PLANNING COMMISSION MEETING
MINUTES OF MEETING
Wednesday, February 26, 2003, 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.

Brian Hulse, Chairman
Ken Averett
Lee Duncan
Ann Hewlett
Diana Moesinger
Lewis Nielsen
Scott Vaterlaus

Aric Jensen, Community Development Director
Adam Bowler, Planning Intern
Connie Larson, Recording Secretary

Debbie Randall (City Councilmember) , Phil Sessions, Fred Hales, Jann Salisbury, Ralph Kielsmeier, Anne Omer, Mike Stangl, Chad Salmon, Patrick Bodnar, Bill Wingo, Sharon Federico, Mike SalisburyRoyce Allen, Mardette Allen, Bill Wight, Marlene Brown

PRAYER: Lewis Nielsen

Lewis Nielsen made a motion to approve the February 12, 2003 Planning Commission meeting minutes as amended. Chairman Hulse seconded the motion, which was passed by unanimous vote (6-0). Diana Moesinger abstained from voting as she was not present at the meeting.

Chairman Hulse warmly welcomed Diana Moesinger who returned from an extended absence.

UDOT cancelled this presentation earlier today and will reschedule at a later date.

Aric Jensen, Community Development Director, explained the City has negotiated a sale with UDOT for 109 acres located at 700 North Sheep Road, which is straight west of the Public Works Building. He believed the negotiated selling price is $10,000 per acre for the upland areas and $1,000 per acre for the wetlands area, for a total of $1 million, from which most of the revenue will go to parks land purchase and parks improvements. The Planning Commission viewed a map of the 109 acres.

After discussion by members of the Planning Commission, and staff’s responses to concerns and questions by Planning Commission members, Chairman Hulse a made a motion to recommend to the City Council to sell the 109 acres to UDOT as part of the Legacy Parkway Nature Preserve based on the following conditions:

1. The City negotiate and obtain appropriate drainage easements to the extent that City staff deems necessary.

2. The City Council determine that the purchase price and terms of the sale are consistent and acceptable to the City.

Findings:

1.The sale will benefit the health, safety, and welfare of the community.

2. The sale is consistent with Davis County Shorelands Plan and the Legacy Parkway Plan.

3. The sale will be a benefit to the community.

Diana Moesinger seconded the motion, which was passed by unanimous vote (7-0).

Aric Jensen explained the City is looking to purchase approximately one acre of property from the Cedar Springs Homeowners Association for the purpose of a parkway. The Cedar Springs Homeowners Association has said they would welcome a "friendly condemnation", if necessary. The Planning Commission reviewed a map of the property.

Phil Sessions stated Cedar Springs is already lacking in enough property for their approved density. He said Cedar Springs has too much density for the buildings and this piece of property is part of their density, and by selling the property the density is even greater. Mr. Jensen said he disagrees because no new units are being added so the density does not change. Staff will determine if the unused property is part of the Cedar Springs density.

Chairman Hulse made a motion to recommend approval of the acquisition of approximately one acre of property from the Cedar Springs Homeowners Association for the purpose of a parkway based on the following conditions:

1. Staff research the density issue with Cedar Springs and present to the City Council the concept of the change in the density that would be created by removing the one acre, and the option to the City Council as to whether or not they would consider allowing the ground to be used towards the density calculation, as this ground is vital to allow a connection through the Bamberger property.

Findings:

1. It is assumed that the City Council finds that the ground is necessary to be able to carry-out the long-range planning goals of the City.

2. It is consistent with sound planning practices to have this piece of property as a trail space and to allow a connection between Main Street and 400 West.

3. It is consistent with the General Plan, Parks and Open Space Plan, and the Master Street Plan.

Lee Duncan seconded the motion, which was passed by unanimous vote (7-0).

Chairman Hulse explained that staff has made the revisions to Section 12-480-5 of the General Plan that were suggested from the February 12, 2003 meeting. Aric Jensen reviewed the revisions that staff made and the Planning Commission discussed them.

Ken Averett made a motion to continue the public hearing on the Northwest Neighborhood and the General Plan and directed staff to do an analysis of the major intersections of the City as discussed, and that staff be prepared at the next Planning Commission meeting to visualize and articulate the impact of the land use hierarchy standard of those intersections, and also directed staff to make changes to the Northwest Neighborhood General Plan as discussed in this session. Ann Hewlett seconded the motion, which was passed by unanimous vote (7-0).

Aric Jensen displayed a map of the proposed Independence Square that is south of Taco Maker. There are two structures being proposed. Staff and the City Engineer have reviewed the access drive shown on the curve in Marketplace Drive, and they have determined that it is unsafe as shown. They are proposing the access drive be on the south side of the buildings.

Mike Stangl, applicant, said he would like final site approval with conditions because they are part of the overall master plan for the master plan development. Aric Jensen stated that Fred Campbell and Randy Randall said the drainage issues, curb cuts, and the configuration of the buildings and storm drains must be addressed before final approval can be given.

Scott Vaterlaus made a motion to approve the preliminary site plan with the following conditions:

1. The access driveway be moved to the south end of the property.

2. The storm drain and drainage easement issues be resolved with the City Engineer.

3. Landscaping requirements be verified.

4. That the back entrance be aesthetically pleasing as possible by adding landscaping where appropriate, and screening the building as much as possible.

5. All other issues with staff be resolved.

Chairman Hulse seconded the motion, which was passed by unanimous vote (7-0).

Aric Jensen explained the City has been working with the U. S. Forest Service through a grant that has been extended twice and will not be extended again. The Parrish Lane Trailhead must be completed by June 30, 2003 before the grant runs out. Because the trailhead is on U. S. Forest Service property, the City is obligated to follow their standards. Mr. Jensen also indicated that the City proposed a foot trail that would run east/west from the existing water tank.

The Planning Commission viewed a map of the proposed trailhead.

Royce Allen is the property owner of the lower land that will be the access to the road. Mr. Allen said he is not opposed to the site and he donated the upper section of his property for the trail head to make it accessible. He said the City has agreed they will install curb and gutter up the first 80-feet from Parrish Lane. Mr. Allen expressed concern about the lower end of the road as it is only 12-feet wide up the first 80-feet. He said this road is not wide enough for the dump trucks, snow plows, and other maintenance vehicles that use this road in order to access the debris basin and the Davis County reservoir. This road is on City property, and Mr. Allen believes the road should be not less than 20-feet wide. Aric Jensen stated the U. S. Forest Service wanted a 12-foot wide road so that there would be the least amount of disruption to the land as possible.

After discussion by members of the Planning Commission and staff’s responses to concerns and questions by the Planning Commission, Lee Duncan made a motion to grant conceptual, preliminary, and final site plan approval on the condition that the final environmental clearance is granted by the U. S. Forest Service, and recommend to the City Council that they widen the bottom part of the street up the first 80-feet to be at least 20-feet wide for safety reasons. Lewis Nielsen seconded the motion, which was passed by unanimous vote (7-0).

Aric Jensen explained three options for affordable housing. They are:

1. Transfer of Development Rights (TDR). Clustering across property lines.

2. PUD Density Bonuses. Allowing higher densities in exchange for open space.

3. City Subsidies. Instead of reducing development costs, the City could subsidize utility costs or rents to make the area more affordable.

Staff recommends action to repeal the ordinance allowing 18 units per acre in the R-3 Zone, with the caveat that the City adopt other techniques to provide for moderate-income housing as stated in the Moderate Income Housing Plan.

After discussion by the Planning Commission members and staff’s responses to concerns and questions by Planning Commission members, Diana Moesinger made a motion to table the Code Amendment until staff can investigate and recommend more specific changes and devote more time to this important change, and to instruct staff to create a TDR Ordinance and a modification to the existing ordinances to handle PUD density bonuses. Lee Duncan seconded the motion, which was passed by unanimous vote (7-0).

Aric Jensen explained he studied the issues that were requested from the last Planning Commission meeting, particularly the size issue of dog houses, sheds, etc. He said he will suggest regulations under 200 square feet.

Chairman Hulse made a motion to postpone discussion of this issue to the next Planning Commission meeting. Ann Hewlett seconded the motion, which was passed by unanimous vote (7-0).

At 9:55 p.m., Chairman Hulse made a motion to adjourn the meeting. Diana Moesinger seconded the motion, which was passed by unanimous vote (7-0).

Brian Hulse, Chairman

Connie Larson, Recording Secretary