June 8 , 2004

Minutes of the Regular Meeting of the Riverdale Planning Commission held Tuesday, June 8, 2004 at 6:30 p.m. at the Riverdale Civic Center.

Members Present:
Greg Limburg, Chair
Brent Coleman
Kathy Eskelsen
Don Farr
Don Hunt
Allen Miller
Kathy Tanner

Others Present:
Randy Daily, Community Development Administrator
Mike Howard, Assistant City Attorney
Michelle Douglas, Planning Commission Secretary

Nanette Combe Anne Hansen Dan Lundgren

Chair Limburg called the meeting to order and welcomed all those in attendance. He acknowledged that all members were in attendance and welcomed Staff.

Consideration of Minutes

Motion Commissioner Miller moved to approve the minutes of the preplanning work session of May 25, 2004 as proposed; and for approval of the regular meeting of May 25, 2004 as proposed; and to waive the reading. Commissioner Eskelsen seconded the motion; the motion passed unanimously.

Conditional Use Permit / Home Occupation Application

Nanette Combe – DANAV, LLC

Ms. Nanette Combe was present was present at the meeting to discuss her conditional use permit for a home occupational business license for the distribution of aloe vera juice. Ms. Combe lives in an R-2 zone, and she owns the home.

Ms. Combe informed the Commission that she would utilize the home for primarily bookwork. She explained that she stores the majority of the inventory at a farm in Slaterville City. She indicated that she may keep a couple of cases at the dwelling; but other than that, she would not have anything at the home.

Motion Commissioner Tanner moved to grant the conditional use permit for a home occupation located at 5455 South 600 West for Nanette Combe, DANAV, LLC, as requested. Commissioner Coleman seconded the motion. The motion passed unanimously.

Macklin Stokes – Stokes Cable

Mr. Macklin Stokes was not present at the meeting; no action was taken.

Anne Hansen – On-a-Stick

Anne Hansen was present at the meeting to discuss her conditional use permit for a home occupational business license for online sales. Ms. Hansen lives in an R-2 zone with her family, and her family owns the home.

Ms. Hansen informed the Commission that she would utilize the home for a home-based office, and her business would be online auctions such as eBay. She explained that she would not own the inventory, nor would she see any of the inventory; it would be dropped shipped from her distributors to her clientele. She indicated that some of the larger items could potentially come to the dwelling; however, most of it would not.

Commissioner Tanner inquired about her “future inventory”. Ms. Hansen clarified that she does not own anything as of yet. However, in the future, she could have some small items in her inventory. Commissioner Tanner explained that the ordinance indicates that operating supplies, including inventory and displays for the home occupation cannot take up more than 50 percent of the permitted area for a home occupation, which is 25 percent of the main floor area of the home.

Motion Commissioner Hunt moved to grant the conditional use permit for a home occupation located at 4512 South 1025 West for Anne Hansen, On-a-Stick, as requested. Commissioner Tanner seconded the motion. The motion passed unanimously.

Final site plan review for Park Place Subdivision located at approximately 3800 South Parker Drive

The agenda item was removed from the agenda due to engineering issues; no action was taken.

Final site plan review for Riverdale RDA Senior Housing/Facility located at 4433 South 900 West

Mr. Dan Lundgren, Richard Chong & Associates, was present at the meeting to discuss the final site plan for the Riverdale RDA senior housing/facility located at 4433 South 900 West.

Mr. Lundgren presented the Commission with the final site plan and explained with the final site plan there is a different parking arrangement; more landscaping toward the front of the site with more planting from the landscape architect; there have been some changes to the front entry of the building; and the majority of the changes have been enhancements to the site.

Mr. Daily added the enhancements include 20 covered parking spaces, one of which will be a handicap-parking stall. He went on to say if there is more than one handicap individual, a parking space would be designated as such to accommodate the needs of the individual. Mr. Daily noted that the entire site requires five handicap-parking stalls to meet the ratio requirements, which it does.

Mr. Daily pointed out that there are not any issues regarding any of the balconies encroaching into the setbacks since the number of units has been reduced to 20.

Discussion followed regarding the location of the dumpster. Commissioner Tanner recalled during the preliminary site plan review, it was discussed whether the location would be adequate and if the residents would have to walk down to the location. Mr. Daily indicated that the proposed location has been determined to be the best central and convenient location. He went on to say that the City met with Steve Robinson, and the enclosure on the west side has to be a minimum of 10 feet wide opening. Commissioner Limburg inquired if the senior facility would need their own garbage receptacle. Mr. Daily stated that the senior facility does need its own receptacle.

Commissioner Tanner stated that she would like to make sure there is sufficient lighting in the back of the site. Mr. Lundgren indicated that the back has good lighting; in addition, there is lighting on the patio area as well. Commissioner Tanner expressed that she is more concerned with the lighting in the parking area because as individuals get older, their vision is not as good. Mr. Lundgren explained that there is adequate lighting in the parking area too.

Mr. Lundgren explained that there is now a canopy at the front of the building for a drop off area. He went on to explain that the signage is not shown on the site plan because they do not know if they are going to have a monument sign. As of right now, there is only a lit-building sign, which is for identification purposes only. They do not want to have a monument sign because it is more maintenance, and it has to have power run out to the sign. Mr. Daily explained that he thinks that is still out for discussion; and if they choose to have a monument sign, they will have to come back to the Planning Commission for approval since it is not shown on the site plan.

It was inquired if the multipurpose room off the senior facility area would be utilized for other functions. Mr. Daily explained that they do want to utilize it for other function such as parties, wedding receptions, etc. He noted that the occupant load has been set at 300, which has been evaluated with the parking; and it will have to be controlled by the City. It was inquired how the parking ratio was determine for the use. Mr. Daily indicated that the parking ratio for the zone is one space per 500 square feet of floor area, and the provided parking is more than what the ordinance requires (which was based on an office use or light retail use). In addition, the site has provided each unit with its own space; also, each space is 9 feet by 18 feet, which is a standard parking stall except for a handicap stall, which is 13 feet wide, and meets ADA requirements.

Commissioner Farr questioned the size of the parking stall. He noted that he thought the required size of a parking stall in Riverdale City is 10 feet by 20 feet. Mr. Daily explained in the landmark zone it is; however, in a commercial and transition zone, it is not; it is 9 feet by 18 feet. Commissioner Farr suggested that they check into the size of the parking stalls. He stated that he recalled about four years ago the City amended the requirements on parking stalls and that is why it is in the landmark zone. Commissioner Tanner indicated that she specifically remembers that discussion, and she agreed; she wanted the bigger stalls. However, it did not pass.

Mr. Daily referred to the landmark ordinance, and he said it specifically states 10 feet by 20 feet. [10-13E-6 Parking B. 4. Size of Spaces: Each parking space shall be a minimum of ten feet (10’) wide by twenty feet (20’) long.] However, the parking ordinance states 180 square feet. [1015-5 Parking Lot Design and Maintenance D. 1. Each parking space shall encompass not less than one hundred eighty (180) square feet, with a minimum width of nine feet (9’)…]

Chair Limburg said what he believes Commissioner Farr is getting to, is there is not going to be adequate parking if there is an event at the senior facility. Commissioner Farr stated that is one of the concerns; the other concern is there is not going to be enough room in the parking area.

Mr. Lundgren indicated that he has done several of these facilities, and they all have 9-foot wide parking stalls with the exception of the handicap stalls, which have 13-foot wide parking stalls.

Chair Limburg inquired if anyone thought parking is an issue. Commissioner Farr stated that he believes parking is an issue. Mr. Daily referred to the low-impact transition zone, parking regulations, which states: (10-13D6 Parking) On-site parking in the low-impact transition zone shall not be impacted by any use so as not to have a sufficient number of parking stalls for all uses within the low-impact transition zone. A minimum of one space per five hundred (500) square feet of floor area is required. He reiterated that the site has exceeded the parking based on the requirements of the ordinance; however, if the Commission does not think the parking is adequate, then the Commission needs to make that a part of their recommendation to the City Council.

Mr. Howard pointed out that there are functions at the community center all the time, and he believes there is less parking per square foot there, and he has never heard of a complaint. Commissioner Miller indicated that as he has been working at the fire station at night when there is a function at the community center, individuals also utilize the parking at the fire station as well. He agrees with Commission Farr; however, he believes they need more parking rather than larger parking stalls.

Mr. Daily stated if there is an issue with parking, the Commission has the ability to say this is a red flag. He questioned what the Planning Commission’s recommendation is. He noted if they recommend widening the parking stalls, it would reduce the landscaping and the number of parking stalls.

Commissioner Tanner inquired if the facility would be limited to senior citizens only or if the facility would be open to anyone. Mr. Daily indicated that his understanding is it can be utilized by anyone, and a review board will approve the uses. Commissioner Tanner said the facility looks like it will be more attractive than the community center, it will be a newer facility, and people will want to utilize the building. Based on those findings; she believes it should probably have more parking. Mr. Daily reiterated that every building has an occupant load; and if the occupant load exceeds the building allowance then it becomes an issue for the fire and building department. If the senior facility exceeds its occupant load, the City will need to regulate its facility better.

Commissioner Hunt questioned how often a building exceeds its occupant load; he noted that one would think if someone could not find a parking stall, it would be self-regulated. Mr. Daily acknowledged that parking is always an issue for businesses that are well liked. Commissioner Tanner inquired if a condition of strict regulations of what the facility could be leased for could be placed on the approval of the senior center.

Commissioner Miller added they need to consider the fact the senior facility will be competing with Riverdale Dinner and Bingo for on-street parking on 900 West. Mr. Daily informed the Commission he has never had a complaint regarding on-street parking on 900 West. Chair Limburg added that 900 West is wide enough for on-street parking, and he does not believe it is an issue.

Mr. Daily noted that parking is always a concern. He went on to say the Planning Commission has the ability to make a recommendation to the City Council that the parking could be a questionable situation and it should be regulated so it does not become a problem.

Chair Limburg indicated that he did not think cutting down the footprint of the building was a good idea to increase parking. Mr. Daily pointed out that the landscaping exceeded the required amount by 8 percent; however, decreasing the landscaping would not increase the number of parking spaces if you widened the spaces; the site would lose spaces.

Commissioner Farr referred to Commissioner Tanner’s idea regarding strict regulations on what uses would be allowed in the building. Mr. Daily indicated that the board would decide who utilizes the building. It was inquired what type of motion the Commission could recommend so the building and parking would not become a problem. Mr. Daily stated that the City will have to control it, and he would hope that the Council would see there would be concerns with certain issues. In addition, it is a part of the minutes, and the Council will know the Commissioner’s concern regarding the parking.

Motion Commissioner Tanner moved to recommend to the City Council final site plan approval for the Riverdale RDA Senior Housing/Facility located at 4433 South 900 West with the recommendation that the regulations on the use of the leasing space for secondary uses are watched very carefully specifically not to exceed parking and building capabilities. Commissioner Farr seconded the motion. The motion passed unanimously.

Discretionary Business

Mr. Daily indicated that there has been a request from a Council member that the Commission go back and review the portable structures ordinance. He went on to say the Council member also requested that the department review all of the business licenses associated with portable structures and any issues that came up. He explained that he reviewed the licenses for the last year, and no issues came up. As of right now, the City has two licenses for portable structures; the snow cone stand in front of Nickelcade and one fireworks stand that will be in front of Honey Baked Ham.

Mr. Daily inquired if the Commission would like to review the portable structures ordinance. Chair Limburg indicated that the Commission already reviewed the ordinance for two or three years. Mr. Daily stated if the Commission believes their opinion has changed, they could place it on the agenda and make a recommendation to the City Council. Commissioner Tanner stated they did make a recommendation to the City Council, and it came back to the Commission. She went on to say she believes the portable structures are a safety issue; however, they have become more regulated. Mr. Daily noted that now the Fire Department requires they store the fireworks in an enclosure outside the fireworks stand; and in that respect, structures have become safer.

With no further business to come before the Commission at this time, Commissioner Eskelsen moved to adjourn the meeting. Commissioner Miller seconded the motion. The motion passed unanimously. The meeting adjourned at approximately 7:30 p.m.

Attest: Approved: June 22, 2004

______________________________ ______________________________

Michelle Douglas Greg Limburg
Planning Commission Secretary Chair

4600 S. Weber River Dr.
Riverdale, Utah 84405-3764
E-Mail: info@riverdalecity.com
Phone: 801-394-5541
Fax: 801-399-5784
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