PUBLIC HEARING AND REGULAR PLANNING COMMISSION MEETING
Thursday, September 27, 2007 7:00 p.m.
Public Safety Building
3925 W Cedar Hills Drive, Cedar Hills, Utah
Present: Steve Kroes, Chair, Presiding
Commission Members: Cliff Chandler, Craig Clement, H.R. Brown, Donald Steele, Scott Jackman, Tom Gleason (7:15)
Greg Robinson, Assistant to the City Manager-Planning
David Bunker, City Engineer
Courtney Hammond, City Meeting Transcriber
Eric Richardson, City Council Representative
Others: Carl Pitt, Roy Nelson
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 at 7:05 p.m. by C. Kroes.
Craig Clement was recognized as voting member.
2. Preliminary for Commercial Property Located on the Southeast Corner at the Intersection of Cedar Hills Drive and 4800 West (7:07 p.m.)
3. Preliminary for St. Andrews Estates Located at Approximately 1950 North 10570 North along Canyon Road - CANCELLED
4. Approval of Minutes from the August 30, 2007, Regular Planning Commission Meeting (7:08 p.m.)
MOTION: C. Chandler - To approve the minutes from the August 30, 2007, Regular Planning Commission Meeting. Seconded by C. Clement.
Abstain- C. Steele Motion passes.
5. Review/Action on the Preliminary Subdivision Plat for the Debra Kay Subdivision (7:09 p.m.)
See handouts. Greg Robinson stated that this subdivision is in the R-1-20,000 zone, and fits the zone nicely. There are a few items that need to be addressed for preliminary approval: a curve that is included in the description needs to be excluded and dedicated to the city; a sewer stub needs to be identified; an easement and lateral across lot 1 for sewer on lot 2 needs to be identified; Canyon Road drive access needs to be identified; the ADA access needs to be moved onto the corner or onto 4430 North; a streetlight needs to be added to the corner of Canyon Road and 4430 North; the drainage must be revised because sumps cannot be located in the public right of way; drainage calculations need to be submitted; and water rights need to be purchased for one lot.
• C. Steele stated that cars go at least 50 mph at that point of Canyon Road. He would like prohibitions on the driveway access on lots that enter or exit from Canyon Road. Greg Robinson said that lot 2 cannot enter or exit on Canyon Road. There is a home on lot 2 that enters/exits on 4430 North. C. Steele said that lot 1 needs to show adequate turnaround so that no car backs out onto Canyon Road.
MOTION: C. Clement - To recommend preliminary approval of the Debra Kay Subdivision subject to the items presented in the staff memo, which are: the legal boundary description of the property needs to exclude the area dedicated to the City; lot 1 needs to identify where the sewer will be stubbed; lot 2 needs to identify the sewer lateral and the easement across lot 1; drive access for lot 2 and the Canyon Road drive access for lot 1 need to be identified on the plans with sufficient driveway space for lot 1 to allow for turnaround; the Canyon Road ADA access will need to be moved to the corner of 4430 North; a street light will be required to be added to the corner of Canyon Road and 4430 North; drainage must be revised; sumps cannot be located in the public right-of-way; drainage calculations must be submitted; and water rights for lot 1 must be purchased prior to final approval. Seconded by C. Chandler.
C. Steele Motion passes.
6. Review/Action on the Concept/Preliminary Subdivision Plat for the Commercial Property Located on the Southeast Corner at Intersection of Cedar Hills Drive and 4800 West - Amsource (7:30 p.m.)
See handouts. Greg Robinson stated that the developer wants to divide the property into four lots. Lot 4 is the only one that will be developed at this time. Lot 1 will be developed soon, but under a separate approval process. The code requires that a commercial development master plans at least 10 acres. The second page of the site plan shows the master plan for the 10 acres. The purpose of that portion of the code is to make sure that developers take into account the entire area and plan accordingly. Carl Pitt of Amsource has contacted the adjacent property owners—the Smarts. They currently have no plans for the adjacent area. When the undeveloped land develops, the City can require that they master plan with the existing commercial.
David Bunker stated that the intersection and connection between these three acres and the Smart property is already in place and has been planned to line up with the access across the street. Returns for south access should be constructed. The lighting plan needs to show more detail. The geotech report needs to be submitted with storm drain calculations. The sewer line profile needs to be shown. There needs to be a 5-foot offset for water lines on 4800 West. The water line that goes through the lot needs to stay north of the water line with no crossover of utility lines. He would like to see access to the property line on the west.
Carl Pitt of Amsource stated that Chase Bank is under contract and is waiting for Amsource to subdivide. This site plan includes the elevation for lot 1 along with subdivision improvements and interior paving. Chase Bank will come with a site plan for its own building. Lot 1 uses materials compatible with what Wal-Mart and Phillips Edison are using but with its own flavor. The site plan includes gooseneck lighting, patios on 4800 West, and tile roofs. Amsource is not planning to have a master sign.
• C. Jackman read from the City Code, 10-6A-3C, which says that a significant portion of the 10 acres needs to be developed. This subdivision only addresses 1.5 acres. Carl Pitt responded that Amsource attempted to contact the person who has the option on the Smart property. They did not respond and Amsource is under the impression that they no longer have the option. Amsource bought the property three years ago and had conversations with Rimrock and the Smart family at that time. Rimrock did not buy the property. Amsource has planned for connections to the adjacent property. C. Jackman said that he talked to Russ Smart who said the land was under contract.
• C. Brown said that when property owners own less than 10 acres, it is unreasonable to require they develop 10 acres. He would like the landscaping design guidelines changed because 30% landscaping may be excessive.
• C. Kroes stated that the trees and shrubs included in the landscaping plan are not on the approved list. He would like an indication of how dense the plantings will be. The street trees should conform with the required street trees in the guidelines. In this case 30% landscaping would be almost one acre. There is flexibility in the design guidelines. Carl Pitt said that Amsource tried to match the size and placement of the plants to the PacLand development. Some of the frontage on 4800 West is going to be used for storm drainage. Shrubs and bushes can be added to the rim of the storm drainage. The total landscaping percentage comes in at 19%.
• C. Steele stated that there is a residence on adjacent land. Greg Robinson clarified that there are two narrow parcels between the residential land and the commercial property. The two parcels combined are about 100 feet wide. The residence is in the county.
MOTION: C. Chandler - To recommend to the City Council the concept/preliminary approval of the Amsource Sit Plan subject to the following: show business sign detail to conform with the current sign ordinance; show south ingress/egress as built; more detail in lighting plan with the term photometric; submit a geotech report to include a percolation study; submit storm drain calculations; show a sewer-line profile to the property line; 5’ offset for water lines on 4800 West; move interior east/west water line north of the sewer line to avoid the crossover of utility lines; recognizing that the 30% landscaping requirement has not been met the developer shall upgrade landscaping features including more mature plants, stamped concrete, and an architectural feature on the corner. Seconded by C. Clement.
• C. Kroes stated that an additional stop sign can be determined at final.
• C. Jackman said that the Planning Commission can request an additional stop sign, but cannot require more than what was listed in preliminary approval.
AMEND MOTION: C. Chandler - To include a recommendation that the City Council look at additional traffic calming devices within the project. Seconded by C. Clement.
• C. Steele said that he appreciated the forthrightness of Amsource. He feels that it will be a quality development.
C. Steele Motion passes.
7. Review/Recommendation on the Concept/Preliminary Site Plan for the Commercial Property Located on the Southeast Corner at the Intersection of Cedar Hills Drive and 4800 West (9:45 p.m.)
MOTION: C. Brown - To give preliminary approval to the Amsource Subdivision. Seconded by C. Steele.
C. Steele Motion passes.
8. Committee Assignments and Reports (9:47 p.m.)
• C. Chandler: The Parks and Trails Committee met on the September 12. They discussed Eagle Scout projects for the City. Scouts often ask for money from the City. The Scout should plan for the financing of their project. Parameters need to be set. Eric Richardson added that when the City is already planning on a certain project, the City may provide some of the financing. There was a discussion on National Trails Day.
This meeting was adjourned at 9:53 p.m. on a motion by C. Gleason, seconded by C. Clement and unanimously approved.
/s/ Kim E. Holindrake
Approved by Commission: Kim E. Holindrake, City Recorder
October 25, 2007