PLANNING COMMISSION MINUTES Meeting of April 11, 2013

Transcription

1 PLANNING COMMISSION MINUTES Meeting of April 11, 2013 City Hall Council Chambers * 290 North 100 West Logan, UT * Minutes of the meeting for the Logan City Planning Commission convened in regular session Thursday, April 11, Vice Chairman Adams called the meeting to order at 5:30 p.m. Planning Commissioners Present: David Adams, Amanda Davis, Angela Fonnesbeck, Heather Hall, Konrad Lee, Russ Price Planning Commissioners Absent: Jeannie Simmonds Staff Present: Mike DeSimone, Russ Holley, Lee Edwards, Paul Taylor, Bill Young, Debbie Zilles, Craig Humphreys Oath of office to given to new Commission member Angela Fonnesbeck by Teresa Harris, the City Recorder. Minutes as written and recorded from the March 28, 2013 meeting were reviewed by the Commission. Commissioner Davis moved that the minutes be approved as submitted. Commissioner Hall seconded the motion. The motion was unanimously approved. PUBLIC HEARING PC Safeguard Self Storage (continued from Mar. 28, 2013) Design Review, Conditional Use, Subdivision Permit. Matt Thompson/PAW Enterprises LLC, authorized agent/owner, request 258 storage units; one (1) residential (care taker) unit; office/commercial building with truck storage on 3.38 acres at approximately 743 West 1400 North in the Industrial Park (IP) zone; TIN STAFF: Mr. Holley reviewed the Staff Report as written, recommending approval. PROPONENT: Matt Thompson, the authorized agent, said they agree with the condition to move the gate further from the road to avoid traffic backup into the facility. He explained for Commissioner Price that the proposed corrugated metal siding is an engineering design decision to tie in with the metal roof. PUBLIC: Hal Andrews, 425 West 500 North, expressed concern regarding water runoff. He owns the property to the north and said he has been guaranteed that the irrigation ditch will have the same historical runoff that it currently has. The plans regarding the easement on the west seem to cut into the ditch, which he finds unacceptable. The northwest corner is the lowest part of the property and there is historic flow of stormwater across the lot to that corner; if the ground is raised for the buildings this will be altered. Lance Anderson, Engineering Department Manager from Cache Landmark, explained that the anticipated runoff configuration will remain the same and will continue to flow at historic rates into the culvert at the northwest corner of the property. Some of the piping will be reconfigured and they will work with the City Engineering Department to ensure compliance. 1 Page

2 Sid Bodrero, 2712 North 230 East, owns the parcel to the west and has the same concerns that Mr. Andrews addressed. The historical low point has been in the northwest corner of the property and he would like it to remain as the discharge point for runoff. He said he is not willing to accept any runoff onto his property. He asked if the 33 easement would be located inside the fence. Mr. Anderson advised that the fence is on the edge of the property and the easement would be maintained by the applicant. Mr. Bodrero asked if it would be elevated. Mr. Anderson said that has not been determined yet. COMMISSION: Mr. Holley clarified the recommended condition of approval (4) regarding the security fence. He explained that fence will be moved to the west side of the parking area to allow for customers to pull fully of the road and have access to customer parking for the office areas. Commissioner Davis asked about if there was a condition of approval regarding new construction on Lot 1 being required to detain any additional runoff due to development activities. Mr. Holley said this is covered under Engineering condition c-ii subject to final review by Engineering for compliance. Bill Young, the City Engineer said he has had several meetings with Mr. Andrews and Mr. Bodrero regarding their concerns about drainage patterns. The requirements in the City code require that the applicant maintain historic drainage flows/patterns on the property. The Engineering Department will review the final elevation to ensure that all patterns are in compliance with their request. Mr. Young said that he has made a commitment to ensure that the adjacent property owner s needs are met. Commissioner Price suggested having Staff review the corrugated metal design. Mr. Holley said Staff will review the design for any potential problems or concerns prior to the issuance of a building permit. MOTION: Commissioner Davis moved that the Commission conditionally approve PC for a Design Review, Conditional Use and Subdivision Permit with the conditions of approval listed below. Commissioner Lee seconded the motion. CONDITIONS OF APPROVAL 1. All standard conditions of approval will be recorded with the Design Review and are available in the Community Development Department. 2. The Subdivision includes 2 lots: Lot 1 and the remainder existing parcel. 3. A Performance Landscaping Plan, prepared in accordance with LDC shall be submitted for approval to the Community Development Department prior to the issuance of the building permit. The plan shall include the following: a. Street trees provided along 600 West at a minimum of 1 tree per 30 of frontage, species as approved by City Forester. b. Open Space (landscaped) areas and useable outdoor space shall consist of a minimum of 20% of the total site. c. 20 trees per gross acre of land and 50 shrubs/perennials/ornamental grasses per gross acre of land shall be planted throughout the property (25% shall be evergreen) as per LDC A minimum of 5 species of trees are required. d. Vertical landscape shall be provided in bermed areas to visually screen parking areas. Plant species should vary and provide visual interest year round. e. Berms and/or vegetation shall be planted to help screen building wall elevations on the ground level of the east elevation and south elevation. 4. The security fence and gate will be moved to the west side of the parking area. 5. All fencing along 600 West will have landscaping between the fence and the road for screening. 6. The project shall be in compliance with LDC , including: a. All outside storage shall be located at the rear of the property, completely screened from public view by a solid screen fence approved through a Design Review Permit. b. Front yard setbacks shall be landscaped and screened with a combination of deciduous and coniferous trees/shrubs to cause at least a 50% screen within 5 years. Trees must be planted at 2-1/2 caliper. Shrubs must be planted at least 5 gallon nursery stock. 2 Page

3 c. All side yard and rear yard setbacks shall be landscaped and screened with a combination of deciduous and coniferous trees and shrubs to cause at least a 25% screen within 5 years. Trees must be planted at 1-1/2 caliper. Shrubs must be planted at least 1 gallon nursery stock. d. All setbacks are required to be irrigated by an automatic sprinkler irrigation system. 7. Transparency shall be provided on the ground floor frontage of the front (east) facade of the building as proposed, including additional windows in the office space. 8. Prior to issuance of a Building Permit, the Director of Community Development shall receive a written memorandum from each of the following departments or agencies indicating that their requirements have been satisfied: a. Fire i. All portions of building shall be within 400 of a fire hydrant (IFC ). ii. All portions of building shall be within 150 of a fire apparatus access (IFC ). iii. Gate access for firefighting will be required. b. Environmental i. Caretaker will bring residential carts to 600 West for Thursday morning collection. c. Engineering i. Dedicate and develop the right-of-way for 600 West. ii. Subject to final review by the Engineering Department for compliance. FINDINGS FOR APPROVAL FOR SUBDIVISION PERMIT 1. The subdivision is consistent with the goals and policies of the Logan General Plan; 2. The lot conforms to the requirements of Title 17 of the Logan Municipal Code in terms of lot size, width and depth. 3. Each lot is physically suitable for development, has an adequate buildings site, and will not require variances due to physical constraints in order to be developed; 4. The subdivision lot maintains or enhances neighborhood character; 5. Each lot has access to a street or easements to provide for connection to sewer service, water service, and other public utilities. 6. The subdivision has been revised and amended by the conditions of project approval to respond to the issues raised by City Departments and public agencies, and to address legitimate concerns of the public. 7. The subdivision meets the approval of the City Engineer for technical specifications, standards, and conforms to the conditions imposed on the subdivision by the Commission. 8. The design and layout of lots and streets conforms to the city grid to the greatest extent possible. 9. Approval of the subdivision conforms to the requirements of Utah law. 10. Approval of the subdivision includes appropriate road rights-of-way, easements and offers of dedication meeting the needs of the City. FINDINGS FOR APPROVAL FOR DESIGN REVIEW PERMIT & CONDITIONAL USE PERMIT 1. The proposed building is compatible with surrounding land uses of the IP zone and will not interfere with the use and enjoyment of adjoining or area properties because of the building design, landscaping, and setbacks are consistent with area properties. 2. The Design Review Permit conforms to requirements of Title 17 of the Logan Municipal Code. 3. The proposed use provides adequate off-street parking in conformance with Title The project, as conditioned, conforms to landscaping requirements in Title The project meets the goals and objectives of the Industrial Park Zoning designation within the Logan General Plan by providing for employment and production uses with related offices, services, and storage. 6. The project met the minimum public noticing requirements of the Land Development Code and the Municipal Code. [Moved: Commissioner Davis Seconded: Commissioner Lee Passed: 5,0] Yea: A. Davis, A. Fonnesbeck, H. Hall, K. Lee, R. Price Nay: Abstain: 3 Page

4 PC The Factory Apts. Code Amendment Michael Culwell/Nelson Bros. Meadow View LLC, authorized agent/owner, request a change to the Land Development Code to allow for 80 units per acre in the Campus Residential (CR) zone; currently 40 units per acre are allowed. STAFF: Mr. Holley reviewed the Staff Report as written, recommending denial to the Municipal Council. The Land Development Code was recently amended to allow for a maximum of 40 units per acre and this number appears to be consistent with other communities with high density residential areas adjacent to universities; Staff does not support the proposed amendment. PROPONENT: Joe Harding, representing Nelson Bros., explained that this request is to help meet the need for married student housing. Any increase would be helpful, even if it is not the requested 80 units/acre. The idea is to put additional 1 to 2-bedroom units in, which would accommodate married students. The student environment is changing due to changes regarding LDS mission ages, resulting in a higher demand for married student housing. PUBLIC: Marilyn Griffin said when this project was initially presented the proponent indicated that they were excited to develop a project close to the University which would enhance the area and be a benefit to the neighborhood. They asked for special considerations regarding the canal and the size and scope of the project and now they are requesting a change to the Code. She said she disagrees with many of the assumptions made to justify the reason for this request. The applicant has indicated a desire to be part of the community, however, does not want to work within the framework of the current Code and has continually asked for changes. Ms. Griffin urged the Commission to agree with Staff s recommendation for denial. Jan Nyman expressed opposition to the proposed density increase. There is no factual basis supporting the reasons for the request. There is already an overabundance of student housing in the area. Ms. Nyman asked that no increase be granted as it is not in the best interest of the neighborhood. If approved, it would set a dangerous precedent for altering the Code to meet the demands for a single project or developer. Jack Peterson reminded the Commission of the neighborhood s disappointment with the Factory Apartments project; this request for more density will have a negative impact and seems to be financially motivated by the developer. He urged the Commission to support Staff s recommendation for denial. He said often times mixing married student and single student housing is not always harmonious and can breed discord. COMMISSION: Commissioner Hall asked about the current number of 2-bedroom units. Mr. Harding advised that the majority are 6-bedroom units. He also explained that the footprint of the building would not change. MOTION: Commissioner Lee moved that the Commission support Staff s decision and forward denial for the recommendation to the Municipal Council for the requested text amendment. Commissioner Davis seconded the motion. FINDINGS FOR DENIAL OF CODE AMENDMENT REQUEST 1. The Land Development Code s Campus Residential maximum density of 40 units/acre was established through public process with resident input. 2. The calculation and regulation of density as the number of dwelling units permitted per acre of land is consistent with planning literature and State Law. 3. A density of 80 units per acre in the Campus Residential zone is not consistent with the direction of the General Plan. [Moved: Commissioner Lee Seconded: Commissioner Davis Passed: 5,0] Yea: A. Davis, A. Fonnesbeck, H. Hall, K. Lee, R. Price Nay: Abstain: 4 Page

5 PC Commercial Zone Code Amendment Logan City is requesting to amend the Land Development Code to restrict residential uses in the Commercial (COM) zone. STAFF: Mr. Holley reviewed the Staff Report as written, recommending approval. The proposed amendment eliminates residential land uses in the COM zone because Staff has found that freestanding and improperly integrated residential structures are only being considered currently. Rather than lose precious commercial property to substandard, cookie cutter and minimally designed multi-family residential structures, Staff desires the approach of requiring commercially zoned properties request a rezone to Mixed Use zoning prior to commercial/residential development proposals. Opportunity for residential still exists in these areas; the rezone request offers better discretion, improved integration, higher design standards and enhanced compatibility. Staff is currently reviewing the regulations of the Mixed Use zone so that it better incentivizes development and better attracts high quality projects. As indicated in the General Plan, much of Logan s projected population growth is planned to be concentrated in Mixed Use and Downtown areas. In the future, after multiple successful mixed use projects have been developed and appropriate standards are set, it may be appropriate to then reconsider residential uses in the Commercial zone. PUBLIC: None COMMISSION: Commissioner Fonnesbeck asked why there is a need to eliminate it in the Commercial zone to incentivize it in the Mixed Use zone. Mr. Holley explained that the language in the Code is not as specific as it is in the General Plan. He said Commissioner Fonnesbeck had a good point and it could be changed to only allow vertical development, which would most likely mitigate the potential problem with substandard residential units being tucked behind commercial developments. Mr. DeSimone pointed out the fact that there is a limited amount of area for commercial use and growth and questioned whether residential is the best use for that zone. Commissioner Fonnesbeck noted that the Commercial zone currently does not allow freestanding residential structures. Commissioner Hall asked about encouraging mixed use downtown. Mr. Holley pointed out that downtown Main Street is in the Town Center zone, which allows for commercial and residential use. Commissioner Price asked about adding language indicating a percentage of commercial to residential. Mr. DeSimone said that could be an option. Mr. DeSimone explained that from a policy standpoint, a mixed use project should be in the Mixed Use zone, leaving the Commercial zone for commercial uses only. An applicant wanting residential or mixed use in the Commercial zone could apply for a zone change, which would then give the Commission discretion as to whether or not it would be appropriate. Commissioner Lee questioned whether this could lead to spot zoning. Mr. DeSimone advised that a value judgment would have to be made with any request for a zone change. MOTION: Commissioner Lee moved that PC be continued to the May 9, 2013 meeting. Commissioner Davis seconded the motion. [Moved: Commissioner Lee Seconded: Commissioner Davis Passed: 5,0] Yea: A. Davis, A. Fonnesbeck, H. Hall, K. Lee, R. Price Nay: Abstain: 5 Page

6 PC South Corridor Development Plan Logan City is requesting to adopt the Cache Valley South Corridor Development Plan. The CVSCDP is a multi-jurisdictional (Logan, Nibley, Wellsville, Cache County) effort to provide a framework for the physical development of private and public land within the south corridor area (Hwy 89/91). The plan is intended to guide future growth and development in the corridor with eventual adoption and implementation the responsibility of each participating jurisdiction. STAFF: The South Corridor Development Plan is a planning tool for the SR 89/91 highway corridor developed in cooperation with Logan City, Cache County, Nibley City, Wellsville City, UDOT and the CMPO. SR 89/91 is important from both a transportation and aesthetic standpoint. SR 89/91 provides access to points beyond Cache Valley while also affording tremendous views of the valley and surrounding mountain ranges. Future development, while important to each of the communities along this roadway, may also negatively impact both aspects of the corridor. The purpose of this plan is to provide a framework for the physical development of private and public land within this highway corridor. The plan evaluated current and future transportation needs, future population projections, current and future commercial needs and development patterns in order to identify and evaluate a preferred series of development alternatives. To summarize, the preferred alternative is to develop a series of commercial nodes at major intersections into each jurisdiction while maintaining a buffer along the highway. The purpose of the buffer is to limit direct access onto the highway while also maintaining the aesthetic opportunities afforded while traveling the corridor. The South Corridor Development Plan is important for both Logan City and other jurisdictions in defining future development along SR 89/91. Staff recommends the Planning Commission recommend approval of this plan to the City Council. PUBLIC: None COMMISSION: Commissioner Price asked if Logan City taking the lead would have any negative effects on other involved communities. Mr. DeSimone said this is going to be done as a partnership. Discussions with other cities have been very productive and they seem to agree with the concepts outlined in the plan. Chairman Adams said he thought this was a great plan. MOTION: Commissioner Price moved that the Commission forward a positive recommendation to the Municipal Council regarding adoption of the South Corridor Development Plan with the findings of approval as listed below. Commissioner Hall seconded the motion. FINDINGS FOR APPROVAL 1. The South Corridor Development Plan (SCDP) is consistent with Utah State Law 10-9a The SCDP is consistent with the goals and objectives of the Logan General Plan. 3. The SCDP is a multi-jurisdictional project and includes lands both within and outside of Logan City. The adoption of this plan by Logan City does not authorize nor relegate Logan s City land use authority to any other entity. 4. Public was invited to attend and participate during the plan preparation phase. The review and adoption process conducted by Logan City has ensured public notification requirements were met. [Moved: Commissioner Price Seconded: Commissioner Hall Passed: 5,0] Yea: A. Davis, A. Fonnesbeck, H. Hall, K. Lee, R. Price Nay: Abstain: 6 Page

7 PC Tandoori Oven Expansion Design Review/Code Amendment. Jatin/Sham Arora, authorized agent/owner, request an approximately 1,000 SF expansion/addition to the existing structure; and an amendment to the Land Development Code (LDC) to lower the setbacks in the Neighborhood Center (NC) zone from 10 to 6 at 720 East 1000 North in the Neighborhood Center (NC) zone; TIN STAFF: Mr. Holley requested continuance to the April 25, 2013 meeting. MOTION: Commissioner Davis moved that the Commission continue PC to the April 25, 2013 meeting. Commissioner Lee seconded the motion. [Moved: Commissioner Davis Seconded: Commissioner Lee Passed: 5,0] Yea: A. Davis, A. Fonnesbeck, H. Hall, K. Lee, R. Price Nay: Abstain: PC Bridgerland Square Design Review Permit. Cache Landmark/Bridgerland Square Retail, LLC, authorized agent/owner, requests a commercial retail/restaurant development. The proposal includes the demolition of twelve (12) existing buildings and the construction of six (6) new buildings for a total of 87,462 SF of retail and restaurant space. The new single-story buildings are oriented and align along Main Street, with four (4) smaller pad site buildings adjacent to the street and two (2) larger big box buildings placed behind, near the western edge of the project site. Parking, landscaping and streetscape improvements along both street frontages are proposed at 1051 North Main in the Commercial (COM) zone; TIN ; 0034; ; 0054; STAFF: Mr. Holley reviewed the Staff Report as written, recommending approval. PROPONENT: Jason Larsen, Bridgerland Square Retail LLC, introduced the design team and explained that they are excited about this project and believe it will be a nice addition to the Logan City. Al s Sporting Goods had been considering a new building for quite some time when they were approached by a business expressing interest in their current location. With this project, the desire is for a functional development with adequate parking and landscaping which will be aesthetically pleasing. He said there has been a lot of interest in the site and they are currently working with Natural Grocers, 5 Guys Burgers and a national steakhouse restaurant. Doug Thimm, from Architectural Nexus, said they will work with Staff regarding concerns with pedestrian circulation on the south end of the project. The amount of building frontage along Main Street is very important in terms of defining the street and considering the 52 designed plaza space as meeting the intent of the Code (combined with the proposed buildings, it would total 50% of required frontage and comply with the LDC) is very appropriate. The plaza is designed to intuitively draw people into the development. A concern regarding transparency on the south side of the Natural Grocers building is the proximity to the adjacent building, it has to be a 4-hour fire rated wall, therefore; the use of glass would be impractical. In reference to lighting, most major parking lots use 40 poles. The desire for this proposal is to reduce the number of poles required from the standpoint of aesthetics, snow removal and safety. He said this development will have modern, contemporary architecture composed of sustainable materials. Rod Blossom, from Cache Landmark, explained that the future intent is to align access with 50 West. The required boundary line adjustment will be submitted by June 1, PUBLIC: One written comment was received in favor of the project. 7 Page

8 COMMISSION: Commissioner Lee asked whether the light poles located in the middle of the sidewalk could satisfy the pedestrian circulation concern. Mr. Holley said the sidewalk itself satisfies the pedestrian circulation issue; however, there are some areas within the project with missing links which could use some paved delineation and/or additional sidewalks for connectivity. Chairman Adams asked how tall the light poles across the street (the Old Navy strip mall) were. Mr. Holley said they are approximately 40 ; different lighting standards were in place at the time that area was developed. Commissioner Price asked about the standards of other similar communities. Mike DeSimone advised that Logan has lower pole heights than many other areas. He explained that the idea with the lighting layout of this project is to reduce the number of poles, especially around the perimeter where there may be more impact to adjoining residential properties. Lee Edwards, the Assistant City Attorney, explained that the Land Development Code ( C.1c Parking area luminaries shall be no taller than eighteen (18) feet. ) is very specific regarding maximum height. He explained that the project could be approved, conditioned upon compliance with that requirement; or the applicant could seek a Code Amendment to allow for averaging of luminary heights within a project, or a provision which would allow for what is proposed. Mr. DeSimone confirmed for Chairman Adams that the reason for not using 18 lights throughout the project is to limit the number of overall poles that would be necessary. Using 18 poles would require 11 more poles to be placed within the project, which would then impact landscaping and parking. Commissioner Price asked about a future access alignment with 50 West. Mr. Holley explained that the Engineering Department prefers accesses to be as far away from intersections as possible; this alignment is not being considered at this time, but might be in the future. Mr. Holley explained that the south side of the proposed Natural Grocers building, which faces 1000 North, does not have the required 30% transparency for exposed street facing facades. The existing buildings located in the Ivy Place development are proposed to remain, limiting the exposure of the façade to the street. The proponent has indicated that future expansions are planned to expand that building to the south, thus covering the proposed south façade. In the interim, the proponent has proposed a series of trellis structures and landscaping to provide visual interest to this façade in lieu of transparency. Chairman Adams expressed concern about vacant pieces of ground within the project. Mr. Thimm explained that the north building (Building A) already has a tenant; multiple tenants have expressed interest in the south building (Building D) and Building B has a tenant. Commissioner Fonnesbeck asked whether the plaza space is intended to be an extension of Building B or a freestanding independent space. Mr. Thimm said the intent is to be an open public space. Commissioner Fonnesbeck asked if there would be an entry into Building B from the plaza area. Mr. Thimm said they don t have those specifics but in all likelihood there probably would be. Commissioner Price asked about the development of the plaza space. Mr. Thimm said the idea is for flexibility to allow it to be both an active and passive space. Trees and other landscaping will help with the screening element. The walkway is planned to be intuitive and inviting. Commissioner Price suggested creating a gateway into the space to indicate its speciality. Mr. Thimm said that they haven t gotten that far yet, the notion of a physical gateway is an intriguing idea to consider. Commissioner Price encouraged Mr. Thimm to work with Staff on specifics. 8 Page

9 Commissioner Lee asked about a way to justify exceeding the 18 limit for light poles, possibly averaging the total height of the poles in the project. Mr. Edwards advised that the Code is not ambiguous and stipulates 18. The proponent has made some good policy arguments that can be considered for text amendment. The provisions of the Code cannot be ignored. Mr. Edwards suggested seeking a text amendment based upon the policy arguments that have been made. Mr. Holley advised that the condition could be amended to exterior lighting and pole height will be reviewed and approved as per LDC regulations prior to the issuance of a building permit. This would allow the proponent to move ahead and also petition for a text amendment. Mr. DeSimone said that Staff can and will initiate the text amendment. Commissioner Lee agreed with Commissioner Price s suggestions related to the plaza area and felt that it was a great way to meet the Code requirement. Commissioner Price advised that he likes the plan regarding the south elevation and future plan for expansion and supports what the proponent is proposing. MOTION: Commissioner Lee moved that the Commission conditionally approve PC for a Design Review Permit with the amended conditions of approval listed below. Commissioner Hall seconded the motion. CONDITIONS OF APPROVAL 1. All standard conditions of approval will be recorded with the Design Review Permit and are available in the Community Development Department. 2. A boundary line adjustment shall be completed that consolidates the existing property. Boundaries or adjustments shall be made to the existing property line configurations so that all property setbacks are met and all cross access easements and shared parking agreements are recorded prior to the issuance of building permit. 3. A Performance Landscaping Plan, prepared in accordance with LDC shall be submitted for approval to the Community Development Department prior to the issuance of the building permit. The plan shall include the following: a. Street trees shall be provided in park strips along all street frontages spaced every 30. Species and sizes shall be approved by the Logan City Forrester. b. Open Space areas and useable outdoor space totals of 19% are considered substantially conforming and are accepted by the Planning Commission and shall match the submitted plans and shall meet the minimum requirements of LDC c. The total number of 175 trees for the entire project is considered substantially conforming and is accepted by the Planning Commission. d. Varieties and sizes of all plant material shall be specified on the plan and plant quantities shall be per LDC e. Plant material shall be placed around the perimeter of the building footprint in a three (3) foot minimum planting strip to screen foundations and grade changes with the exception of entrances, full glass facades, patios and utilities. 4. All dumpsters shall be visually screened or buffered from public streets by either the use of landscaping, fencing or walls. 5. Parking areas for the entire project shall total a minimum of 485 stalls. 6. Lockable bike racks or secured areas will be installed, providing capacity for at least 48 bicycles. 7. Additional architectural elements shall be added to the south façade of the big box building that includes trellis structures for climbing vegetation. 8. Exterior lighting and pole height will be reviewed and approved as per LDC regulations prior to the issuance of a building permit. 9. All exterior lighting, including exterior building lighting, shall be down-lit concealed source lighting and shall be reviewed and approved prior to the issuance of a building permit. 9 Page

10 10. No signs are approved with this Design Review Permit. All signage shall be approved and permitted by staff in accordance with the Land Development Code. 11. No fences are approved with this Design Review Permit. All fences shall be approved and permitted by staff in accordance with the Land Development Code. 12. Building D, or otherwise indicated as the Steak House may need an additional Design Review permit, if it is found by Staff that it substantially varies from this Design Review Permit. 13. Additional pedestrian circulation, including sidewalks and clearly painted and delineated paths inside parking lots shall be added and approved by Staff prior to the issuance of a building permit so that complete pedestrian connections exist between all buildings in the project. 14. The Planning Commission accepts and considers the 52 wide plaza along Main Street as meeting the intent of the building frontage requirements in the LDC. 15. If the current UDOT variance application fails to gain approval as currently configured and significant alterations to access points and circulation are required, the applicant shall return to the Planning Commission for re-approval of the project. 16. Prior to issuance of a building permit, the Director of Community Development shall receive a written memorandum from each of the following departments or agencies indicating that their requirements have been satisfied: a. Engineering i. With site redevelopment, City storm water design standards and the City s MS4 permit require that onsite detention and/or retention be constructed. Compliance will be required. The site is located in a City well source protection zone; no Class V injection wells will be permitted. ii. The City will have a Traffic Impact Study (TIS) completed (to be paid by the developer) to address impacts to 1000 North and adjacent intersections. Based on this study, additional requirements may be imposed on the development. b. Environmental i. Double dumpster enclosures must be 24 wide x 10 deep. Gates are not required but if they are to be provided, 12 of clear space for the vehicle is required with a locking system to hold them in the open position. Dumpsters must be located so a collection flow is achieved and the need for doubling back is eliminated. FINDINGS FOR APPROVAL 1. The proposed project is compatible with surrounding land uses and will not interfere with the use and enjoyment of adjacent properties because of the building design, materials, landscaping, and setbacks to adjacent development. 2. The Design Review conforms to the requirements of Title 17 of the Logan Municipal Code. 3. The proposed project provides adequate open space and useable outdoor space in conformance with Title The proposed project provides adequate off-street parking in conformance with Title The project meets the goals and objectives of the COM zoning designation within the Logan General Plan by providing high-quality commercial services near high capacity roadways and is designed in way for easy circulation of both pedestrian and vehicles. 6. The project meets the goals and objectives in the General Plan by creating efficient infill and redevelopment that better utilizes and puts less strain on existing utilities, infrastructure and roadways. 7. The proposed project complies with maximum height, density and building design standards and is in conformance with Title The project met the minimum public noticing requirements of the Land Development Code and the Municipal Code. 9. Main Street and 1000 North Street provide access and are adequate in size and design to sufficiently handle automobile traffic related to the land use. [Moved: Commissioner Lee Seconded: Commissioner Hall Passed: 5,0] Yea: A. Davis, A. Fonnesbeck, H. Hall, K. Lee, R. Price Nay: Abstain: 10 Page

11 WORKSHOP ITEMS FOR April 25, 2012 Training Continued discussion regarding PC Meeting adjourned at 8:05 p.m. 11 Page

12 Minutes approved as written and digitally recorded at the Logan City Planning Commission meeting of April 11, Michael A. DeSimone Community Development Director Jeannie Simmonds Planning Commission Chairman Russ Holley Senior Planner Amber Reeder Planner II Debbie Zilles Administrative Assistant 12 Page