REGULAR PLANNING COMMISSION MEETING
Thursday, November 18, 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, Steve Kroes, Eric Richardson (7:03 p.m.), Brendon Dayton (7:03 p.m.)
Kim Holindrake, City Recorder
Courtney Hammond, City Meeting Transcriber
David Bunker, City Engineer (7:05 p.m.)
Konrad Hildebrandt, City Manager (8:12 p.m.)
Rodney Despain, City Planner
Others: Doug Ellis, Robyn Ellis, Jeff Byers-Carpenter Stringham Architects, Mark Hampton-Rimrock, Vic Hansen, Rex Daley-Bald Mountain Development, David Daley-Bald Mountain Development, Karissa Neely-New Utah, Jared Moll
PLANNING COMMISSION MEETING
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 7:00 p.m.
2. Approval of Minutes from the October 28, 2004, Regular Planning Commission Meeting (7:00 p.m.)
MOTION: C. Volden - To approve the minutes from the October 28, 2004, Regular Planning Commission Meeting. Seconded by C. Petersen.
Aye-C. Kroes
C. Petersen
C. Volden Motion passes.
3. Review/Recommendation on Final for Avanyu Acres, Plat D, and Canyon Heights, Plat H (7:01 p.m.)
See handouts. The City sent notification to everyone within 300 feet of Canyon Heights Lots 68 and 69, which had to be vacated in order to be part of this plat. There were no written protests from those who were notified. The Homeowners Association (HOA) sent a letter to the City stating that they were fine with this being part of Avanyu Acres, PUD.
Items of Discussion:
• David Bunker is concerned about the drainage swell on Lot 2 and feels there should be a storm drain channel pipe. The lot has a narrow building envelope and the lot is jeopardized by the open channel. The developer is willing to install a pipe that moves the water over to the north property line and will put a grate at the end of the pipe.
• The developers have proposed a three-foot high gate on Box Elder Drive. Residents will have a remote to enter but there will not be a telephone box for visitors at this gate. The Planning Commission members were concerned about the appearance of the gate and wanted the gate to reflect the proper feel for a gated community. The Planning Commission consensus is to require the gate to be six feet tall.
MOTION: C. Richardson - To recommend final plat approval of Avanyu Acres, Plat D, and Canyon Heights Subdivision, Plat H, subject to the following conditions: 1) The drainage piping shall be underground and moved until it reaches the northern lot line of Lot 2 of Avanyu Acres Plat D, 2) A grate shall be put on the end of the pipe where it dissipates, 3) The removal of old plat lines on Lots 1, 2, and 5 of Avanyu Acres Plat D, and Lot 1 of Canyon Heights, Plat H, 4) The correction of references to Spanish Vista, Plat A, 5) Final engineering, and 6) The gate shall be decorative wrought iron, six feet tall and in keeping with style of the gate at the other entrance. Seconded by C. Volden.
Aye-C. Dayton
C. Kroes
C. Petersen
C. Richardson
C. Volden Motion passes.
4. Review/Recommendation on Lexington Heights Assisted Living Center Site Plan and Exterior Elevations (7:40 p.m.)
See handouts. This item was continued from the October meeting.
Items of discussion:
• At the October meeting, the Planning Commission wanted to see more brick on the building pop-outs. This proposal adds brick on the front pop-outs, the cupola and on the north and south pop-outs. The Planning Commission would like to see some additional brick on the pop-outs on the north and south elevations as well as on the east elevation.
• The developers are still proposing asphalt shingles. The developer wants to install an asphalt roof because a tile roof would add more than $100,000 and argue that the roof can’t be seen. The proposal is a thick, asphalt, textured shingle that looks like slate. To move this project along, the Planning Commission will require a tile roof and the developer can bring a proposal to the Planning Commission for an alternative roofing system in the future.
• The appearance shall be primarily brick and stone and would allow for some stucco.
MOTION: C. Dayton - To recommend the site plan amendments for the Lexington Heights Assisted Living Center, subject to: 1) A Bartile roofing system, and 2) The November 18, 2004 architectural renderings shown with additional brick. Seconded by C. Kroes.
AMEND MOTION: C. Dayton - Any deviation from the Bartile or equivalent roofing needs to be approved by the Planning Commission. Accepted and seconded by C. Kroes.
Aye-C. Dayton
C. Kroes
C. Petersen
C. Richardson
C. Volden Motion passes.
5. Review/Recommendation on Proposed Ordinance Regarding Bed and Breakfast Facilities (8:36 p.m.)
See handouts. This ordinance includes changes and feedback from prior Planning Commission meetings. The following changes should be made to the ordinance:
• Page 1, Section 2 should read “setting forth the list of conditional uses”
MOTION: C. Volden - To recommend approval of the proposed ordinance amending the Zoning Ordinance of the City of Cedar Hills, Utah, adding the term “Bed and Breakfast Facility” to the list of definitions; providing for the establishment of a Bed and Breakfast Facility within certain residential zones in the City; setting forth the standards and criteria for placement and operation of a Bed and Breakfast Facility; and providing for the enforcement of the ordinance, as amended. Seconded by C. Richardson.
Aye-C. Dayton
C. Kroes
C. Petersen
C. Richardson
C. Volden Motion passes.
6. Review/Recommendation on Sign Ordinance (8:44 p.m.)
See handouts. C. Volden drafted the sign ordinance. The Planning Commission wanted clarification on the difference between On-Premise signs and Off-Premise signs. Off-premise signs direct attention to something other than something on the premise. Off-premise signs are subject to more regulation than On-premise signs. The Commission should consider creating separate sections for On-Premise and Off-Premise signs.
• Page 1, line 46 - After “protecting pedestrians” add “and promoting pedestrian traffic.”
• Page 2, line 4 - After “that are functional” add “human-scaled” and attractive . . .
• Page 2, line 22 - Delete the last sentence starting with “If the applicant wishes . . .”
• Page 2, line 42 - Change “for that” to “for which”
C. Petersen is concerned that the sign ordinance favors certain industries by allowing them to erect large signs that others may not. Rodney Despain suggested adopting a medallion system. Medallions would be placed on approved signs so that it is clear which signs are legal and which ones are not.
MOTION: C. Petersen -To table Items #6 and #7. Seconded by C. Dayton.
C. Richardson would like to address Item #7.
Aye-C. Petersen
Nay-C. Dayton
C. Kroes
C. Richardson
C. Volden Motion fails.
MOTION: C. Richardson - To table Item #6. Seconded by C. Volden.
Aye-C. Dayton
C. Kroes
C. Petersen
C. Richardson
C. Volden Motion passes.
(C. Petersen excused at 9:15 p.m.)
7. Review/Recommendation on Sexually-Oriented Businesses Ordinance (9:15 p.m.)
See handouts. The City cannot completely restrict these types of businesses by law. Currently, the City does not have a zone for these businesses. Konrad Hildebrandt will check with David Church to find out if the City must designate a zone for sexually-oriented businesses.
MOTION: C. Richardson - To table this item until the next meeting. Seconded by C. Dayton.
Aye-C. Dayton
C. Kroes
C. Richardson
C. Volden Motion passes.
8. Committee Assignments and Reports (9:28 p.m.)
C. Richardson - The Parks and Trails Committee is working on re-prioritizing the Parks and Trails Master Plan. They recommended to the City Council that a pocket park be created in the retention basin in Cedar Run. The City received a grant to fund half of the playground equipment.
C. Richardson attended the Citizen Planner Conference. Mayor McGee also attended and will try to bring in the speaker who presented the legal seminar at the conference. C. Richardson suggested that the Planning Commission attend the training.
9. This meeting was adjourned at 9:42 p.m. on a motion by C. Volden, seconded by C. Dayton and unanimously approved.
/s/Kim E. Holindrake
Kim E. Holindrake, City Recorder
Approved by Commission:
December 16, 2004