Francis City Planning Commission Meeting March 17, 2016
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Francis City Planning Commission Meeting Thursday, March 17, 2016 Francis City Community Center 2319 So. Spring Hollow Rd. Francis, Utah 84036 Present: Chair Jill Jacobson, Co-Chair Kevin Cannon, Commissioner Lorraine Flygare, Commissioner Shauna Bushman, Commissioner Trent Handsaker, Planner Marcy Burrell, Engineer Scott Kettle, Planning Secretary Susan Moses Others Present: Carol Lazenby, Dennis Lazenby, Craig Griffin, Nick Berry, Craig Rockhill, Lori Rockhill, Landon Atkinson, Jeff McNeil, John Kirkham and Lois Kirkham Chair Jacobson called meeting to order at 7:00 pm Chair Jacobson read a letter from Gene Atkinson asking for a microphones and speakers. See attachment Public Hearing: Possible approval of Code Text Amendment for Development Code Codification Title 18: sections 18.05 -18.15.170; 18.20-18.55.130 and Weed ordinance 201605 with further discussion on R-P zone. Planner Burrell read staff report and suggested changes 1. Adopt ordinance 2016-05 – An ordinance adopting provisions for Nuisance Abatement in Francis City 2. Proposed R-P Residential Planned Zone – repeal Planning Commissioners Bushman, Handsaker, and Cannon proposed to reject the R-P zone. 3 .Chapter 18.05 General Provisions and Procedures 1. 18.05.060 Notices – Change Notice dates from 14 days to 10 calendar days 2. 18.05.100 Permit procedure under this code – a. page 18-6 bottom of paragraph take out Planner, added Attorney. b. page 18-7 first paragraph take out City Planner Commissioner Bushman commented we have seen come before the Planning Commission some Development Agreements that were from way back that had not happened yet. Bushman asked if there was something that we could put in section 18.05.110 – Termination of project that address how long a Development Agreement is. Engineer Kettle explained that is usually address in the Development Agreement that it is good until such a time. Planner Burrell stated we now have a sunset clause in the Development Agreement that states if work has not begun by such a date it expires. Engineer Kettle stated now the code states if your development does not start in a year and if the plat is not recorded it goes away. Kettle explained Run-A-Way Ranch and Tiffton Page 1 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Hills was done prior to the sun-set clause and as long as they do what they need to they can be approved and we can’t do anything about that. Commissioner Flygare asked if they do not start within a year then it is denied or do they have a year to get done with the project. Engineer Kettle answered they have a year from when they get approval to record the plat and they can either build the subdivision and then record the plat or they can record the plat and put a bond to do the improvements for the subdivision. Kettle added if they do not start within a year they can go back to the City Council and request and an extension and the Council can approve that. 4. Chapter 18.15 Supplementary Provision 1. 18.15.020 Substandard lots – repeal Trent Handsaker asked about 18.15.070 Fences, walls and hedges number 3 a. Handsaker commented he thinks this is not realistic and in #1 it addresses a clear view area. Planner Burrell will do some research and bring back more information. 2. 18.15.120 Height provision change from 30 feet to 32 feet to be consistent with the County Commissioner Cannon asked if there is a fire, can the fire ladders reach that high. Planner Burrell will check with the fire department. Planning Commission agreed if the fire department is okay with 32 feet height, then change it. Chair Jacobson commented having 32 feet height works better if you want to put in a basement, because you don’t have to dig it down as far and put in a sump pump and two feet help when you have a high water table area Planner Bushman asked about 18.15.080 Frontage protection, safety and major street access #3 and #4 Planner Burrell and staff will review. 5. Chapter 18.20 Purpose and Tables 1. 18.20.020 Density required table a. Change AG-1 to AG-5 b. R-1 stay the same c. R-2 zone stay with change of 1. Minimum lot size 10,000 2. Take out duplex 15,000 sq ft 3. Add 4,000 square feet per each additional unit 4. Add density – 6 units per 2/3 acre 5. RA-1 stay Page 2 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 2. 18.20.030 Setback requirement table a. Change AG-1 to AG-5 b. Change RA-1 to RA-2 c. change set backs on C-1 1. Front – change 30 feet to 10 feet 2. Side – change 30 feet to 0 feet (15 feet when adjoining residence) 3. Rear – change 30 feet to 5 feet (20 feet when adjoining residence) Commissioner Bushman commented we had talked about adding another zone called Commercial C-2. Planner Burrell responded the commercial we have is all on a UDOT road there is no place to put another type of commercial zoning. Commissioner Bushman stated it is hard to determine this when we do not have our land use all planned out and what our commercial will be. Bushman commented these set backs are great along the main highways, but if we end up with commercial in another area not on the main highway we might want to consider different setbacks. Planner Burrell responded we can consider that in the future if we decided to change the zone boundaries. 6. Chapter 18.25 AG-1 Agriculture-Grazing Zone 1. Change AG-1 to AG-5 throughout this section 2. 18.25.020 Permitted Uses take out and replace with Use Table Commissioner Bushman asked the definition of an outdoor storage yard. Engineer Kettle stated on page 18-26 it list the standards for approving a storage yard. 3. Use Table – on Accessory Apartments change “requires additional water meter” to “requires additional water and sewer hook-up” Commissioner Bushman questioned if we have to allow manufactured homes, added we have many of them already in Francis. Commissioner Cannon agreed and added it does not add value to the community but takes the value down. Commissioner Flygare stated she is fine with manufactured homes. Chair-Jacobson asked if we could make it a Conditional Use Permit. Engineer Kettle responded the League of Cities and Towns is trying to get Cities away from Conditional Use Permits because that is where you get into problems, either you allow it or you don’t and if you do have a CUP then you put the conditions on and list them in your code so people know they have to meet these conditions. Chair-Jacobson asked if we could limit it to the R-2 zone. Engineer Kettle answered that would be a question for Legal Counsel. Planner Burrell stated she had a meeting scheduled with Meg Ryan from the League of Cities and Towns and would talk to her about it. 4. Use Table – House Hold Pets take out of all Tables of Use because we already have it in our Code 5. Page 18-32 at the end of this section insert Weed Ordinance Page 3 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 7. Chapter 18.30 R-1 Zone 1. 18.30.010 - Take out # 6 Chair-Jacobson questioned if a half acre is large enough for livestock. Jacobson would like to see more land for animals. 2. Insert Use Table a. Take out farm animals /livestock b. Take out house hold pets c. Take out parks and trails d. Solar energy system 8. Chapter 18.35 R-2 Residential Zone 1. Change two family dwelling, condominiums to multi-family housing 2. Insert Use Table a. Accessory Structure – take out minimum of 200 feet from residential zone b. Take out household pets c. Take out parks and trails 3. 18.35.030 Conditional Use a. Take out #1, #2, #3, #4 b. Add Multi-family Housing and Public Utilities 4. 18.35.040 Minimum lot area Planner Burrell will restate it to match section 18.35.010 9. Chapter 18.40 Residential Agricultural Zone 1. Change RA-1 to RA-2 2. Put RA-2 zone on map 3. 18.40.020 Permitted uses a. Take out orchards and vineyards 4. Insert Use Table a. Accessory Structure unoccupied – take off minimum 200 feet from residential zone b. Add equestrian facility Page 4 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 c.Take out household pets 10. Chapter 18.45 C-1 Commercial Zone 1. Take out 18.45.130 – Storage development 2. Insert Use Table a. Add Bars, Taverns and Lounge as per State Code b. Take out Contractor’s equipment storage yard c. Equipment Rental Light – take off light d. Take out household pets Chair Jacobson and Commissioner Bushman asked if we could move freight or tracking yards to Light Industrial. e. Move freight or tracking yards to Light Industrial. f. Indoor Recreational Facility – add and Outdoor g. Large Animal Clinic change to allowed h. Lumber Sales and Storage – take off Storage j. Take out single Family Dwellings and Manufactured Home Detached k. Take out Trails and Recreational Facilities l. Take out Wholesales Distribution Commissioner Bushman asked what do you constitute a towing yard as. Planner Burrell answered a place where they would store a towed vehicle. Bushman suggested we move it to Light Industrial. Planning Commission agreed. m. Take out owing Yard n. 18.45.020 Permitted uses 1. Take out #6 and # 7 2. 18.45.030 Conditional uses a. Take out # 7 b. Move # 8 and #9 to Light Industrial
3. 18.45.080 Setbacks Page 5 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 a. change # 1 to read “ Each structure in the C-1 zone shall be located at least 10 feet from front property line” b. change # 2 1. Change 20 feet to 0 feet 2. Add - Except adjoining residence than 15 feet b. change # 3 1. Change 30 feet to 5 feet 2. Add - Except adjoining residence than 20 feet 4. 18.45.130 Storage Developments move to Light Industrial 5. Change E-C zone to C-1 zone Commissioner Bushman commented on 18.35.230 Highway Access it only references SR 32. Bushman suggested we also reference SR35. Commissioner Handsaker suggested we change it to “all State Roads” 6. 18.45.230 change to all State Roads. 11. Chapter 18.50 P-F Public Facilities Zone 1. 18.50.040 Conditional Uses Take out # 8 12. Inset Use Table 1. Take out Aircraft Transportation 2. Take out Correctional Institutions 3. Take out Amusement Parks 13. Chapter 18.55 Light Industrial Zone 1. Add Use Table a. Take out Agriculture Activities b Bars, Tavern and Lounge move to C-1 c. Take out Caretaker Dwellings d. Change Equipment Rental from CUP to Allowed Use e. Take out Household Pets
f. take out Intermittent Commercial Use Page 6 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 g. take out Pet Grooming3 h. take out Temporary buildings and yards for storage Commissioner Bushman asked if would could take out Adult/Sexually oriented business. Planner Burrell explained you have to specify a place or they can go anywhere. Open to Public Nick Berry asked about parking in the commercial zone and the right away. Engineer Kettle responded the parking would be in the right if UDOT will allow it, depending on how wide the road is, otherwise parking needs to be behind the building. Nick Berry asked on the 40 foot right-of-way line affect your building set-backs. Engineer Kettle explained the setbacks will always be from the right-of-way line. Nick Berry asked if the uses in AG-1 and AG-5 will stay the same. Planner Burrell answered yes. Public Hearing Closed Commissioner Bushman and Commissioner Handsaker asked if we could motion before we have our answers. Planner Burrell stated would do more research and give to the City Council. Burrell stated you will accept the conditions we already put into place with the approval that we will look into the sunset clause and how tall the fire ladder is. Chair Jacobson stated 18.15.070 number 3. a and 18.15.080 number 3 and 4 and ladder height will be reviewed. Commissioner Handsaker asked so we will not have any say on what you review, it will just go to the City Council. Planner Burrell answered yes. Commissioner Cannon motioned to move forward the Code Text Amendment to the City Council with suggested changes and having staff do more research on item we talked about. And to Repeal the RP zone. Council Flygare second. Voting in favor Commissioners Jacobson, Cannon, Flygare, and Bushman. Voting Nay Commissioner Handsaker. Motion passed Public Hearing: CUP: Craig & Lori Rockhill accessory garage with apartment in R-1 zone Planner Burrell read staff report Commissioner Cannon asked if it was a mother-in-law. Craig Rockhill answered it could be, but it is for their son. Open to Public No public comment Commissioner Handsaker motioned to approve the CUP for the Rockhill’s with the condition they have separate water and sewer hook-ups. Commissioner Flygare seconded the motion. Motion passed unanimously.
Page 7 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Possible recommendation to amend Last Frontier Commercial Development Agreement and Concept Plan presentation: Ace Allak Craig Griffin stated he was here on behalf of the applicant. Griffin stated the history on this property is hard zoned Commercial (C-1 property) the applicant is hoping to use the existing allowable conditional use permit. Showed posters of concept plan. Griffin stated this is a conceptual plan for town homes, these are attached produced, not apartments, they have two car garages. There reason we are here is to talk about the development agreement, the site plan has changed a lot, we have some wetlands that we will leave be, and we have some storm water retention. These would be for sale product only. Griffin stated he wanted to talk about the Development Agreement because it address commercial use and we did not want to come back through the process with a document that was confusing for everybody. Griffin came today to let the Planning Commission know what they were thinking and get some comments and start with the possibility of mending the Development Agreement as we come through the process with a full application. Commissioner Flygare commented that was a lot of homes on that area. Chair Jacobson stated that corridor in the front of the property is proposed Commercial. Jacobson stated we would like to preserve that as Commercial. Jacobson stated if your town homes went in behind that may fit in better with our plans. Craig Griffin responded the he is a commercial developer and broker by trade and state they have looked at this and tried to find something that we could put there that is commercial that they could get financing and find someone who would lease from us. Griffin opinioned at this point and time the town is not big enough to support commercial. We could take a look at leaving something for future commercial use. As we look at the master plan for the Town you have commercial all along SR 32. Griffin is hoping we could take a look at a sensible and attractive product and help get some roof tops in. Griffin feels there is a need for smaller town homes that our kids can afford. Planner Burrell made reference to the staff report. The last time Mr. Allak come before the Planning Commission was 2008, and that drawing was very similar except they had Commercial all along one side of the corridor and they has 30 town home. So if we were to compromise today we could leave some Commercial up front. What the applicant need to do is get the Planning Commission’s recommendation so he can move forward, the applicant will need to submit a Conditional Use Permit. Craig Griffin stated he come to start a dialog, to see what is workable, what is sensible and have a discussion about the Commercial. Commissioner Flygare asked where they will connect to the water and sewer. Engineer Kettle answered the water and sewer is in SR 32, added the sewer can only go back so far in the lot before they have to start installing pumps, that will be something they will have to consider and look at. Kettle stated the water can be extended all the way through the project.
Page 8 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Commissioner Flygare asked if the Developer would have to put the pump in for the sewer. Engineer Kettle answered yes. Commissioner Flygare asked if the Developer would have to widen the road and oil the road. Engineer Kettle answered they will have to build that road to City standards. Chair Jacobson asked would their have to be an additional egress due to the number of homes. Engineer Kettle answered right now that is planned through road. Craig Griffin responded they would defer to any sensible design standards. Chair Jacobson asked the Planning Commission how they feel about preserving that commercial corridor along SR32. Commissioners all agreed they wanted to keep it. Craig Griffin asked for guidance on the depth of Commercial out front. Commissioner Bushman asked what the development agreement stated. Planner Burrell answered the development agreement states the entire plat is commercial. Burrell stated right now our code is 330 feet is commercial. Engineer Kettle stated originally the 330 feet off of the center line of the road was commercial and the rest was residential behind it. When they come to us originally they wanted it all commercial and that is what we agreed to when we put the road through there. Now they are wanting to get all residential and we want them to put some commercial in. The Planning Commission need to decide do we want to sick with the 330 feet, or do we want to do something less or more. Commissioner Flygare asked about the water and sewer lines, asked if they needed to be replace. Flygare stated if they need to be replaced this is the time we need to do it. Engineer Kettle responded a new 10 inch line was installed about 8 years ago from a block grant we received from the Federal Government. Commissioner Bushman asked if they already had development agreement for multi-family housing on this piece of land. Planner Burrell answered they have a development agreement that states it is all commercial. Burrell stated in our old code it states you can have multi-family housing as a conditional use. This application has been in the system for quite a while so we have to go by the old code. Commissioner Bushman stated so now they are proposing multi-family housing. Engineer Kettle gave a brief history. When we did the Development Agreement to get the road through there, originally the commercial was back 330 feet and then we agreed to let them put commercial all the way back. In 2008 they came back and asked if they could do some multifamily housing on the south side behind the cemetery. They have now come to us and said we can’t do commercial on this piece we want to do all multi-family housing. The City Council said the development agreement said all commercial. The City Council said they were okay with looking at doing some multi-family housing, let’s see what the Planning Commission thinks. Commissioner Bushman stated I am going by the last few Planning Commission meetings we had where people were here and strongly opposed planned unit developments and this is way more than anything else that was purposed. Page 9 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Commissioner Cannon stated they would need to cut it down and put more open space on it. Planner Burrell stated this is different than a planned unit development. A Conditional Use Permit we can define it. Engineer Kettle stated what they are asking for tonight is are you willing to consider this, you need to give direction to the City Council for example; we want to preserve commercial back 330 feet and we are willing to look at multi-family housing. It is not going to look like that, it is going to change, and we will have to work through all of that. But are you willing to consider that. Commissioner Cannon commented we don’t want it right off of SR32 asked if the multi-family housing could go behind the cemetery. Craig Griffin responded it will be back in here (showed on map) we don’t have a ton of frontage, they have already donated the road. Griffin stated this Developer did not start this process, they are not the ones that put commercial on there. Griffin apologized that they needed to come back and correct the errors of 10 years ago. Our idea is we can go through the process and fix this. Griffin stated if they could get some kind of a sense it is okay to move forward they will come back with drawing. Commissioner Flygare asked how much will they cost. Craig Griffin responded not sure yet, but our Park City marketing folks are steering us toward a more modest unit, low 200,000 to high 200,000. These will be smaller units. Commissioner Cannon motioned to recommend to amend the Development Agreement and keep the Commercial Zoning in place at 330 feet from the center line of the road. And a Conditional Use Permit for the multi-family housing behind. Commissioner Handsaker seconded the motion. Voting in Favor Commissioners Cannon, Handsaker, Flygare and Bushman. Abstaining Chair Jacobson. Motion passed. Commissioner Bushman stated we have one thing we need to address from our first motion, on the Code: the language on the manufacture homes. The Planning Commission all agreed they would like to see that come back to the Planning Commission before sending it to the City Council. Planner Burrell stated she would bring that back along with the other questions they had next month.
First motion on Code Test Amendment for Development Code repealed. Commissioner Bushman motioned to move forward the changes in our Code Codification Title 18 to the City Council. Motioned for question about 18.40.020, 18.15.070 #3a and 18.15.080 #3 and #4 to come back to the Planning Commission before a decision is made. Commissioner Handsaker seconded the motion. Motion passed unanimously. Page 10 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Planner Update Planner Burrell 1. Reminded everyone to take the on-line survey about the update of the General Plan 2. Asked the Planning Commission if they got the email about what the U of U is proposing for our commercial design plan. Needs to hear back from the PC by next Monday. 3. CERT training is being offered to all of the Residence – cost is $10 4. Arbor Day Celebrations is May 21st 5. The application for the 16 town homes on the old church property has been withdrawn Approval of Minutes February 18, 2016 Commissioner Bushman motioned to approve the minutes. Commissioner Cannon seconded the motion. Motion passed unanimously. Adjourn Meeting adjourned at 8:50 pm
The content of the minutes is not intended, nor are they submitted, as a verbatim transcription of the meeting. These minutes are a brief overview of what occurred at the meeting.
These minutes were ___ X_____ approved as presented. ________ approved as amended at the meeting held on May 5, 2016.
Page 11 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Hills was done prior to the sun-set clause and as long as they do what they need to they can be approved and we can’t do anything about that. Commissioner Flygare asked if they do not start within a year then it is denied or do they have a year to get done with the project. Engineer Kettle answered they have a year from when they get approval to record the plat and they can either build the subdivision and then record the plat or they can record the plat and put a bond to do the improvements for the subdivision. Kettle added if they do not start within a year they can go back to the City Council and request and an extension and the Council can approve that. 4. Chapter 18.15 Supplementary Provision 1. 18.15.020 Substandard lots – repeal Trent Handsaker asked about 18.15.070 Fences, walls and hedges number 3 a. Handsaker commented he thinks this is not realistic and in #1 it addresses a clear view area. Planner Burrell will do some research and bring back more information. 2. 18.15.120 Height provision change from 30 feet to 32 feet to be consistent with the County Commissioner Cannon asked if there is a fire, can the fire ladders reach that high. Planner Burrell will check with the fire department. Planning Commission agreed if the fire department is okay with 32 feet height, then change it. Chair Jacobson commented having 32 feet height works better if you want to put in a basement, because you don’t have to dig it down as far and put in a sump pump and two feet help when you have a high water table area Planner Bushman asked about 18.15.080 Frontage protection, safety and major street access #3 and #4 Planner Burrell and staff will review. 5. Chapter 18.20 Purpose and Tables 1. 18.20.020 Density required table a. Change AG-1 to AG-5 b. R-1 stay the same c. R-2 zone stay with change of 1. Minimum lot size 10,000 2. Take out duplex 15,000 sq ft 3. Add 4,000 square feet per each additional unit 4. Add density – 6 units per 2/3 acre 5. RA-1 stay Page 2 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 2. 18.20.030 Setback requirement table a. Change AG-1 to AG-5 b. Change RA-1 to RA-2 c. change set backs on C-1 1. Front – change 30 feet to 10 feet 2. Side – change 30 feet to 0 feet (15 feet when adjoining residence) 3. Rear – change 30 feet to 5 feet (20 feet when adjoining residence) Commissioner Bushman commented we had talked about adding another zone called Commercial C-2. Planner Burrell responded the commercial we have is all on a UDOT road there is no place to put another type of commercial zoning. Commissioner Bushman stated it is hard to determine this when we do not have our land use all planned out and what our commercial will be. Bushman commented these set backs are great along the main highways, but if we end up with commercial in another area not on the main highway we might want to consider different setbacks. Planner Burrell responded we can consider that in the future if we decided to change the zone boundaries. 6. Chapter 18.25 AG-1 Agriculture-Grazing Zone 1. Change AG-1 to AG-5 throughout this section 2. 18.25.020 Permitted Uses take out and replace with Use Table Commissioner Bushman asked the definition of an outdoor storage yard. Engineer Kettle stated on page 18-26 it list the standards for approving a storage yard. 3. Use Table – on Accessory Apartments change “requires additional water meter” to “requires additional water and sewer hook-up” Commissioner Bushman questioned if we have to allow manufactured homes, added we have many of them already in Francis. Commissioner Cannon agreed and added it does not add value to the community but takes the value down. Commissioner Flygare stated she is fine with manufactured homes. Chair-Jacobson asked if we could make it a Conditional Use Permit. Engineer Kettle responded the League of Cities and Towns is trying to get Cities away from Conditional Use Permits because that is where you get into problems, either you allow it or you don’t and if you do have a CUP then you put the conditions on and list them in your code so people know they have to meet these conditions. Chair-Jacobson asked if we could limit it to the R-2 zone. Engineer Kettle answered that would be a question for Legal Counsel. Planner Burrell stated she had a meeting scheduled with Meg Ryan from the League of Cities and Towns and would talk to her about it. 4. Use Table – House Hold Pets take out of all Tables of Use because we already have it in our Code 5. Page 18-32 at the end of this section insert Weed Ordinance Page 3 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 7. Chapter 18.30 R-1 Zone 1. 18.30.010 - Take out # 6 Chair-Jacobson questioned if a half acre is large enough for livestock. Jacobson would like to see more land for animals. 2. Insert Use Table a. Take out farm animals /livestock b. Take out house hold pets c. Take out parks and trails d. Solar energy system 8. Chapter 18.35 R-2 Residential Zone 1. Change two family dwelling, condominiums to multi-family housing 2. Insert Use Table a. Accessory Structure – take out minimum of 200 feet from residential zone b. Take out household pets c. Take out parks and trails 3. 18.35.030 Conditional Use a. Take out #1, #2, #3, #4 b. Add Multi-family Housing and Public Utilities 4. 18.35.040 Minimum lot area Planner Burrell will restate it to match section 18.35.010 9. Chapter 18.40 Residential Agricultural Zone 1. Change RA-1 to RA-2 2. Put RA-2 zone on map 3. 18.40.020 Permitted uses a. Take out orchards and vineyards 4. Insert Use Table a. Accessory Structure unoccupied – take off minimum 200 feet from residential zone b. Add equestrian facility Page 4 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 c.Take out household pets 10. Chapter 18.45 C-1 Commercial Zone 1. Take out 18.45.130 – Storage development 2. Insert Use Table a. Add Bars, Taverns and Lounge as per State Code b. Take out Contractor’s equipment storage yard c. Equipment Rental Light – take off light d. Take out household pets Chair Jacobson and Commissioner Bushman asked if we could move freight or tracking yards to Light Industrial. e. Move freight or tracking yards to Light Industrial. f. Indoor Recreational Facility – add and Outdoor g. Large Animal Clinic change to allowed h. Lumber Sales and Storage – take off Storage j. Take out single Family Dwellings and Manufactured Home Detached k. Take out Trails and Recreational Facilities l. Take out Wholesales Distribution Commissioner Bushman asked what do you constitute a towing yard as. Planner Burrell answered a place where they would store a towed vehicle. Bushman suggested we move it to Light Industrial. Planning Commission agreed. m. Take out owing Yard n. 18.45.020 Permitted uses 1. Take out #6 and # 7 2. 18.45.030 Conditional uses a. Take out # 7 b. Move # 8 and #9 to Light Industrial
3. 18.45.080 Setbacks Page 5 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 a. change # 1 to read “ Each structure in the C-1 zone shall be located at least 10 feet from front property line” b. change # 2 1. Change 20 feet to 0 feet 2. Add - Except adjoining residence than 15 feet b. change # 3 1. Change 30 feet to 5 feet 2. Add - Except adjoining residence than 20 feet 4. 18.45.130 Storage Developments move to Light Industrial 5. Change E-C zone to C-1 zone Commissioner Bushman commented on 18.35.230 Highway Access it only references SR 32. Bushman suggested we also reference SR35. Commissioner Handsaker suggested we change it to “all State Roads” 6. 18.45.230 change to all State Roads. 11. Chapter 18.50 P-F Public Facilities Zone 1. 18.50.040 Conditional Uses Take out # 8 12. Inset Use Table 1. Take out Aircraft Transportation 2. Take out Correctional Institutions 3. Take out Amusement Parks 13. Chapter 18.55 Light Industrial Zone 1. Add Use Table a. Take out Agriculture Activities b Bars, Tavern and Lounge move to C-1 c. Take out Caretaker Dwellings d. Change Equipment Rental from CUP to Allowed Use e. Take out Household Pets
f. take out Intermittent Commercial Use Page 6 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 g. take out Pet Grooming3 h. take out Temporary buildings and yards for storage Commissioner Bushman asked if would could take out Adult/Sexually oriented business. Planner Burrell explained you have to specify a place or they can go anywhere. Open to Public Nick Berry asked about parking in the commercial zone and the right away. Engineer Kettle responded the parking would be in the right if UDOT will allow it, depending on how wide the road is, otherwise parking needs to be behind the building. Nick Berry asked on the 40 foot right-of-way line affect your building set-backs. Engineer Kettle explained the setbacks will always be from the right-of-way line. Nick Berry asked if the uses in AG-1 and AG-5 will stay the same. Planner Burrell answered yes. Public Hearing Closed Commissioner Bushman and Commissioner Handsaker asked if we could motion before we have our answers. Planner Burrell stated would do more research and give to the City Council. Burrell stated you will accept the conditions we already put into place with the approval that we will look into the sunset clause and how tall the fire ladder is. Chair Jacobson stated 18.15.070 number 3. a and 18.15.080 number 3 and 4 and ladder height will be reviewed. Commissioner Handsaker asked so we will not have any say on what you review, it will just go to the City Council. Planner Burrell answered yes. Commissioner Cannon motioned to move forward the Code Text Amendment to the City Council with suggested changes and having staff do more research on item we talked about. And to Repeal the RP zone. Council Flygare second. Voting in favor Commissioners Jacobson, Cannon, Flygare, and Bushman. Voting Nay Commissioner Handsaker. Motion passed Public Hearing: CUP: Craig & Lori Rockhill accessory garage with apartment in R-1 zone Planner Burrell read staff report Commissioner Cannon asked if it was a mother-in-law. Craig Rockhill answered it could be, but it is for their son. Open to Public No public comment Commissioner Handsaker motioned to approve the CUP for the Rockhill’s with the condition they have separate water and sewer hook-ups. Commissioner Flygare seconded the motion. Motion passed unanimously.
Page 7 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Possible recommendation to amend Last Frontier Commercial Development Agreement and Concept Plan presentation: Ace Allak Craig Griffin stated he was here on behalf of the applicant. Griffin stated the history on this property is hard zoned Commercial (C-1 property) the applicant is hoping to use the existing allowable conditional use permit. Showed posters of concept plan. Griffin stated this is a conceptual plan for town homes, these are attached produced, not apartments, they have two car garages. There reason we are here is to talk about the development agreement, the site plan has changed a lot, we have some wetlands that we will leave be, and we have some storm water retention. These would be for sale product only. Griffin stated he wanted to talk about the Development Agreement because it address commercial use and we did not want to come back through the process with a document that was confusing for everybody. Griffin came today to let the Planning Commission know what they were thinking and get some comments and start with the possibility of mending the Development Agreement as we come through the process with a full application. Commissioner Flygare commented that was a lot of homes on that area. Chair Jacobson stated that corridor in the front of the property is proposed Commercial. Jacobson stated we would like to preserve that as Commercial. Jacobson stated if your town homes went in behind that may fit in better with our plans. Craig Griffin responded the he is a commercial developer and broker by trade and state they have looked at this and tried to find something that we could put there that is commercial that they could get financing and find someone who would lease from us. Griffin opinioned at this point and time the town is not big enough to support commercial. We could take a look at leaving something for future commercial use. As we look at the master plan for the Town you have commercial all along SR 32. Griffin is hoping we could take a look at a sensible and attractive product and help get some roof tops in. Griffin feels there is a need for smaller town homes that our kids can afford. Planner Burrell made reference to the staff report. The last time Mr. Allak come before the Planning Commission was 2008, and that drawing was very similar except they had Commercial all along one side of the corridor and they has 30 town home. So if we were to compromise today we could leave some Commercial up front. What the applicant need to do is get the Planning Commission’s recommendation so he can move forward, the applicant will need to submit a Conditional Use Permit. Craig Griffin stated he come to start a dialog, to see what is workable, what is sensible and have a discussion about the Commercial. Commissioner Flygare asked where they will connect to the water and sewer. Engineer Kettle answered the water and sewer is in SR 32, added the sewer can only go back so far in the lot before they have to start installing pumps, that will be something they will have to consider and look at. Kettle stated the water can be extended all the way through the project.
Page 8 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Commissioner Flygare asked if the Developer would have to put the pump in for the sewer. Engineer Kettle answered yes. Commissioner Flygare asked if the Developer would have to widen the road and oil the road. Engineer Kettle answered they will have to build that road to City standards. Chair Jacobson asked would their have to be an additional egress due to the number of homes. Engineer Kettle answered right now that is planned through road. Craig Griffin responded they would defer to any sensible design standards. Chair Jacobson asked the Planning Commission how they feel about preserving that commercial corridor along SR32. Commissioners all agreed they wanted to keep it. Craig Griffin asked for guidance on the depth of Commercial out front. Commissioner Bushman asked what the development agreement stated. Planner Burrell answered the development agreement states the entire plat is commercial. Burrell stated right now our code is 330 feet is commercial. Engineer Kettle stated originally the 330 feet off of the center line of the road was commercial and the rest was residential behind it. When they come to us originally they wanted it all commercial and that is what we agreed to when we put the road through there. Now they are wanting to get all residential and we want them to put some commercial in. The Planning Commission need to decide do we want to sick with the 330 feet, or do we want to do something less or more. Commissioner Flygare asked about the water and sewer lines, asked if they needed to be replace. Flygare stated if they need to be replaced this is the time we need to do it. Engineer Kettle responded a new 10 inch line was installed about 8 years ago from a block grant we received from the Federal Government. Commissioner Bushman asked if they already had development agreement for multi-family housing on this piece of land. Planner Burrell answered they have a development agreement that states it is all commercial. Burrell stated in our old code it states you can have multi-family housing as a conditional use. This application has been in the system for quite a while so we have to go by the old code. Commissioner Bushman stated so now they are proposing multi-family housing. Engineer Kettle gave a brief history. When we did the Development Agreement to get the road through there, originally the commercial was back 330 feet and then we agreed to let them put commercial all the way back. In 2008 they came back and asked if they could do some multifamily housing on the south side behind the cemetery. They have now come to us and said we can’t do commercial on this piece we want to do all multi-family housing. The City Council said the development agreement said all commercial. The City Council said they were okay with looking at doing some multi-family housing, let’s see what the Planning Commission thinks. Commissioner Bushman stated I am going by the last few Planning Commission meetings we had where people were here and strongly opposed planned unit developments and this is way more than anything else that was purposed. Page 9 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Commissioner Cannon stated they would need to cut it down and put more open space on it. Planner Burrell stated this is different than a planned unit development. A Conditional Use Permit we can define it. Engineer Kettle stated what they are asking for tonight is are you willing to consider this, you need to give direction to the City Council for example; we want to preserve commercial back 330 feet and we are willing to look at multi-family housing. It is not going to look like that, it is going to change, and we will have to work through all of that. But are you willing to consider that. Commissioner Cannon commented we don’t want it right off of SR32 asked if the multi-family housing could go behind the cemetery. Craig Griffin responded it will be back in here (showed on map) we don’t have a ton of frontage, they have already donated the road. Griffin stated this Developer did not start this process, they are not the ones that put commercial on there. Griffin apologized that they needed to come back and correct the errors of 10 years ago. Our idea is we can go through the process and fix this. Griffin stated if they could get some kind of a sense it is okay to move forward they will come back with drawing. Commissioner Flygare asked how much will they cost. Craig Griffin responded not sure yet, but our Park City marketing folks are steering us toward a more modest unit, low 200,000 to high 200,000. These will be smaller units. Commissioner Cannon motioned to recommend to amend the Development Agreement and keep the Commercial Zoning in place at 330 feet from the center line of the road. And a Conditional Use Permit for the multi-family housing behind. Commissioner Handsaker seconded the motion. Voting in Favor Commissioners Cannon, Handsaker, Flygare and Bushman. Abstaining Chair Jacobson. Motion passed. Commissioner Bushman stated we have one thing we need to address from our first motion, on the Code: the language on the manufacture homes. The Planning Commission all agreed they would like to see that come back to the Planning Commission before sending it to the City Council. Planner Burrell stated she would bring that back along with the other questions they had next month.
First motion on Code Test Amendment for Development Code repealed. Commissioner Bushman motioned to move forward the changes in our Code Codification Title 18 to the City Council. Motioned for question about 18.40.020, 18.15.070 #3a and 18.15.080 #3 and #4 to come back to the Planning Commission before a decision is made. Commissioner Handsaker seconded the motion. Motion passed unanimously. Page 10 of 11
FRANCIS CITY PLANNING COMMISSION MEETING MARCH 17, 2016 Planner Update Planner Burrell 1. Reminded everyone to take the on-line survey about the update of the General Plan 2. Asked the Planning Commission if they got the email about what the U of U is proposing for our commercial design plan. Needs to hear back from the PC by next Monday. 3. CERT training is being offered to all of the Residence – cost is $10 4. Arbor Day Celebrations is May 21st 5. The application for the 16 town homes on the old church property has been withdrawn Approval of Minutes February 18, 2016 Commissioner Bushman motioned to approve the minutes. Commissioner Cannon seconded the motion. Motion passed unanimously. Adjourn Meeting adjourned at 8:50 pm
The content of the minutes is not intended, nor are they submitted, as a verbatim transcription of the meeting. These minutes are a brief overview of what occurred at the meeting.
These minutes were ___ X_____ approved as presented. ________ approved as amended at the meeting held on May 5, 2016.
Page 11 of 11
