CITY PLANNING COMMISSION
October 22, 2002
Minutes of the regular meeting of the Riverdale Planning Commission held Tuesday, October 22, 2002 at 6:30 p.m. at the Riverdale Civic Center.
Mark Lukes Bruce Sanders Cary Dunn
Commissioner Jenkins called the meeting to order and welcomed all those in attendance. She excused Commissioner Farr and acknowledged that all other members were present.
Consideration of Minutes
Motion Commissioner Limburg moved to approve the minutes of the October 8, 2002, preplanning work session as written and regular Planning meeting as amended and to waive the reading. Commissioner Tanner seconded the motion. The motion passed unanimously.
Conditional Use Permit / Home Occupation Application
Mark Lukes LMJ Marketing Group
Mr. Lukes was present at the meeting to discuss his conditional use permit for a home occupation business license for a marketing agency. Mr. Lukes rents his dwelling, and he provided a letter of approval to the Planning Commission from the property manager to operate a home occupation from his dwelling.
Mr. Lukes explained that he would be performing graphic design work, concept art, marketing, and all type of advertising services. Mr. Lukes stated that all of the printing is contracted out, and he does not do any of the printing at his dwelling.
Mr. Lukes indicated that he has two area sales representatives that he employs; however, they do not work out of his dwelling. It was inquired if Mr. Lukes would be hiring any more employees in the future. Mr. Lukes indicated that he would; however, it would not be for another eight to nine months and by that time he will have a commercial office established. His home office is just an interim office until he gets his business established.
Motion Commissioner Tanner moved to grant the conditional use permit for a home occupation located at 1194 West 4400 South #5 for Mark Lukes, LMJ Marketing Group, as requested. Commissioner Hurst seconded the motion. The motion passed unanimously.
Consideration of Preliminary Site Plan Review for Carters Farm Subdivision Plat C, Phases 4 & 5 located at approximately 3875 South 900 West
Mr. Bruce Sanders was present at the meeting to discussion the preliminary site plan for Carters Farm Subdivision Plat C, Phase Four and Five located at approximately 3875 South 900 West. The area consists of approximately five acres and is zone R-1-8.
Mr. Sanders noted the last time they discussed the subdivision, a small parcel of land adjacent to lot 57 needed to be attached to lot 57, and it has been accomplished. The second item that needed to be addressed was the plan needed to show the phasing of the subdivision, and that is outlined in the site plan as well. He reminded the Commission that Phase Three already received preliminary approval with Phase One and Two; however, it has not received final approval.
Mr. Daily informed the Commission all of the lots meet the minimum requirements for lot size and lot width. He went on to explain that Mr. Moulding is okay with the layout of the subdivision and the streets with the exception of the street in front of lots 56 and 57. Mr. Moulding has requested that the street be at more of a radius in front of lot 56 because he thinks it will be a better design to do the road that way, and the corner of lot 57 has to be at a radius because it is a corner lot, and the City requires corner lots to have a radius for handicap access from the street onto the sidewalk.
Commissioner Jenkins recalled that the Commission questioned the design of the street in front of lot 56 when the Commission previously reviewed the site plan, and she believes Mr. Mouldings recommendation is far more attractive from a design standpoint. She noted if it is recommended by Mr. Moulding, they should follow his recommendation.
It was inquired where the drainage, elevations and engineering was. Mr. Daily explained that all of that information would come to the Planning Commission when the final site plan came in for approval. He indicated that the Commission does not look at that during Preliminary review because things could change at that time. He went on to say that Mr. Nelson would review the final plan and provide a letter of recommendation prior to final approval.
Motion Commissioner Limburg moved to approve the preliminary site plan for Carters Farm Subdivision Plat C, Phase Four and Five. Commissioner Coleman seconded the motion.
Discussion followed regarding the motion. Commissioner Tanner inquired if Commissioner Limburg wanted to include the changes to the street that Mr. Moulding requested. Commissioner Jenkins added that during final site plan review, the Commission should receive all of the drainage and engineering prior to final approval.
Amendment Commissioner Limburg so moved. Commissioner Coleman seconded the amendment. The motion passed unanimously.
Consideration of Final Site Plan Review and Recommendation to the City Council for Del Taco located at 4137 South Riverdale Road
Mr. Cary Dunn, Nova Source Development, was present at the meeting to discuss the amended site plan located at 4137 South Riverdale Road. The site plan was previously approved for an in-line retail building and an Iceberg Drive-In restaurant; now it is before the Planning Commission with a reduced in-line retail building from 6,000 square feet to 4,800 square feet and a Del Taco restaurant instead of the Iceberg Drive-In.
Mr. Dunn presented the Commission with a slightly modified colored landscaping diagram. He explained that they were having a difficult time meeting the 20 percent landscaping requirement for both sides of the site. Mr. Dunn referenced a few areas on the diagram; he noted that they changed the stacking space for Del Taco, and shrank down the drive thru lane by four feet, which gained some additional landscaping on the south side of the site. He referred to the rocked areas, which will have rock mulch and a weed barrier, and incorporated into the rock area there will be bushes and eventually the bushes will spread throughout the area. He went on to say that there would be a concrete mow strip to separate the rock areas from the sod areas.
Discussion followed at great length regarding the dumpster location for Del Taco. Commissioner Jenkins indicated that the Commission was not enthused that the dumpster was out in the middle of the parking area. It was inquired if there was any way to place it back in the southwest corner of the property behind the building. Mr. Dunn explained that if the Green Disposal truck comes four to five times a week, this would impact the drive thru lane, which is not acceptable to Del Taco because 70 percent of their business is though the drive thru. Furthermore, getting that large of a truck back in that area would not be conducive to the operation that is why they have it where it is; it can be easily accessed. He went on to explain that the area would be landscaped and the trash enclosure will have double doors. Commissioner Limburg asked if the doors would be screened; Mr. Dunn indicated that the doors would be solid steel doors.
Commissioner Limburg explained that one of his primary concerns was the grease barrel that would be located within the dumpster enclosure. At this time, Mr. Dunn introduced Mr. Paul Hitzelberger, owner of the proposed Del Taco, to explain some of his operational policies. Mr. Hitzelberger explained that grease disposal is completed underground with a grease trap and grease recovery is completed with a grease barrel, which would be located in the dumpster enclosure. He went on to explain that they go through a tough audit process, and they maintain their areas very well. Commissioner Limburg stated that no matter how careful you are, the grease spills. Mr. Hitzelberger indicated that they have a steam cleaner that they use on a daily basis just for that purpose, and that is a part of their maintenance program. He informed the Commission that he has been with Del Taco since 1986, and he is one of the original five owners. He went on to say that he and his wife just recently took over the Ogden and Roy locations, and they were recently audited; and they received the highest scores ever given out. He noted that they also rate right at the top of the health department inspections as well.
Commissioner Jenkins stated that the Commission was critical on every development regarding dumpster location, and they are concerned with keeping dumpsters in the rear part of the development. Furthermore, this development is adjacent to an overlay area, and for the Commission to allow a dumpster in the middle of the parking area would not be prudent.
Mr. Hitzelberger noted that in terms of trash there is never a great location; they just have to do a good job in operations; and it is a part of their business. He suggested that the other option that he would consider, which he was not pleased about, was next to the northwest corner of the restaurant. He stated the location was not ideal or inviting, but he would move the dumpster to the area next to the drive thru lane northwest of the buildings main entry; however, he would like enough space and landscaping around the dumpster enclosure.
The site shows 28 parking stalls for Del Taco. It was inquired how many parking stalls Del Taco needed. It was noted that the parking ratio for a restaurant is one parking space per table/booth. Mr. Dunn stated that he told Mr. Hitzelberger that he needed 27 parking stalls, and they added an additional parking stall for the total of 28. It was inquired how many employees there would be per shift. Mr. Hitzelberger explained that during the peak time, which is lunch time, there would be 10 to 11 employees; however, some of his employees dont drive. Commissioner Tanner said that she has visited the Del Taco in Roy, and she hasnt seen more than five employees during peak time. Mr. Hitzelberger stated that the Riverdale location will be bigger, and he would double his employees at this particular location.
Mr. Hitzelberger informed the Commission that his intent is to take the Riverdale location to a dramatically higher level; furthermore, this location will have a fun land, and its an indoor/outdoor patio feel. He went on to explain that the Riverdale location would be a satellite, and he would take it to the Ogden and Roy locations to take them to a higher standard as well.
Discussion followed regarding the colors for the Del Taco building. Mr. Hitzelberger presented the Commission with a proposed color pallet for the building. He explained that the colors are earthy, Mexican colors; and they tie in with the indoor/outdoor patio feeling. Commissioner Limburg explained that when IHOP came in for approval, the Commission requested them to utilize like materials as the adjacent development; he questioned if Mr. Hitzelberger would consider toning down his colors some in order to be congruent with the adjacent area; not necessarily match the area, but be complimentary. Mr. Hitzelberger informed the Commission that he has actually lightened the color already. He said if it is critical, he can tone it down some more. He suggested that there is a lighter color; it is a tan color with a little terracotta in it. He stated that he could do that color instead, but he is not enthusiastic about it. It was explained that the color pallet would go before the Design Review Committee, and they would make the final determination.
Mr. Dunn informed the Commission that the retail building would be a direct match to Boyers development; it is the exact same colors in regards to stucco, block, and trim. He inquired if Mr. Hitzelberger could keep with his identity and keep his original colors. Commissioner Jenkins stated that she understood his point from a marketing standpoint; however, there is a precedence that has been set.
Commissioner Tanner noted if the site is subdivided into two parcel as suggested, the Del Taco site would not meet the 20 percent landscaping requirements. As presented the site has 15 percent softscape and 3.9 percent hardscape for a total of 18.9 percent landscaping. Commissioner Jenkins stated that she would rather see a parking stall eliminated and additional landscaping put in its place. Mr. Daily said eliminating parking would depend on how valuable the parking was to the user, and it would also depend on the future of Riverdale Road and if UDOT is widening the road. Mr. Daily explained that UDOT could take 10 feet of property, and the site could loose even more parking. Commissioner Noe added that she was concerned with giving up too much parking since the location would have a play land. She believed that the site would need the parking.
Mr. Daily stated there are landscaping and lot coverage ratios; furthermore, there are parking and interior traffic circulations requirements, and if you cant get all of those things to work on a site, you have the wrong site.
Commissioner Jenkins explained that the Commission has seen some beautiful concept with hardscape that the City Council has not accepted in the past. She explained that the site has to have 20 percent landscaping. She mentioned that a lot of the landscaping was in the rear of the site instead of the front. It was her opinion that the landscaping would not be acceptable to the City Council. She suggested that they rework the ratios and move some of the landscaping toward the front of the site. Mr. Dunn suggested that the front north parking stall be eliminated and landscaping be put in its place. Furthermore, the previous dumpster location would be replaced with landscaping, but it would be considered a tradeoff for the other landscaping that was next to the northwest corner of the building.
Mr. Dunn said if the Commission would allow the idea of the dumpster on the northwest corner of the building and the additional landscaping in the front of the site instead of a parking stall, he would be happy to take it that way to the City Council.
Commissioner Tanner stated that she thought it was premature for the site plan to be a final review at this point. She explained that she was not any where near giving final approval this evening; she noted that she was considering the site plan as a preliminary review because they have not seen the plan as a Del Taco or as two separate sites. Mr. Dunn expressed that he was surprised that the Commission would think that it was premature to ask for final approval. Mr. Daily stated if the Planning Commission is not satisfied with the site plan, the petitioner has to go back and amend the site plan; the Council will not accept a site plans with any contingencies.
Commissioner Noe recalled that previously the retail in-line building had been separated into three units; she inquired how many units they anticipate having since it has been reduced in size. Mr. Dunn indicated that he has two potential tenants or it could be three. He said as of right now, it looks as though 2,000 square feet could be utilized by Panda Express, and the remaining area could be utilized by a compute software company. It was inquired if there was adequate parking for the site. Mr. Daily stated it still has to meet all parking requirements no matter what the space is utilized for. There are 32 parking stalls for that portion of the site plan.
It was inquired what type of signage would be utilized for Del Taco. Mr. Dunn explained that there will be one freestanding sign located at the northwest corner of the access to the property; there will be one joint sign for both developments.
Mr. Hitzelberger inquired if he could utilize the side of the building that faced north instead of the side of the building that fronted on Riverdale Road to calculate his signage. He noted that the narrowest part of the building is fronting on Riverdale Road, and he felt like he would need more signage especially since he was planning on spending 1.4 million dollars on the building. Mr. Dunn went on to explain that Del Taco is looking at having walls signs on three sides of the building, the north, south and east elevations of the building; and in addition to that, they want to add a small reader board to the freestanding sign. Mr. Hitzelberger added that he also wants to have a Del Fun Land sign as well; however, he would have to be able to utilize the north side of the building for his calculations to have that additional sign. Mr. Daily indicated that signage would be a part of the design review committee as well.
Motion Commissioner Tanner moved to deny final site plan approval for Del Taco located at 4187 South Riverdale Road in order to allow them to go back and address issues pertaining to the dumpster location, landscaping and landscaping percentages, and parking requirements, Commissioner Limburg seconded the motion. The motion passed unanimously.
Consideration of Discussion and recommendation to the City Council regarding proposed amendments to Title 10, specifically adding a new Chapter, Hillside / Floodplain Ordinance
Mr. Daily requested to postpone the discussion regarding the Hillside / Floodplain Ordinance due to the time spent on the previous agenda items.
Motion Commissioner Hurst moved to table the discussion and recommendation to the City Council regarding proposed amendments to Title 10, specifically adding a new Chapter, Hillside / Floodplain Ordinance. Commissioner Coleman seconded the motion. The motion passed unanimously.
Consideration of Recommendation to the City Council to vacate Lot One of the South Crest Subdivision, No. 2 and to create a new two-lot subdivision, South Crest Subdivision Phase Three
Mr. Daily explained that the issue was before the Commission again because during the previous meeting the Commission made a recommendation to the City Council under discretionary business instead of a regular agenda item. He asked if the Commission would please make a formal recommendation to the City Council under this specific agenda item.
Motion Commissioner Tanner Move to recommend to the City Council to vacate Lot One from the South Crest Subdivision, No. 2 and to create a new two-lot subdivision, South Crest Subdivision, Phase Three. Commissioner Coleman seconded the motion. The motion passed unanimously.
Mr. Daily stated that he had one question for the Commission. He explained that he was asked if the Commission would consider storage sheds on the Bill Bang Property (previously the Francis Pullum Property) located at 4433 South 900 West, which is zoned Low-Impact Commercial. He went on to say that the individual said they could build the units to blend in with the residential area, and make it fit within the zoning requirements. The Commissions consensus was that storage sheds were not an appropriate use for the area or the zone.
With no further business to come before the Commission at this time, Commissioner Tanner moved to adjourn the meeting. Commissioner Coleman seconded the motion. The motion passed unanimously. The meeting adjourned at approximately 8:15 p.m.
Attest: Approved: November 12, 2002
Michelle K. Douglas