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Planning Commission February 21, 2017 Approved

SANTA CLARA CITY PLANNING COMMISSION

Tuesday, February 21, 2017

MINUTES

SANTA CLARA CITY PLANNING COMMISSION met for a meeting on Tuesday, February 21, 2017 at 6:00

PM in the Santa Clara Town Hall located at 2603 Santa Clara Drive, Santa Clara, Utah.

Present:

Curtis Jensen (Chair), Michael Day, Jason Lindsey, Marv Wilson, James Call, Todd Jacobsen, Leina Mathis

Absent: Adam Butterfield

City Staff:

Ed Dickie: City Manager

Corey Bundy: Community Development Director

Jack Taylor: Public Works Director

Bob Nicholsen: City Planner

Devin Snow: Assistant City Attorney

Audience: Jim Ence, Jon Grant, Richard Kohler, Cindy Frei, Shawny Harris, Matthew Harris, Allen Hall, Mel

Taylor, Joyce Taylor, Bryce Frei, Dennis Frei, LeGrand Hafen, Claudia West, David Frei, Gwendolyn Frei, Victor

Frei, Jim Hoskins, RJ Hughes, Mandi Gubler, Donald Bush, Larry Ogden, Don Graf, Pam Graf, Sue Yocum,

Venda Kemple, Bonnie Bulloch, Andrea Parkinson, Reese Parkinson, Scott Parkinson, Tara Landis, Ramona

Hafen, Clayton Leavitt, Sam Edwards, Teresa Frei, Audrey Hansen, Stephanie Erickson, Vicki Lasswell, Mark

Ence, Brooke Ence, Ferron Leavitt, Phillip Gubler, Dale Gardner, Scott Day, Stephanie Erickson, Jacob Erickson,

and 5 other unreadable signatures of audience attendees.

1. Call to Order: Curtis Jensen called the meeting to order at 6:01 PM

2. Opening Ceremony: James Call led the Pledge of Allegiance and Opening Comments (Invocation).

3. Communications and Appearances

A. General Citizen Communications

None.

4. Working Agenda

Curtis Jensen: As per a request, we will hearing Item 4B.7 prior to the proceeding of Public Hearings.

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4B. General Business:

7. Review request of a Conditional Use Permit (CUP) to allow a height increase above 20 feet of a

detached accessory building at 1408 Quail Street. Kelly Gates, Applicant.

Corey Bundy: The staff report is as follows:

Conditional Use Permit request for detached garage above the 20’ height limit in an R-1-10 zone at 1408

Quail Street in the Historic District.

Zone: Residential R-1-10, in the Historic District

Acres: .44 acres

Applicant: Kelly Gates, property owner

Project location: To the rear of the existing home at 1408 Quail Street

Request: Approval of a Conditional Use Permit to allow a detached garage to exceed the 20’ height limit for

accessory buildings in an R-1-10 zone. The applicant proposes to construct the detached garage to a height of 24

feet 4 inches. Because the property is located within the Downtown Historic District the Heritage Commission

reviews the request prior to it coming before the PC or City Council. When Mr. Gates first approached the

Heritage Commission the proposed garage had a flat roof under 20’ in height in order to meet the requirement

without the need for a Conditional Use Permit.

However, the Heritage Commission requested that the garage have a pitched roof to match the existing home. Mr.

Gates stated that was also his desire, but his designer designed a garage that met the height limitation in the R-1-10

zone without the need for a CUP. Mr. Gates told the Heritage Commission he would have the garage re-drawn

with a pitched roof. The Heritage Commission approved his garage plan with a pitched roof, and also with an

exterior building material of cedar lap and/or stone, also to match the home. The garage will have a living quarter

above the garage primarily for family use, especially at present as Mr. Gates now lives in Idaho and visits Santa

Clara regularly.

Staff recommends approval of the CUP for the additional height for the detached garage.

Curtis Jensen: When the City adopted standards awhile back for Conditional Use Permits. Is this project in

compliance with those standards?

Corey Bundy: Yes. Those Conditional Use Permit standards include noise, aesthetics, and for forth. The

requirements have been met. This use will not create a violation of the requirements.

Curtis Jensen: Any comments from Planning Commission?

Marv Wilson: Was the Heritage Commission OK with pitched roof?

Corey Bundy: Yes, it was actually their recommendation to have a pitched roof and not a flat roof for the garage.

Leina Mathis: Any concerns from neighbors?

Corey Bundy: No. To note, the height difference is 4 feet and 4 inches.

Michael Day: This does seem it meets the requirements and in compliance. However, it would have been nice to

see a drawing of the home in which to compare it to the proposed garage.

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Curtis Jensen: If we are satisfied, please move forward to a motion.

Motion to approve a Conditional Use Permit request for detached garage above the 20’ height limit in an R-

1-10 zone at 1408 Quail Street in the Historic District that is consistent with the Heritage Commission

recommendation

Made by: Jason Lindsey, Seconded by: Leina Mathis

Aye: All in Favor

Nay: None

Motion carried.

4. Working Agenda

A. Public Hearings:

1. Public Hearing to receive input for a General Plan Amendment to change from Low Density

Residential (LDR) to Medium Density Residential (MDR) of a .89 acre parcel located at 1428

Victors Street. Jim Ence, Applicant, Allen Hall of Rosenberg & Associates, Representing.

Bob Nicholsen: With regards to this matter, there are two Public Hearings that need to be addressed separately.

The General Plan Amendment is dealt with agenda items 4A.1 & 4B.4. The Zone Change request is dealt with

agenda items 4A.2 and 4B.5.

The staff report for this matter is as follows:

The City has received an application from Mr. Jim Ence to amend the City General Plan by changing the land

use designation from Low Density Residential (2-4 du/ac) to Medium Density Residential (5-12 du/ac). The

accompanying rezone request proposes 8 units on .89 acres for a density of 9 du/ac. The 8 units consist of 3

twin homes and 2 single detached units, all 2-stories in height.

The General Plan book has text (pp 36 & 37) that describes the goals and objectives for the Historic District and

the concept of clustering new development is encouraged (Policy 4.6, and Action 4.3), and also the concept of

new commercial or mixed use development expanding out from existing commercial and mixed use areas

(Policy 4.3).

On the Land Use Map there are four “Downtown Commercial Nodes” shown within the Historic District, and

one of those nodes is near the Frei Market. Expansion of commercial and mixed uses is therefore endorsed in

the General Plan near the Frei Market. The subject parcel backs against the existing Frei warehouse. The site

plan for this project will lock in the zone change request. Victors Street will terminate as a standard cul-de-sace.

The purpose of the City General Plan is to be a rough blueprint for future development; to conceptually layout

the city where various land uses can be located which make sense for traffic flow and compatibility with other

land uses.

Details related to the proposed residential project are part of the accompanying rezone request since zoning is

typically the stage where proposed project details are considered. The General Plan is a conceptual layout of

proposed land uses as determined through a planning process ultimately approved by the City Council.

Staff feels the proposed General Plan amendment is in harmony with the goals and objectives expressed in the

General Plan narrative regarding the Historic District.

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Clustering of medium density residential units designed to be compatible with the Historic District seems in

harmony with the goals of the Historic District.

Jason Lindsey: What about an amenity for bonus density? Would the garden qualify?

Bob Nicholsen: Yes and there is also varied rooflines, pop-outs, etc.

Curtis Jensen: That area is a garden community and this seems to fit in well with the concept. If there are no

other comments, we will now open this matter for a Public Hearing. We will then move to the next Public

Hearing as is it is hand in hand. After those Public Hearings, we will move to the General Business items for

this issue.

Mel Taylor: A small common garden area for all those homes will not work.

Bob Nicholsen: When someone looks at the existing General Plan, Low Density Residential (LDR) is 2-4 units

per acre. This is Medium Density Residential (MDR). We need to look at what Santa Clara City is trying to

achieve with an increase of density for this parcel only. If the Planning Commission members decide against the

General Plan Amendment, hearing the zone change matter is not necessary.

Dennis Frei: In trying to read the General Plan book, and how I interpret this, the area should stay as single

family homes and Neighborhood Commercial. It should not include multi-family uses other than what is

existing. A higher density, such as townhomes, will not work in the area and should not be included in the

General Plan.

From a business owner standpoint, it will have increasing traffic as a problem. Some traffic is good, but not with

higher density projects. Frei’s Market is looking to move the current location because of the increase in traffic

problems.

Michael Day: I am not understanding the connection of a loss of business with more traffic on Santa Clara

Drive.

Dennis Frei: No one pulls into the slanted parking stalls with the continuous flow of traffic along Santa Clara

Drive because it is too difficult to pull the car out.

Curtis Jensen: The city is growing and it will happen whether we as citizens like it or not. The traffic will also

come. New businesses will continue to come as growth with a city happens.

Dennis Frei: If the City wants to maintain the downtown Santa Clara Drive as Historic District and as it is now,

there should be an alternative for density.

Todd Jacobsen: The downtown area could be controlled but not around in different areas. The growth will

come.

Jack Taylor: Santa Clara Drive does have plans in place for traffic lights at Gates Lane and Chapel Street.

That will help with traffic concerns and maintenance.

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Pam Graf: When choosing to raise a family in Santa Clara, it is because of the charm and uniqueness there is

within the city. Changing the density is not workable. Walking businesses and single family housing is what

needs to be in the area. Improvements for the downtown businesses is what the option for future planning

should be, and not increasing density for the surrounding areas.

Sue Yocum: As a nearby property owner on Quail Street, the downtown Santa Clara City area needs to be left

as is. Please listen to the citizens as the center of Santa Clara City does not need to multiple housing units.

Larry Ogden: Medium Density Residential (MDR) is not the best thing for downtown Santa Clara. The traffic

is increasing continually and there needs to be proper planning.

Matthew Harris: I have property next to this parcel and this will be a huge change. This seems to be a huge

change for the areas and creates a rather large impact that could be negative.

Scott Day: My backyard would face this project and I am not sure if I am fully in favor of a higher density, but

this project would be beneficial because there would be improvements in place rather than a vacant lot.

Jim Ence: As the applicant, I understand the traffic concerns and they are valid. There are currently stop signs

that are already at the Victors Street intersection. Creating a cul-de-sac will control traffic for this. I have

presented a list to the Planning Commission members that shows the neighbors that are in favor with their

signatures and the ones that are opposed. Those in opposition have not signed my document. And those that are

opposed are mostly in attendance tonight.

This project will be privately owned homes and not a rental project. The Heritage Commission looks at keeping

the architectural designs similar and the traffic should be minimal because of the stop sign at the top of Victors

Street.

Curtis Jensen: We will now close the Public Hearing for this matter and open the zone change Public Hearing

for this project.

4. Working Agenda

A. Public Hearing(s)

5. Public Hearing to receive input to amend the Zoning Map from R-1-10/Historic District to

Planned Development Residential (PDR) on a .89 acre parcel located at 1428 Victors Street. Jim

Ence, Applicant, Allen Hall of Rosenberg & Associates, Representing.

Bob Nicholsen: The staff report is as follows:

Zone Change Request for Santa Clara Valley Townhomes, from R-1-10 to Planned Development-

Residential Zone on 0.89 acre, located at 1428 Victors Street. Also consider approval of a Density Bonus to

allow up to 9 dwelling units / acre.

Applicant: Deborah and Jim Ence, property owners

Engineer: Mr. Alan Hall, PE, Rosenberg Associates

General Plan: R-1-10/Historic District

Acres: 0.89 acre

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Project location: 1428 Victors Street

Total Number of units: 8 Townhome units (3 twin homes and 2 single detached homes)

Density: 9 units / acre

Purpose for requesting the zone change: To allow 8 dwelling units on 0.89 acre within the Historic District. A

site plan review which includes architectural renderings of the proposed dwellings is required as part of the overall

rezoning process. The PC shall make a recommendation to the City Council regarding both the zone change and

the associated site plan and building drawings. The Heritage Commission has recommended approval of the

design of the proposed twin homes and detached single units.

Common Landscaped Open Space: The landscaped area comprises approximately 40% of the total area

according to the applicant’s site plan, including a common garden area.

Parking Requirement: Each dwelling unit must have 2 off-street parking spaces and the plan shows each unit has

a 2-car garage.

Density: The proposed density is 9 units / acre, which will require approval of a Density Bonus (for density over

8 du/acre). The proposed 2-story TH units have a total living area ranging from 1,844 to 1,864 square feet plus a

2-car garage.

Heritage Commission Review: The City’s Heritage Commission reviewed the plan and building elevations and

recommend approval of the proposed plan. The Heritage Commission approved the site plan and building

elevations which show a gray lap-siding (Hardy board) with reddish colored brick and white trim. The upstairs

units have a balcony with white railing and columns and also gabled roof with some variation in the roof line to

provide architectural interest.

Staff feels the design of the units and merit the modest density bonus requested by the applicant.

The applicant will be responsible for terminating Victors Street in an approved cul-de-sac.

Dennis Frei: What about compliance with fire code requirements?

Jack Taylor: It will be similar to a “hammerhead”.

Mel Taylor: What about garbage can pick-up? A garbage truck cannot pull into a cul-de-sac and get the cans.

The cans will need to be lined up on the street similar to Swiss Village. Once a project of this nature starts, it

snowballs and continues to expand.

Teresa Frei: I am in the mortgage business and involved with different HOA boards. There is always an issue

with parking. Garages tend to be used as storage. This will create parking problems. The units may be privately

owned, but those units could be used as rental incomes.

Victor Frei: People come to the area because of the environment. The city has always been a clean place to live.

We want to keep it that way.

LeGrand Hafen: Recommendations should not be motivated by anything personal, but what is best for the city

and right for our quality of life.

Larry Ogden: The project is a good one, but not best suited for the proposed location. If this allowed, other

projects will follow into the area that are like this one. It seems as if more people are against this project than in

favor of it.

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Jim Ence: If the zone change is not allowed, then the area will become stagnant. Everyone comes to the city

because of the welcoming neighbors and this change will still invite that. Farms may stay or may go away as time

goes on, but the people are still here. It is hard to say if any of the homes would become rentals. That is up to that

property owner. That aspect is the same with any property. Business can thrive because a project like this does

create walkable trip to nearby businesses.

Curtis Jensen: We will close the Public Hearing for the zone change and move to General Business Item 4B.4.

4. Working Agenda

B. General Business:

4. Recommendation to City Council of a General Plan Amendment to change from Low Density

Residential (LDR) to Medium Density Residential (MDR) on a .89 acre parcel located at 1428

Victors Street. Jim Ence, Applicant.

James Call: I recently attended an Envision Utah seminar and learned that a higher density area does not

necessarily mean a low income base. In this area, it seems that no one wants anything other than a single family

home type of development. People may or may not understand in 30 years, there will more people in the area and

choose to live in urban areas and higher densities will more predominant. I am more personally inclined to adapt

to the higher density projects that come in future years.

Michael Day: A question for Bob Nicholsen, the essence of the first matter for this property is asking if this is

harmonious and consistent with the Santa Clara City General Plan. Does it fit? As I see it on the map, it is a Low

Density Residential (LDR) area.

Bob Nicholsen: The answer is to look at the General Plan map and the General Plan book. Capture what the

future could hold for the development. With respect to comments made, there are no personal motives for the City

and staff, but city staff and planning staff do look at what is in the city’s best interest.

Michael Day: Instead of being comfortable with the way things currently are; maybe being open to change is a

more positive way to go.

Marv Wilson: To reiterate, there is not a personal benefit of Planning Commission members, City Council or city

staff members. Understandably, the majority in attendance tonight are opposed to this project. There is also a

group of residents that are in favor for this project. This is one city with one community and everyone is

neighbors.

Todd Jacobsen: The area seems too small and probably not the right area for a project such as this.

Curtis Jensen: Here is the dilemma I see. The valley is unique and should be preserved, but the interests should

be weighted out. This could compliment the area. There are also property owners’ rights to consider. This is an

alternative for housing for some. Traffic and the possibility of rentals is a valid concern for those around. Rentals

are common for any type of home.

Any comments from the Planning Commission regarding the issue of the zone change before we proceed to a vote?

Marv Wilson: I have a question about the zone change issue. Is there a nearby property that has this same zone?

Corey Bundy: The base zoning for this downtown area is R-1-10 with overlays for Historic District. There is a

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scattering of mixed use parcels. Some of the existing duplexes are legal non-conforming, or “grandfathered”.

Curtis Jensen: Can we have a motion for the General Plan Amendment?

Michael Day: Mixed Use and Commercial Uses are not the same thing and I will recommend denial as this just

does not seem to be consistent with the General Plan for the increase in density for the area.

Todd Jacobsen: I will second the motion.

Motion to recommend denial to City Council of a General Plan Amendment to change from Low

Density Residential (LDR) to Medium Density Residential (MDR) on a .89 acre parcel located at

1428 Victors Street.

Made by: Michael Day, Seconded by: Todd Jacobsen

Voting Aye: Todd Jacobsen, Michael Day, James Call, Leina Mathis (in favor of denial of General

Plan Amendment)

Voting Nay: Marv Wilson and Jason Lindsey (in favor of General Plan Amendment)

Motion Carried 4:2.

Curtis Jensen: As the General Plan Amendment has had a denial recommendation, it is not necessary to proceed

to Item 4B.5 (Recommendation to City Council to amend the Zoning Map from R-1-10/Historic District to Planned

Development Residential (PDR) located at a .89 acre parcel located at 1428 Victors Street).

Curtis Jensen: We will now move to Item 4A.3

4. Working Agenda

A. Public Hearing(s):

3. Public Hearing to receive input to amend the Zoning Map from R-1-10/Historic District to

Mixed Use (MU) of a .45 acre parcel located at 2720 Santa Clara Drive. Sam Edwards,

Applicant and Representing.


Applicant: Mr. Sam Edwards, property owner

General Plan: Historic District

Acres: 0.45 acre

Project location: 2720 Santa Clara Drive

Purpose for requesting the zone change: To allow the existing home to be used for both commercial and

residential purposes on 0.45 acre within the Historic District. A site plan review which includes parking areas and

any other major changes to the site is required as part of the overall rezoning process.

The Planning Commission shall make a recommendation to the City Council regarding the zone change and the

associated site plan. The Heritage Commission has recommended approval of the design of a proposed detached

garage to be located to the rear of the existing home.

Parking Requirement: A dwelling unit must maintain 2 off-street parking spaces and the Planning Commission

will need to determine the appropriate number and location of parking spaces to meet the demand of the proposed

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commercial use. Parking for the commercial use should be located in the rear or side yard area of the existing

home. Per Section 17.74.130 requires a site plan to be provided which shows the site layout including access,

parking, and landscaped areas.

Proposed Use: The applicant states that the proposed use is for a wellness facility which could include back

adjustments, massage, and related health-wellness services. The applicant can provide more information on the

specific uses at the PC meeting. The applicant also stated that the service providers may live in the upstairs area,

until the business demands more floor area to meet customer needs.

Heritage Commission Review: The City’s Heritage Commission reviewed building elevations for a proposed

detached garage to be located to the rear of the existing home, and recommend approval of the proposed detached

garage.

The Historic District encourages mixed uses including health type services as part of the overall transition of the

Historic District to include commercial uses. The front home will be used as a wellness center and in the rear will

be a garage and residential in nature.

Sam Edwards: We have a tenant that would like to move their business to Santa Clara City. This is a natural

healing and wellness business without much traffic and operate as a small business.

James Call: What about modifications to the building? What is the use again?

Sam Edwards: Right now, it will just be a boat and miscellaneous storage. We can designate parking areas for

the business and is just gravel parking right now.

Bob Nicholsen: The Heritage Commission had discussed there could be a change with the entire zone and zone

everything Historic with single family and small commercial.

Jason Lindsey: Did the Historic Commission discuss signage?

Bob Nicholsen: Not at this time. The signage would fall into the signage code and be a monument sign for the

Historic District sign standards.

Corey Bundy: The base zoning is R-1-10. Staff had previously asked for a pdf and hard copy of the site plan and

it does not seem to be included. This will indicate the use, which rooms will show what use, landscaping, and

show parking. The site plan is the zone change request and this seems to be a lacking requirement.

Sam Edwards: I do have a site plan, just not a pdf version as requested.

Curtis Jensen: We can open the Public Hearing for this item.

Dennis Frei: What about a guideline for how many parking spaces are needed? How many parking spaces are

required? Can two cars pass on the roadway for the project?

Sam Edwards: Two cars cannot pass, but only will have three people at the business at one time. There will not

be much traffic.

Corey Bundy: The standard says two parking spaces for every 150 square feet of a business.

Michael Day: If the zone change is approved, the site plan is the change. The site plan needs to be more detailed

and in place and then come back before the Planning Commission.

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Corey Bundy: City staff has recommended the site plan, but it appears what has come before us tonight is not

adequate. It has to be a hard copy and a pdf for the city file as well as include details. That site plan needs to have

details that show everything. A concept plan should be shown for the future signage.

Curtis Jensen: We can close the Public Hearing and open the General Business item for this issue.

4. Working Agenda

B. General Business

6. Recommendation to City Council for a zone change from R-1-10/Historic District to Mixed Use

Zone (MU) of a .45 acre parcel located at 2720 Santa Clara Drive.

James Call: We should table this issue and allow more time to present a proper site plan.

Michael Day: Maybe to meet with the City staff and get a better understanding of what a site plan should be

included?

Curtis Jensen: We can approve or deny this issue or even table the Public Hearing for a later meeting and

continue at that point. The site plan would need to be included prior to continuing the Public Hearing and General

Business sections for this issue.

Devin Snow: I would recommend too table or continuing of this issue for the next Planning Commission meeting.

Sam Edwards: There is plenty of room for parking and if it can be approved now and submit the supplemental

information that is requested, that would be better for us. I would rather not wait another month to proceed.

Devin Snow: All of the elements need to be submitted prior to proceeding. We just need more detail for the plan.

Michael Day: I would make a motion to continue this matter for a future Planning Commission appearance

whereas the Public Hearing can be officially re-opened and continue with the zone change request. The future

presentation needs to include a concept plan for the signage and a site plan for the project.

James Call: I second the motion.

Motion to table matter and continue the request for a zone change from R-1-10/Historic District to

Mixed Use Zone (MU) of a .45 acre parcel located at 2720 Santa Clara Drive. All requirements are

to be submitted from applicant for further review of Planning Commission.

Made by: Michael Day, Seconded by: James Call

Voting Aye: All

Voting Nay: None

All in favor.

Motion carried.

A. General Business:

8. Review request of a Conditional Use Permit (CUP) to allow a communication tower at

the Santa Clara City South Hills water tank. AWI, Applicant, James Hoskins,

Representing.

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Request: To place a 30 foot tall wireless cell tower and related equipment adjacent to the City water tank located

in the South Hills area near the west city boundary.

Background: The applicant seeks approval to place 30 foot tall cell tower on city owned or leased property

adjacent to the South Hills water tank in an Open Space zone.

The Open Space zone allows for communication towers under a Conditional Use Permit. The proposed 30 foot tall

tower is classified as a “minor” telecommunication facility in section 17.42.020 under both sections A and G,

because of its height of only 30’ and under “G” if it is located on city property and under 50’ in height. “Minor”

communication facilities are still required to obtain a CUP.

There is presently one tower of similar height near the water tank and owned by Infowest. This proposed tower

will be a second tower owned by AWI Corporation. The tower would be located within the fenced area

surrounding the water tank. Due to the towers location and relatively low height (30 feet) the tower should not be

very visible, if visible at all, from residential areas which are quite from the site. The tower poses little adverse

impact to the city from an aesthetic or other standpoint.

Curtis Jensen: Have all of the compliance requirements been met?

Corey Bundy: Yes.

Devin Snow: Is there a facility agreement?

Corey Bundy: Not yet, but it will be done soon.

Jim Hoskins: I represent AWI and we have met with the BLM and everything is compliance. They do want to

have the agreement in place.

Michael Day: I will recommend approval of this Conditional Use Permit subject to an acceptable agreement

between AWI and Santa Clara City and included services and maintenance.

Leina Mathis: I second the motion.

Motion to approve a Conditional Use Permit for AWI to construct a telecommunications tower at

the Santa Clara City water tank.

Made by: Michael Day, Seconded by: Leina Mathis

Voting Aye: All

Voting Nay: None

Motion Carried.

B. General Business:

9. Review request of a Conditional Use Permit (CUP) to establish a commercial office

space within a Mixed Use building at 3097 Santa Clara Drive. Mandi Gubler, Applicant.

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Request: To establish an office and a residence in the former Mercantile building located at 3097 Santa Clara

Drive, in the Historic District/Mixed Use zone. The HD/Mixed Use zone standards (sections 17.74. 030 &040)

lists single family, and multi-family dwellings as a permitted use, and also “Commercial businesses approved by

the PC”, but the code also lists “office and professional space…” as a Conditional Use. Since the applicant is

proposing a small office in the Merc building in addition to her residence, a Conditional Use Permit application

process is being followed in accordance with the code requirements.

The entire Mercantile building is approximately 4,250 square feet and about 10% of the floor area (in the NE

corner of building) or approximately 400 square feet, or less is proposed for the office. The balance of the floor

area is used for the single family residence.

The residence and small office will likely generate less parking demand than prior commercial uses for the

building. There is a limited amount of off-street parking on the east side of the building. The parking appears very

adequate to meet the anticipated demand generated by the single residence and small office. Any changes to the

exterior of the building require approval of the city’s Heritage Commission.

Staff recommends approval.

Mandi Gubler: This building has sentimental value to me as well as business value because this is where I live. I

do tutorials and DIY projects and have a popular website. The Mercantile building is so unique. There will be

residential as well as the office space.

I understand the importance of this building to the downtown Santa Clara City area. The office is for client work

and the parking lot will also host yearly events such as yard sales.

Curtis Jensen: What about the next door neighbor?

Mandi Gubler: We are looking to purchase a portion of his property and that will resolve any issues. I have the

desire to have people to come to Santa Clara as well as the downtown area.

Jason Lindsey: What about the mural on the outside of the building?

Mandi Gubler: The next door neighbor cannot paint anything further on the exterior on the side of the building.

There would need to the approval of the Heritage Commission. There is an easement that is existing that allowed

to paint the mural that is currently on the building.

Corey Bundy: The site plan shows parking and the applicant understands that if any exterior changes are made, it

will need to go before the Heritage Commission. Also, a note for Planning Commission members: the property

line for the next door neighbor is actually one (1) foot inside of the Mercantile building. There was an agreement

made a few years ago regarding the easement and mural.

Motion to approve a Conditional Use Permit (CUP) to establish a commercial office space within a

Mixed Use building at 3097 Santa Clara Drive.

Made by: Todd Jacobsen, Seconded by: Jason Lindsey

Voting Aye: All

Voting Nay: None

Motion Carried.

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5. Discussion Items

B. Historic District Guidelines

Bob Nicholsen: There has been quite a bit of effort with the city staff and the Heritage Commission to work on

the Design Guidelines for the Historic District. It is a continual work in progress. This issue will come before the

Planning Commission for a Public Hearing at some point. There has been the guideline packet that has been

included for review. These guideline give requirements and suggestions for uses and procedures for projects within

the Historic District.

John Grant: There is a significant component for signage in the Historical District and it will suggest signs that

fit well within the Historic District.

A. Discussion of South Hills General Plan Amendment

Leina Mathis: Has anything changed since the meeting on January 26th?

Bob Nicholsen: Mayor Rosenberg appointed 14 members of the community to the Citizen Advisory Committee.

One member withdrew, but there remains 13 actives members that have voiced opinions on best usages of land in

the South Hills area. The Mayor was appreciative of David Sanchez’s commoner regarding the soil conditions and

the rough terrain. R-1-10 subdivision probably will not work except in flatter areas.

Environmental assessments need to be done first. That process would be about five (5) years away. The Medium

Density Residential (MDR) areas along the river that are viewed from Santa Clara Drive and should be of low

density.

A big issue is traffic and the dilemma is should there restrictions imposed for building permits in that area?

Developments should be phased

Curtis Jensen: Traffic is increasing and the changes are coming. When opportunities are seen to enrich the

community, there can be deviations of original General Plan adjustments.

Leina Mathis: When would all of these thing start to take place?

Bob Nicholsen: Perhaps in late March or April, public open houses can be scheduled and then proceed to Public

Hearings for changes.

C. Quorum availability for regular Planning Commission meeting of March 14, 2017

Corey Bundy: It appears with scheduling of all members, the best day to have the next Planning Commission

meeting will March 21, 2017.

7. Adjournment

9:15 pm.

14


Respectfully submitted;

Melodie B. Hayes,

February 21, 2017

Melodie B. Hayes

Melodie B. Hayes, Recording Secretary

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