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Planning
2002 Minutes & Agendas: Minutes - December 11, 2002



CENTERVILLE CITY PLANNING COMMISSION
MINUTES OF MEETING
Wednesday, December 11, 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 Chairman Brian Hulse.

MEMBERS PRESENT:

Brian Hulse, Chairman
Ken Averett, arrived at 7:30 p.m.
Ann Hewlett
Diana Moesinger, arrived at 7:22 p.m.
Lewis Nielsen
Scott Vaterlaus

MEMBERS ABSENT:

Steven Bateman

STAFF PRESENT:

Blaine Lutz, Interim Community Development Director
Aric Jensen, Contract Planner
Fred Campbell, City Engineer
Connie Larson, Recording Secretary

VISITORS:

Jesse Taylor, Dave Bell, Joni Lorscheider, Shelly Perkins, Kris Wright, Laura Stanford, Barbara Ward, Lori Anderton, Jeanine McFarland, M. Scott Perkins, Justin Manning, Bill Davies, Margaret Vowles, Rory Baldree, Bobby Baldree, Sally Green, Kyle Green, Karen Cravens, Julie Larsen, Kandis Layton, Greg Hodges, Kalin Hodges, DeWayne Randall, William Cluff, Cristin Strong, Diana Jensen, John Gally, Janalee Hansen, Derren Klein, Julie Smith, Colleen Sessions, Phil Sessions, Carolee Flannery, Jason Sparks, Drew Larsen, Bud Stanford, Renee Turner, The Clipper

PRAYER: Scott Vaterlaus

MINUTES REVIEW AND APPROVAL

Scott Vaterlaus made a motion to approve the November 12, 2002 Planning Commission meeting minutes as amended. Ann Hewlett seconded the motion, which was passed by unanimous vote (4-0).

PUBLIC HEARING - GENERAL PLAN AMENDMENT - AMENDMENT TO SECTION 12-480-5(1) NEIGHBORHOOD 4, NORTHWEST CENTERVILLE RESIDENTIAL POLICIES, REGARDING ALLOWANCE FOR MEDIUM AND HIGH-DENSITY HOUSING AND LOW AND MODERATE INCOME HOUSING, GARRISON CONSTRUCTION COMPANY, PETITIONER

Brian Hulse made a motion to table the General Plan Amendment request pursuant to the applicants request until such time it is deemed appropriate to consider. Lewis Nielsen seconded the motion, which was passed by unanimous vote (4-0).

PUBLIC HEARING (COURTESY) - PROPOSAL TO CREATE ANGLED PARKING FOR CENTERVILLE ELEMENTARY SCHOOL LOCATED AT 100 EAST 400 NORTH, DAVIS COUNTY SCHOOL DISTRICT, PROPERTY OWNERS AND APPLICANTS

Blaine Lutz, Interim Community Development Director, explained the applicant is proposing angled parking on 100 East and 200 East. If the City considers the angled parking on the street, there will need to be an ordinance amendment because the City Ordinance prohibits parking that backs onto a public street.

Bill Davies, representative for the applicant, stated he is the Chairman of the Community Council for Centerville Elementary School. Mr. Davies explained that Centerville Elementary School has a higher than average number of volunteers and parental involvement at their school. The School District is asking for the ordinance to be rewritten so that there is the ability to grant a waiver should the circumstances seem prudent, which in this situation it would be since 100 East and 200 East are not highly traveled streets. Twenty-one spaces are proposed for 200 East and 27 spaces for 100 East.

An overhead transparency of the school property was displayed.

Chairman Hulse opened the public hearing for comments.

Rory Baldree, 246 North 200 East

Mr. Baldree said he is concerned with the safety of the children and other pedestrians if there is angled parking on 200 East, as there is a high amount of pedestrian traffic in the morning and after school. He believes too much of the playground area would have to be removed for the parking, which he is against. He would also be against losing parallel parking on the east side of 200 East.

Jesse Taylor, 1493 Cheever Lane, Farmington

Mr. Taylor, Principal of Centerville Elementary, explained that on 200 East there is a provision for a sidewalk and fence next to the playground, so the cars would not extend past the curb. It will not be necessary to move the backstop on the playground. On 100 East, the existing trees would not be removed. The existing fence and sidewalk would need to be moved 18 feet to the east to make room for the angled parking, which would move the current fence three feet from the edge of the soccer field. The lot that the school is on today would not qualify as a site for an elementary school by today’s standards, which is ten acres minimum for State code. Mr. Taylor said 100 East is closed for parking during the day on the west side and the proposed parallel parking would actually widen the street.

Greg Hodges, 739 East Pages Lane

Mr. Hodges said when he drops his son off on 200 East for school, it is more dangerous for children in the present situation because there are four to five cars that are parked on the west side of 200 East and everyone else stops in the middle of the street to drop their children off. He is in favor of the angled parking to eliminate this problem. Mr. Hodges also expressed concern that there are many children who walk in the middle of the street, as there are no sidewalks near the school on 200 East. He also believes both of the soccer fields are needed and taking away the soccer space is a detriment.

Chairman Hulse closed the public hearing.

Fred Campbell, City Engineer, explained the proposal for angled parking is not safe near a school. He said there is a potential threat to children walking or riding bicycles if someone backing out into the street did not see them, and the risk is not worth it. He believes there are safer solutions that can be worked on with a task force or a committee.

Lewis Nielsen asked if it would not be a good idea to have the sidewalk on the east side regardless of whether the parking is changed or not. Mr. Taylor and Mr. Campbell both replied in the affirmative.

Aric Jensen reported he talked with Paul Rowland, Bountiful City Engineer, who said angled parking in Bountiful required a 49 ½ feet half width on Main Street, which is 100 feet of right-of-way for the parking and two lanes of traffic. The proposed drawings do not meet the accepted engineering standards which is a liability concern. No federal money is allowed for diagonal parking going into a public right-of-way. He also said Tolman Elementary has done away with angled parking.

Scott Vaterlaus stated it is difficult to design parking for schools because there is congestion in the morning and afternoon, but during the day the stalls are empty. He also said the proposed stalls are not sufficient for safe parking.

Mr. Taylor said the funding is in place for this project from a bond election that was approved last year and would not use federal money. He said the proposed parking is also for staff that currently have to park on Parrish Lane or 100 East and 200 East. Mr. Taylor said there is a need for 60 parking spaces which would eliminate one soccer field, if constructed entirely on 100 East or school property.

Ken Averett proposed a joint venture between the Davis County School Board and the City relative to parking at Founders Park. Mr. Lutz explained the City Hall/Founders Park Master Plan that was developed in June of 2001 proposed taking parking off of Main Street and moving it to the City Hall property. The disadvantage is the children would have to cross 100 East to get to the school. Mr. Lutz said the trade-off would be the consideration that the School District could pay for the paving costs. Fred Campbell stated he agreed with this proposal.

Ken Averett made a motion to table the proposal for angled parking at Centerville Elementary School, and directed staff to have a dialogue with the City Council and the Davis County School District Board on the proposal of having parking space developed at Founders Park. Staff will report at the next Planning Commission meeting to see if this proposal is viable. Chairman Hulse seconded the motion, which was passed by unanimous vote (6-0).

PUBLIC HEARING - CONDITIONAL USE PERMIT - DAVE’S COMPLETE AUTO SERVICE LOCATED AT 335 SOUTH FRONTAGE ROAD IN THE C-2 ZONE IS PROPOSING A POLE SIGN, DAVE BELL, PROPERTY OWNER AND APPLICANT

Aric Jensen explained the applicant is requesting a conditional use permit to construct a pole sign that is larger than currently permitted by the Sign Ordinance (Section 12-340-3(10)(B)6(b). The Sign Ordinance says "Where possible and practical, adjoining property owners are encouraged to co-locate business signs on a single free-standing sign structure. As an incentive to property owners to co-locate signs, the Planning Commission may allow additional height and area for such signs under a conditional-use permit, not to exceed 40 feet in height and (150 feet) in area."

Mr. Jensen said the property is one lot with no adjoining business owners. There are no adjoining property owners and staff feels the proposed sign request does not meet the requirements of the Ordinance.

Chairman Hulse opened the public hearing for comments.

Jason Sparks, 285 South Frontage Road

Mr. Sparks, Assistant Manager Les Schwab, expressed concern about the height, width, and how far from the curb the sign will be located. The current bid shows the sign being taller and wider and closer to the curb than the Les Schwab sign. Mr. Sparks is concerned the proposed sign will cover the Les Schwab sign.

Chairman Hulse closed the public hearing for comments.

Dave Bell, applicant, displayed photographs of the Les Schwab sign that Mr. Bell believes is out of compliance. Mr. Bell stated he owns enough property to allow a 35-foot high pole with a 50-foot wide sign. He also controls, through an L.L.C., the neighboring property, which is not yet developed. He said he wants to expand his used car business by demolishing the white house and expanding the car lot. Mr. Bell said he needs the extra height for the pole sign so that the freeway traffic can see the sign.

Chairman Hulse stated the ordinances must be complied with, but if there are two separate property owners, this may not be done until the other business is in place. Blaine Lutz explained to Mr. Bell that to expand the property for a car lot, the process must be complied with through a conditional use permit.

Mr. Bell stated that if he is allowed to have a 30-foot high pole sign, he will agree to bind both properties to the sign forever unless he takes the sign down.

Lewis Nielsen made a motion to accept the deviation from the Sign Ordinance as requested. Findings:

1. Recommend conditional use to a 30-foot high pole sign with an area of 150 square feet with the following conditions:

2. Both property owners sign an agreement acceptable to the City acknowledging that the conditional use is for both properties controlled by Mr. Bell, and a 25-foot and 100 square foot sign would not be allowed on the neighboring property until such time as the sign approved tonight has been removed.

3. Motion is based on the fact that the City wishes to reduce the number of pole signs and because the property owners where the businesses will be co-located will be allowed one sign until such time, as the larger sign approved tonight is removed.

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

Mr. Bell agreed to the conditions set forth by the Planning Commission.

PUBLIC HEARING - CONDITIONAL USE PERMIT - DERREN KLEIN TILE & GRANITE IS PROPOSING TO EXPAND THEIR BUSINESS TO INCLUDE STORAGE, LIGHT MANUFACTURING, PROCESSING AND PACKAGING OF STONE AND TILE PRODUCTS ON THEIR SITE LOCATED AT 177 NORTH 1250 WEST IN THE B-P ZONE, DERREN KLEIN, PROPERTY OWNER AND APPLICANT

Aric Jensen said the applicant is requesting to develop and expand the adjoining property and add an additional office building and light manufacturing facility. The property is heavily encumbered by utility easements that run east-west. The proposed use is in harmony with what is existing on the property. Staff requests that the road that is installed align with the road across the street to the East so there is not an off-set.

Chairman Hulse opened the public hearing for comments. There was no one wishing to comment and the public hearing was closed.

Derren Klein, applicant, said the land would be used mainly for parking and a storage building. The new building will house new offices and light manufacturing, and the exterior will be completed with granite slabs.

The Planning Commission viewed an overhead transparency of the property with the proposed building.

Scott Vaterlaus made a motion to approve the conditional use permit based on the following findings:

1. The conditional use is in compliance with the General Plan.

2. It is harmonious with the uses in the area.

3. It is noninjurious to the health and safety of the public.

4. Approval is based on the access road alignment and related access issues being resolved to staff’s satisfaction.

5. Applicant will take the necessary steps to reduce dust and noise to not be injurious or a nuisance to neighboring properties.

6. External storage be in compliance with the ultimate site plan that is approved.

7. Applicant is responsible to obtain all other necessary permits and approvals.

8. Back (most westerly) building is to be limited to office or storage space only if the Legacy Highway does not go through.

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

CONSIDER ZONE MAP AMENDMENT - 2ND APPLICATION - CONSIDER SECOND APPLICATION TO REZONE APPROXIMATELY 1.3 ACRES OF LAND FROM A-1 TO R-1-85 LOCATED AT 370 WEST 400 SOUTH (PORTER LANE), KIM AND CONNIE DUNN AND LEON AND LEANN LAWSON, PROPERTY OWNERS AND APPLICANTS.

Blaine Lutz explained the Planning and Zoning Ordinance states " if a rezone has been denied on the same property and the same zone, a second application cannot be accepted for one year from the date of denial unless the Planning Commission determines that there has been a substantial change in circumstances as to merit the consideration of a second application prior to the expiration of such time." Mrs. Dunn is requesting a second application for the R-1-85 Zone prior to the one year expiration date of April 2, 2003 because of the change in circumstances on the nursery property. Mr. Lutz said the Porter Lane Special District Zone was recently approved and the Dunn property borders on the corner of that zone. The original rezone was denied by the City Council because they felt it was not in conformance with the General Plan for property along Porter Lane.

Diana Moesinger made a motion to accept the request of Mrs. Dunn to submit a second application prior to the expiration of the disapproval (April 2, 2002), due to the extreme change in the Dave Tolman property that it justifies her request. Chairman Hulse seconded the motion, which was passed by unanimous vote (6-0).

Upcoming Agenda Items:

1. Bamberger Station.

2. General Plan amendment request in the northwest quadrant.

3. Rezone requests in the northwest quadrant and east of City Hall.

PLANNING COMMISSION 2003 MEETING SCHEDULE

Chairman Hulse made a motion to approve the 2003 Planning Commission meeting schedule as amended. Diana Moesinger seconded the motion, which was passed by unanimous vote (6-0).

Chairman Hulse asked the Planning Commissioners to review the General Plan for the northwest quadrant (neighborhood four) and submit comments for staff’s consideration.

On January 8, 2003 at 6:00 p.m., Aric Jensen will have a public outreach meeting for the citizens in the northwest quadrant. The regular Planning Commission meeting will follow at 7:00 p.m.

The meeting was adjourned at 10:00 p.m.

 

Brian Hulse, Chairman
Connie Larson, Recording Secretary



 
 
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