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Planning
2002 Minutes & Agendas: Minutes - May 8, 2002



PLANNING COMMISSION MINUTES OF MEETING
Wednesday, May 8, 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 7:00 p.m. by Acting Chairman Paula Tew.

MEMBERS PRESENT

Paula Tew, Acting Chairman
Ken Averett
Steven Bateman, arrived 7:10 p.m.
Brian Hulse
Grant Talbot
Scott Vaterlaus

MEMBERS ABSENT

Bruce Powell, Chairman

STAFF PRESENT

Paul Allred, Community Development Director
Kem Weaver, Planning Intern
Kathleen Streadbeck, Recording Secretary

VISITORS

Wesley Stonehocker, Brian Anderson, Mark Tibbitts, Lorenz Lange, Aric Jensen

INVOCATION: Scott Vaterlaus

COMMISSION BUSINESS

Minutes from the Special Planning Commission meeting held April 16, 2002 were reviewed and amended. Grant Talbot made a motion to approve the minutes as amended. The motion was seconded by Ken Averett and passed by unanimous vote (5-0).

Minutes from the Planning Commission meeting held April 24, 2002 were reviewed and amended. Brian Hulse made a motion to approve the minutes as amended. The motion was seconded by Grant Talbot and passed by unanimous vote (5-0).

PUBLIC HEARING - CONDITIONAL USE PERMIT - Architectural Sign Concepts - light manufacturing of signs - B-P Zone - 705 North 1000 West #9 - Brian Anderson, applicant.

Paul Allred, Community Development Director, reported that the applicants were informed when they originally applied for a business license that they would need to apply for a conditional use permit; however, they moved in and started operating without it. A letter was sent informing them of the problem and they are now applying for formal approval. The applicants are requesting a conditional use permit for sign manufacturing in the B-P Zone. It would appear that the use is fairly light in nature and involves the use of a few tools and machines to produce sign products. Staff is mostly concerned about fire potential since they have a paint booth and a saw. The South Davis Fire District has been to the business on several occasions but has not yet given their approval since they have not been licensed with the City. It appears that the City must first give conditional use approval before the Fire District can approve the interior operation of the business. There is no floor drain connection to the sewer and no use of the site would necessitate their approval. Staff spoke with the owner of the property, Merrill Sheriff, who indicates that the tenant has been very clean and cooperative. He also states that the business does not have any outside storage and that there have been no complaints about the business. There is a sound wall between this business and the next tenant, according to Mr. Sheriff.

Staff recommends approval of the proposed conditional use permit upon the following conditions:

1. Formal approval by the South Davis Fire District of the interior fire suppression and hazardous material handling and storage system.

2. No outside storage of materials allowed.

3. Any significant expansion and/or change in the use will require further review by the staff and the Planning Commission.

4. The approval for light sign manufacturing in this general configuration run with the use of this tenant space.

5 .The applicant be required to pay both licensing years and any associated fees as calculated by Donna Wilkinson, Business License Coordinator.

Paula Tew, Acting Chairman, opened the public hearing. Seeing there was no comment, she closed the public hearing.

Brian Hulse asked for clarification on condition #4 listed above. He stated he would like this approval to be specific to the tenant and not to the use. He feels if a new operator were to take over the business he would like to see them come before the Planning Commission again. Mr. Allred stated that normally conditional use permits run with the land (or in this case, "use"), but the Planning Commission has the discretion to require differently.

Brian Hulse made a motion to approve the conditional use permit with the following conditions:

1. Formal approval by the South Davis Fire District of the interior fire suppression and hazardous material handling and storage systems.

2. No outside storage of materials will be allowed.

3. Any significant expansion and/or change in the use will require further review by the staff and the Planning Commission.

4. This approval for light sign manufacturing, in this general configuration, runs with the use of this tenant space and for this applicant only.

5 .The applicant be required to pay fees for both licensing years and any associated fees as calculated by Donna Wilkinson, Business License Coordinator.

With the following findings:

1. The use is reasonable and necessary.

2. The use will not be injurious to the property or persons within the vicinity.

3. The use is not contrary to the General Plan for this area of the city.

4. The use will comply with City ordinances once the conditions listed above are met.

Grant Talbot seconded the motion, which passed by unanimous vote (6-0).

PUBLIC HEARING - AMENDED SITE PLAN - Proposed storage facility (accessory building) for the Church of Jesus Christ of Latter Day Saints (LDS Church) - Rolling Hills Chapel - 210 East 1825 North - A-1 Zone - Wes Stonehocker, agent for the applicant.

Kem Weaver, Intern, reported that the applicant would like to add a storage facility at their Rolling Hills Chapel in the southwest corner of the site. The purpose of the storage facility is to house scouting equipment in three rooms on the end and the rest of the building will be used as facility management for storage of paper goods and cleaning supplies for other buildings. The building size will total 1200 square feet (12 feet 6.5 inches high and approximately 29 feet long). Visually the building will not affect neighboring property owners. The proposed storage building will have a concrete foundation for the lower level and a brick facade for the above grade level that will match the existing building. The shingles for the roof will also match the existing building. The construction of this proposed storage building will decrease the total number of parking stalls by one and will decrease the landscaping by 3 percent. However, the applicant has agreed to replant or relocate plants elsewhere on the site. There has been ponding problems with the lower parking area in the past. The LDS Church has recognized this problem and is proposing to install new storm drain lines and raise the retaining wall two feet to help with this problem. The only utility the storage building will use is electricity. The LDS Church is proposing to run a power line from the existing main building underground through the parking lot to the propose storage building. Staff has not received verification from Utah Power and Light, but is sure it will not be a problem. The applicant intends to install three 100 Watt TWA Metal Halide wall-pak lights. These lights will be located on all the elevations except for the west. The wall-pak lights will be run on a photocell system, they will be on during the night for security purposes. Staff suggested the applicant consider using high-pressure sodium lights with shields, as they are a much softer light. Staff recommends approval of the amended site plan with the following conditions:

1. Applicant provides staff with the Utah Power and light utility provider sheet.

2. Any additional height on the retaining wall should not exceed 8 feet allowed per ordinance.

3. Require inspections by the City Engineer on grading and drainage in regard to new storm drains.

4. Change the metal halide lights to high-pressure sodium lights with shields, if needed, to block light.

5. Replace any trees/shrubs lost, due to storage building installation, elsewhere on the site.

Paula Tew, Acting Chairman, opened the public hearing. Seeing there was not comment she closed the public hearing.

Wes Stonehocker, agent for the applicant, stated he feels it is unnecessary to obtain approval from Utah Power and Light since they plan to run the utility from the electrical box in the existing building. He explained there will be no new lines or new service required. He stated that the proposed metal halide lights are shielded and have reflectors within the lights that allow the light to be reflected away from any neighboring residents.

Paula Tew stated that she is very concerned with light pollution and would like to see a very soft light used which is directed appropriately. She also asked if the chain link fence would remain and how it would tie in with the retaining wall.

Mr. Stonehocker stated they would be willing to install high-pressure sodium lights if necessary, but that the metal halide lights are able to be toned down to an acceptable level and reflected appropriately. He also stated that the chain link fence will remain and that the retaining wall will be raised a couple of feet to help retain run-off.

Grant Talbot asked where the run-off would go from this retention area in the parking lot and how it would affect the building. Mr. Stonehocker stated that any run-off would be directed to the existing storm drain system and the existing building and proposed storage building would not be affected.

Steven Bateman made a motion to approve the amended site plan for the Rolling Hills LDS Church based on the following findings;

1. The proposed storage building is desirous and necessary to proper operation of the current facility.

2. The proposed storage building will not be injurious to property or persons.

3. The proposed storage building will not be contrary to the General Plan for this area.

4. The use will comply with City regulations.

and with the following conditions:

1. Any additional height on the retaining wall should not exceed 8 feet allowed per current ordinance.

2. Required inspections by the City Engineer on grading and drainage in regards to new storm drains.

3. Any lighting installed should match the existing light structures on the site and should be as minimal as possible. All lights must be shielded and directed away from adjacent properties.

4. Replace any trees/shrubs lost, due to storage building installation, elsewhere on site.

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

WORK SESSION - General Discussion of Davis County Shorelands Plan.

Paul Allred, Community Development Director, welcomed Aric Jensen from the Davis County Planning Department. He stated that the Davis County Shorelands Plan has been finalized, but that Centerville City has not yet adopted the plan. He stated that the plan was well written and that staff is very supportive of the plan. He went on to explain his view and ideas regarding the adoption of the Davis County Shorelands Plan, they are as follows:

1. As a general concept, the adoption of this document or elements of this document should be a portion of an overall west Centerville Master Plan.

2 .The City should only adopt those portions of the plan that are applicable to Centerville.

3. Need to include new language in the General Plan that would refer to this plan, under the heading for West Centerville.

4. Need to tie in the development of the Sheep Road to the trail head.

5 .Need UDOT to commit to a pedestrian overpass.

6. Need to look at promoting west Centerville’s trails.

Overall, Mr. Allred said he felt the following parts of the plan are most pertinent to Centerville; map #2, pages 12,14, 15, 17, 21, 22 (possibly), 23 (maybe), 24, 25-28, 29-30, 31 (but not as part of West Centerville General Plan), and page 32. He explained that the next step would be for the Planning Commission to recommend adoption or approval to the City Council of those sections of the plan they feel apply to Centerville and would best serve the city.

The Planning Commission agreed that a workshop would be beneficial to look more closely at those sections they feel may apply to Centerville and to allow for ample time to study the plan in its entirety prior to any final decisions. They agreed to hold this workshop on May 22, 2002 at 6:00 p.m.. Mr. Allred invited Mr. Jensen to join this workshop, if possible.

DIRECTORS REPORT

1. Next Planning Commission meeting will be held on May 22, 2002 at 6:00 p.m.

2. Upcoming agenda items for future meetings:

1.Ford Canyon Subdivision and Pit property

2.Duncan Hill Subdivision - preliminary plat

3. Conditional Use Permit - John Clark PUD

4. Zoning re-write - on-going process

3. Upcoming Events

1. Roundtable - June 4, 2002 from 10:00 a.m. - 12:00 p.m. at the West Valley City Offices.

2. Envision Utah - May 17, 2002 from 8:00 a.m. - 3:15 p.m. at the Little America Hotel.

4. Other

1. Commercial Condos - Mr. Allred asked the Planning Commission if they were favorably disposed to a Code amendment that would add commercial condominiums as a portion of the Zoning Ordinance rewrite (which might take a year or more), or if they would be willing to amend the ordinance sooner than that. The Planning Commission stated that they were in favor of allowing consideration of the Code amendment prior to the Zoning Ordinance rewrite being completed.

The meeting was adjourned at 8:25 p.m.

 

Paula Tew, Acting Chairman
Kathleen Streadbeck, Recording Secretary



 
 
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