PLANNING COMMISSION MEETING
Thursday, July 28, 2005 7:00 p.m.
Public Safety Building
3925 W Cedar Hills Drive, Cedar Hills, Utah
This meeting was held via telephone to allow some Commission members to attend
Present: Alan Petersen, Chair, Presiding
Commission Members: Carl Volden, Donald Steele, Paul Hammer (via telephone), Eric Richardson, Steve Kroes (7:10 p.m.)
Kim Holindrake, City Recorder
Rodney Despain, City Planner
David Bunker, City Engineer (7:14 p.m.)
Courtney Hammond, City Meeting Transcriber
Others: Charelle Bowman, Jerry Dearinger (7:08 p.m.), Karissa Neely (7:10 p.m.), James Parker (7:20 p.m.)
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 7:05 p.m.
Donald Steele was recognized as a voting member.
2. Approval of Minutes from the May 26, 2005, Regular Planning Commission Meeting (7:06 p.m.)
MOTION: C. Richardson - To approve the minutes from the May 26, 2005, Regular Planning Commission Meeting. Seconded by C. Volden.
Aye - C. Hammer
C. Petersen
C. Richardson
C. Steele
C. Volden Motion passes.
MOTION: C. Richardson - To move Item #4 before Item #3. Seconded by C. Volden.
Aye - C. Hammer
C. Petersen
C. Richardson
C. Steele
C. Volden Motion passes.
4. Review/Recommendation on Rear Lot Line and Irregular Lots Ordinance (7:08 p.m.)
See handouts. Rodney Despain looked at the entire definition of lot lines. There are three types of lot lines: front, rear and side. To be more precise and to define a determination method when the lot lines were unclear, Rodney Despain proposed the following changes to Section 10.2.1, "Definitions for Front, Rear and Side Lot Line."
• The front lot line is defined as "that boundary or line of a Zoning Lot that is adjacent and contiguous to a public street or an approved common drive. In the instance of a Corner Lot, the Front Lot Line shall be the shorter of the lot lines located adjacent to the public street or common drive." This does not mean that the home needs to front the front lot line.
• The rear lot line is defined as "that boundary line of a Zoning Lot that is connected at each end to a Side Lot Line, and that is opposite to and most distant from the Front Lot Line. In the instance of a lot that is triangular, irregular or gore shaped (more than four sides), the Rear Lot Line shall be: (1) the lot boundary line identified as the Rear Lot Line on the final subdivision plat (where so designated), or (2) the lot boundary line most nearly parallel and most distant to the Front Lot Line, having a length of not less than 25 feet, as determined by the Zoning Administrator."
• The side lot line is defined as "any boundary line of a Zoning Lot, other than the Front Lot Line and Rear Lot Line."
To use Option 2, the Planning Commission would designate the lot lines during the approval process. C. Petersen was concerned that there are some exceptions, such as a double frontage lot. The current definitions will stand for regular lots and a section will be added to the ordinance for irregular lots that allow determination to be made by the City Council on recommendation from the Planning Commission. The Planning Commission will look at all vacant lots and make a recommendation to the City Council determining the lot lines and then a Public Hearing will be held.
C. Hammer excused - 7:55 p.m.
MOTION: C. Petersen - To refer this back to the City Planner to make the amendments, as proposed. Seconded by C. Richardson.
Aye - C. Kroes
C. Petersen
C. Richardson
C. Steele
C. Volden Motion passes.
3. Review/Recommendation on Concept for the Dearinger Subdivision (a resubdivision of Lots 9 and 10 of Amended North Meadow Estates, Plat C (7:58 p.m.)
See handouts. This proposal creates two flag lots. The Planning Commission discussed the following items.
• The building envelope on Lot 1 is on the access and utility easement.
• The proposed sewer lateral is tied to the manhole. The elevation of the lateral tie-in needs to be shown.
• Ejector pipes are not allowed.
• Sewer service to Lot 1 needs to be reviewed again once the City has all of the information.
• The Manila Water Company is the water provider.
• The owner of the subdivision provided a letter from Horrocks Engineering addressing fire flow, pressure and capacity. This needs to be verified by Manila Water.
• The City needs to see all existing and proposed utilities.
• David Bunker recommended that a geotech study be conducted on Lot 1.
• The building envelope on Lot 1 will be pulled out of the stream easement.
MOTION: C. Richardson - To recommend Concept Plat approval for Dearinger Subdivision, subject to following conditions: 1) The access and utility easement cannot be within the building envelope on Lot 1. If the easement cannot be relocated, the building envelope needs to reflect the limited buildable area, 2) The proposed sewer lateral shall not be tied directly to the manhole. In addition, the elevation of the lateral tie-in needs to be shown along with the contours of the proposed building lot, 3) Sewer service to Lot 1 should be reviewed once the information is supplied. Ejector pumps are not permissible, 4) A letter signed by Manila Water Company addressing fire flow, pressure and capacity is to be obtained before Preliminary and Final approval for all lots, 5) Access to the rear lot line is to be designated outside the rear stream easement, 6) The front lot line shall be designated by Curve C4 for Lot 1, and the northwest line composed of 68.89 feet for Lot 3, 7) Rear lot lines for Lots 1 and 2 shall be designated as the southernmost lot line, 8) For Lot 3 the rear lot line shall be designated as the easternmost lot line, 9) Preliminary plat plan shall show all existing and future laterals on all lots, 10) Approval subject to geotech report for Lot 1, 11) A five-foot utility easement shall encompass the existing sewer to the edge of easement on Lot 1. Seconded by C. Kroes.
Aye - C. Kroes
C. Petersen
C. Richardson
C. Steele
C. Volden Motion passes.
5. Review/Recommendation on Sign Ordinance (8:35 p.m.)
See handouts. C. Volden said that the Planning Commission is entering its third year considering the Sign Ordinance. He asked the Commission to consider adopting the ordinance to have something in place because commercial proposals are coming to the City. C. Steele thought it would be a mistake to pass the ordinance out of frustration and the Commission should work to make it good. The Commission will work on the Sign Ordinance at a Work Session on August 10, 2005 at 3:00 p.m.
MOTION: C. Petersen - To table this item until after the results of the Work Session. Seconded by C. Volden.
Aye - C. Kroes
C. Petersen
C. Richardson
C. Steele
C. Volden Motion passes.
6. Committee Assignments and Reports (8:55 p.m.)
No reports.
7. This meeting was adjourned at 8:56 p.m. on a motion by C. Richardson, seconded by C. Petersen and unanimously approved.
/s/ Kim E. Holindrake
Approved by Commission: Kim E. Holindrake, City Recorder
August 25, 2005