Carbondale Reporter

Carbondale Planning Commission met April 5.

Here is the minutes as provided by the commission:

1. Approval of Minutes:

Mr. Love moved, seconded by Ms. Lilly, to approve the minutes for February 22, 2017.

The motion to approve the minutes passed with a unanimous voice vote.

2. Citizen Comments or Questions

There were none

3. Report of Officers, Committees, Communications

There were none

4. Public Hearings

PC 17-15, 6:11 pm- The City of Carbondale has proposed a text amendment to Title 15

of the Carbondale Revised Code in order to expand the building design standards for the

BPR, Primary Business, District.

Ms. Litecky declared Public Hearing PC 17-15 open and asked Mr. Taylor to read the

legal notice.

Travis Taylor, Senior Planner for the City of Carbondale, read the legal notice.

Ms. Litecky asked Ms. Lawrence to present the staff report.

Sarah Lawrence, Planner for the City of Carbondale, was sworn in and read part A of the

staff report. Mr. Taylor stated that City Planning staff had received one letter that

included notes about the proposed design standards and Mr. Taylor then read the letter

into the record.

Ms. Litecky asked if there were any questions of staff.

There were none.

Ms. Litecky asked if the applicant wished to present evidence in support.

They did not.

Ms. Litecky asked if anyone wished to speak in favor.

Jane Adams of 606 West Elm, came forward to present her letter in favor to the

Commission. Please see attached letter as Exhibit A.

Ms. Litecky asked if any of the Commission had questions for those in favor.

There were none.

Ms. Litecky asked if anyone wished to speak in opposition.

There was no one.

Ms. Litecky asked Ms. Lawrence to read the analysis.

Ms. Lawrence read Parts B and C of the staff report for PC 17-15, with a

recommendation of approval for design standards as shown in Exhibit D.

Ms. Litecky asked if the Commissioners had questions for staff.

Dr. Hamilton stated that he had a few comments and concerns about the design standards

as presented. He felt that second story requirements might be a drawback for development

and he wanted a little clarification from City staff about those standards. Mr. Taylor stated

it was more of a height requirement, than to actually have a built out second story. There

was then discussion between Ms. Lawrence and Mr. Taylor as to what requirements must

be met for the second story developments in the downtown area.

Dr. Hamilton also asked if the City staff has done any research as to what business owners

and developers would like to see come into Carbondale and if they would be alright with

these different design requirements. Mr. Taylor stated that there has been no formal

research done but he has seen in his experiences that companies and developers, for the

most part, expect to build to a city’s required design standards. Dr. Hamilton then

questioned the Planning Division’s latitude with regards to requirements for the downtown

area. Ms. Lawrence stated that the City encourages developers to have creative designs for

developments in the downtown areas but there are certain building material requirements

that would need to be met. Ms. Lawrence also stated that with community input they are

trying not to make the downtown area appear cookie cutter in design but be unique and

creative while following certain design standards.

Dr. Hamilton also questioned if anyone were to purchase these properties would they be

required to meet these requirements. Mr. Taylor stated that if the property owner were to

modify the structure they would have to adhere to the standards.

Ms. Litecky then questioned if there were special requests made to modify some of the

design standards, what would the process be and who would be involved in that process.

Ms. Lawrence stated that there are portions of the code that would leave the judgement to

the City staff and she then discussed previous designs being used in recent developments

such as color schemes and how they would meet the proposed standards.

Dr. Burnside then expressed his concerns about the possible cookie cutter standards versus

the unique charm of differences in designs in the downtown areas and the possibility of

losing some of the uniqueness by placing too many design standards on developers. He

also expressed concerns with placing certain special requests to modify the codes in the

hands of the City Planning staff and if exceptions might be made for certain people versus

others.

Dr. Hamilton then expressed his concerns with the lack of parking in the downtown area.

Mr. Taylor discussed the parking requirements in the downtown area and the City’s future

plans to increase some of the parking in that area. Ms. Lawrence and Dr. Hamilton then

had a discussion about the visibility of the parking located in the downtown area and the

signage in those areas.

Ms. Bradshaw expressed concerns with certain City lots and the accessibility to those lots

because of narrow entries and exits them. Mr. Taylor stated that the City Council would

soon be discussing the possibility of eliminated at least one curb cut in the downtown area

with the planned streetscape improvements and that may help with certain parking access

issues. Ms. Lawrence discussed the plans that are in place to make those certain changes.

Ms. Litecky asked if there were any questions from anyone to anyone.

Ms. Adams came forward to ask for more wording in the Code to inspire more innovation

in design in the different parts of the downtown area and maybe have some different

standards in the entertainment district of the downtown area versus the businesses in the

Town Square area. Ms. Adams suggested to have a line regarding standards south of Elm

Street and having more flexibility in those areas. Ms. Lawrence stated that there are certain

state required standards in the historic downtown area.

Ms. Bradshaw questioned in regards to the letter that was written to the Commission could

there be requirements for buildings to be LEED certified. Ms. Lawrence spoke about areas

in the Code that might waive fees for LEED certified buildings and discussed what some

of these Codes are.

Ms. Litecky declared PC 17-15 closed and asked for a motion on the findings of fact.

Mr. Love moved that the Commission accept as findings of fact Parts A and B of the staff

report for PC 17-15, the applicant was present, one person spoke in favor, and one letter

was read in favor, seconded by Ms. Lilly.

The motion was passed with a unanimous voice vote.

Mr. Love moved to accept City Planning staff’s recommendation to approve PC 17-15,

seconded by Ms. Lilly. Dr. Hamilton asked for an amendment to be put in place for

Planning Staff to have more discretion on the South end of the downtown area with

regards to Innovative designs. Mr. Love accepted his proposed amendment.

Roll Call Vote:

Yes – 5 (Hamilton, Burnside, Love, Lilly, Litecky)

No – 0

Mr. Taylor stated that the motion to recommend approval has passed and that the item

would be on the City Council agenda for discussion at their meeting on April 11, 2017.

5. Old Business

There was none.

6. New Business

A. Mr. Taylor discussed the property where the Horizon Inn Hotel had been located, 800

East Main Street and the possibility of rezoning the property from AG, General

Agriculture, to SB, Secondary Business. Mr. Taylor asked the Commission would

make a motion to initiate the rezoning.

Mr. Burnside moved for the initiation of the rezoning at 800 East Main Street,

seconded by Mr. Love.

The motion was passed with a unanimous voice vote.

B. City Council Agenda from March 7, 2017 and March 21, 2017.

Ms. Bradshaw reviewed the City Council meetings as they related to Planning.

7. Adjournment

Ms. Litecky adjourned the meeting at 7:05 p.m.

http://explorecarbondale.com/sites/default/files/pdf/planning-agenda/2017Agendas/040517/Planning%20Commission%20minutes%2004.05.17%20with%20Exhibit%20A.pdf