PLANNING COMMISSION MINUTES OF MEETING
Wednesday, January 22, 2003, 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. by Chairman Brian Hulse.

MEMBERS PRESENT

Ken Averett
Lee Duncan
Ann Hewlett
Brian Hulse, Chairman
Lewis Nielsen
Scott Vaterlaus

MEMBERS ABSENT

Diana Moesinger

STAFF PRESENT

Aric Jensen, Community Development Director
Kathleen Streadbeck, Recording Secretary

VISITORS

Susan Brown, Brady Brown, Paul G. Williams, Phil Sessions, D.L. Wight, Val Wood, Ron Dean, John Gaily, Brian Gold (City Councilman), Becky Clay, J.P. Damron, Greg Ellett, Cindy Ellett, Bruce Riddle, Paul Jeppson, Dave Monson, Darrick Trump, Huck Turner, Jake Hunt, Chris Salmon, Bill Wingo, Bret Millburn, Bill Smith, Bill Abbott, Derren Klein, Troop 89, Melva Williams, Kevin Rawlings, Lance Tempest, Jeff Argule, Colby Horn, Davis Hammond, Bill Wright, Dena Lund, Randy Thayme, MaRee A. Wight, Kim Forsgren, Phillip Hudman, Cindy Averett, Pete Peterson, Mark Millburn, Scott Grieve, Bob Easton

INVOCATION Ken Averett

COMMISSION BUSINESS

Chairman Hulse made a motion to approve the Planning Commission meeting minutes of December 11, 2002 as amended. Scott Vaterlaus seconded the motion, which passed by unanimous vote (4-0). Lee Duncan and Ken Averett abstained from voting as they were not present at that meeting. (Note: As the December 11, 2002 minutes were not shown on the agenda for approval, they will be brought back to the next Planning Commission meeting for approval.)

Minutes from the Planning Commission meeting held January 8, 2003 were reviewed and amended. Lee Duncan made a motion to approve the minutes as amended. The motion was seconded by Scott Vaterlaus and passed by unanimous vote (4-0). Ken Averett and Ann Hewlett abstained from voting as they were not present at that meeting.

PUBLIC HEARING - AMENDED SITE PLAN - Derren Klein Tile & Granite are proposing to expand their site to include additional buildings located at 177 North 1250 West in the B-P Zone. Derren Klein, Property owner and Applicant.

Aric Jensen, Community Development Director, said the applicant is proposing to build additional structures on the site. He showed proposed elevations for the additional structures including a tile band on three sides of the main building. He said the applicant is proposing two signs, one facing west toward the proposed Legacy Parkway and one on the east or on the front of building. All signage requirements have been met. He said this amended site plan does meet all requirements and the applicant has submitted all pertinent information. However; Mr. Jensen explained the final site plan has not yet been received due to computer problems, but is forthcoming. He said the Planning Commission may wish to make this a condition of approval. He also said the main entrance and the addressing for the proposed office building adjacent to 1250 West cannot face 1250 West in order to comply with the 20-foot side yard setback. Mr. Jensen said this should also be included in the motion.

Derren Klein, applicant, said there were only small items missing from the final site plan. He said the approach was changed numerous times to align the roads according to the recommendations by the City Engineer. He explained the new building will face southward in order to align these roads. He said he feels this does allow for better traffic use.

Chairman Hulse opened the public hearing. Seeing there was no comment he closed the public hearing.

Chairman Hulse made a motion to approve the amended site plan for Derren Klein Tile & Granite with the following conditions:

1. The building entrances and addressing cannot face 1250 West.

2. The building to be constructed will be a three-story building with materials, footprint, and plans that match the building adjacent to the north.

3. The final site plan with all of the changes required by staff be presented and approved by staff.

Scott Vaterlaus seconded the motion, which passed by unanimous vote (6-0).

PUBLIC HEARING _ GENERAL PLAN AMENDMENT - Consider changes to Section 12-480-5, Neighborhood 4, Northwest Centerville of the City’s General Plan.

Aric Jensen, Community Development Director reviewed some data, recommendations and scenarios for the Northwest quadrant which was put together by Paul Allred, the former Community Development Director. Mr. Jensen said he found the data to be sound and has been using it in his own studies. He said he does not agree with all of Mr. Allred’s recommendations but included in the review for the Planning Commission and the public those things he felt were pertinent. Mr. Jensen distributed Mr. Allred’s report, in its entirety, to all the Commission members for their complete review. Mr. Jensen explained the reason for a General Plan amendment is due largely to three recent multi-family proposals in the Northwest quadrant. He said, collectively, the three proposals could theoretically generate upwards of 180 units but more likely between 120 and 140 units.

Joel Anderson said he is proposing a continuation of the Chase Lane Village, which would become Phase 3. He said the proposal is for eight (8) twin homes or sixteen (16) total units. He said they have met with the homeowners association of Chase Lane Village who are in favor of the extension. He said that single-family lots are not always the best as far as density, traffic, and schools. He said this is more of a retirement development and feels it is a better use for this piece of property.

Bob Eaton, representative for Mr. Hassenflu, said they are proposing to build approximately 90 units on 5.2 acres at the corner of Chase Lane and the Frontage Road. He said they have been working with the neighbors to address any concerns and plan to continue to meet with neighbors throughout the process. He explained this housing development will be restricted to 55 years and older. He said this is a tax credit project and the age restriction is required by law. He said due to the age requirement there should be little impact to the surrounding neighborhoods. He said the buildings will be two story rental units. Another of Mr. Hassenflu’s representatives said the tax credit would be in place for 99 years under Federal statutes.

Chairman Hulse explained the Planning Commission is looking at the language in the General Plan for the entire Northwest quadrant and not just for these three parcels. He said there are other property, planning, agricultural, and commercial issues that need to be considered in connection with this General Plan amendment. Mr. Hulse said he has numerous comments and concerns regarding the General Plan language for the Northwest quadrant. He feels there are numerous discrepancies and inconsistencies that need to be addressed. He said he would submit his concerns in writing to staff for their review. Scott Vaterlaus agreed.

Chairman Hulse opened the public hearing.

Susan Brown, 331 West 950 North, agreed the General Plan language for the entire Northwest quadrant needs to be discussed. She read from the General Plan stating that this area should remain low-density single-family residential. She said the recently elected officials all had a platform of no more high-density housing and that is why they were voted into office. She feels this should be taken to heart that the citizens of Centerville do not want anymore high-density housing. She said this increased density would also increase traffic, crime, school population, water use, and wear and tear on roadways. She said all of these increases in turn would raise taxes. She said she knows growth and development are inevitable but asked for quality development that would increase the quality of life and enhance property values. She said apartments are typically transient in nature and she does not want them in her neighborhood. She feels these high-density proposals are too much for the Northwest quadrant and would significantly impact her quality of life.

Brady Brown, 331 West 950 North, agreed with Ms. Brown’s comments. He said he likes the small town atmosphere and feels this feeling is being threatened by high-density housing. He said the desire for single-family low-density is clearly what the public wants. He said he is extremely concerned with the potential traffic impact on the area and encouraged the Planning Commission to not allow for anymore high-density development.

J.P. Damron, 594 West 925 North, said any changes made to the Northwest quadrant should also be reflected in the Northeast quadrant to maintain consistency and equality. He said he is not opposed to medium or high-density but feels, logistically, the Northwest quadrant is not the best place for this type of development. He says there is already a great deal of traffic issues that need to be dealt with before compounding the problem.

Becky Clay, 962 North 500 West, said she does not want three story buildings on Chase Lane next to two story homes. Bob Eaton said this was a concern of many of the neighbors and they have revised the building to be only two stories.

Brian Gold, 636 East 650 North, said he is the president of Pineae Green Houses and said they have no intention of developing their land in the near future. He said the R-3 Zone was recently changed from 18 units per acre to 12 units per acre, unless certain circumstances apply. He said there is not a single 18-unit per acre development in the city. He feels some of these proposed developments appear to be planning on 18 units an acre, which in turn frustrates neighbors, when in actuality 18 units is not realistically possible or permitted. He said the Planning Commission has the ability to determine whether apartments are rental or owner-occupied. He said, in his experience, people are generally afraid of rental units due to the transient nature, but not afraid of owner-occupied units. He said he feels the Planning Commission has an excellent opportunity to correct a lot of deficiencies in the General Plan. He said he feels the Pineae property needs to be master planned to help direct surrounding development. He feels some blended or mixed-use might be appropriate for the Pineae property. He said he feels the main issues are quality, control and consistency. He feels the entire Northwest quadrant should be dealt with as a whole so spot zoning or planning does not take place. He said he is not a proponent of high-density housing but is a proponent of owner-occupied units.

John Gaily, 498 West 1050 North, feels the main issues are traffic, water, school, and roadways. He said he is not opposed to the proposed project on Chase Lane, but is opposed to increased traffic.

Ron Dean, 360 West 1950 North, said he does not feel the General Plan needs to be changed. He said it has always been single family and should remain that way. He does not think high-density multiple units are unacceptable.

Val Wood, owner of property on the northwest corner of Lund Lane east of I-15, asked the Planning Commission to consider changing the zoning of his 5 acres from A-1 to a zone that would make his property value increase.

D.L. Wight, 334 West 850 North, said there is no way of knowing whether a person living in a unit is the actual owner. He feels any apartments will decrease the value of the neighborhood. He also said it is foolish to assume residents 55 years and older are not going to be driving and that they won’t have family visiting. He feels this proposed development will significantly impact traffic.

Phil Sessions, 70 East 200 South, said a few years ago property in this particular quadrant was down zoned from R-3 to R-1-85. He said this was done for a reason and can’t see why it needs to be increased. He said the city needs consistency, not higher density. He feels a freeway entrance on Lund Lane at the border of Centerville and Farmington would be the only solution to the traffic problem.

Chairman Hulse recommended continuing this public hearing until the next regularly scheduled Planning Commission meeting on Wednesday, February 12, 2003. He also requested staff review all comments and suggestions and come back with recommendations at that time. Mr. Hulse informed the public that the Planning Commission is only considering changes to the General Plan and there are no guarantees it will be changed to accommodate high density.

Scott Vaterlaus made a motion to continue this public hearing concerning the proposed General Plan amendments to the Northwest quadrant until Wednesday, February 12, 2003. Lewis Nielsen seconded the motion, which passed by unanimous vote (6-0).

PUBLIC HEARING - CONDITIONAL USE PERMIT & CONCEPTUAL SITE PLAN - A Booster Station is being proposed at approximately 2100 North 100 East in the OS Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed site, building elevations, and materials for a Booster Station in the proposed Park Hills Park. He explained this station would boost water from a lower zone to the upper zone in order to take care of a booster station that was built 20 years ago. He said this booster station will include fluoridation. He explained this building will be sound proofed, the entrances will be opposite the neighbors, and the pumps will be run in the middle of the night so that noise will not be a nuisance. He said the location of the building is on the south perimeter of the park and will not affect the future development of the park. He also said staff recommends that no landscaping be completed until the park is developed.

Chairman Hulse opened the public hearing.

Greg Ellett, 2148 Park Hills Drive, said he is directly south of the proposed booster station and asked why it was proposed on the south end of the park. He asked if the booster station could be moved to the north end of the park. Mr. Randall said moving the building to the north may be feasible at a minimal cost, but would probably require the parking lot to be shifted into its place on the south. He said, personally, he feels the booster station is a better buffer from the park than a parking lot. He feels lights and noise would be more of a nuisance. Mr. Ellett said he would rather have the parking lot next to his home than the booster station.

Bruce Riddle, 2140 North Rock Manor, he said he is southwest of the proposed building. He said he is concerned with the size and prices of the homes in the surrounding area and feels this proposed station may diminish the value of the homes. He, too, feels the booster station should be moved as far north, away from the homes, as possible.

Mr. Randall said there is a master planned equestrian trail with a parking lot at the north end of the park on the border of Centerville and Farmington. He said it may not be possible to move the booster station all the way to the north as it may conflict with this proposed trail, but that staff is willing to explore all options.

Paul Jeppson, 2136 Rock Manor, agreed the north end of the park would be a better site for the booster station. He feels moving the booster station to the north would minimize ground vibration for homes in close proximity. He said he is familiar with the horse trail and doesn’t think a booster station would interfere. He feels it is more important to protect residents investments.

Dave Monson, 2132 Park Hills Drive, said he, too, feels the booster station should be moved north. He said the homes were here first, the parks has been conceptually planned and is more acceptable to the residents than a booster station.

Chairman Hulse closed the public hearing.

Mr. Randall said a geological study will need to be done on the north end of the site to verify feasibility as there are numerous faults. He again stated staff is willing to explore any option that would better accommodate the residents.

Ken Averett made a motion to approve the conditional use permit and the conceptual site plan for the Park Hills Booster Station located at approximately 2100 North 100 East with the following findings;

and with the following conditions:

Ann Hewlett seconded the motion, which passed by unanimous vote (6-0).

PUBLIC HEARING - CONDITIONAL USE PERMIT & CONCEPTUAL SITE PLAN - New City well is being proposed at approximately 1475 North 50 East in the A-1 Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed site and building elevations for a new pump house to be built on the parking lot of the Ricks Creek Chapel. He explained the pump house would match the architecture of the existing church building on the site. He said the City recently purchased the property from the Church and has acquired all necessary easements. The City has submitted their plans to the Church and are still awaiting approval. He explained that any approval granted by the Planning Commission will be contingent on approval from the Church.

Chairman Hulse opened the public hearing. Seeing there was no comment, he closed the public hearing.

Ann Hewlett made a motion to approve the conditional use permit and conceptual site plan for the City well at approximately 1475 North 50 East with the following findings:

Lee Duncan seconded the motion, which passed by unanimous vote (6-0).

PUBLIC HEARING - AMENDED SITE PLAN - Changes are being proposed to the Church well site located at 200 South 200 East in the R-1-10 Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed changes to the site and the proposed building elevations for the new pump house. He explained the old pump is rusted out and that the well is currently being re-drilled. He said the new pump house will have a publicly accessible tap for non-fluoridated water on the west side as well as chlorination capabilities. He said the architecture for this pump house will match that of the existing church on the site.

Chairman Hulse opened the public hearing.

Phil Sessions, 70 East 200 South, said he is concerned with the amount of traffic a non-fluoridated tap might generate on 200 South. He said the traffic count on 200 South is already too high and needs to be dealt with. He explained Domino’s Pizza has an illegal curb cut on 200 South. He said the ordinance states a curb cut should be 100 feet from a cross street and Dominos’s curb cut is only 50 feet away. He said the City Council will not address this issue and that only the Planning Commission can enforce compliance. He feels if Domino’s access onto 200 South is stopped then any traffic generated by the non-fluoridated tap on 200 South would be acceptable. Chairman Hulse said he would research Mr. Session’s concern.

Bret Millburn, 283 East 300 South, asked for a quick synopsis of the current construction on this site. Mr. Randall addressed all Mr. Millburn’s questions.

Chairman Hulse closed the public hearing.

Ken Averett asked Mr. Randall if staff had an idea of how much traffic this well might actually generate. Mr. Randall said staff does not anticipate a lot of traffic. Currently, the City has a tap at an existing well site and there has been very little traffic. Eventually there will be another pump house with a non-fluoridated water tap on the north end of the city.

Lewis Nielsen made a motion to approve the amended site plan for the Church well located at approximately 200 South and 200 East with the following findings:

Ken Averett seconded the motion, which passed by unanimous vote (6-0).

PUBLIC HEARING - AMENDED SITE PLAN - City is proposing to add a storage shed at the Public Works Building site located at 655 North 1250 West in the B-P Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed site and building elevations for a new Public Works storage shed. He said Public Works has a lot of equipment outside which will be stored in the new shed. He explained this site is out of compliance and the construction of a new storage shed will remedy this. He said the proposed building will be identical to the existing Parks building in both architecture and materials.

Chairman Hulse opened the public hearing. Seeing there was no comment, he closed the public hearing.

Scott Vaterlaus made a motion to approve the Public Works storage building as approved on August 22, 2001 with the following conditions:

Chairman Hulse seconded the motion, which passed by unanimous vote (6-0).

SUBDIVISION - FINAL - Ford Canyon Estates Phase 3, 8 lots, located at approximately 1500 North 100 East in the R-1-10 Zone. Ford Properties, Property Owner, and Applicant.

Aric Jensen, Community Development Director, said he spoke with Shandell Smoot informing him that not all of the information needed had been received by staff and that this item would be pulled from the agenda. Mr. Smoot agreed.

Chairman Hulse made a motion to continue this item until the next regularly scheduled Planning Commission meeting. Lee Duncan seconded the motion, which passed by unanimous vote (6-0).

AMENDED PLAT - Brigman-Dunn Subdivision located at approximately 1900 North Main in the R-1-10 Zone.

Aric Jensen, Community Development Director, reviewed and explained the following process for the amended Brigman-Dunn Subdivision:

Chairman Hulse made a motion to recommend to the City Council that they approve the Brigman-Dunn Subdivision amended plat conditioned on the completion of items 1-6 listed above. Lewis Nielsen seconded the motion, which passed by unanimous vote (6-0).

DISCUSSION - DAVE TOLMAN PROJECT - Discuss the cul-de-sacs in the proposed Dave Tolman Subdivision located at 262 West Porter Lane in the PLSD Zone.

Aric Jensen, Community Development Director, said Fred Campbell, City Engineer and Randy Randall, Public Works Director have requested the Planning Commission’s comments on cul-de-sacs versus the currently proposed hammerheads in the Tolman project. He said Mr. Campbell and Mr. Randall do not feel a mixed public/private development is the best idea. They feel cul-de-sacs may be a better option. Mr. Jensen also said Mr. Tolman would prefer the City take responsibility for the hammerheads. Mr. Jensen explained the only way the City will take responsibility is if they are re-designed as cul-de-sacs.

Chairman Hulse said he is not in favor of cul-de-sacs as they would require flag lots to maintain the number of units proposed. He feels flag lots would detract from the street scape pedestrian friendly atmosphere. He feels that conceptually and as suggested in the master plan for this area that cul-de-sacs are not appropriate. The Planning Commission generally agreed that cul-de-sacs should not be allowed.

ELECTION OF ALTERNATE CHAIRPERSON

Lee Duncan made a motion to elect Scott Vaterlaus as the alternate chairperson. Ann Hewlett seconded the motion, which passed by unanimous vote (5-0). Mr. Vaterlaus accepted.

DIRECTORS REPORT

The meeting was adjourned at 9:55 p.m.

Brian Hulse, Chairman
Kathleen Streadbeck, Recording Secretary