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RIVERDALE CITY
PLANNING COMMISSION April 9, 2002 |
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Minutes of the regular
meeting of the Riverdale
Planning Commission held Tuesday, April
9, 2002 at 6:30 p.m. at the Riverdale Civic Center. Members Present:
Others Present:
Nic Misrasi Ken Lynes Lisa
Lynes Commissioner Jenkins called the meeting to order and welcomed
all those in attendance. Consideration
of Minutes
Motion Commissioner
Tanner moved to approve the minutes of the March
26, 2002, preplanning work session and regular Planning meeting
as amended and noted in the preplanning work session and to waive the
reading. Commissioner Farr seconded the motion. The motion passed unanimously. Conditional Use Permit / Home Occupation Application
Wayne Carlos – Placer Sports dba AAA Bail Bonds Mr. Wayne Carlos was present at the
meeting to discuss his conditional use application for a home occupation
business. Mr. Carlos lives in
an R-2 zone, and he owns the home.
Mr. Carlos informed the Commission
that he would operate a bail bond service out of his home. He explained
that a bondsman service is an assurance to guarantee appearance of defendants. He went on to say that he previously operated
his business in South Ogden; however, he has since sold that business,
and he is in transition right now.
He does not plan to permanently operate the business from his
dwelling. It was inquired what Mr. Carlos does
with “jumpers”. Mr.
Carlos explained that he does not deal with that aspect of his business;
he has individuals that he utilizes that take care of that portion of
his business. Motion
Commissioner Limburg moved to grant the conditional use permit
for a home occupation located at 4356 South 900 West for Wayne Carlos,
Placer Sports dba AAA Bail Bonds, as requested.
Commissioner Coleman seconded the motion. The motion passed unanimously. Nic Misrasi – Just Details Mr. Nic Misrasi was present at the
meeting to discuss his conditional use application for a home occupation
business. Mr. Misrasi lives
in the Chevy Chase Apartments, and he provided the City with a letter
of approval from the property manager to operate the home occupation
business from the dwelling. The letter gave specific conditions, which
applied to Mr. Misrasi’s request: the business will not generate
excessive traffic, disrupt other individuals or involve hazardous chemicals
beyond normal household needs. Mr. Misrasi informed the Commission
that he would be operating a pressure washing service, and he would
be utilizing a pickup truck and a 13-foot trailer to perform this service. The only thing he would utilize the dwelling
for is paperwork. Mr. Misrasi
indicated that he would clean cement items, buildings, and trucks. It was inquired where Mr. Misrasi would
be storing his pickup truck and trailer.
Mr. Misrasi informed the Commission that he has permission from
the property manager to park the pickup truck and trailer in the parking
lot of the apartment complex until he finds another location to park
it. Commissioner Limburg noted that the letter
of approval does not address this particular issue, and he believes
there should be written permission from the property manager for Mr.
Misrasi to park his pickup truck and trailer in the parking lot. Mr. Misrasi explained that he has verbal permission from the property
manager, and he would get another letter from the property manager stating
it is okay for him to parker his pickup truck and trailer in the parking
lot. Furthermore, Mr. Misrasi
was informed that it is illegal to park an unattached trailer on the
street Motion
Commissioner Limburg moved to grant the conditional use permit
for a home occupation located at 4250 South 1000 West #69 for Nic Misrasi,
Just Details, as requested with the condition that Mr. Misrasi provides
a letter to the City from the property manager stating it is acceptable
to park his 13-foot trailer in the apartment complex parking lot and
that the business license not be issued until then. Commissioner Tanner seconded the motion. The
motion passed unanimously. Kenneth Lynes – Absolute Excellence Mr. Kenneth Lynes was present at the
meeting to discuss his conditional use application for a home occupation
business. Mr. Lynes lives in
an R-1-8 zone, and he owns the home. Mr. Lynes informed the Commission that
he would be operating a mobile pressure washing service. He went on
to explain that everything he would utilize in conjunction with the
home occupation would be stored in the garage, and when he does perform
the services, everything will be transported in the family van. Mr. Lynes indicated that he would wash the
outside of homes, automobiles, gutters or anything that would improve
real estate. Motion
Commissioner Noe moved to grant the conditional use permit for
a home occupation located at 4146 South 1000 West for Kenneth Lynes,
Absolute Excellence, as requested. Commissioner Limburg seconded the motion. The
motion passed unanimously. Final Site Plan Review for River Glen Subdivision Phase Three located at
approximately 3550/3600 South
and 625 West Mr. Norm Frost was present at the meeting
to discuss the final site plan for River Glen Subdivision Phase Three
located at approximately 3550/3600 South 625 West. The area consists of approximately 13.47 acres and consists of 44
lots. Discussion followed regarding the final
site plan for phase three. It
was noted that during the preliminary site plan review, the Commission
requested that envelope buildings be placed on the odd shaped lots so
the Commission could see how and what would fit on those various lots. Mr. Frost explained that envelopes had been placed on the various
lots, but the engineer must have not given the City a copy of that particular
site plan. Mr. Daily informed
the Commission that he reviewed the odd lots, and he did place envelopes
on the lots; lot 108, which he believes is the smallest lot, would be
able to accommodate a 2,400 sq. foot dwelling with a garage. Commissioner Jenkins indicated that it would be her recommendation
to place the building envelopes on the site plan prior to it going to
the City Council for approval. It was inquired how things were going
with the UP&L easement issues.
Mr. Daily informed the Commission that the UP&L easements
affected Phase One and Phase Two, and Mr. Frost noted that they will
not be buried. Mr. Frost went on to say that he has been so
busy with Phase One and Two, that he doesn’t know about Phase Four
as of yet. He explained at this
point with the response he has had so far with UP&L, they would
probably loose lots before anything was buried. Commissioner Jenkins stated that the
Commission’s informational packet indicated that Mr. Frost would
address restrictive covenants for Phase Three. She explained that the
City Council minutes refer to such, and she was wondering if Mr. Frost
had those prepared. Mr. Frost explained that he was holding off
preparing the restrictive covenants for Phase Three because he thinks
he can raise the expectations of such after Phase One and Two are completed. He indicated that he has the restrictive covenants
for Phase One and Two, but they have not recorded yet. He proceeded to hand out copies of the covenants,
and the Commission and Mr. Frost discussed them at great length. Mr. Frost said that he spoke with the
City Council in regards to the covenants, and he stated that he originally
said the entire dwelling would have to be stucco and brick; however,
since then, he has had a lot of people say he should rethink that due
to problems with stucco. Mr.
Daily added that the problem with stucco is quality control, and the
finish is not good; it just depends on who does the job.
He believes that siding would add more diversity to the development. Commissioner Farr stated that the majority
of the problems with stucco are around the windows and the doors, and
they have a different process for that now.
He went on to say that if the stucco is completed properly, there
shouldn’t be any problems. Mr. Frost informed the Commission that
originally he said there would be no siding, but he is taking that statement
back. Commissioner Farr stated that he didn’t disagree with allowing
siding. Mr. Frost referred to item number 15
of the restrictive covenants, and he pointed out that the item is different
for Phase One and Two. Phase
One indicates that 25 percent of the front of the dwelling has to be
brick, and Phase Two indicates that 25 percent of the entire dwelling
has to be brick. Commissioner Noe suggested that instead of
the restrictive covenants stating “brick”, it would be better
to say “masonry” and to define masonry, which would allow
home owners the option of different choices.
Mr. Frost noted that was a good idea, and he would incorporate
that. Commissioner Farr informed Mr. Frost
that he has seen restrictive covenants with at least 50 to 60 percent
masonry on the front and the remaining stucco, and the rest of the dwelling
could be siding; he added that they are very attractive homes. Commissioner Noe stated that generally restrictive covenants are
percentages, and she would keep the covenants in percentages and not
define where materials had to be. Mr. Daily explained to the Commission
that they could not require specific architectural treatments and percentages
for dwellings. Mr. Frost will
record the restrictive covenants for the subdivision and an architectural
committee will review such. If
the requirements are not met, the City will not enforce them; it will
be up to the architectural committee to enforce.
Mr. Frost added that if they get a majority vote, they can change
the restrictive covenants at any time. It was inquired if all of the engineering
issues had been resolved since the Commission reviewed the preliminary
site plan. Mr. Daily acknowledged
that all issues have been resolved with the exception of the easements
on Lots 101 and 102, and Mr. Reeves is notating those on the Mylar.
It was also noted that the conservation easement will be given
to the City immediately; however, the property will not be deeded to
the City until next fall or winter. Discussion followed regarding the fencing
that would encompass the conservation easement area. Mr. Frost was asked when the fence would be
installed. Mr. Frost indicated
that he didn’t see why they would have to install the fence until
next spring; however, if the Corp wants it now, they will install it
right away. Commissioner Jenkins inquired how the homeowners
with existing fences would maintain their fences and how much access
room would be left between the new fence and the existing fences. Mr. Frost stated that he has read everything,
but he didn’t know; he indicated that he would look into it and
advise her of such if she would like to know. Motion
Commissioner Limburg moved to recommend to the City Council approval
of the final site plan for River Glen
Subdivision Phase Three located at approximately 3550/3600 South 625
West with the condition that the Restrictive Covenants, Item Number
15, Materials be amended to include Commissioner Farr’s and Noe’s
comments regarding “masonry” materials; i.e. rock, stone,
stucco and that vinyl siding be added; furthermore, that envelope dwellings
be placed on the odd shaped lots prior to going to the City Council. Commissioner Hurst seconded the motion. The motion passed unanimously. Rezone Request regarding 4.65 acres of property located at approximately
3500 South 625 West from Manufacturing (M-1) to R-1-8 (single family
zone). Mr. Norm Frost was present at the meeting
to discuss the petition regarding the rezone request for 4.65 acres
of property located at approximately 3500 South 625 West from manufacturing
(M-1) to R-1-8 (single family zone).
The property in question is a portion of the area that was recommended
to be incorporated into the City on January 16, 2002, by means of a
boundary adjustment with Ogden City.
It was noted that the area in question was approved as a portion
of the River Glen preliminary site plan that the Planning Commission
reviewed on April 11, 2001. Motion
Commissioner Tanner moved to recommend to the City Council to
rezone 4.65 acres of property located at approximately 3500 South 625
West from Manufacturing (M‑1) to R-1-8 (single family zone).
Commissioner Farr seconds the motion.
The motion passed unanimously. Joint presentation given by Bryce
Gibby regarding the property located at approximately 1450 West Riverdale
Road (corner of 1500 West and Riverdale Road) Mr. Bryce
Gibby was unable to attend the Planning meeting due to unforeseen circumstances.
The joint presentation will be rescheduled at a later date. Motion Commissioner Tanner moved to postpone agenda
item number six. Commissioner
Limburg seconded the motion. The
motion passed unanimously. Discretionary Business Commissioner Tanner commented that
the signage in the City was making the City look atrocious, and it is
getting out of control. She
went on to point out various locations within the City, which she thought
looked awful and was out of compliance. Mr. Daily explained to the Commission
that backlit awnings are not counted toward total signage. Commissioner Tanner stated that to her the
awnings are signage, and the sign ordinance should be evaluated. It was questioned if the “fireworks items”
on top of the Willy’s building or flags and the balloons at the
car lots are considered signage. Mr.
Daily informed the Commission that the fireworks and flags are considered
accenting and the balloons are considered tethered devices; they are
not considered signage. Discussion followed regarding banner
and portable signage within the City.
Mr. Daily stated that he could enforce the signage; however,
it would be full-time compliance job.
He went on to explain that business owners believe they have
to have it. He agreed that it looks terrible, but they
say it’s necessary. Mr. Daily informed the Commission that
his department does enforce the sign ordinance; however, he has been
told to back off somewhat on the businesses that are permanent businesses
within the City. The department
does actively remove portable signage for sales and businesses that
are not in the City. Commissioner Jenkins stated that the
same signage issues are not seen everywhere.
Mr. Daily acknowledged that not every City or area of a City
has the same signage issues as Riverdale; however, it a matter of where
to draw the line. Commissioner
Jenkins noted that she has previously brought up the issue of writing
a new sign ordinance and there are sign companies that have the technology
that could help the City visualize what it would look like.
Mr. Daily pointed out that the sign companies would want to be
involved because their customers are the businesses not the cities.
Commissioner Jenkins explained that the sign company plugs in
the parameters and shows the City what the affects would be; they wouldn’t
write the ordinance. It was thought that the biggest issues
with changing the sign ordinance would be setbacks, height, size, and
total square footage. It was
inquired if the ordinance would be retroactive, and Mr. Daily replied
that it would be. He explained that is what Sandy City did, and
they are extremely restrictive. Commissioner Jenkins indicated that
she and Commissioner Hurst would be meeting with Mayor Burrows on May
5, 2002, and she believed it would be best to address it with him first. She said there would be no sense in pursuing
these issues if nothing were to change.
Mr. Daily informed the Commission that the businesses would be
very interested; they would want to know if and when the ordinance would
be retroactive and then the question would be will the businesses stay
in Riverdale City. With no further business to come before
the Commission at this time, Commissioner Farr moved to adjourn the
meeting. Commissioner Limburg
seconded the motion. The motion
passed unanimously. The meeting adjourned at approximately 7:55 p.m. Attest: Approved: April 23, 2002 ______________________________ ______________________________ Michelle K. Douglas
Shelly Jenkins
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 RIVERDALE CITY
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