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Planning
2002 Minutes & Agendas: Minutes - June 26, 2002



CENTERVILLE CITY PLANNING COMMISSION
MINUTES OF MEETING

Wednesday, June 26, 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 7:03 p.m. by Chairman Bruce Powell.

MEMBERS PRESENT:

Bruce Powell, Chairman
Ken Averett, arrived at 7:11 p.m.
Brian Hulse
Grant Talbot
Scott Vaterlaus

MEMBERS ABSENT:

Steven Bateman
Paula Tew

STAFF PRESENT:

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

VISITORS:

Diana Moesinger, Nancy Rasmussen, Dennis DeBoer, Bonnie DeBoer, Paul Huber, Reed Smith, Fred Hale, Bill Rigby, Dale Anderson, Bill Duncan, Cheryl Duncan, Frank Wilkinson, Elroy Wilson

PRAYER: Grant Talbot

MINUTES REVIEW AND APPROVAL

Chairman Powell made a motion to approve the Planning Commission meeting minutes of June 12, 2002 as written. Scott Vaterlaus seconded the motion, which was passed by unanimous vote (3-0). Brian Hulse abstained from voting, as he was not present at the meeting.

PUBLIC HEARING - GENERAL PLAN - PROPOSED CHANGES TO SECTION 12-480-6, NEIGHBORHOOD 5, WEST CENTERVILLE, CENTERVILLE CITY GENERAL PLAN, REGARDING LAND USE STRATEGIES IN THE DAVIS COUNTY SHORELANDS PLAN.

Paul Allred, Community Development Director, noted this is the second public hearing on the proposed changes to Section 12-480-6 of the General Plan and approximately130 notices were mailed to property owners in the Business Park Zone of this public hearing. The purpose of this meeting is to allow the Planning Commission to review the draft wording for the General Plan changes and to receive public input.

Mr. Allred explained the City is interested in developing a Commercial Freeway Zone (CF Zone). The CF Zone is proposed to begin at Parrish Lane and 1250 West, which would include the property south of Parrish Lane and the Savage property on the northwest corner. The City wants to make sure these properties are preserved for future high quality retail, commercial, and travel-related business. When the Legacy Parkway is built through Centerville, there will be two interchanges in Centerville and it is important that there is a retail and travel service presence in these areas.

Mr. Allred stated in the past year the Davis County Planning Department has asked Centerville to consider adopting portions of the Davis County Comprehensive Shorelands Master Plan. Everything west of the Denver Rio Grande Railway will be preserved for wetlands, recreation, and open space.

Bill Rigby stated he would like to build commercial fishing ponds west of the railroad where people could bring their children as there are areas that are dry and at a high elevation. Mr. Allred stated the City Manager has indicated that all of the property west of the Denver Rio Grande right-of-way has been dedicated to the State of Utah and/or the Nature Conservancy Agency to preserve this area which could be an economic boost to Centerville because of hiking, biking, birding, boating, etc.

Mr. Allred explained there is a need on the west side of the freeway to minimize the use of culinary water for irrigation. The City would like to see more dry landscaping (xeriscaping) as there is no irrigation water in the Business Park area. Innovative ideas for drainage are being considered such as permeable drainage in parking lots.

Bill Rigby expressed concern about a potential hazard surrounding Lake Shore. In the late 1800s, there were 25-30 gaskets that were drilled at a depth of 400 to 800 feet. When the casings were brought up, the ground fell down about six feet into the water and created sinkholes. Large animals have fallen into these sinkholes and could not be rescued.

Chairman Powell opened the public hearing for comments.

Chairman Powell stated he received a phone call from Spence Packer, Centerville resident, who is a land owner in the Business Park and he said he is concerned that the City not take over too many of the property rights of the land owners. He is concerned about the restrictions on bringing in fill dirt to raise the building elevation to code.

Brian Hulse stated that portions of proposed Item No. 4 that related to certain recreational facilities should be deleted since the wording was too specific, especially since such uses have not been determined at this point in time to be appropriate for this area."

Chairman Powell made a motion to recommend approval of the proposed changes to the General Plan Section 12-480-6 to the City Council for their consideration with the change to Section Four striking the words "Such activities could be related to the Farmington Bay Educational Facility, bird watching facilities, non-motorized recreational boating possibilities, the proposed Legacy Parkway bike, pedestrian and equestrian, trail system, golf related development and the potential development of other public or private recreation amenities such as an Off Highway Vehicle (OHV) park." Brian Hulse seconded the motion, which was passed by unanimous vote (5-0).

CODE AMENDMENT - PLANNING AND ZONING ORDINANCES - PROPOSED CHANGES TO SUBSECTIONS 12-310-2(1) (CT), 12-310-2(1)(CU), 12-310-2(1)(CV) and 12-310-2(1)(CW) OF THE ZONING ORDINANCE REGARDING THE DEFINITIONS OF "YARD", "FRONT YARD," "REAR YARD" AND "SIDE YARD."

Paul Allred explained the Planning Commission discussed the setbacks on front and rear yards at the last Planning Commission meeting. There are gray areas in the zoning ordinance that do not give much direction on the additions of decks and enclosed entryways to homes. Mr. Allred said he believes there must be more flexibility on setbacks for front yards. The Planning Commission agreed but said that rear yards should be private and not much flexibility should be allowed there.

The Planning Commission agreed this issue should be studied further and more information obtained on what other cities are doing on yard setbacks, as well as direct staff to work with Neil Lindberg, City Zoning Ordinance consultant.

Chairman Powell made a motion to table this item to allow staff more time to study this issue further. Ken Averett seconded the motion, which was passed by unanimous vote (5-0).

SUBDIVISION - PRELIMINARY - DUNCAN HILL SUBDIVISION LOCATED AT APPROXIMATELY 500 NORTH 400 EAST IN THE R-1-85 ZONE. WILLIAM AND STEVE DUNCAN, PROPERTY OWNERS AND DALE ANDERSON, AGENT.

Paul Allred explained the conceptual subdivision approval was given this past April at which time staff requested submittal of minor details. In 1930 there was a flood that deposited a large amount of debris in the area. A debris basin has been built for debris to flow into. The City Engineer would like a "no build" flood easement on Lot 4 in case there is a catastrophic event which would allow a pathway for debris and water to flow to a public street. Comments need to be received from Davis County that the debris basin is still in excellent shape and will provide protection for this project.

The geotechnical report for the project indicates that the land is safe and stable for construction in the following ways:

1. Groundwater was not encountered to a depth of 13 feet. No special drainage system will be needed.

2. The nearest fault to the edge of the subdivision is 800 feet to the east and the site has a "very low" to "moderate" potential for liquefaction for the depth of soils investigated.

3. The soil should be able to support the construction of homes and infrastructure for the project.

Other areas for consideration:

1. To the extent possible, staff would like to see all healthy trees preserved. Staff would ask the Planning Commission to have the developer prepare a plan that shows which trees will be removed and what efforts will be taken to preserve viable ones.

2. How does the developer propose to incorporate or not the large boulders deposited on the site during the 1930 flood. Staff would like to see a plan on how this will be done. Will the rocks be left in front yards? Relocated? How might the rocks’ location impact the driveways for the individual lots and the development of utilities?

3. Staff needs to know where driveways will be for proper location of water meters.

4. An erosion control plan is recommended by the City Engineer for the site due to the nature of the soils and the slope of the land.

5. Staff has investigated the old rock foundation, which will have to be relocated since it is in the proposed right-of-way, and been told by the property owner that it was an old chicken coop and not a historically significant building.

6. While the City has been moving toward a five foot standard sidewalk in some locations, (Carlson) it is the recommendation of the Public Works Director that this project be approved with a standard four foot walk.

Staff recommends approval of the preliminary plat upon the following items:

1. Submittal of a letter from Davis County Public Works pertaining to the safety, capacity and stability of the debris basin.

2. Submittal of a corrected preliminary plat per staff’s direction.

3. Other items that the Planning Commission may find advisable to require.

Dale Anderson, agent, stated there are some large rocks that may require dynamite to split them and there are possibly two trees that can be preserved. Mr. Anderson also stated that Dave Adamson from the Davis County Public Works said the berm is not needed because of the debris basin.

Chairman Powell made a motion to approve the preliminary plat with the following conditions:

1. As many healthy trees as possible be preserved.

2. Fred Campbell will meet with the Davis County Engineer and assess whether or not the "no build" restriction area is necessary, and if so that they be built per the engineers request or eliminated per their decision.

3. Title report be presented

4. Erosion control plan be provided and it is recommended that the four foot sidewalk be approved.

5. Submittal of any letters from the Davis County Public Works pertaining to the safety, capacity, and stability of the debris basin.

6. Submittal of any other corrected preliminary plat requirements needed by staff.

7. Applicant to work with staff on the removal of boulders.

8. Driveway location to be identified for the water meters.

Brian Hulse seconded the motion, which was passed by unanimous vote (5-0).

TEMPORARY CONDITIONAL USE PERMIT - AMENDED - REQUEST FOR EXTENSION OF SALES PERIOD AND MODIFICATION OF DISPLAY AREA FOR THE PINEAE GROWERS OUTLET LOCATED AT 300 SOUTH MAIN STREET IN THE C-1 ZONE. BRUCE PITT, PROPERTY OWNER AND JEFF GOLD, APPLICANT.

Kem Weaver, Intern, explained the applicant would like to extend the time frame for temporary seasonal sales from September 1, 2002 to November 11, 2002. The applicant would like to close the existing temporary business for the entire month of August and then reopen in the back northeast corner of the property in September. The purpose of this extension is to accommodate customer demand to purchase plants for fall planting.

Items to be considered:

1. With Mr. Skinner proposing to conduct business again this year, it would be advisable for the applicant to get a letter from Mr. Skinner stating that he is okay with the two businesses doing business on the same site. (We received letter).

2. Field trip the property to get an understanding of where the applicant intends to reduce his business, and if two businesses will work with a small parking area (seven stalls).

3. Is the Planning Commission fine with the current location of storage pallets? The original plan doesn’t show storage intruding into the setback towards 300 South.

Staff recommends approval of the amended temporary conditional use permit with the following conditions:

1. The extended sales period be from September 1, 2002 to November 1, 2002.

2. The applicant continues to adhere to all conditions from the original permit approval, also for the amended TCUP.

3. Supply staff a letter from the property owner stating that he is okay with the extended sales period and use of the northeast corner of his property.

Grant Talbot made a motion to approve the temporary conditional use permit subject to the following items:

1. The extended sales period be from September 1, 2002 to November 1, 2002.

2. The applicant continues to adhere to all conditions from the original permit approval, also for the amended TCUP.

3. Supply staff a letter from the property owner stating that he is okay with the extended sales period and use of the northeast corner of his property.

Chairman Powell seconded the motion, which was passed by unanimous vote (5-0).

AMENDED SITE PLAN - J. DAVID CALL BUILDING - REQUEST FOR RELEASE OF CONDITIONS OF THE SITE PLAN APPROVAL FOR THE J. DAVID CALL PROPERTY LOCATED AT 925 SOUTH FRONTAGE ROAD IN THE C-3 ZONE. J. DAVID CALL, PROPERTY OWNER AND APPLICANT.

Kem Weaver explained there was a request at the last Planning Commission meeting by Mr. Call that he be allowed to plant landscaping along the fence of the Air Products property to create a screening buffer. Mr. Call has since talked with Air Products and they are agreeable to allowing Mr. Call to plant landscaping along the fence.

Staff recommends acceptance of the applicants plan to plant and maintain greenery which will screen the back of his property. Mr. Allred reported that Mr. Call would like to plant grape vines.

Grant Talbot made a motion to approve the amended site plan for J. David Call as outlined in the documentation. Brian Hulse seconded the motion, which was passed by unanimous vote (5-0).

DIRECTOR’S REPORT

1. Diana Moesinger was introduced as a new member of the Planning Commission. She will be replacing Grant Talbot whose term on the Commission has ended.

2. The next Planning Commission meeting will be on July 10, 2002. The Clark PUD conditional use permit will be discussed at this meeting. There have been several requests by home owner’s to rent their basements for apartments. This will be discussed at a future Planning Commission meeting.

3. Utah League of Cities and Towns training will be held on September 11-13, 2002 at the Sheraton Hotel in Salt Lake City.

4. Grant Talbot was honored for his six years of service as a member of the Planning Commission. He was presented with a gift certificate to Barnes & Noble book store.

At 8:42 p.m., Grant Talbot made a motion to adjourn the meeting. Brian Hulse seconded the motion, which was passed by unanimous vote (5-0).

 

Bruce Powell, Chairman
Connie Larson, Recording Secretary



 
 
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