Planning Commission

Minutes of Regular Meeting of the Ogden City Planning Commission November 6, 2024 Page 1 Minutes of the Regular Meeting of the Ogden City Planning Commission held on Wednesday, November 6, 2024, at 5:00pm, in the Council Chambers and via electronic means on the third floor of the Municipal Building, 2549 Washington Boulevard, Ogden City, Weber County, Utah. Members Present: Rick Safsten, Chair Jeremy Shinoda, Vice Chair Jenny Sandau Mandy Shale Rick Southwick via Zoom for most of the meeting Jordan Aaberg Andrey Akhmedov Cathy Blaisdell Michelle Williams Members Excused: N/A Staff Present: Barton Brierley, Planning Director Joe Simpson, Assistant Planning Director Jennifer Patrick, Planner Damian Rodriguez, Planner Taylor Neilsen, Public Services Director Dalton Richins, Public Services Principal Engineer James Tanner, Assistant City Attorney Aimee Pagano, Administrative Assistant II Officer Francom Others Present: Gayle Allen Denise Goddard Fred Goddard Andy Hubbard David Anderson Bryan Smith Matt Smith Lorna Belnap Rober Hunter Bryson Cutler Genneva Blanchard Daniel Stephens Jared White At the request of the Chair, all present stood and recited the Pledge of Allegiance led by Commissioner Shale. l .Approval of Agenda COMMISSIONER SHALE MADE A MOTION TO APPROVE TONIGHT'S AGENDA, AS PREPARED. COMMISSIONER BLAISDELL SECONDED THE MOTION, ALL VOTING AYE.  Minutes of Regular Meeting of the Ogden City Planning Commission November 6, 2024 Page 6 2. Approval of Consent Agenda a. Minutes - June 19, 2024, July 17, 2024, October 2, 2024, October 16, 2024 b. Condominium. The Morelli at Meadowbrooke. 155 9th St. Preliminary and final condominium approval of The Morrelli at Meadowbrook Condominiums containing a multiple-family building consisting of 44 dwelling units at approx. 155 9th Street. COMMISSIONER BLAISDELL MADE A MOTION TO APPROVE THE CONSENT AGENDA OF THE REGULAR MEETING HELD NOVEMBER 6, 2024, AS PREPARED. COMMISSIONER SHALE SECONDED THE MOTION, ALL VOTING AVE. 3. Public hearing. rezone, CP-3 to R-4/CO 2869 Grant Ave Petitioner Race Ostler said his objective and what makes sense, is to have the zone changed to R-4 which is residential and essentially most of the surrounding area. Planner Damian Rodriguez acknowledged this petition had come to the commission before and was tabled because they needed a development agreement with a conditional overlay, and one had not yet been drafted. The vacant subject property is l 0,560 square feet and lies in the Jefferson community. He then displayed slides and listed 3 considerations. One is that it is consistent with the general plan, two that it is consistent with the guidelines, and three, that the conditional overlay is in the best interest of the city. The development agreement and the conditional overlay, along with the rezone petition, is in the best interest of the Jefferson Community, and thus the city, and staff therefore recommends approval of the rezone. There being no further discussion by the planning commission and no persons appearing to be heard, the public hearing was closed and COMMISSIONER BLAISDELL MOVED TO APPROVE THE REZONE. MOTION WAS SECONDED BY COMMISSIONER AKHMEDOV AND PASSED UPON UNANIMOUSL V BY THE FOLLOWING ROLL CALL VOTE: VOTING AYE - COMMISSIONERS AABERG, AKHMEDOV, BLAISDELL, SANDAU, SHALE, SHINODA, WILLIAMS AND CHAIR SAFSTEN. VOTING NO - NONE. 4. Public hearing rezone. C-2 to R-4/CO. 150 32nd St Petitioner David Anderson expressed his desire to change the zoning to R-4 and that it was consistent with his intent for the property as well as the city's and would revitalize the neighborhood. Planner Damian Rodriguez stated the petition primarily involves a development agreement which is pretty straight forward. The size is just under an acre at 43,000 square feet and is in the Jefferson Community. Staff finds that the petition and the development agreement integrates new multiple family, increases home ownership and increases the benefits that come along with home ownership, like community stewardship, and is thus in the best interest of the community and the city at large, and recommended approval of the development agreement and conditional overlay. There being no further discussion by the planning commission and no persons appearing to be heard, the public hearing was closed and COMMISSIONER SANDAU MOVED TO APPROVE THE REZONE. MOTION WAS SECONDED BY COMMISSIONER WILLIAMS AND PASSED UPON BY THE FOLLOWING ROLL CALL VOTE: VOTING AVE - AKHMEDOV, BLAISDELL, SANDAU, SHALE, SHINODA,  Minutes of Regular Meeting of the Ogden City Planning Commission November 6. 2024 Page WILLIAMS AND CHAIR SAFSTEN. VOTING NO - COMMISSIONERS AABERG DUE TO NOT AGREEING THAT THE REZONE FIT THE AREA. 5. Public hearing rezone. R-2 to R-2S. 397 & 399 Harrisville Rd Petitioner Bryan Smith says the rezone aligns with what they want to do with homes and row homes for individual ownership and so they've been moving forward working with the city to get their goals in mind, which basically was their vision as well. Planning Director Barton Brierley stated that the R-2S would allow single family homes on small lots, town homes or duplexes up to 17.4 dwelling units per acre, so there's an opportunity to urbanize this area. One of the things R-2S would require is that those townhomes be subdivided for individual ownership. Considering the surrounding homes/buildings and their history, they were not recommending any sort of historic preservation associated with the zone change. He continued that it was staff's recommendation that they approve to move on to city council for final approval, the zone change, with that condition that they complete the property boundary adjustment. Public Bryson Cutler owns the lot below. His concerns are that he is raising a family, and the construction of this plan will be disruptive, affect his driveway access and impede on his privacy. Gale Allen owns the property and where he has enjoyed growing up and living there and the history of it, the surrounding area has changed, and since he can't take care of the land anymore, he would like to see it go to good use and believes the Petitioner has a good plan for it. Petitioner Bryan Smith spoke again and said they could work with UDOT on not imposing on Mr. Cutler's driveway. The commission closed the public hearing and COMMISSIONER SHINODA MOVED TO APPROVE THE REZONE. MOTION WAS SECONDED BY COMMISSIONER BLAISDELL AND PASSED UPON UNANIMOUSLY BY THE FOLLOWING ROLL CALL VOTE: VOTING AYE - COMMISSIONERS AABERG, AKHMEDOV, BLAISDELL, SANDAU, SHALE, SHINODA, WILLIAMS AND CHAIR SAFSTEN. VOTING NO - NONE. 6. Conditional use permit Rooftop cell antennae. 2427 Jefferson Ave Petitioner Jared White was requesting approval to install some new cellular antennas. The area sets in a densely residential zone which leaves very few structures tall enough, and the zoning code doesn't allow for monopoles in most of the sections they would need covered. The building at this address is one of the few buildings that does have enough height for them to create the coverage that they need without having to build a new tower in the area. Planner Jennifer Patrick stated the property is 2.1 acres and is located on the southwest corner of 24th Street and Jefferson Avenue. It is a six-story apartment building that was built around 1975. The antennas on the west side of the rooftop will be set back from the edge of the building 1O to 11 feet. The structure is called The Sled and weighted down with concrete blocks. The additional antenna equipment that will be attached to the penthouse facing east will be painted the same color as the building to better blend in and won"t be visible from the street. In the Ogden Municipal Code, 15- 7-2 there are considerations or criteria for conditional use permit, and that is, the use is not detrimental to persons or property, the use is consistent with the general plan, particularly the Community Plan, the use is compatible with the character of the site and adjacent properties, the design is compatible with the site and the surrounding area, and the use is compliant with the regulations and conditions of the zone. The C-9 zone requires a conditional use permit for new cell  Minutes of Regular Meeting of the Ogden City Planning Commission November 6. 2024 Page 1 antennas, and the project complies with that requirement as well as providing that service study. So staff recommends approval of the conditional use permit on the following conditions, provide and submit a structural evaluation and analysis from a Utah licensed structural engineer, sealed, signed and dated that indicates they have visited the building, examined the structure components of the building constructed in 1975 and the roof structural system and building structure is capable of supporting the new proposed loads of the concrete blocks placed on the antenna sleds, wall mount antennas and associated equipment placed on the roof and that the antenna equipment facing east on the penthouse wall will need to be painted the same color as the building to minimize these visual impacts to the neighborhood. COMMISSIONER SANDAU MOVED TO APPROVE THE CONDITIONAL USE PERMIT. MOTION WAS SECONDED BY COMMISSIONER AKHMEDOV AND PASSED UPON UNANIMOUSLY BY THE FOLLOWING ROLL CALL VOTE: VOTING AYE - COMMISSIONERS AABERG, AKHMEDOV, BLAISDELL, SANDAU, SHALE, SHINODA. WILLIAMS, SOUTHWICK AND CHAIR SAFSTEN. VOTING NO - NONE. 7. Somerset Villas at Chester, 218 Chester St a. Final group dwelling Petitioner John Clayton expressed his concern with having the connectivity of this subdivision for all the residents and going to the amenities area being in the back space of the homes as suggested by Planning instead of in the front as in his proposed plan. They feel that having it in the back would be adding a lot of concrete and be taking away what little grass area they will have for families to enjoy as well as taking away from the community. Assistant Planning Director Joe Simpson showed slides and said what they're looking at is 29 townhome units and one single family home plotted for individual ownership. In response to having the sidewalk connectivity to amenities for the residents, a requirement from the code in the group dwelling, is that four-foot sidewalks be provided from the entrances in the development to the main gathering areas or amenity areas, and those must be from the front entrances. The garage sides of the buildings can't function as the front main entrance of the project as they had proposed, because there is setback separation of the projection of the garages from the main walls of the buildings. So, staff does not recommend approval of that part of the plan as it goes against code. However, staff has drawn up a report that could help minimize the look of the needed concrete sidewalks by incorporating some landscaping in the staff recommended site plan. Also, the only place it would make sense to put an entry feature is on the single family lot, so staff is recommending in order to meet that code requirement that that be the location for the sign for Somerset Villas, and that that area be included with the plat for the HOA to maintain as part of the development, so that single family wouldn't be obligated with that and have an easement for it. There is code requirement that 50% of the units must have at least 100 square foot patios but those patios can't extend more than six feet into the building separation requirements, so staff recommends taking those buildings that could work, where they could get those 15 needed units to meet the patio requirement with the enclosure. (more slides shown for plans and example) So, in closing, given that the conditions laid out by staff are met, they recommend approval.  Minutes of Regular Meeting of the Ogden City Planning Commission November 6, 2024 Page.§ COMMISSIONER AKHMEDOV MOVED TO APPROVE THE FINAL GROUP DWELLING WITH STAFF RECOMMENDATIONS. MOTION WAS SECONDED BY COMMISSIONER SANDAU AND PASSED UPON UNANIMOUSLY BY THE FOLLOWING ROLL CALL VOTE: VOTING AYE - COMMISSIONERS AABERG, AKHMEDOV, BLAISDELL, SANDAU, SHALE, SHINODA, WILLIAMS AND CHAIR SAFSTEN. VOTING NO - NONE. COMMISSIONER SOUTHWICK RECUSED HIMSELF FROM VOTING DUE TO A PERSONAL CONNECTION TO THE PROPERTY. b. Preliminary plat private subdivision Assistant Planning Director Joe Simpson clarified it is two parcels of land that are to be combined as part of the subdivision plan. It is a private right-of-way where access is provided off Ninth Street that connects to the property. R-2S requires it to be platted (slides shown). So, the space that the building unit sets on, the pad land under that building footprint is individually owned. and then the area around it is owned in common, called common area, which our code calls a private subdivision. He continued they want to make sure that with the conditions staff has put in, the plat would also need to include enough spacing for the common areas, the uncommon areas and bigger patios as needed in the final approved plan. COMMISSIONER AKHMEDOV MOVED TO APPROVE THE PRELIMINARY PLAT PRIVATE SUBDIVISION SUBJECT TO STAFF RECOMMENDATIONS. MOTION WAS SECONDED BY COMMISSIONER WILLIAMS AND PASSED UPON UNANIMOUSLY BY THE FOLLOWING ROLL CALL VOTE: VOTING AYE - COMMISSIONERS AABERG, AKHMEDOV, BLAISDELL, SANDAU, SHALE, SHINODA, WILLIAMS AND CHAIR SAFSTEN. VOTING NO - NONE. COMMISSIONER SOUTHWICK RECUSED HIMSELF FROM VOTING DUE TO A PERSONAL CONNECTION TO THE PROPERTY. 8. PRUD amendment, Sunset Ridge, Harrison Blvd & Shadow Valley Dr Assistant Planning Director Joe Simpson reminded everyone they"re looking at amending a final approved PRUD, which is a planned residential unit development project for Sunset Ridge, and really the only thing that they"re amending is the common areas. So, to do this, the commission needs to consider that there have been changes that warrant amendments to the approved PRUD plans, and that the PRUD standards are being met, providing enhanced building designs, active open space, landscaping, fencing and so forth. Why a developer chooses. to use a PRUD is they're able to get an increase of the density in the development in exchange for providing active, open spaces and amenities throughout the development. Overall, the site is over ten and a half acres and partially developed. Phases l and 2 have been mostly developed, phase 3 has been started and phase 4 is yet to be built. They need to make some changes before 3 can be completed and 4 can be started, which suggestions are being outlined here. The PRUD project is broken up into 4 phases, but all the phases are interconnected, it's all one development. One note is that sidewalks are typically required on both sides of public streets, but the PRUD code allows those to be reduced, providing trails or pathways through the common space that's maintained by the HOA. The project also includes, benches, pavilions, a tot lot and a clubhouse, and those are outlined here on the map and the placement (slides shown). It's over  Minutes of Regular Meeting of the Ogden City Planning Commission November 6. 2024 Page Q 1,500 feet Gust over two blocks). A person would have to walk around just to get to that point where staff is recommending the trail would connect to Harrison Blvd. So, staff agreed with the additions/amendments by the developer, and they match a lot of what staff was recommending, but they feel strongly about keeping that trail connection to Harrison Blvd in the plan, to provide a reasonable access through the development and to provide connections to some critical points such as McKay Dee Hospital, Weber State University and several commercial businesses for present and future residents in the neighborhood, to significantly shorten pedestrian access. Commissioner Aaberg made a motion to amend the Plan to exclude the trail to Harrison Blvd. Commissioner Shinoda made a motion to amend Commissioner Aaberg's motion, keep the trail and go with the original plan. COMMISSIONER SHINODA MOVED TO NOT AMEND AND KEEP THE PLAN AS IS. MOTION WAS SECONDED BY COMMISSIONER SHALE AND PASSED BY THE FOLLOWING ROLL CALL VOTE: VOTING AYE - COMMISSIONERS, BLAISDELL, SANDAU, SHALE, SHINODA, AND CHAIR SAFSTEN. VOTING NO - COMMISSIONERS AABERG, AKHMEDOV, SOUTHWICK AND WILLIAMS voted no as they did not agree with the inclusion of the trail connecting to Harrison Blvd. 9. Engineering standards update Ogden City Engineer Taylor Neilsen began that the engineering standards have multiple components for public improvement. They have amendments to their APWA drawing, that's American Public Works Association. They put together a set of standards that help them control their contracts and a lot of construction that happens within the public right of way, and they have also adopted their own standard drawings. Then they adopted a storm water design manual, something that helps guide them through a lot of flood control and other related items (slides, examples and pictures shown). They've had some standards since about 2008. It used to be that they just tried to have references to ordinances and other items, which they still do, to aid them in construction and development, especially within the right of way. But their standards make sure they are as consistent as possible with the ordinances, to ensure that they don"t have any conflicting problems or issues. When developers come in, they can ensure that they"re getting the product that they want and that they end up with. They consider climate, materials, components, fixtures traffic studies, effects on the environment etc. and compare numbers and how things have worked with other cities. Planning Director Barton Brierley said these zoning and subdivision ordinances and engineering standards all affect how our community is developed, what the city is like, and how it will be in the future. That's why any project comes to commission for review. And Planning wanted to make sure that the engineering standards and the zoning and subdivision ordinances all work together. They spent quite a bit of time going over everything for Taylor and his team to consider so that by working together the plan would be what was in the best interest of the city. So, staff was very pleased with the proposal before the commission, and they recommend that the commission find that it's consistent with the zoning subdivision ordinance and recommend the City Council adopt the standards. COMMISSIONER SANDAU MADE A MOTION TO APPROVE THE ENGINEERING STANDARDS UPDATE AS RECOMMENDED BY STAFF. COMMISSIONER BLAISDELL SECONDED THE MOTION UPON THE FOLLOWING UNANIMOUS ROLL CALL VOTE: VOTING AYE - COMMISSIONERS AABERG, BLAISDELL, SANDAU, SHALE, SHINODA, SOUTHWICK, WILLIAMS AND CHAIR SAFSTEN. VOTING NO - NONE.  Minutes of Regular Meeting of the Ogden City Planning Commission November 6. 2024 Page I Review of correspondence (if any) None. Reports Landmarks Commission-Mandy Shale said they have approved about four certificates of historic appropriateness for different homeowners around the city updating their homes. Also, last time they discussed that Ogden was chosen as a World War II Heritage City and they got grant money for that. So, they have been going over different ideas on how to use that. Citizen Advisory-Rick Southwick had nothing to report. Ogden Trails Network-Michelle Wiliams reported there is a lot of trail work to be done, and they are having trouble determining who is in charge of that. She also discussed the problem of too many dogs being on the trails not on leashes. Review of Meeting-James Tanner added he thought the meeting went well. Mr. Brierly said their next meeting they will be going over the zone code update and they'll be doing an introduction on their Wall Avenue Corridor Plan. As there was no additional business to come before the Commission, COMMISSIONER SOUTHWICK MOVED THE MEETING ADJOURN. COMMISSIONER BLAISDELL SECONDED THE MOTION. ALL VOTING AYE. ,.. lLU ADMINISTRATIVE ASSISTANT 11 APPROVED: /;;2. --</-;;J. (DATE) This document, in conjunction with the digital recording and information packet, constitute the official minutes of the Ogden City Planning Commission.