REGULAR PLANNING COMMISSION MEETING
Thursday, August 26, 2004 7:00 p.m.
Public Safety Building
3925 W Cedar Hills Drive, Cedar Hills, Utah
Present: Alan Petersen - Chair, Presiding
Commission Members: Carl Volden, Eric Richardson
Konrad Hildebrandt, City Manager
Kim Holindrake, City Recorder
David Bunker, City Engineer
Brad Kearl, Chief Building Official
Rodney Despain, City Planner
Courtney Hammond, City Meeting Transcriber
James Parker-City Council Representative
Other:, Karissa Neely-New Utah, Don Griffes, Vic Hansen
1. This meeting of the Planning Commission of the City of Cedar Hills, having been posted throughout the City and the press notified, was called to order by C. Petersen at 7:07 p.m.
Eric Richardson recognized as a voting member.
2 Approval of Minutes from the July 29, 2004, Regular Planning Commission Meeting (7:07 p.m.)
MOTION: C. Volden -To approve the minutes from the July 29, 2004, Regular Planning Commission Meeting, as amended. Seconded by C. Richardson.
Aye - C. Petersen
C. Richardson
C. Volden Motion passes.
3. Review/Recommendation on Preliminary Plan for Avanyu Acres, Plat D, and Canyon Heights, Plat H (7:10 p.m.)
See handouts. The preliminary plan is very similar to the concept plan. The two plats are tied together, so they need to be considered together. Plat D is the continuation of Aztec Drive to Box Elder Drive. Plat H is a single lot subdivision on Box Elder Drive. Plat H is a Canyon Heights plat and will not be part of the Avanyu Acres Homeowners Association.
• An erosion control plan needs to be submitted with a completed NOI permit.
• Water rights need to be verified.
• Currently there is only one entrance to Avanyu. There is also a dirt road along the proposed Aztec Drive, but there needs to be a paved road.
• The gate is best placed toward the top of the street near Box Elder Drive. Placing it further down the slope could be problematic during the winter. If someone started down the hill, not knowing the area is gated, it would be difficult to get back up the hill in the snow. The Council agreed that the current placement of the gate is best.
• The drainage areas are located in Canyon Heights, Plat D, and would have to be vacated to go into the Avanyu Plat.
• The future homeowner of Lot 2, Canyon Heights, Plat F, on the corner of Aztec Drive and Box Elder Drive needs access to the back of the lot, which will be closed off by the gate. That homeowner should get access behind the gate for the purpose of accessing the back of the lot. Suggestion that this be done by creating a written agreement.
• C. Volden expressed concern that the building envelopes in Canyon Heights, Plat H, take up most of the lot and could cause problems relating to preserving the hillside.
• Rodney Despain reported that there is sufficient open space throughout the entire subdivision.
• David Bunker would like to see a detail of what the drainage swell will look like to see how it will change the directions of the flow.
MOTION: C. Richardson -To recommend preliminary plat approval for Avanyu Acres Plat D, and Canyon Heights Plat H, subject to the following conditions: 1) An erosion control plan to be submitted with a completed NOI permit, 2) Details submitted on drainage swell, 3) Gate details with exact location included with final and access provided for the owner of Lot 2, Plat F, beyond the gate, 4) Any engineering or redline comments, 5) Verification and submission of water rights, and 6) Plat vacation for drainage areas from Canyon Heights, Plat D. Seconded by C. Volden
Aye-C. Petersen
C. Richardson
C. Volden Motion passes.
The drainage easement was dedicated to the City but should no longer be in the City’s name. Rodney Despain and Kim Holindrake will determine what needs to be done to vacate the property. At this point, the preliminary plan should go to the City Council.
MOTION: C. Volden - To address Agenda Item 6 before Item 4. Seconded by C. Richardson.
Aye-C. Petersen
C. Richardson
C. Volden Motion passes.
6. Review/Recommendation on Sign Ordinance (7:32 p.m.)
See handouts. The Sign Ordinance talks about general purposes of signs throughout the City. Brad Kearl felt that the Sign Ordinance is comprehensive and well written.
• Any language that refers to the “Community Development Director” should be changed to the “City Manager” because the City does not have a Community Development Director at this time.
• Section 4A. C. Petersen felt it is not necessary to require a permit to repair a sign. Brad Kearl felt that this provision addresses signs that are currently up and don’t meet the ordinance. C. Volden pointed out that requiring a permit for repairs would ensure that the repair complies with City standards.
• David Bunker pointed out that the maximum square footage for monument signs is 80 square feet (Page 13, Section D, part 1). That size might be too large.
• C. Petersen proposed that the Planning Commission table the item and start looking at the ordinance page by page.
MOTION: C. Petersen -To table the sign ordinance until the next meeting and request that the City incorporate the comments made tonight. Seconded by C. Richardson.
Aye-C. Petersen
C. Richardson
C. Volden Motion passes.
Rodney Despain requested that the Sign Ordinance include a definition section. He suggested that the ordinance be organized so that the main issues, such as what kind of signs are permitted, are addressed first, before discussing enforcement and abatement.
4. Review/Recommendation on Proposed Ordinance Regarding Bed and Breakfast Facilities (8:00 p.m.)
See handouts. The Planning Commission dealt with this issue quite a while ago, but the items were never resolved. Rodney Despain wrote a recommendation based on what the Planning Commission thought was important at the time of their initial review. A Bed and Breakfast (B&B) is commercial in nature but is located in a residential zone. The City is concerned with maintaining the residential feel of the zone. Many cities approach maintaining historic structures by allowing Bed and Breakfast facilities.
There are three significant sections of the recommendation.
• 1) Definition of Bed and Breakfast: A one-family dwelling, occupied by a residing family and containing one or more sleeping rooms intended for the occupancy by persons unrelated to the residing family on a short-term basis (overnight and up to two weeks)
• 2) Where Bed and Breakfasts would be permitted - this recommendation only allows them in the RR-1-20,000 Zone in order to limit the number of facilities to lots with adequate acreage to accommodate a B&B.
• 3) The terms and conditions.
The Commission reached a consensus in that they would like to allow Bed and Breakfast facilities, protect neighbors, and make the ordinance easily enforceable. The Commission was concerned with sufficiently limiting the number of Bed and Breakfast facilities. C. Petersen felt the best way to limit is by restricting them to historical structures as well as increasing the required lot size to at least one acre. C. Richardson felt that adding a frontage requirement of 200 feet would help maintain the residential feel surrounding Bed and Breakfast facilities. Rodney Despain agreed to rewrite the recommendation to reflect the following changes:
• Section 3, number 9 should state that the monument sign cannot be larger than 10 square feet.
• Add a frontage requirement of 200 feet.
• Increase required lot size to 30,000 square feet.
• Modify the formula of an extra bedroom to 5,000 additional square feet.
• Start the threshold at two bedrooms.
• Add that the inspection should be done by the City’s inspector.
• Change to conditional use.
MOTION: C. Petersen-To table this item until corrections have been made. Seconded by C. Richardson.
Aye-C. Petersen
C. Richardson
C. Volden Motion passes.
5. Review/Recommendation on the Guidelines for the Design and Review of Planned Commercial Development Projects (8:50 p.m.)
• Kim Holindrake will revise the Table of Contents after the Commission has finished their review.
• Page 6, 3.1.3, line 37, delete “Residential”
• Page 6, 3.1.3, line 38, delete “Residential”
• Page 6, 3.1.3, line 45-46, delete “as are multiple-family residential uses.”
• Page 6, 3.1.3, line 42-44, delete the sentence that begins “Office uses are limited. . .”
• Page 8, 3.2, starting at line 21, should be lettered and single-spaced and keep categories on one line.
• Page 11, 4.1.1, 58 should read “Mixed-Use Office” rather than “Office/Residential Subdistrict”
• Page 14, Replace pictures with exact pictures and specifications for the street lights.
• Page 19, line 34 should be changed to “Mixed-Use Office”
• Page 19, line 38, delete “Residential”
• Page 20, line 8, spell out thirty (30)
• Page 22, Approval Procedures will be the procedures set forth in the Zoning Ordinance under Section 4-6A-2, Paragraph 2, entitled “Procedure Leading to Approval.”
• Page 11, add Lexington Heights graphic along with ABCBA graphic.
• Page 14, substitute lighting pictures.
• Page 19, add another graphic of Mixed-Use Office
• Page 23, enlargement of picture on page 6
• Page 16, insert portion of elevation from WalMart sketches
• No restaurant graphic on page 25
• Delete graphic on page 32
• Replace the words “Town homes” with “Office” on page 31
• Page 34, substitute the street lamp pictures
• Have page 35 cross hatched rather than colors.
• On page 35, make all the setbacks 30' or delete the numbers and delete the word “Residential”
MOTION: C. Richardson - To adopt the Guidelines for the Design and Review of the Planned Commercial Development Projects, as amended and forward it to the City Council as amended. Seconded by C. Volden.
Aye-C. Petersen
C. Richardson
C. Volden Motion passes.
7. Committee Assignments and Reports (9:40 p.m.)
The Parks and Trails Committee lost two members. At the last meeting, a new chair and vice chair were appointed. The Committee addressed the Eagle Scout project that was proposed to include the installation of a water feature. The Committee decided to put it at the roundabout on Cedar Hills Drive and 4600 West and to have the water flow in two directions. Jim Loveridge is going to take on the responsibility of looking into skate parks. Jennifer Goolsby will be the new staff representative for the Parks and Trails Committee.
Kim Holindrake will be the staff representative for the Golf Course Committee.
8. This meeting was adjourned at 9:45 p.m. on a motion by C. Volden, seconded by C. Petersen and unanimously approved.
/s/ Kim E. Holindrake
Kim E. Holindrake, City Recorder
Approved by Commission:
September 30, 2004