PLANNING COMMISSION MINUTES OF MEETING
Wednesday, January 28, 2009
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
Tamilyn Fillmore
Jason Nichols
Jim Palmer, Chair
Jim Pedersen
Dianna Rasmussen
John Walton

MEMBERS ABSENT
Steve Markham

STAFF PRESENT
Cory Snyder, Community Development Director
Kathy Streadbeck, Recording Secretary 

VISITORS
Rod Rasmussen

OPENING COMMENT/LEGISLATIVE PRAYER Commissioner Walton

MINUTES REVIEW AND APPROVAL

The minutes of the Planning Commission meeting held January 14, 2008 were reviewed. Chair Palmer made a motion to approve the minutes as written. The motion was seconded by Commissioner Nichols and passed by unanimous vote (6-0).

DISCUSSION AND CONTINUATION OF PUBLIC HEARING – ZONING CODE TEXT AMENDMENT – SECTION 12-47, SHORELANDS COMMERCE PARK AND MIXED-NODE DISTRICT ZONES AND SECTION 12-68, SHORELANDS COMMERCE PARK DISTRICT DESIGN STANDARDS - Consideration of a new special purpose zoning district proposed as Section 12-47, Shorelands Commerce Park and Mixed-Node District Zones, and its associated development guidelines proposed as Section 12-68, Shorelands Commerce Park District Design Standards in the West Centerville Neighborhood. Centerville City, Applicant.

Cory Snyder, Community Development Director, provided a quick review of the Shoreland Commerce Park (SCP) and Mixed-Node District Zones. He reviewed the concepts behind these plans and provided a short history of the process and work that has been done up to the present. He explained how Legacy Parkway has played a role in providing access to several buildable acres on Centerville’s west side. He also explained the plans for installing the needed infrastructure. It is the City’s goal to have a master plan in place before development applications are submitted. This will help direct development into a cohesive pattern. The City would like to see this area become a job center, creating opportunities for Centerville residents. Mr. Snyder explained that many of the proposed development standards came out of a study done by five (5) of the cities along Legacy Parkway. The Planning Commission is being asked to review these development standards and provide feedback.

Mr. Snyder distributed an email submitted by Marian Crosby, Sr. Asset Manager for IFA, regarding the SCP guidelines and development standards. Chair Palmer made a motion to accept Ms. Crosby’s email into the public record. The motion was seconded by Commissioner Pedersen and passed by unanimous vote (6-0). 

Mr. Snyder explained that Ms. Crosby and the property owner she represents were both part of the Planning Committee and process that brought about the proposed SCP. The property owner has no desire to develop the property (part of the Mixed-Node District) and is currently offering it for sale. Due to market conditions selling the property have proven to be difficult. Mr. Snyder believes the issues raised in the email are to assist with making the property more marketable.

Mr. Snyder reviewed many of the issues raised in the email. He said the highest density allowed per the current General Plan (GP) is 12 units an acre. This could potentially be raised to 15 units an acre in the Mixed-Node District under specific circumstances. The proposed densities mentioned in the email would require a GP amendment (as well as other amendments) and are, in Mr. Snyder’s opinion, too aggressive. The current height limitation in the Industrial Zone (proposed SCP area) is 35 feet. Commercial zones allow a height limitation of 45 feet. Allowing a five story (or greater) building (as mentioned in the email) would, again, require ordinance amendments. The idea for this area was to create a better looking business park with lower levels that would blend in with the Shorelands horizon and Legacy Parkway. Allowing greater building heights seem to contradict this concept and could possibly compromise the Byway status of the road.

Mr. Snyder said large parking lots are not anticipated in the SCP. Rather, modular parking was designed in order to promote a more natural landscape. He said the proposed SCP is a comparatively small, narrow strip of land and a business depot in Ogden (as mentioned in the email) is not a job creation center that will work in Centerville. Mr. Snyder said fence height and security were also mentioned in the email and may be debatable. The idea of was to keep fence height at a minimum.

Commissioner Nichols said the City could approve the proposed SCP Zone now and then make amendments in the future, if necessary.

The Commission reviewed the proposed SCP Zoning Code starting with Section 12-68-050(d) (where they left off at a previous meeting). The following is a summary of their discussion.

Commissioner Nichols questioned the amount of pedestrian traffic within the SCP. Mr. Snyder said the SCP will include a trailhead with public access and several trails. There is also a potential for an educational center in conjunction with the Nature Preserve. The SCP Zone abandoned the typical sidewalk system, but incorporates several connecting pathways.

The Commission discussed utilities and agreed that all utility lines should be buried. Mr. Snyder said he would review the language regarding buried utility lines.

Commissioner Fillmore said the off-street parking requirements mention the depth of parking stall, but not length. She asked if this should be called out as well. Mr. Snyder said he would review the off-street parking requirements and bring back a recommendation for length. 

The Commission discussed both fence and berm height. They debated setting a maximum berm height and/or a maximum combined height (i.e., berm and fence). Chair Palmer said berms are quite expensive and most developers will not exceed two (2) feet unless they need to control run-off. Commissioner Nichols said there are already enough controls within the ordinance that he does not believe that a maximum height needs to be set. The Planning Commission can review each site plan and make judgments accordingly. The Commission generally agreed.

The Commission discussed lighting. Mr. Snyder said the current height limit for light poles is 25 feet with down splay lights. Commissioner Fillmore questioned if allowing only down splay lights limits architectural lighting options, i.e., lamp posts. She said other architectural lighting options could enhance the residential area. She questioned if they could include a section that would allow a trade of lower pole height for more architectural lighting options in the potential residential area (Mixed-Node District). The Commission agreed.

Mr. Snyder said the Legacy Byway Planning Committee recommended that signage not be allowed within 250 feet of the Legacy Parkway. Given the narrow corridor of land proposed for the SCP, and it was changed by staff to 150 feet for Centerville. If the 250-foot requirement was left in place, there is a potential that a sign would end up behind the frontage façade of a building. It is staff’s opinion that this is not reasonable for business owners. Mr. Snyder said sign provisions proposed are strict and there are limitations on size and height, this will make the 150-foot allowance less significant. The Commission generally agreed the 150-foot allowance was reasonable.

Mr. Snyder explained articulation and non-dominant garage designs with regard to Residential Building Architecture [Section 12-68-050(i)]. He also explained that the residential component of the Mixed-Node District may not become a reality. The Commission discussed materials and which materials would be most appropriate for this area. The Commission agreed that glass, which is currently listed as a prohibited material, may be acceptable in this area. Mr. Snyder said he would make this change.

Mr. Snyder explained the biggest component change of the Residential Mixed-Node District is the front yards [Section 12-68-050(j)]. He said the front yard will be used as the active open space/play area. The Commission generally agreed with this concept.

Mr. Snyder explained that Section 12-68-060, Design Guidelines, contain the “shoulds” statements. This means the proposed site plans “should” try to implement these elements when feasible.

Commissioner Nichols suggested clarifying the language in Section 12-68-060(a)(1). He said this “should” could potentially be abused. He suggested calling out the specific area that a smaller setback could be utilized. Mr. Snyder agreed.

Mr. Snyder explained that the proposed SCP Zone ordinance calls out specific Open Space and Critical Lands [Section 12-68-060(b)] in order for the City to maintain access to drainage channels. He also explained that the City Engineer is working on different road designs that will direct water flow while maintaining the desired look of the SCP.

Mr. Snyder said he will edit the proposed SCP Zoning documents as discussed and bring a redlined version back at a later date for further review by the Planning Commission.

Commissioner Nichols made a motion to table this item and continue the public hearing until later date. The motion was seconded by Commissioner Walton and passed by unanimous vote (6-0).

COMMUNITY DEVELOPMENT DIRECTOR’S REPORT

a. Next regularly scheduled Planning Commission meeting will be held on February 11, 2009 at 7:00 p.m.
b. Upcoming Projects
 * Small Lot Waiver
 * Specialty Retail
 * South Davis Cultural Arts Center 

The meeting was adjourned at 9:00 p.m.

_____________________________________  ______2-11-09___________
 Jim Palmer, Chair                                                                     Date Approved

_____________________________________
Kathleen Streadbeck, Recording Secretary