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2000 Minutes & Agendas: Minutes - February 16, 2000


Wednesday, February 16, 2000 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 Brian Hulse.


Steven Bateman
Robert Chamberlain
Brian Hulse, Acting Chairman
Paula Tew
Scott Vaterlaus


Grant Talbot
Bruce Powell, Chairman


Paul Allred, Community Development Director
Colleen Sessions, Recording Secretary


Bret Millburn, Steve Blackham



Since there was not a quorum present to approve the minutes of the Planning Commission meeting held January 26, 2000, they were not reviewed.

CODE AMENDMENT -- Section 12-340-3(9) of the Sign Ordinance regarding amendments for Main Street and Pages Lane commercial districts -- Consider draft ordinance.

Paul Allred, Community Development Director, reported Deseret Industries would like to share a marquee or directory sign with JoAnne’s Fabrics and perhaps another tenant. Currently, the sign ordinance does not allow for marquee/directory signs on Pages Lane. The intent of the ordinance, however, was to have the same basic regulations for both Main Street and Pages Lane. The primary purpose of this code amendment is to allow for low profile marquee/directory signs for the Pages Lane commercial area and to set forth rules for area, location, size, etc, for directory signs similar to the allowances for monument signs. Staff has reviewed the draft as prepared by the Assistant City Attorney, Lisa Romney, and is comfortable with the premise of allowing sites with multiple tenants or lots with multiple buildings to have a marquee monument sign. This change to the ordinance corrects an oversight and creates more flexibility regarding monument sign and marquee monument signs in the Pages Lane commercial area.

Mr. Allred directed the Planning Commission to Lisa Romney’s letter which states the amendments will permit low-profile directory signs for qualified developments in the Pages Lane District as well as the Main Street District. As drafted, a separately owned parcel or lot with a single-tenant building is permitted to have one low-profile business sign. Parcels or lots with more than one single-tenant building and/or with one or more multi-tenant building(s) is permitted to have one low-profile directory sign but not an additional low-profile monument sign.

Acting Chairman Hulse asked if the JoAnn’s Fabric pole sign would be removed.

Mr. Allred indicated this sign has been grandfathered as a legal non-conforming sign and would remain on site. Lisa Romney looked into the issue and this is her legal opinion.

Paula Tew made a motion to recommend approval of Section 12-340-3(9) of the Sign Ordinance regarding amendments for Main Street and Pages Lane Commercial District to the City Council.

Robert Chamberlain seconded the motion. Voting was unanimous (5-0).

DISCUSSION -- Draft Section 12-320-13 of the Planning and Zoning Ordinance regarding the possible adoption of a new Neighborhood Commercial Zone (NC) -- Consider draft ordinance and possible locations.

Paul Allred, Community Development Director, brought to the Planning Commission, as directed, draft language patterned after similar zones in Layton and Farmington that would allow for limited commercial use in a residential setting. Staff has attempted to incorporate the ideas discussed at the workshop held on this matter previously. The draft ordinance shows that most uses are conditional, not permitted by right, and that the standards for area, frontage and setbacks are reasonable. This draft is not a comprehensive ordinance but attempts to address major concerns expressed by the Planning Commission, neighbors, and applicants in this matter. Staff recommendation was for the Planning Commission to consider the implications of this new zone and to make any adjustments necessary to the draft. Further review and discussion will take place at the Planning Commission meeting on February 23, 2000.

Brian Hulse, Acting Chairman, asked for a definition of accessory use or building.

Mr. Allred responded accessory use generally refers to storage buildings, sheds.

Mr. Hulse, Acting Chairman, asked specifically if utilities could be located within these type buildings.

Mr. Allred indicated utilities are generally considered to be acceptable.

The Planning Commission agreed to move "accessory use or building" from the permitted use section to the conditional use section since an out building associated with a business might have negative impacts on neighboring properties.

Acting Chairman Hulse felt specific limitations should be used as to how much Neighborhood Commercial could be allowed in an area. The intent would be to control the Neighborhood Commercial zoning throughout the city so that it fits in with the existing homes but would not expand within the area to a larger, more intrusive commercial use.

Mr. Allred indicated that at high traffic intersections, such as Parrish Lane and 400 West, single-family dwellings would probably not be desirable located on the corners. These lots would probably be more attractive to some type of commercial development. Mr. Allred also indicated it may be time to properly rename the City’s C-1, C-2, and Main Street/Pages Lane areas to different, more identifiable names, such as Main Street Commercial, Gateway Commercial or General Commercial, etc.

Acting Chairman Hulse asked Mr. Allred to use language that would make specific limitations on how much Neighborhood Commercial would be allowed in an area.

Mr. Allred indicated that he could add a separate provision that would indicate, as a general rule, that the Planning Commission intends to limit Neighborhood Commercial zoning to a half-mile radius from any other Neighborhood Commercial Zone.

Robert Chamberlain expressed his concern that this type of zoning could expand very fast and he would like to see strong rules prohibiting expansion of the zone.

Mr. Allred suggested draft language that would state a Neighborhood Commercial zoned area may not be larger than one acre in area and must be separated from any other similarly zoned area by a one-half mile radius.

Paula Tew suggested Mr. Allred determine exactly how far apart Chase Lane on the Frontage road and Chase Lane on Main Street were, since these areas may be likely areas to be zoned Neighborhood Commercial.

Mr. Allred clarified with the Planning Commission that the intent was to have the Neighborhood Commercial Zone very limited, only in a few spots in the city, with everything being a conditional use, except for single-family dwelling and home occupation.

Acting Chairman Hulse suggested under #6 Development Standards A. the word "adequate" be deleted so that additional landscaping could be mandated by the Planning Commission to provide a strong buffer, Neighborhood Commercial use and the adjacent residential uses. The Planning Commission should have flexible wording in this section so that landscaping would be determined and approved during conditional use and site plan review. #6. D. The building height requirement should read: "No building shall be erected to a height greater than thirty-five feet or less than ten feet."

Mr. Allred will bring a final draft ordinance to the next Planning Commission meeting for review.

DISCUSSION --GENERAL PLAN -- Draft changes to Section 12-480-4(2), Neighborhood 3 (Northeast Centerville) Commercial Policies -- Consider draft ordinance.

Mr. Allred, Community Development Director, reported Lynda Hobson is asking for non-single family use on the corner of Parrish Lane and Main Street. Currently the General Plan for this area of the city is specific in its prohibition of anything but low-density single-family use. The inclusion of a different use at this location without adding some flexibility to the General Plan could be viewed as ill-advised. Staff suggested that the draft ordinance delivered to the Planning Commission be reviewed with the long-range possibility of expansion. There has been interest expressed by some residents along Main Street to allow some multi-family development just north of Parrish on the east side of the street. There have been many inquiries over the years about developing commercial properties on the west side of Main Street north of Parrish Lane. The lots north of Parrish Lane on both sides of the street are deeper and have commercial potential. However, the General Plan is very definitive that no additional commercial properties should be developed on Main Street north of Parrish Lane. Over the next five to twenty years, these older homes could continue to deteriorate and pressure may mount for the City to commercially zone both sides of Main to approximately 600 North. Staff has drafted a simple change to the General Plan that would accommodate something other than low-density single-family use in Neighborhood 3, Northeast Centerville. This item has been noticed for public hearing on February 23,2000; therefore, the Planning Commission needs to make any changes and direct Staff to bring back a final draft for the next meeting.

Acting Chairman Hulse expressed his opinion that a change to the General Plan is necessary to provide for uses that, in reality, are better suited for this particular area.

Mr. Allred reminded the Planning Commission that the Neighborhood Commercial Zone does not address multiple-family dwellings and asked if the Planning Commission would like that consideration placed in the Neighborhood Commercial Zone.

Acting Chairman Hulse felt that was not the intent of the Neighborhood Commercial Zone. If that use were desirable, then they could come before the Planning Commission for a conditional use permit under existing zoning.

Mr. Allred asked for clarification whether it was the intent of the Planning Commission to approve limited commercial use in the immediate vicinity of Parrish and Main Street, and that the City could consider some multi-family use in this area? Acting Chairman Hulse suggested and the Planning Commission confirmed that this was their intent.

Mr. Allred asked the Planning Commission if they might consider other open areas in the Northeast area of Centerville where developers might want to have multi-family dwellings or a Planned Unit Development such as Main Street and Lund Lane, or the large vacant area north of Ricks Creek.

Paula Tew responded that if multi-family dwellings were allowed in this area, it would balance out what is allowed in the southwest area of the city.

Mr. Allred indicated that the subcommittee that is studying the Calthorpe Plan could look at the General Plan as a whole in regard to this issue.

Acting Chairman Hulse requested that the word Residential be taken out to read under 3. B. Water "future development in this neighborhood must be carefully considered for impact on the City water system".

Discussion -- U.S. West request for consideration of possible changes to Section 12-340-11, Wireless Telecommunications Facilities Ordinance regarding "stealth technology" design and permitted versus conditional uses.

Mr. Allred, Community Development Director, made a suggestion to postpone discussion of this item until the Planning Commission could study the report in greater depth. He asked for one member of the Planning Commission to work with him on this ordinance.

Paula Tew volunteered to study the issue and work with Mr. Allred.


A.Calthorpe Master Plan Workshop

1. Next meeting March 1, 2000 5:30 p.m.

2. Brian Hulse is the Chairman.

3. Staff will set the agenda with the approval of Brian Hulse. Paul Allred will be a resource to the committee. The committee is welcome to suggest a speaker to address the group, or produce handouts or other helpful items to assist the committee in gathering data.

4. The name of the committee is not important. It can remain as the Subcommittee to study the Calthorpe Master Plan.

5. The committee members are very talented and staff has confidence they will do a good job on this matter.

B.At 6:00 p.m. on February 23,2000 there will be a joint meeting with the City Council. The meeting is to consider a conceptual subdivision plat for the old city hall property. The Redevelopment Agency of Centerville is proposing to subdivide that property. This would be a three-lot subdivision. The City is in negotiations with a Utah based business that wants to buy one lot, with options on the other two, to potentially build the entire project in the next few years.

C.Proposed development to come to Centerville: Garden Country wants to share a site with Smitty’s; Pheasant Village Subdivision; Loewen/Roberts development; Cutler Subdivision; Symphony Homes, final phase of Lexington Park; Brad Porter rezone; Mark Green’s project; Hobson rezone.

D.Move the March 22, 2000 Planning Commission meeting to March 23, so the entire Planning Commission can attend training by Jody Burnett in West Valley. The Planning Commission agreed to move their March 22 meeting to March 23.

E.Special Area Management Plan (SAMP) will be a joint planning group with Farmington, Centerville and the Davis County Planning group to collaborate with planning the area west of the freeway.


The Planning Commission meeting was adjourned at 8:30 p.m.


Brian Hulse, Acting Chairman

Colleen Sessions, Recording Secretary

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