PRICE CITY PLANNING AND ZONING MEETING

MINUTES OF JUNE 25, 2007

 

PRESENT:           Commissioners:                   Laurie Tryon, City Recorder

                                Larry Bruno                          Nick Tatton, Community Director

                                Jeff Nielson

                                Frankie Sacco

                                Penny Sampinos

                                Alfred Richens

 

EXCUSED: Commissioner Lyon, Commissioner Shook

OTHERS PRESENT: Steve Hilliam, Peggy Rinaldi, Dave Ariotti, Dave Levanger, Roberta Hardy, Kathy Hanna-Smith, Roy Nikas, Jeanne McEvoy, Perry Fry, Rachael Krompel, Alicia Marreli and Frank Marreli

 

I              PLEDGE OF ALLEGIANCE

                Chairman Larry Bruno led the Pledge of Allegiance

 

II             ROLL CALL

 

III           MINUTES OF JUNE 11, 2007

A favorable motion to approve the minutes of June 11, 2007 as read was made by Commissioner Nielson. Commissioner Sacco seconded the motion. Motion carried.

 

IV           CONDITIONAL USE PERMIT- BUSINESSS- FINAL

                175 CARBON AVE. –PUPTOWN LLC., PEGGY RINALDI, OWNER

Peggy Rinaldi presented this request for a Conditional Use Permit for Puptown LLC. The area, in which Ms. Rinaldi would like to have her business, is located within a Manufacturing District (MD) zone. This type of business is not permitted in the MD zone. The request cannot be approved by the Planning and Zoning Commission and will need to be recommended to City Council for an update to the Price City Land Use Development Code in order to permit the business in the MD zone. Ms Rinaldi presented a letter to the Commission describing her business and her plans to update the building and clean the area. The Planning and Zoning Commission recommended that the Price City Council set a Public Hearing for a Land Use Development Code change that would facilitate permitting of the business as requested. The business sign can be approved administratively. MOTION. A motion to deny the Conditional Use Permit Business and Sign Final was made by Commissioner Nielson with a recommendation to City Council for an update to the Land Use Development Code.  Motion seconded by Commissioner Sampinos and carried. 

 

V             CONDITIONAL USE PERMIT- BUSINESS-FINAL

                47 NORTH 100 EAST-BELLASANO SALON AND SPA- ALICIA MARELLI, OWNER

Alicia Marelli presented this Conditional Use Permit request for a new business located at 47 North 100 East (formerly Smuin, Rich, Marsing Building). The business will be a new salon and spa called Bellasano. The land use is available under Section 11.3.5.8 of the Price City Land Use Management and Development Code. It is the recommendation of staff to provide concept, preliminary and final approval for Bellasano Salon and Spa subject to the following contingencies:

·         Building renovations meeting Price City Building Department requirements and a valid Price City building permit be obtained for completion of building renovations:

·         Limited on-street parking to customers only, owners and employees must park in mid-block lots;

·         Submission of business signage to Price City Community Development Department for administrative review and approvals;

Ms. Marelli stated that she has current state licensing for this business. Salon related activities to include, but not limited to tanning, massage, pedicure, manicure, hair treatments and styling. A sign plan will be submitted to the City when it is ready for installation as it can be approved administratively. MOTION. A favorable motion to approve the Conditional Use Permit Business Final was made by Commissioner Nielson. Motion seconded by Commissioner Sampinos and carried.

 

 

 

VI           CONDITIONAL USE PERMIT- AMENDMENT-FINAL

143 N. 100 E.-CASTLE VALLEY SERVICES-STEVE HILLAM, CONSTRUCTION MANAGER

This request is for an amendment to the current Conditional Use Permit to include requested changes made on behalf of Steve Hillam of Castle Valley Services. Steve would like to have a water way on the west side of the property and a 6’ vinyl fence that would begin at 3’ and end at 6’ installed on the north side of the property. Shrubs will be planted along the new fence. Commissioner Nielson spoke earlier today to a home owner regarding a wall that would place a buffer between his home and the carwash. The noise from the dryer and the brightness from the car headlights washing their cars at night have become a problem for this neighbor. A new building will be built that should extend high and long enough to take care of those two problems. Mr. Hillam is more than happy to meet with this neighbor regarding the issues he has addressed. Staff recommends approval for this amendment final including installation of any grease traps required by PRWID and repair to existing sidewalks. MOTION. A favorable motion to approve the Conditional Use Permit Amendment Final was made by Commissioner Nielson with the stipulation that Mr. Hillam meets with the neighbor regarding the issues he is facing. Motion seconded by Commissioner Richens and carried.

 

VII          CONDITIONAL USE PERMIT- FLORENCE SUBDIVISION-CONCEPT AND PRELIMINARY PHASE 2- APPROX. 1400 E. 800 N.-TONY BASSO, OWNER

Rachel Krompel presented a request for a Conditional Use Permit for the concept and preliminary approval of Florence Subdivision, Phase II. The subdivision is situated within the SF-6 zone at approximately 1400 East 800 North. The subdivision approval is available under Section 10.3.13 of the Price City Land Use Management and Development Code. Subsequent to concept and preliminary approval, it is recommended that Mr. Basso prepare/provide the following information as indicated in Chapter 3 of the Price City Land Use Management and Development Code prior to any request for final approval of the land subdivision:

·         Environmental Impact assessment/letter indicating responses to the matters listed in Section 3.3 of the Price City Land Use Management and Development Code;

·         Specific preparation of a qualified geotechnical study (soil report) for the overall subdivision;

·         Storm water collection and management plan relative to drainage from the project site;

·         Public infrastructure development and utility connectivity plan. Indications of water, sewer, electrical, curb-gutter-sidewalk, storm water management and drainage plan, street lighting, fire hydrants, street signage;

·         Letters from all utility providers indicating capacity and connectivity ability to serve the proposed subdivision;

·         Final site plan documents and subdivision plat prepared in mylar copy.

The environmental review has been completed as of today and a current plat is being reviewed by the City Engineer. The final plat will come before the Planning and Zoning Commission for approval. MOTION. Commissioner Richens moved to provide concept and preliminary approval only for the residential subdivision, Florence Subdivision Phase II with final approval subject to additional submissions and requirements. Motion seconded by Commissioner Sampinos. Motion carried.

 

VIII        CONDITIONAL USE PERMIT-NEW BUILDING-PRELIMINARY AND FINAL

                828 EAST MAIN-AARON’S SALES AND LEASE-DAVE ARIOTTI, REPRESENTATIVE

A Conditional Use Permit (CUP) application for Aarons Sales and Lease, 828 East Main Street is requested by Mr. Dave Ariotti who is representing the project locally. From the concept approval stage requested at the last meeting, the land use requested is permitted under Section 11.3.4.19 of the Price City Land Use Management and Development Code. The reason for the CUP is the approval of a 5’ setback on the west project boundary (between the proposed Aarons and Family Dollar) instead of the 10’ setback required by code. The setback adjustment can be made by approval of a CUP under Section 11.5.5 of the Price City Land Use Management and Development Code. At the concept review stage, the Price City Planning and Zoning Commission indicated a willingness to approve the requested 5’ west boundary setback based upon review and approval by the Price City Fire Chief. Price City Fire Chief, Paul Bedont, has reviewed the setback and property and is in concurrence that a 5’ west boundary setback does not present a safety problem and recommends approval by the Price City Planning and Zoning Commission. It is the recommendation of staff that all required development agreements and aspects be required for approval of the setback. Plans are being reviewed by staff. These requirements include:

·         Completion of an environmental comment, consistent with Section 3.3.6.1 of the Price City Land Use Management and Development Code;-geotechnical study, water runoff

·         Completion of a qualified geotechnical report for the site indicating soil types and building requirements;

·         Completion of site storm water drainage in accordance with approval of Price City Public Works Department;

·         Possible installation of additional fire hydrant at project site, continuation from existing hydrant or new installation to main line, depending on flow test and approval of Price City Building Department;

·         Completion and submission of engineered building plans to the Price City Building Department for plan review and obtainment of a valid Price City Building Permit;

·         Submission of any project signage for administrative review and approval consistent with Chapter 4 of the Price City Land Use Management and Development Code.

MOTION. Commissioner Nielson moved to approve the Conditional Use Permit for preliminary and final for Aaron’s Sales and Lease with a 5’ west boundary setback and development contingencies as recommended. Motion seconded by Commissioner Richens. Motion carried.

 

IX           CONDITIONAL USE PERMIT- SHERIFF IMPOUND BUILDING-PRELIMINARY APPROVAL- DAVE LEVANGER, CARBON COUNTY BUILDING OFFICIAL

Mr. Dave Levanger, Carbon County Planning and Zoning Administrator, presented the preliminary plans for a proposed Sheriff Department Impound Lot. The lot is proposed for the vacant property that Carbon County owns located north of Gas-n-Go at approximately 150 North 200 West, the parcel is accessible from 200 West Street. Prior concept presentation and approval from the Price City Planning and Zoning Commission was made several months ago. Since that time plans have been further developed relative to construction on the site. Mr. Levanger brought copies of the building and site plans to the meeting for Commission approval. The two driveways on 100 West will be removed during construction. This will be a secured building with permitted access only through locked gates so traffic will not become an issue. All security lights on the building will be directed towards the building as to not cause extra lighting to the residential neighborhood. Staff recommends approval with the contingency that all development improvements on 200 West are completed including curb, gutter and sidewalk. MOTION. Commissioner Sampinos moved to approve the Conditional Use Permit with preliminary approval for the Carbon County Sheriff Impound building with required street improvements. Motion seconded by Commissioner Sacco and carried.

 

X             CONDITIONAL USE PERMIT- DEVELOPMENT AND TEMPORARY BUILDING REVIEW-210 NORTH 600 EAST- PINNACLE CANYON ACADEMY, ROBERTA HARDY- CHIEF ADMINISTRATIVE OFFICER

Roberta Hardy presented a request for a Conditional Use Permit for Pinnacle Canyon Academy relative to temporary use of classrooms that will expire on July 11, 2007 (2 year period) and contingent development matters that remain uncompleted. A list of issues discussed and dates set by the Commission are listed for recording:

·         Completion of existing development agreement requirements relative to infrastructure improvements along 300 North Street, contingent to the Pinnacle Canyon Academy property (curb, gutter, sidewalk, etc.); Commission set a deadline of July 1, 2008 for completion of all necessary development requirements with all planning, design, engineering work to be completed by December 31, 2007 including completion of a new survey plat, remedying public right-of-way dedication discrepancies.

·         Completion and installation of off-street parking. Off street parking requirements (number of spaces) must be set by conditional use permit (CUP) according to Section 6.4.15 of the Price City Land Use Management and Development Code. It is recommended that the spaces be required based on the reported average number of employees and driving students at the school at any one  time, plus a minimum of 5 spaces for visitors; Commission set a deadline date of July 1, 2009 for off street parking lot completion.

Mrs. Hardy stated that she would like a two year extension for all developments as the school is the process of fixing the 300 North problems they are facing with the runoff from behind the building. The bond for the development agreement has already been extended for a period of 1 year. The City and Pinnacle Academy are in the process of a public right of way deed clarification. When the developments are completed, the school may lose several parking spaces that would be needed for High School driving students, visitors and staff. There are five student drivers at this time with 11th and 12th grade to be added in the upcoming years and no additional staff parking will be added. This item may need to be evaluated by the school and re-opened at a later date for overflow parking as the school grows in size. The street improvements are not only for parking but student safety and for water drainage to the neighborhood and the building. If the improvements are not put in by the allotted deadline given by Planning and Zoning, a demand would be placed on the bond and then contracted by Price City to a company that would complete the improvement work. In regard to the temporary classrooms, according to Utah State Code Section 10-9-a-305 et. Al., charter schools are exempt form requirements surrounding the temporary classrooms (10-9a-305(3)(a), however Price City may require that a “walk-through” be completed by the building inspector of the facility and provide recommendations (10-9a-305(5)(a) & (b). Additionally, off street parking requirements and/or conditions consistent with a CUP issued under Section 6.4.15 of the Price City Land Use Management and Development Code can be enforced under Section 10-9a-305(7)(c) of the State Code. MOTION. Commissioner Richens moved to approve the Conditional Use Permit with the stated written contingencies and deadline dates in place. The item may need to return to Planning and Zoning as the dates come into place. Motion seconded by Commissioner Sampinos and carried.

 

VII                          OTHER BUSINESS

 

Commissioner Richens motioned to adjourn. The meeting adjourned at 6:58 p.m.

 

 

APPROVED___________________________ Larry Bruno, Chairman

 

 

ATTEST______________________________ Laurie Tryon, City Recorder