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Planning
2002 Minutes & Agendas: Minutes - April 24, 2002



CENTERVILLE CITY PLANNING COMMISSION
MINUTES OF MEETING

Wednesday, April 24, 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 7:04 p.m. by Acting Chairman Paula Tew.

MEMBERS PRESENT:

Paula Tew, Acting Chairman
Ken Averett
S
teven Bateman, arrived at 7:l5 p.m.
Brian Hulse
Grant Talbot
Scott Vaterlaus

MEMBERS ABSENT:

Bruce Powell, Chairman

STAFF PRESENT:

Paul Allred, Community Development Director
Kem Weaver, Intern
Connie Larson, Recording Secretary

VISITORS:

Ann Fadel, Don Milne, Vivian Talbot, Kim Samuelson, Regina Samuelson, Jim Rushforth, Craig Parker, Lindsey Parker, Scott Holje, Marilyn HoljeShannon Richison, Eric Meahan, Melba White, Phil Sessions, Don Atkinson, Hank Perkins, Travis Jenkins, Maureen Huffaker, Renee Turner, Clipper

INVOCATION: Brian Hulse

FIELD TRIP

The Planning Commission attended a field trip prior to the meeting.

MINUTES REVIEW AND APPROVAL

Brian Hulse made a motion to approve the April 10, 2002 Planning Commission meeting minutes as amended. Grant Talbot seconded the motion, which was passed by unanimous vote (3-0). Paula Tew and Scott Vaterlaus abstained from voting, as they were not present at the meeting.

PUBLIC HEARING - CONCEPTUAL SUBDIVISION - BAMBERGER STATION PLANNED UNIT DEVELOPMENT (PUD) LOCATED ON APPROXIMATELY SIX ACRES OF LAND AT ABOUT 200 SOUTH MAIN STREET (BEHIND THE ANN FADEL BUILDING) IN THE R-2 ZONE. JOHN CLARK, PROPERTY OWNER, DON ATKINSON, AGENT FOR PROPERTY OWNER.

Paul Allred, Community Development Director, displayed an aerial photograph transparency of the Bamberger Station Planned Unit Development. The property being discussed has been under consideration for a number of years. In 1998, John Clark received preliminary plat approval and applied for a conditional use permit for a PUD development but it was never processed through. As a result, Mr. Clark is being required to begin at the conceptual phase.

Mr. Allred gave an overview of the project and briefly discussed several issues for consideration including the following:

  • Public road required going west/east through the subdivision.
  • Green pathway system west of Cedar Springs.
  • Road alignment.
  • Layout of open space.
  • Impact on surrounding properties.
  • Density.
  • Drainage.
  • Access from Huffaker property.

Don Atkinson, agent for the applicant, displayed for the Planning Commission and public drawings of the proposed PUD.

Acting Chairman Paula Tew opened the public hearing for comments.

Phil Sessions, 70 East 200 South

Mr. Sessions stated he does not agree with the plan for another road going through the property to the 50-acre site, as it will cause congestion problems with the Fire Station. He said the proposed storm drainage system for the site should be extended to the freeway and the developer should not be responsible for the storm drain. He said he feels the subdivision should be kept away from the C-1 Zone.

Craig Parker, Cedar Springs, #C5

Mr. Parker asked if there will be a fence around the proposed subdivision. Mr. Atkinson replied there are plans for a fence to surround the subdivision, but it is not known at this time what type of fence will be used.

Melba White, 142 West 280 South

Mrs. White stated she is in favor of the subdivision.

Ann Fadel, 224 South Main

Ms. Fadel asked what kind of office building will be located next to her business. Mr. Atkinson replied he is not certain at this time what type of business will be located on the site.

Regina Samuelson, 310 East 1825 North

Mrs. Samuelson asked how many units will be located in the subdivision. Mr. Atkinson replied there are 35 units planned for the subdivision. Mrs. Samuelson expressed concern about the traffic that will be generated by this subdivision onto Main Street and felt there should be more ways to get in and out of the site.

Acting Chairman Paula Tew closed the public hearing for comments.

Connecting Road - The Planning Commission discussed a connecting north/south public road to Main Street and Grant Talbot stated the City has been discussing the possibility of purchasing or trading property from Cedar Springs. He said Cedar Springs may be agreeable to a land trade. The road would be directly west of 200 South.

Access - The Planning Commission discussed access for the Huffaker and Knighton property and agreed there should be a protection strip for the Huffaker property. The Knightons will have to talk with Cedar Springs if they need additional access.

Sidewalk Location and Width - Acting Chairperson Tew stated the Walkable Audit states sidewalks should be five feet wide. Mr. Atkinson should consider a sidewalk on at least the west side of the north/south road. The Planning Commission felt that a five-foot wide sidewalk should be on both sides of the main road. The Planning Commission was generally agreeable that a sidewalk on the east side of the north/south road was not necessary at this time.

Layout of the Dwellings - Acting Chairperson Tew said she would like the design of the units to have green space in place of pavement. Mr. Atkinson tried to develop a plan with rear entry units but said the geometry of the site does not work for this design. He also said the neighbors are not in favor of this design. He said that the neighbors would prefer to have a landscaped buffer between their houses and the new houses, instead of a roadway.

Open Space - The City Council wants at least 47 percent landscaping for the project. Mr. Atkinson said he will provide detailed landscaping plans at the preliminary approval stage. No amenities are planned yet.

Density - Paul Allred said the applicant is planning on 7.8 units per acre. The Planning Commission felt that the density was a transition from Cedar Springs on the north and single-family to the south.

Drainage - The applicant will work with the City on a drainage plan. If the applicant constructs the drainage system, a cost-sharing plan may be worked out with the City where storm drain credits could be considered.

Use - The Planning Commission did not express concern about the proposed use (PUD).

Buffer Against Commercial - The Planning Commission felt that the trees behind Ann Fadel would help appropriately buffer Fadel from homes and vice versa.

Architecture - The developer was strongly urged to face units out to the street that were shown width size elevations and have side entry garages. The Planning Commission agreed they would look closely at this issue later on during the Conditional Use Permit stage of the development.

Potential Impact on Surrounding Properties - The Planning Commission agreed a separate site plan for the Main Street commercial property can be done if the developer wishes. Mr. Atkinson said a landscape plan will be made with a landscape buffer surrounding the subdivision.

Brian Hulse made a motion to approve the conceptual subdivision for the Bamberger Station PUD as shown on the map with the following conditions:

    1. Forty-seven percent of the project will be common open space. There may be open space credit given considering the width of the public road will reduce available area on the west side.

    2. The north-south road will be required to be a public road.

    3. There must be sidewalks on both sides of the east/west public road. The Planning Commission will address the north/south road later.

    4. The use of the project is acceptable.

    5. The protection strip is appropriate and will follow the City ordinances. The City Engineer will determine the fair cost of accessing the public road.

    6. Access to the public sidewalks and road will be only for the Huffaker property.

    7.The overall number of dwellings on the site is generally acceptable given the fact that there is a large public road going through the site, and it is a transitional area between high-density and low-density.

    8. The layout of the dwellings is generally acceptable.

    9. Drainage issues were discussed and will be worked on at the preliminary and conditional use phase.

    10. The C-1 piece can be developed later and is not required to be approved in conjunction with this application.

Findings:

1. This plan is generally acceptable for the zone it is in.

2. What is being proposed is for the overall benefit of the community and surrounding neighborhood.

3. It is reasonable and necessary and it is in compliance with the General Plan and Master Road Plan.

4. The developer may choose to add the commercial development at the conditional use or preliminary plat phase of the development.

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

SMALL SUBDIVISION WAIVER - PROPOSED CREATION OF NEW SINGLE-FAMILY BUILDING LOT ON PROPERTY LOCATED AT APPROXIMATELY 65 EAST 1975 NORTH IN THE R-1-85 ZONE. SCOTT AND MARILYN HOLJE, PROPERTY OWNERS AND APPLICANTS.

Kem Weaver, Intern, explained that Scott and Marilyn Holje would like to do a lot split in order to build on the vacant lot. The Planning Commission viewed an overhead transparency of the lot. There was a technical question on this lot from the April 10, 2002 Planning Commission meeting that has been resolved with the City Engineer. There are three public utility easements that are required and there are four easements showing on the property.

Staff recommends approval of the lot split upon the following conditions:

1. Submittal of remaining utility provider sheets (UP&L, AT&T).

2. Approval by City Engineer of legal descriptions for public utility easements.

3. Applicant needs to show the strip of property has been exchanged and recorded with parcel C-1 at the County with Mr. Lodder before a building permit may be issued.

4. A recorded restriction of Lot C-2 (existing Holje property) in regard to setback requirements is required. The extended deck may not be covered or create "living space" underneath the deck.

5. Proof of recorded lot split as approved by the Planning Commission.

6. Address on the vacant lot should be 65 East 1975 North.

7. Approval of easements by the City Council.

Acting Chairman Tew made a motion to approve the small subdivision waiver for the building lot located at 65 East 1975 North with the following recommendations:

1. Submittal of remaining utility provider sheets (UP&L, AT&T).

2. Approval by City Engineer of legal descriptions for public utility easements.

3. Applicant needs to show the strip of property has been exchanged and recorded with parcel C-1 at the County with Mr. Lodder before a building permit may be issued.

4. A recorded restriction of Lot C-2 (existing Holje property) in regards to setback requirements is required. The extended deck may not be covered or create "living space" underneath the deck.

5. Proof of recorded lot split as approved by the Planning Commission.

6. Address on the vacant lot should be 65 East 1975 North.

7. Approval of easements by the City Council.

Steven Bateman seconded the motion, which was passed by unanimous vote (6-0).

TEMPORARY CONDITIONAL USE PERMIT - PROPOSED LIGHTHOUSE BAPTIST CHURCH IS WANTING TO CREATE A CONGREGATION IN CENTERVILLE LOCATED AT 55 SOUTH MAIN STREET, SUITE 2 IN THE C-1 ZONE. WILLIAM SCOTT MEAHAN, APPLICANT FOR THE CHURCH.

Kem Weaver reported the Lighthouse Baptist Church would like to locate in the rear of the Sunny Or Not Tanning Salon building. The Lighthouse Baptist Church is an independent and fundamental church with a congregation of 30 to 40 members that will meet on Sunday mornings and a core group of five to ten members on Wednesday evenings. They would like to have a revival on April 26th, April 27th, and April 28th, 2002 from 7:00 p.m. - 10:00 p.m. each night. The applicant plans to erect a 20 x 40 foot tent east of the building for the revival with previously purchased food served inside of the Sunny or Not building.

Analysis:

1. Parking - The site currently has 12 faintly-striped parking stalls and according to the Parking Ordinance, they would only need seven stalls.

2. Signage - The applicant is proposing three signs at the rear of the building, with one of the signs to be a hanging sign on the south elevation at 8.5 feet high from grade. The Sign Ordinance does not allow for this type of hanging sign. A rear wall sign would not benefit the church because the only people who would see it are the residents.

3. Revival Meeting(s) - The revival to be held on April 26th, April 27th, and April 28th 2002 should be limited to what the Lighthouse Baptist Church is proposing. The applicant has stated there will be 24-hour security on the site while the tent is erected. The Planning Commission should determine a future revival meeting schedule as part of the temporary conditional use permit.

Staff recommends approval of the temporary conditional use for both the revival meetings and the weekly meetings for up to one year based upon the following conditions:

1. Revival meetings to be held on April 26th, April 27th, and April 28th 2002 between the hours of 6:00 p.m. to 10:00 p.m. Lighthouse Baptist Church shall be limited to a number determined by the Planning Commission for future revival meetings within the one-year period.

2. Lighthouse Baptist Church will work with the property owner in restriping the existing parking stalls.

3. The Lighthouse Baptist Church will be limited to two signs with the necessary approval from the Planning Commission. These signs must meet the requirements of the Sign Ordinance.

4. After the one-year period has expired, the Lighthouse Baptist Church will have to go through the amended site plan and full conditional use processes, or the six-month extension of the temporary conditional use permit to continue to use the site.

Steven Bateman asked how the frequency of the meetings outside of the building falls within the Planning Commission’s purview to regulate, and if the Planning Commission has the authority to regulate an assembly of people on a piece of property. Paul Allred replied the Planning Commission has the right to regulate a quasi-public use as defined in the City Ordinance.

The Planning Commission asked about the sound that will be generated at the revival. Shannon Richison, Pastor of the Emmanuel Baptist Church, said the sound from the revival will be piano music of two to three gospel hymns and the congregation is invited to sing. There will be an amplification system that will be only loud enough for the 20 x 40 foot tent.

Acting Chairman Tew made a motion to approve the temporary conditional use permit for the proposed Lighthouse Baptist Church located at 55 South Main Street, Suite 2, in the C-1 Zone with the following recommendations:

5. The revival meetings will only be held on April 26th, April 27th, and April 28th, 2002 between the hours of 6:00 p.m. to 10:00 p.m., and that the applicant be limited to future revival meetings not to exceed two within a one-year period.

6. The Lighthouse Baptist Church will work with the property owner in restriping the existing parking stalls.

7. The Lighthouse Baptist Church will be limited to two signs with the necessary approval from the Planning Commission. These signs must meet the requirements of the Sign Ordinance.

8. After the one-year period has expired, the Lighthouse Baptist Church will have to go through the amended site plan and full conditional use processes, or the six-month extension of the temporary conditional use permit to continue to use the site.

9. Appropriate approval must be obtained from the Fire Marshall, Building Inspector, and Police Department.

10. A personal notification to those neighbors located within the surrounding block must be given so the neighbors are not surprised.

11. The lighting and amplification must be directed away from the residents.

12. A wall must be hung on the east side of the tent.

13. The tent must be removed and debris cleared away by Monday, April 29th, 2002.

Findings:

1. It is reasonable and necessary.

2. Is not injurious to the public health and not disruptive to the neighborhood.

3. It follows the intent of the General Plan for this site.

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

WORK SESSION

Paul Allred reported he met with the City Manager about the possibility of a retreat with the City Council, Planning Commission, and department heads to discuss the following items:

  • Modern income housing (flexible zoning and accessory units).
  • Zone update.
  • Zoning ordinance update.
  • Fees analysis.
  • Main Street corridor planning.
  • Village Center area.

The meeting was adjourned at 9:17 p.m.

 

Paula Tew, Acting Chairman
Connie Larson, Recording Secretary



 
 
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