City of Carbondale Planning Commission met April 5.
Here is the minutes as provided by the commission:
Ms. Litecky called the meeting to order at 6:09 p.m.
Members Present: Hamilton, Burnside, Love, Lilly, Litecky, and Bradshaw (ex-officio)
Members Absent: LeBeau and Sheffer
Staff Present: Taylor and Lawrence
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/Planning%20Commission%20minutes%2004.05.17%20with%20Exhibit%20A.pdf