CITY OF SOUTH JORDAN

PLANNING COMISSION MEETING

COUNCIL CHAMBERS

 

August 11, 2009

 

Present:         Chairman Linda Auger, Commissioner Kevin Tominey, Commissioner Beverly Evans, Commissioner David Wood, City Planner Greg Schindler, Assistant City Attorney Ryan Loose, Deputy City Engineer Jeremy Nielson, Community Development Director George Shaw, Deputy City Recorder Cindy Valdez.

 

Absent:          Commissioner Paul Pugmire

 

Others:           Russ Naylor, Warren Kirk, Brad Olsen

 

6:30 P.M.

REGULAR MEETING

        

I.   GENERAL BUSINESS

 

A.     Welcome and Roll Call

 

Chairman Linda Auger welcomed everyone in attendance at the Planning Commission Meeting. She said Commissioner Paul Pugmire would not be in attendance tonight, he is attending a family wedding.

 

B.     Motion to Approve Agenda

 

Commissioner David Wood made a motion to approve the August 11, 2009 Planning Commission amended Agenda. Commissioner Tominey seconded the motion. Vote was unanimous in favor.

 

C.     Approval of the Minutes from the Meeting held on July 28, 2009

 

Commissioner Evans made a motion to approve the July 28, 2009 Planning Commission meeting minutes. Commissioner Wood seconded the motion. Vote was unanimous in favor.

 

II.   INFORMATIONAL ITEMS AND OTHER BUSINESS

 

A.     CALENDARING ITEMS

 

Community Development Director, George Shaw, reminded the commissioners of the General Plan Workshop scheduled for Wednesday, August 12th at 6PM. The International Folk Dancers will be performing at 5:30 PM and a light dinner will be served at the same time.

 

B.      COMMENTS FROM PLANNING COMMISSION MEMBERS

 

Chairman Linda Auger said she really appreciates our City leaders for organizing and developing the Farmers Market. I think everyone in the City should promote this, it is a wonderful thing.

 

City Planner Greg Schindler said he would like to make clarification on the Agenda for tonight’s Planning Commission Meeting August 11, 2009.  Under “Other Business” it should read Sign Ordinance First Reading and it will be a discussion only.

 

C.     STAFF BUSINESS.

 

None

 

D.     NEW BUSINESS

 

None

 

III.   CITIZEN COMMENT

 

None

 

V.   PUBLIC HEARINGS AND POTENTIAL **ADMINISTRATIVE ACTION ITEMS

                   **Administrative Action = Less Discretion, Substantial Evidence (Objective Standard)

 

A.1.      File # SP-2009.12, Conditional Use Permit/Site Plan Application to construct Star Wash Eco Car Wash on property located at 3497 West South Jordan Parkway, John Thompson (applicant).

 

City Planner Greg Schindler reviewed background information on this item. There were two additional conditions added. (1.) The cross-easements need to be recorded prior to the issuance of building permits. (2.) The drive aisles on the east, west and south side of this site need to be constructed prior to occupancy of the building.

 

Russ Naylor 1155 W. Wilmington Ave. Salt Lake City, Utah - said I am the Architect representing Mr. Thompson because he is out of town. This has been a fun project to work on and your staff has been great to work with. We are trying to add some innovative things to this project in regards to energy conservation. We are excited about this project, and we hope you are too. We think this is an attractive building and hopefully it will be a great addition to South Jordan City.

 

Chairman Linda Auger opened the Public Hearing to comments.

 

Warren Kirk 225 S 200 East Salt Lake City, Utah – said I currently work with Peterson Development who is the developer of this project. I contacted the Attorney Steve Christensen who worked directly with Costco, and has also worked with your City. I brought a couple of pages out of the REA agreement with Costco and Peterson Development that governs this site. Section 3.1 paragraph B states; each parcel and owner shall have non-exclusive easements into, over, and across the permanent access easement located on each other owners’ parcel for vehicular; it then goes on talking about the access. In paragraph 3.2 un-impeded access between parcels this should satisfy what City Planner Greg Schindler brought up regarding the driveways and with the drive approaches on the West and East side. I will give these copies to Assistant Attorney Ryan Loose.

 

Assistant Attorney Ryan Loose asked City staff if access easements are being granted.

 

City Planner Greg Schindler said there are no easements recorded on the plat.

 

Chairman Linda Auger said didn’t we give a conditional use permit for another Car Wash just east of this project on the other side of the street?

 

City Planner Greg Schindler said on the north side of South Jordan Parkway there was going to be another Car Wash, but that has expired and they are not going to build it.

 

Chairman Linda Auger asked Mr. Kirk, when are you going to start building this Car Wash?

 

Mr. Kirk said we would like to start immediately.

 

Commissioner Beverly Evans said she would like to know if they are making good progress with the City and State requirements.

 

Mr. Kirk said that is something I cannot answer. I think it would best be answered by the Architect.

 

City Planner Greg Schindler said the City requirements we are looking for are the Geo-Technical Report and also the Water Model. Those would be given to the Engineering Department and I am not sure if they have received them. The State requires the storm drain to tie into the UDOT storm drains and they would need to get permission from UDOT to do that.

 

Russ Naylor, 1155 E Wilmington Ave Salt Lake City, Utah – said the paving was underway when we were trying to get the approvals for this project. The initial contact was made with UDOT regarding permission to connect our storm drain system into the box on the street frontage as the construction was moving along on the road. We did receive that from them verbally. The engineer has submitted all of our drainage calculations to UDOT. The letter formally approving the tie-in is forthcoming. The water model that your Engineering Department is looking for, kind of took us by surprise. It seems that only the very large civil engineering firms have the capability to do the water model, so I guess we are hoping to work something out with you regarding this.

 

City Engineer Jeremy Nielson said to Mr. Naylor, I think there is something we can do to work this out. There is some free software you can download off of the internet. Our water engineer can help you with that. It is a very simple program, but it will take a civil engineer to run the program.

 

Chairman Linda Auger closed the Public Hearing.

 

A.2.      Potential Action Item – (See IV. A.1.)

 

Commissioner Beverly Evans motioned to approve File # SP-2009.12, Conditional Use Permit/Site Plan Application with the 5 conditions recommended by staff. Commissioner Kevin Tominey seconded the motion. Roll Call Vote was unanimous in favor. Commissioner Paul Pugmire was absent from the vote.

 

Community Development Director George Shaw said he would like to commend the applicant and the Architect for what they are doing, usually a car wash is not what you have in mind when you think of energy conservation. It is kind of a contradiction in terms. This is going to be a great thing for our City. There is nothing like it in the south end of the valley. I think they should be commended for this.

                       

B.1.         File # SUB-2009.20, Application to Subdivide a 1.38 acre parcel into three individual commercial lots on property generally located at 11273 South Redwood Road, zoned as MU-City, Bruce Gildea, (applicant).

 

City Planner Greg Schindler reviewed all of the background information on this item.

 

Commissioner Wood asked if the zoning that is immediately north of this project is residential?

 

City Planner Greg Schindler said it is zoned agricultural.

 

Commissioner Wood said from the diagram it looks like there are homes to the north, is that correct?

 

City Planner Greg Schindler said yes, that is correct.

 

Commissioner Wood asked if noise was a potential issue.

 

City Planner Greg Schindler said the subdivision itself will not create any additional noise. However when they come up with the site plan, it will depend on what they are going to build and where they are going to construct it. This project will go to site plan review for any future buildings on the site.

 

Community Development Director George Shaw said the key is to make sure the lot sizes are  such that something can be built there and can meet our other zoning requirements.

 

Commissioner Wood said he thinks it’s unfortunate to have a parcel with these dimensions because it makes it really cumbersome and clumsy to try and develop it. This makes me think about the problem we have over on Redwood Road by the car wash. They have tried to slam whatever they can in that property to try and maximize it. This reminds of that situation quite frankly, as we are just trying to do something that doesn’t really fit for this property.

 

Brad Olsen, 1744 East 11400 S Sandy, Utah – said he is not really involved in this project. The applicant is in Montana and has asked me to come and answer any questions that you might have. It is not the intent of the applicant to put together a hodge-podge, and you are right, he is limited in the dimensions of the property. One of the purposes of sub-dividing here is for financial purposes; you really cannot get financing on separate buildings unless it is divided into different parcels. While he may be able to do an addition to the building under the code, that really does not suit the purposes for a quality development.

 

Commissioner Wood asked if  parking and landscaping will be addressed at the site plan.

 

City Planner Greg Schindler said yes; that is when those issues will be addressed.

 

Chairman Linda Auger opened the Public Hearing to comments. There were none. She closed the Public Hearing.

 

Commissioner Tominey said I have the same concern that Commissioner Wood has already addressed. We have fought over the project on Redwood Road and 10200 S for so long talking around and around; it seems that this project is going in the same direction. If there is one owner for the entire property, then it seems reasonable that changing the road to the south side would clean this up dramatically. I can see the same thing happening here, that we got into up there, with parking and easement issues.

 

Chairman Linda Auger said this gentleman does have the right to use his own property. He is already pre-leasing to Mower-Medic and because of what they store at their facility there is absolutely no way he is going to be able to move those two parcels to the north side of the property without disrupting the current businesses that are already there. I don’t even think as a Commission we have the right to ask the owner to do that.

 

Community Director George Shaw said we are required by law to do these commercial subdivisions; but sometimes I wonder how practical they are because it may or may not be developed the way they are asking. Sometimes a client will come back because neither of those two lot configurations will work for them and they are back before you to amend it. The key is, no matter what you do on the subdivision design, when we do the site plan review it needs to work at that point. I don’t know what has happened on other projects in the past, and maybe we need to be more careful, it is my experience it is more likely than not that they will be back with a re-configuration, because a client wanting to buy one of those lots will say they would rather have it laying on the south side or something like that.  

 

Commissioner Wood  asked  City staff if they know who owns the property to the south.

 

City Planner Greg Schindler said it is Towne Storage and they are under construction at this time.

 

B.2.      Potential Action Item – (See IV. B.1.)

 

Commissioner Evans motioned to approve File # SUB-2009.20, Application to Subdivide a 1.38 acre parcel into three individual commercial lots on property generally located at 11273 South Redwood Road with the understanding that the Commission is going to look very closely at the site plan and how the use of this property is going to be used, when that point in time is appropriate. Commissioner Wood seconded the motion. Roll Call Vote was unanimous in favor. Commissioner Paul Pugmire was absent from the vote.

 

 

VI.   PUBLIC HEARINGS AND POTENTIAL *LEGISLATIVE ACTION ITEMS

                        *Legislative Action = More Discretion, Reasonably Debatable (Subjective Standard)

 

None

 

VI.  OTHER BUSINESS

 

C.  Sign Ordinance 1st Reading

 

The Commissioners and City staff had a discussion regarding the signage ordinance.

 

 

Commissioner Tominey motioned to adjourn. Commissioner Wood seconded the motion. Motion was unanimous in favor.

 

ADJOURNMENT

           

The August 11, 2009 Planning Commission Meeting adjourned at 7:00 p.m.

 

 

Meeting Minutes were prepared by Assistant City Recorder, Cindy Valdez.

 

 

This is a true and correct copy of the August 11, 2009 Planning Commission meeting minutes, which were approved on August 25, 2009.

                                               

South Jordan City Recorder