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Planning
2002 Minutes & Agendas: Minutes - October 9, 2002



CENTERVILLE CITY PLANNING COMMISSION
MINUTES OF MEETING

Wednesday, October 9, 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 Brian Hulse.

MEMBERS PRESENT:

Brian Hulse, Chairman
Steven Bateman
Ann Hewlett
Diana Moesinger, (arrived at 7:10 p.m.)
Scott Vaterlaus

MEMBERS ABSENT:

Ken Averett

STAFF PRESENT:

Steve Thacker, City Manager
Blaine Lutz, Finance Director/Asst. City Manager
Lisa Romney, Deputy City Attorney
Aric Jensen, Contract Planner
Connie Larson, Recording Secretary

VISITORS:

Julie Ban, Colleen Huff, Sue Floyd, Ted Olson, Sherri Lindstrom, Becky Money, Nancy Beesley, Neil Blackburn, Sherlene Clark, Fred Hale, Teri King, Melba White, Roy DeVore, Alice DeVore, Robert Smith, Carol Smith, Colton Brown, Angella Brown, Jim Rushforth, Chad Salmon, Neil Parrish, Julie Parrish, Dave Tolman, Ivan Djambov, Jennifer Djambov, Brian Gold (City Council Member), Renee Turner (The Clipper)

PRAYER: Scott Vaterlaus

MINUTES REVIEW AND APPROVAL

Steven Bateman made a motion to approve the August 28, 2002 Planning Commission meeting minutes as amended. Scott Vaterlaus seconded the motion, which was passed by unanimous vote (3-0). Ann Hewlett abstained from voting, as she was not present at the meeting.

Diana Moesinger arrived at the meeting.

Steven Bateman made a motion to approve the September 25, 2002 Planning Commission meeting minutes as written. Scott Vaterlaus seconded the motion, which was passed by unanimous vote (3-0). Brian Hulse and Ann Hewlett abstained from voting, as they were not present at the meeting.

NEW PLANNING COMMISSIONER

Chairman Hulse introduced Ann Hewlett as a new member of the Planning Commission.

PUBLIC HEARING (COURTESY) - TEXT AMENDMENT TO THE SPECIAL DISTRICT ZONING ORDINANCE AND ZONING MAP AMENDMENT - REZONE 19.1 ACRES FROM A-1 TO SD LOCATED AT 262 WEST 400 SOUTH - NURSERY PROPERTIES, PROPERTY OWNER, STONEGATE PARTNERS LLC, PETITIONER.

Blaine Lutz, Interim Community Development Director, said the Planning Commission is considering the rezone of this property to Special District (SD), along with a text amendment to the Zoning Ordinance. The text amendment will then become the new zone.

Aric Jensen, Contract Planner, said the following issues should be considered on a rezone in a special district:

1. Is the requested zone change consistent with the General Plan, which includes the Village Center Strategic Plan?

2. Are the uses proposed in the new zone consistent/compatible with existing surrounding land uses?

3. How could implementation of the uses allowed in the proposed zone affect the health, public safety, and welfare of the community?

4. Does the proposed zone "better preserve and enhance the property and neighborhood by integrating planning and design than would be possible under other zoning regulations of this title?"

Dave Tolman, owner of Stonegate Partners LLC, 1081 Verde Circle, North Salt Lake

Mr. Tolman explained his purpose is to create a community, not just a subdivision so that many housing types can be provided. He is proposing 57 single-family detached lots and 93 townhouses on a total of 19.1 acres. Mr. Tolman displayed architectural drawings of the proposed units that will have a "French Country" look. Mr. Tolman also displayed architectural drawings of the neighborhood park, walkways, and amphitheater.

Chairman Hulse opened the public hearing for comments.

Julie Ban, 244 West Porter Lane

Ms. Ban said she believes the project will enhance the neighborhood but she would like to see fewer townhouses. She would also like to have the homes that will border existing properties be on lots that are larger than one-ninth of an acre.

Robert Smith, 280 West 400 South

Mr. West said the proposed plan is good and he is pleased with the open space and trail system.

Sherri Lindstrom, 224 West Porter Lane

Ms. Lindstrom said this concept plan allows Centerville to be a good regional neighbor, but at the same time it helps to protect the character of the neighborhood. She would like to see larger lots on the south end.

Ted Olson, 514 South Windsor Court

Mr. Olson said he approves of the proposed plan. He would like to see more single-family dwellings, as he is concerned about the traffic along 400 West. He also expressed concerns with the number of attached units.

Colleen Huff, 278 West 425 South

Ms. Huff said she likes the plan but is concerned about the traffic, and the infusion of children in the already crowded school system.

Chairman Hulse closed the public hearing for comments.

Steven Bateman made a motion to table the rezone petition to the next Planning Commission meeting in order to facilitate further review and revision, noting the Planning Commission is inclined to approve the SD Zone once it is written. Chairman Hulse seconded the motion, which was passed by unanimous vote (5-0).

Blaine Lutz explained the Planning Commission will consider the text for the SD Zone. The Planning Commission will then make a recommendation to the City Council at which time another public hearing will be held on the SD Zone

PUBLIC HEARING (COURTESY) - ZONING MAP AMENDMENT (REZONE) - PROPOSED REZONE OF APPROXIMATELY 5.0 ACRES OF LAND FROM HHSF TO R-3 LOCATED AT 575 NORTH 400 WEST. FRED HALE, CHAD SALMON, RANDY KRANTZ AND DAVID GILL, PROPERTIES OWNERS AND PETITIONERS.

Aric Jensen explained the proposed property for rezoning is bordered by Colonial Building

Supply, Pineae Nursery, and a single-family subdivision. The applicant is proposing a zone change to R-3 to allow for multi-family housing. Mr. Jensen said the proposed plan does not conform with the General Plan. Staff recommendations are:

1. Continue the zone change request and instigate a General Plan amendment process. The current General Plan does not allow for a transitional use between the heavy-commercial on Parrish Lane and the low-density uses further north. At face value, this is not sound planning and warrants further review.

2. Deny the request because it does not conform with the General Plan.

Fred Hale, applicant, said the proposal does fit in the city, and that a commercial development would not fit well because it would generate too much traffic. Mr. Hale is requesting 18 units per acre. Chairman Hulse stated that in order to have 18 units per acre, there must be some benefit to the City.

Mr. Jensen stated he does not recommend an R-3 Zone, but would prefer a transition zone to a residential zone for this area.

Chairman Hulse opened the public hearing for comments.

Robert Lawson, 529 North 150 West

Mr. Lawson said he would like the property left as is. He is concerned about the traffic that would be generated by the high-density housing.

Ivan Djambov, 561 North 150 West

Mr. Djambov said he is opposed to any high-density building. He would like to see R-2 or lower zoning.

Chairman Hulse closed the public hearing for comments.

Brian Gold, City Councilman, said he was serving on an ad hoc committee when the Master Plan was formed. He said there are inaccuracies in the General Plan and suggested this area be treated with a special zone depending upon the project. Lisa Romney stated the Special District Zone requires a minimum of ten acres, but she said the focus should be if the proposal meets the General Plan.

Steven Bateman made a motion to table the rezone request to allow the applicant to institute a site specific General Plan amendment. Ann Hewlett seconded the motion, which was passed by unanimous vote (5-0).

CONSIDER AMENDED SITE PLAN - FULL THROTTLE SPORTS IS PROPOSING TO DELAY SEVERAL CONDITIONS OF APPROVAL ON THIS PROJECT, WHICH IS LOCATED AT 240 NORTH FRONTAGE ROAD IN THE C-2 ZONE. DONALD BANGERTER AND CHAD BANGERTER, PROPERTY OWNERS AND APPLICANTS.

Aric Jensen explained that Full Throttle Sports is requesting an amended site plan and release of bond. He said in order for the bond to be released, the fence was to be removed on the south boundary of the property, which deviates from the actual property line by several feet. The adjacent property is currently vacant, but it is anticipated it will be developed in the next few years.

Chairman Hulse made a motion to table the amended site plan until background material on this subject is provided from Paul Allred. Ann Hewlett seconded the motion, which was passed by unanimous vote (5-0).

DIRECTOR’S REPORT

Chairman Hulse explained that in the R-3 Zone, the density can be increased from a maximum of 12 to 18 units per acre under a conditional use. He recommended that staff research the 12 versus 18 units per acre in the R-3 Zone. Mr. Jensen suggested looking away from the R-2 or R-3 Zone and, instead, focus on the density and what is around the property.

ALTERNATE PLANNING COMMISSION CHAIRPERSON AND LIAISON TO THE HISTORIC SITES COMMITTEE.

Diana Moesinger made a motion to nominate Steven Bateman as alternate Planning Commission Chairman. Chairman Hulse seconded the motion, which was passed by unanimous vote (5-0).

Chairman Hulse made a motion to nominate Diana Moesinger as the ex-officio member to the Historic Sites Committee. Steven Bateman seconded the motion, which was passed by unanimous vote (5-0).

At 8:46 p.m., Steven Bateman made a motion to adjourn the meeting. Scott Vaterlaus seconded the motion, which was passed by unanimous vote (5-0).

 

Brian Hulse, Chairman
Connie Larson, Recording Secretary



 
 
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