-use options which already exist. The Commission needs to decide if they believe the Traditional District could be considered a buffer to the commercial Core District or if commercial needs to be preserved to maintain continuity. He reminded the Commission that any text amendment would be applicable throughout the entire Traditional District, which extends from the Core District to Porter Lane, and not just for this property. Mr. Snyder explained the General Plan encourages re-investment and synergy through the entire Main Street Corridor. The proposed stand-alone residential could be viewed as such as it will bring a demand for services, it could also be viewed as a hindrance. He said if the Commission is comfortable allowing a stand-alone residential development then staff is comfortable with the building height and main floor height requests.

Chair Hirschi opened the public hearing.

Dale McIntyre explained the property in question should not be considered a full block, but rather split into two blocks.

Jennifer Turnbloom said this development is right in the middle of a transitional area and residential would be a better option than commercial. She said she owns the next largest parcel in this area and would appreciate an option for residential only if she ever chose to redevelop. She said Centerville already has a large commercial area on 400 West. She believes homes will revitalize Main Street and that any commercial uses built will remain dark because the city’s commercial core is no longer located on Main Street.

Jeff Warren said there is no question this particular property is blight and in need of redevelopment. He said he likes the idea of residential only but wants to make sure the current residents in this area get some return as well. He would like to see a park or other green space required to be used by the general public.

Cami Layton expressed frustration over having to come back to the City time and time again to explain that the residents do not want commercial. She encouraged the Commission to review the history of this area and find that the residents have always wanted residential on Main Street. The citizens have stated for years that low density single-family residential is the preferred option.

Brad Nance, said he is in favor of residential. He said he understands the financial needs for redevelopment but if the General Plan does not paint a clear picture then perhaps residential is appropriate. He said he likes The Commons development (Pages Lane and Main Street) which is about 6-7 units an acre. He said the proposed development is located within a very nice neighborhood and that this property could support some nice quality homes. He suggested the 28-foot building height request be denied and a lower density required. He agreed Main Street is no longer the commercial hub of the city.

Nancy Smith said there is not enough information about the proposed development to decide if the proposed amendments are acceptable. She said without a specific plan it is too hard to say whether the development is appropriate for this area. She said history shows that this area was downsized to single-family residential in order to preserve the historic character of this area. She said the guiding principles and overall objectives of the Main Street Corridor plan are sensitive to the historic character of the city. She said she likes the idea of allowing a residential only development, but it is hard to know if this particular development will be appropriate without a specific plan. She expressed concern with changing one district as it may affect other districts stability. She said the Main Street Corridor plan was created in a way to prevent a high density residential development such as The Village in Bountiful. She is concerned that Brighton Homes, if allowed a residential only option, could build such a building. She said density should be limited. She likes the idea of residential only, but is concerned that apartments may be the end result. She also expressed concern with the shadow effect that these types of buildings can produce. She said more study needs to be done to limit impacts to ensure the small town atmosphere is maintained.

Rolf Sorenson said he moved to Centerville from California 15 years ago because of the small town feel. He expressed concern with regard to the mature trees on this property. He would like to see every effort to maintain as many trees as possible as Centerville is known as a Tree City. He is concerned with density and the traffic that this type of development can bring to an already congested area. He encouraged the applicant to look at possible undulations to help control and limit traffic congestion. He agreed this site is an eye sore and needs to be redeveloped. He cautioned the Commission to consider all negative impacts. He said there seems to be more questions than answers and perhaps this is a sign to slow down and reconsider.

Spencer Summerhays said he agrees a residential-only option would provide a good buffer from the Core District as well as to the single-family homes to the east and south. He asked what the setbacks would be for this development on the east property line. He too is concerned with traffic and congestion. He said perhaps more discussion is needed as this would be applied to the entire Traditional District.

Teri Nance said the 2012 General Plan calls this area the Old Town Site and discusses a desire for single-family homes in order to keep the impact on services to a minimum. She said high density does not bring long-term residents. She would like her children to have long-term neighbors which come from low-density residential uses. She agreed the citizens have been requesting residential for years. She would like to keep the Old Town concepts intact.

Sherri Lindstrom discussed the process that took place leading up to the creation of the Main Street Corridor Plan. She explained the five (5) districts were created mainly out of respect for the rights of the property owners. These rights should be allowed to continue. She said she has a deep respect for those that have invested in property and development in Centerville. These property owners should be allowed to reinvest in their properties at a value that will provide a necessary return. This is why the Main Street Corridor Plan has multiple layers or options built in. She said there is value in keeping commercial on Main Street. She said she uses existing services on Main Street and would like to see more commercial uses encouraged. She said commercial is not necessary along every inch of Main Street, but she would not want to see commercial restricted in favor of residential only. She agreed this area is historic but also explained the history of this area includes commercial uses. She encouraged the Commission to keep the commercial options intact. She also encouraged the Commission to research property taxes and how they might be affected.

Robin Mecham suggested the building height be limited to the top of the roof and not allowed at the mid-point. She agrees residential is a good option. She said the existing commercial buildings on Main Street struggle to stay open and are often vacant. She said if commercial is required then the City is asking Brighton Homes to build dead space. She agreed the commercial hub for Centerville is on 400 West; Main Street is no longer a commercially viable area. She said commercial uses do not need to be extended district wide. She said the Main Street Plan was originally discussed with light rail in mind which warranted commercial uses. She said light rail has been eliminated as an option for Main Street, therefore she questioned the true need for commercial. She suggested residential be allowed but be pulled back from Main Street with a greater setback. She agreed Brighton Homes proposal may be too dense for this area and suggested options be included to keep the historic feel.

Chair Hirschi closed the public hearing.

Mr. Spendlove said Brighton Homes is committed to working with residents as they plan this development and they will include some type of green space for public use. He is accepting of the 28-foot building height maximum stating this will create a quality 2-story unit with a nicer roof line. He said Brighton Homes has purchased a home on Pages Lane which will be demolished and a new single-family home built.
Mr. Snyder explained the density is contingent on many layers of the ordinance. Current ordinance permits three (3) units per buildings. The applicant must comply with several additional requirements in order to get the conditional use allowance of up to six (6) units per building. He said the rear setback for homes within the development is 15 feet in addition to a required 8-foot buffer along the east property line. The front yard setback is 5-10 feet. He explained the impact fees associated with such a development. He also said the Historic District will be considered for approval in the next few weeks but is a voluntary program. No home will be required to adhere to the historic guidelines. Mr. Snyder said zoning decisions must be made independent of any project. The Commission must decide if the proposed amendments are acceptable for the entire Traditional District and decide how these changes may affect overall future development. The Commission should not decide based on any one single development. He explained the current ordinance is not density based but rather based on mixed-use ratios with both commercial and residential components.

Lisa Romney, City Attorney, said the City does not provide a variance or exception without cause. This application is for a zoning text amendment which would be applied to the entire zone. If this applicant were to request these amendments for their property only it would be considered a “spot zone” and denied. Individual properties are not generally considered for these types of exceptions. Per law, any amendment to the zoning text or the zone map must be followed by all within that zone.

Chair Hirschi clarified that the proposed residential-only option is just another choice that would be allowed within the Traditional District. The commercial only or the mixed-use commercial/residential options will also remain in effect. He said if a developer were to request the commercial option he would like to keep the 10-foot main floor height requirement. He prefers to allow the 9-foot option for residential only. He said it’s true that Centerville’s Main Street does not feel like a typical main street. The question is, does Centerville want a Main Street or residential? He questioned if allowing residential only will take away from possible future income and if this could be detrimental to the health of the city. He said the cost of redevelopment is an important factor. He said additional information on the possible impacts of this decision may be beneficial.

Commissioner Johnson said he is comfortable with an all residential option but is not comfortable changing the core intent of the General Plan. He said he would be more comfortable if they looked at amending the General Plan first, then amending the zoning ordinance. He said commercial uses are a key component on Main Street and should not be eliminated lightly.

Commissioner Kjar said he does not believe commercial uses are currently realistic for the Traditional District. He is comfortable allowing a residential only option for this transitional area. He agreed that requiring commercial uses could be the building of empty boxes. He is also comfortable with a 28-foot building height.

Commissioner Merrill agreed. He too is accepting of the residential only option, the 28-foot building height, and the 9-foot main floor height.

Commissioner Ince said he too agrees with a residential only option. He said the mixed-use commercial/residential concept is more European, not Centerville.

Commissioner Ince made a motion for the Planning Commission to recommend approval of the following proposed text amendments for the Traditional Main Street Segment:

1.    Modify the text to allow a new maximum building height limit of 28 feet.
2.    Modify the text to allow stand-alone residential use.
3.    Modify the text to allow main level clear space height from 10 feet to 9 feet, only if a stand-alone residential development occurs.

Reasons for Action (findings):
a.    The Planning Commission finds that the General Plan language promotes a mixture of uses and desires variety to create the expected visual appeal of the street.
b.    The Planning Commission finds that there is General Plan policy language that desires the bulking and massing of buildings to facilitate desirable development.
c.    The Planning Commission finds that the height request better facilitates a two-story building development pattern.
d.    The Planning Commission further finds that since the City Center District is the focal or heart of the commercial corridor thus, a transition of multi-family style residential would create a
buffer between commercial development further north (core area) and the residential corridor to the south.
e.    The Planning Commission perceives that the changes “synergize the core” commercial by creating sufficient demand for services.
f.    The Planning Commission believes that keeping the clear space expectation would be at odds with the building form of residential-style development, if residential only developments
were allowed.

The motion was seconded by Commissioner Kjar.

Chair Hirschi made a motion to amend to include in condition #3 language clarifying the 9-foot main level clear space allowance may only be applied for residential uses, it must remain at ten (10) feet for commercial uses. The motion to amend was seconded by Commissioner Kjar and passed by unanimous vote (7-0).

Chair Hirschi called for a vote on the motion as amended. The motion passed with a roll-call vote (4-3). Chair Hirschi, Commissioner Hirst and Commissioner Johnson opposed.

THE PASTURE BUSINESS PARK | 1275 NORTH 1300 WEST - Consider a proposed final site plan amending the site plan approval for “The Pasture Business/Industrial Park;” which consists of changes to the phasing layout and driveway location on property located at approximately 1275 North 1300 West, in the SCP Zone.  Troy Salmon, Salmon HVAC, Applicant.

Brandon Toponce, Assistant Planner, reported the Planning Commission previously accepted an amended conceptual site plan for this development. The applicant has chosen to alter the overall plan by combining the buildings into one. The plan also shows a small outbuilding being constructed on the far south end of the property adjacent to Barnard Creek and one on the east property line behind the second building. Mr. Toponce reviewed the previous conditions of approval. The applicant has met a majority of the conditions. The applicant will be required to complete all conditions prior to building permit approval. Mr. Toponce reviewed the applicant’s building plans, elevation drawings, and materials. All plans, including landscape and lighting, follow an architectural theme. The industrial warehouse will be used for storage and warehousing and the barn will be used for agriculture and possible parties/gatherings. The applicant has submitted the appropriate landscape plan and has received approval from the County regarding drainage into Barnard Creek. The applicant will still be required to submit for each phase, a lighting plan, a utility/mechanical equipment screening plan, and an irrigation plan.

Craig Salmon, applicant, explained the proposed barn will be unique and will be highly visible from Legacy Parkway. He explained their plans to utilize the barn including possible animals and or receptions/large gatherings/parties.

Commissioner Hirst made a motion for the Planning Commission to approve the amended final site plan for The Pasture Business/Industrial Park Development located at approximately 1275 North 1300 West, with the following conditions:

Conditions:
1.    The applicant shall post a bond in relation to any public improvements and landscaping as deemed by the City Engineer.  This shall be posted prior to the applicant receiving a building
permit.
2.    A new utility and drainage plan shall be provided to City staff for review prior to the issuance of a building permit.
3.    All onsite drainage shall be treated prior to entering Barnard Creek.
4.    A building permit shall be submitted, reviewed and approved prior to any construction taking place on site.
5.    With the building permit application, the applicant shall submit the following information as required by the Planning Commission approval on April 25, 2012:
a.    A lighting plan shall be submitted with each phase addressing the required intensity and self-regulating controls to minimize the use or amounts of all proposed lighting fixtures and
shall address the expected illumination levels within, at and beyond the property lines, and deemed acceptable by the Zoning Administrator.
b.    The screening of utility and mechanical equipment for each phase shall be submitted and deemed acceptable by the Zoning Administrator.
c.    An irrigation plan for each phase shall be submitted depicting how the different types of plantings will be irrigated and maintained and deemed acceptable by the Zoning
Administrator.
6.    All previous conditions of approval that pertain to the overall development as per the April 25, 2012 Planning Commission minutes and have not been amended by this report, shall be adhered to by the applicant.

Reasons for Action (findings):
a.    The amended final site plan has been submitted and follows the criteria found in Section 12-21-110(e) of the Zoning Ordinance.
b.    The applicant has clearly shown how the property may be developed [Section 12-21-110(d)(2)].
c.    The applicant has met all the previous conditions of approval from the February 11, 2015 conceptual amended site plan review.
d.    With the above conditions addressed, the proposal will meet the requirements found in the Zoning Ordinance, in regard to development and design standards of the Shorelands
Commerce Park (SCP) Zone [Chapters 12-47 & 12-68].

The motion was seconded by Commissioner Randall and passed by unanimous roll-call vote (7-0).

PARK HILLS PHASE 3 SUBDIVISION | 2130 NORTH ROCK MANOR DRIVE - Consider a proposed final subdivision plan for Park Hills Phase 3 Subdivision; which consists of 2 building lots, to be located at approximately 2130 North Rock Manor Drive.  Daren & Kara Burnett, Rock Manor Trust, Applicants.

Brandon Toponce, Assistant Planner, reported the Planning Commission previously approved a preliminary subdivision for the Park Hills Phase 3 Subdivision. The project consists of two developable lots and one large remnant parcel that will not be divided at this time. The applicants will be required to dedicate Rock Manor Drive which is currently found within an easement. Mr. Toponce reviewed the previous conditions of approval. The applicant has met a majority of the conditions. The applicant will be required to complete all conditions prior to building permit approval. The applicant will be required to post all necessary bonds including a bond for the sidewalk to be constructed on Lot 1. In addition, a title report must be submitted, approved, and recorded with the County.

Commissioner Kjar made a motion for the Planning Commission to accept the final subdivision plan and recommends approval to the City Council for the proposed Park Hills Phase 3 Subdivision, located at 2130 North Rock Manor Drive, subject to the following:

Conditions:
1.    Park Hills Phase 3 shall consist of Lots 1 and 2 as depicted on the final plat and shall not allow any development to occur on the remnant parcel at this time.  The remnant parcel shall be
subject to all current applicable subdivision approvals when the future development shall occur.
2.    A bond shall be posted for all public infrastructure and utility work to be conducted and the applicants shall be required to enter into an improvement agreement for all public
infrastructure.
3.    Storm drain impact fees and other impact or development fees have not been paid for Parcel A.  Such impact fees and development fees for Parcel A shall be paid at the time such parcel
is subdivided or built upon and shall be paid in accordance with the fee schedule in place at the time such fees are due.
4.    A current title report shall be submitted to City staff for review.
5.    The submitted final plat shall be approved by the City Council.
6.    A final subdivision paper plat shall be submitted prior to the mylar and reviewed by the City Engineer and City Attorney, and shall receive the proper signatures before recordation.
7.    The final plat shall be recorded at the Davis County Recorder’s Office.
8.    No construction on Lots 1 and 2 shall take place before recordation of the plat.
9.    The applicant shall submit a building permit for Lots 1 and 2 prior to construction taking place.

Reasons for the Action (Findings):
1.    The remnant parcel may not be developed without the proper City approvals [Section 15-2-101]
2.    Security of public improvements is required for all subdivisions [Section 15-4-109].
3.    The new subdivision meets the objectives for development within a Residential-Low Zone [Section 12-30-020(b)(1)].
4.    It appears all applicable development standards for development within an R-L Zone have been satisfied [Table 12-32-1].
5.    It appears all general requirements for all subdivisions have been satisfied [Chapter 15-5].
6.    All applicable standards found in the Subdivision Ordinance pertaining to a final subdivision application have been satisfied [Chapter 15-4].

The motion as seconded by Chair Hirschi and passed by unanimous roll-call vote (7-0).

COMMUNITY DEVELOPMENT DIRECTOR’S REPORT

1.    Work Session with City Council, March 17, 2015 at 5:00 PM to discuss planning priorities.
2.    The next Planning Commission meeting will be Wednesday, March 25, 2015.
3.    Upcoming Agenda Items
•    Accessory Dwelling Units

The meeting was adjourned at 9:43 p.m.

_____________________________            ___03-25-2015_______
David Hirschi, Chair                                        Date Approved

__________________________________
Kathleen Streadbeck, Recording Secretary

March 11, 2015 Work Session

WORK SESSION
Wednesday, March 11, 2015
6:00 p.m.          

A quorum being present at Centerville City Hall, 250 North Main Street, Centerville, Utah.  The work session of the Centerville City Planning Commission was called to order at 6:00 p.m.

MEMBERS PRESENT
David Hirschi, Chair
Gina Hirst
William Ince
Logan Johnson
Scott Kjar
Kevin Merrill
Debra Randall

STAFF PRESENT
Corvin Snyder, Community Development Director
Brandon Toponce, Assistant Planner
Lisa Romney, City Attorney
Kathy Streadbeck, Recording Secretary

WORK SESSION - COMPLETE STREETS AND PLANNING PRIORITIES FOR 2015

Cory Snyder, Community Development Director, reviewed the Commission’s list of work goals/priorities as set in March 2013. The Commission discussed and reviewed each item. Mr. Snyder explained which goals have been accomplished or are currently underway. The Commission also discussed goals they feel should now be included.

The Commission agreed an updated plan for the West Side including development and transportation should be top priority. Although this issue has seen some recent debate and denial the Commission believes a plan is still necessary. The Commission agreed that no plan would be most detrimental. The Commission also agreed there may be several options available that have not yet been explored and encouraged the City to move in a direction of discussion and brain storming and ultimately a plan for future development. There needs to be some direction set if this area of the city is to progress; guided development is needed to support what has already been established. Commission members discussed various options for the west side including increased commercial such as indoor bike park, climbing gym, or car dealerships. With two (2) freeway accesses in this area it is important to appropriately plan for this valuable location and important part of the city.

Mr. Snyder discussed infill development. He explained the Old Town Historic District will be proposed as an overlay zone within the next few weeks. This is a voluntary program for properties located from Parrish Lane to Porter Lane and Main Street to 400 East. Other infill issues include accessory dwelling units, small lot floating zones, group dwellings, alternate housing types, and inclusionary zoning. An accessory dwelling unit ordinance is currently underway and should be completed this year. The Commission agreed all infill issues should remain a priority.

Mr. Snyder explained the Main Street Public Space Strategic Plan has yet to be accomplished. In addition, electronic signs was never adequately discussed but may still be considered an important topic. The Commission discussed additional priorities including City Trails and Pathways, Subdivision Ordinance update, and Pages Lane redevelopment. A majority of the Commission agreed redevelopment, under current zoning standards, should be encouraged for Pages Lane. The Commission would like to see these vacant buildings re-utilized.

Mr. Snyder reviewed and explained the Complete Streets concept. Centerville participated in a pilot program with regard to Complete Streets. This is another priority the Commission may choose to include.

The meeting was adjourned at 6:50 p.m.

______________________________            ___03-11-2015______
David Hirschi, Chair                                          Date Approved

__________________________________
Kathleen Streadbeck, Recording Secretary