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Planning
2002 Minutes & Agendas: Minutes - March 13, 2002



PLANNING COMMISSION MINUTES OF MEETING
Wednesday, March 13, 2002, 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 7:05 p.m. by Chairman Bruce Powell.

MEMBERS PRESENT

Ken Averett
Steven Bateman
Brian Hulse
Bruce Powell, Chairman
Grant Talbot
Paula Tew
Scott Vaterlaus

STAFF PRESENT

Paul Allred, Community Development Director
Kathleen Streadbeck, Recording Secretary

VISITORS

Renee Turner (Clipper) Sherri Lindstrom, Ann McGee, Leon Lawson, Quin Moke, Andy Allred, Chad Parks, Blake Winslow, Ken Mira , Joseph Carroll, Ann Fadel, Kim Nay, Connie Dunn, S teven Blackham, Wayne Carlson

INVOCATION Grant Talbot

PUBLIC HEARING (COURTESY) - REZONE - Approximately 1.3 acres from A-1 to R-1-85 - 370 West 400 South - Kim and Connie Dunn and Leon and LeAnn Lawson, applicants.

Paul Allred, Community Development Director, reported that the applicants have withdrawn their request for the R-2 Zone previously recommended for approval by the Planning Commission and are now requesting a rezone to R-1-85. The applicants intend to subdivide the land into single-family lots, which is acceptable per the General Plan. This will require the demolition of some, if not all, of the historic buildings on the site. Staff recommends approval of the rezone petition to the City Council with the following findings:

1. The rezone is reasonable and necessary.

2. The rezone is in the public interest.

3. The rezone, if granted, will be in harmony with the objectives and purposes of the future development of the city.

Chairman Powell opened the public hearing.

Sherri Lindstrom, 224 West Porter Lane, stated that she supports the rezone to R-1-85. She feels this is a more compatible use with the neighborhood. She stated that she would like to see any historical buildings preserved and explained that there is funding available from the Historical Society and Bank One of Utah for anyone who is wanting to save an historical home. She commended the Planning Commission for their efforts and thanked them for their time.

Chairman Powell closed the public hearing.

Steven Bateman asked Ms. Dunn why they chose to withdraw the R-2 Zone request. Ms. Dunn stated that they felt the condition of approval requiring the preservation of all historic structures indefinitely would hinder potential buyers. She explained that it has just been too hard to try and save all of the historical structures and it would be easier and more profitable to demolish some of them and build single-family homes. She stated that they do intend to save the largest historical home.

Steven Bateman asked Mr. Allred how many other historical sites have been lost due to similar situations. Mr. Allred stated that there have been a significant number of historical homes demolished in the past 8 to 10 years, but that these historical resources were lost for the sake of "progress", and not necessarily because there were no other workable options.

Paula Tew asked Mr. Allred about the efforts Councilwoman Nancy Smith is making to obtain funds for historic properties. Mr. Allred stated that Ms. Smith is working to obtain a federal grant for the purchase of raw land for the purpose of park space and historic preservation. He stated this should be ready to submit within the next couple of days.

Steven Bateman asked Ms. Dunn if the proposed configuration of the R-2 scheme would have worked for them financially. Ms. Dunn stated that, financially, the R-2 Zone would have been acceptable, but that the time involved in approving the R-2 Zone vs. the time for an R-1-85 Zone approval would be significant and given the time already spent they felt this was an easier route to take. She stated that originally they had planned to preserve all of the historical buildings with significant landscaping, but that this proved to be too difficult and demolition is easier than renovation.

Chairman Powell made a motion to recommend to the City Council approval of the rezone to R-1-85 with the following findings:

1. The rezone is reasonable and necessary.

2. The rezone is in the public interest.

3. The rezone will be in harmony with the objectives and purposes of the General Plan and future development of the city.

Scott Vaterlaus seconded the motion, which passed by a 6-1 vote. Paula Tew opposed the motion.

SUBDIVISION - FINAL - Bamberger Station 2 - Approximately 1.13 acres - 160 West Walton Lane - R-1-85 Zone - Wayne Carlson, applicant.

Paul Allred, Community Development Director, reported that staff recommends approval of the final plat upon the following items:

1. Finalize and record a boundary agreement/property exchange document with John Clark for the small northerly parcel prior to final plat approval by the City Council.

2. Recommend to the City Council to vacate a small portion of the Walton Lane right-of-way and allow for it to eventually be included in the plat. Also, recommend to the Council that the four-foot dedication along 160 West be considered more than acceptable compensation for the Walton Lane land.

3. Accept the plat without the normally required easements on three sides of the lot, since there are already two public utility easements in the front and back of each lot.

Mr. Allred stated that the applicant is aware that the City is interested in purchasing this land for a linear parkway and does not intend on breaking ground for a couple of months. This should give the City ample time to consider options in negotiating the possible purchase of this property.

Brain Hulse made a motion to recommend to the City Council approval of the final plat upon resolution of the following:

1. Finalize and record a boundary agreement/property exchange document with John Clark for the small northerly parcel prior to final plat approval by the City Council.

2. The Planning Commission recommends to the City Council to vacate a small portion of the Walton Lane right-of-way allowing it to eventually be included in the plat and also consider the four-foot dedication along 160 West as more than acceptable compensation for the Walton Lane land.

3. Accept the plat without the normally required easements on three sides of the lot, since there are already two public utility easements in the front and back of each lot.

4. Completion of any other items as requested by staff.

Steven Bateman seconded the motion, which passed by a unanimous vote (7-0).

Chairman Powell asked Mr. Hulse if he would be willing to amend his motion to include several Commissioner’s desires that although they were favorably disposed to recommend approval of the plat, it should be noted that some felt this land was better suited for a linear parkway. Mr. Hulse stated that he would not be willing to include this in his motion. He stated he is in favor of a linear parkway, but not at this location.

DISCUSSION - Resolution regarding Davis County Shorelands Plan.

Paul Allred, Community Development Director, reported that the City Council will consider a resolution regarding the City’s support of the Davis County Shorelands Plan. Staff has some concern about the resolution’s wording that would state the City should adopt the plan "in its entirety". Previous discussion about this matter would indicate that the City does not need to adopt the entire document since the entire document does not apply to Centerville City. Staff would suggest the Planning Commission forward a recommendation to the City Council to strike the "entirety" wording, making the resolution more noncommittal or nonbinding.

Brian Hulse agreed that "in its entirety" should be stricken and suggested adding after the word adoption "of those portions of the Davis County Shorelands Comprehensive Land Use Master Plan that the Centerville City Planning Commission deems applicable and acceptable as an appendage to the Centerville City General Plan."

The Planning Commission unanimously agreed to forward Mr. Hulse’s suggestion to the City Council for consideration.

DIRECTORS REPORT

1. Next Planning Commission meeting will be held on March 27, 2002.

2. Upcoming Events

a. Envision Utah Toolbox - March 26, 2002 from 8:30a.m. - 3:30p.m.

b. Urban Land Institute conferences - April 5th, May 7th, and June.

c. URRMA will be providing land use workshop later this month.

3. Grant Proposal - Mr. Allred reported that Councilwoman Nancy Smith has been working on a federal grant proposal through Representative Jim Hansen’s office to obtain some money for the possible purchase of Mr. Carlson’s property and some additional space within the 50-acre superblock for pathways and park space preservation. The City hired a consultant to help put together this proposal with the assistance of staff and Councilwoman Smith. This proposal will be sent to Washington, D.C. on Friday. Brian Hulse asked if the City Attorney has looked at the conditions that may run with such a grant. Mr. Allred stated that they will look into this.

4. Village Development Proposals - Steven Blackham reported that currently there are seven different developers looking at developing the nursery property. Mr. Blackham explained that the Strategic Development Master Plan (SDMP) which has been imposed on this property by the City is what is being explained and shown to these developers. He asked the Planning Commission if this is the correct course of action or if they would allow some deviations from the SDMP. He stated that the Strategic Plan is somewhat vague, especially for the southern portion of the property and that developers would like to know the minimums expected in regard to mixed-use, density, design, etc. Mr. Blackham asked if a gathering place would be acceptable as he feels it is necessary in order for any development to be considered a "Village" or "TND".

Brian Hulse stated that if a development was proposed with mixed-use on the southern end that was well designed he would be in favor of it, but believes the surrounding neighborhood would not. Mr. Hulse stated he is open minded and willing to look at anything that has excellent design and will make the Village work. Scott Vaterlaus stated that he feels incorporating some mixed-use into the southern portion would be acceptable if well placed and gradual. Chairman Powell stated that mixed-use if used gradually is logical and necessary for a Village.

Sherri Lindstrom stated that she would like to see the Steering Committee reconvened, updated and allowed to discuss some of these issues to help clarify the Strategic Plan. She stated that the Strategic Plan for the southern portion is quite vague and that the Steering Committee could prove to be useful. She stated she would like to see the City adopt some specific design standards for the Village to help developers move forward.

Brian Hulse stated that he is not comfortable dictating at this point in time specific design standards for such a large portion of land. He stated that they (Planning Commission) are not professional land planners and don’t know what may or may not work. He feels setting specific design standards will only hinder the flexibility of the developer to create an economically viable development. He also stated that the City does not own the land and that the property owner may choose another route if too many standards are imposed. He stated that he thought the intent of the Strategic Plan was to maintain flexibility for the developer and that the Planning Commission would give further direction once a plan was brought before them.

Mr. Allred stated that most of the developers he has spoken with are relatively comfortable with the flexibility of the Strategic Plan. He stated that although design standards are a very important issue he feels that applying those standards in advance may be counter productive. Mr. Allred thanked Mr. Blackham for his dedication and also explained that Mr. Blackham is an "unofficial ambassador" simply assisting the City in talking with potential developers about design concepts, etc.

Chairman Powell stated if the Committee felt it would be appropriate, the Steering Committee could meet again and clarify some of the limitations and expectations for the village area. Mr. Allred stated that Ron Russell is considering working on re-activating the Steering Committee.

The meeting was adjourned at 8:20 p.m.

 

Bruce Powell, Chairman
Kathleen Streadbeck, Recording Secretary



 
 
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