PUBLIC HEARING AND SPECIAL PLANNING COMMISSION MEETING
Thursday, August 9, 2007 7:00 p.m.
Public Safety Building
3925 W Cedar Hills Drive, Cedar Hills, Utah
Present: Steve Kroes, Chair, Presiding
Commission Members: Clifton Chandler, H. R. Brown, Donald Steele
David Bunker, City Engineer
Greg Robinson, Assistant to the City Manager-Planning
Courtney Hammond, City Meeting Transcriber
Others: Scott Jackman, Eric Richardson, Victoria Sharp, Daniel Zappala
PLANNING COMMISSION MEETING
1. This meeting of the Planning Commission of the City of Cedar Hills, having been posted throughout the City and the press notified, was called to order at 7:07 p.m. by C. Kroes.
2. Appointment of Planning Commission Vice Chair (7:07 p.m.)
MOTION: C. Steele - To appoint Cliff Chandler as Vice Chair. Seconded by C. Brown.
Aye-C. Brown
C. Chandler
C. Kroes
C. Steele Motion passes.
PUBLIC HEARING
3. Proposed Amendments to the Zone Map to Change Portions of Juniper Heights, Plat D, Lots 1 and 2, Currently Zoned TR-1 Townsite Residential Zone to the R-1-11,000 Residential Zone and PF Public Facilities Zone. The Property is Located at Approximately 10470 North and 4375 West along Cottonwood Drive. (7:09 p.m.)
See handouts. Greg Robinson stated that the area is currently zoned a TR-1, Townsite Residential. Staff recommends rezoning the area to the R-1-11,000, which is consistent with the adjacent area. The affected area is owned by the City.
No public comment.
4. Concept/Preliminary for Cottonwood Estates Located at Approximately 10470 North and 4375 West along Cottonwood Drive (7:14 p.m.)
David Bunker stated that the seven lots front Cottonwood Drive. They are approximately 1/3 acre. There is a proposal for a culinary water well in the subdivision. A water line would be extended along lot 3 and 4 and down Cottonwood Drive to the intersection of Cottonwood Drive and Redwood Drive.
Daniel Zappala: I think my main concern all along with this development has been the trail access through that area. One of the initial ideas floated was that of a cul-de-sac. I’m glad that is not a part of this anymore. I like the routing of the trail as it goes northward through the golf course area. I’m happy with that. The worry that I have with this plan is that the other side of the trail, the one that goes up toward Juniper Heights, is now between two planned home sites. There are a couple of worries with that. One is that as those homeowners desire privacy, they will put up fences and that will become almost like an alleyway through there.
Eric Richardson: It has to be open fencing.
Steve Kroes: Our ordinance for open fencing has specifications for trails.
Daniel Zappala: Landscaping or fencing may inhibit visibility as you come down Juniper Heights. You may not be able to see people coming along Cottonwood, is what I worry about. The other thing that I worry about is that the trail then to connect Juniper Heights to the other part of the trail down on Cottonwood Drive—you would have to traipse by that one home site there. I feel bad for whoever ends up owning a home there. They have people going by not just the front but also the side of their home all day long. I’m wondering if you might consider routing the trail back along behind those homes and reroute the Juniper Heights trail so that it meets up with it at the crosswalk with the Cottonwood trail. Does that make sense? I went over there this afternoon and it looks like there is room. There is a basin there—it looks like to capture water, but otherwise it’s open land. The grading there looks a lot nicer than the grading on the other side.
C. Brown: So you are saying, run the trail that goes through the junipers, that is going northbound, take it straight across Cottonwood Drive and match it up, instead of juking the trail down Cottonwood Drive and coming back up to it?
Daniel Zappala: That’s right.
C. Kroes: So take this one and make it connect down here. Come and look at the map and explain. This is the one that goes up to the ridge.
Daniel Zappala: Right, I’m saying run this trail down along the property, and that way you are not having people traipsing along here, and you also don’t end up with this sort of alley affect as you come through two homes there.
C. Kroes: I think that is a good comment. Other comments?
Daniel Zappala: That is my only comment. I would like to see that fixed up. It also eliminates the black asphalt look along the front of Cottonwood Drive instead of having a sidewalk there. It makes things look nicer to not have a trail where a sidewalk should be.
C. Kroes: Are you concerned about safety of people?
Daniel Zappala: I am concerned about the safety of people going through there. They may have their visibility limited. And I am concerned about the privacy of the people who have their homes there.
C. Brown: Where is that speed bump? Is it down further?
David Bunker: It is right on the edge of the map.
C. Brown: So it is before the crosswalk?
David Bunker: After the crosswalk.
Greg Robinson: That is the crosswalk. The trail is the crosswalk.
Daniel Zappala: It would also be great if we could have another speed bump up a little bit, a little bit higher on the hill. People come around that corner all the time real fast. And because the speed bump is higher on one side, you see cars all the time crossing on the wrong side of the road. Anything that would make the area safer would be great.
SCHEDULED ITEMS
5. Approval of Minutes from the May 8, 2007, Special Planning Commission Meeting and the June 28, 2007, Regular Planning Commission Meeting (7:28 p.m.)
MOTION: C. Chandler - To approve the minutes. Seconded by C. Steele.
Aye-C. Brown
C. Chandler
C. Kroes
C. Steele Motion passes.
6. Review/Recommendation on Proposed Amendments to the Zone Map to Change Portions of Juniper Heights, Plat D, Lots 1 and 2, Currently Zoned TR-1 Townsite Residential Zone to the R-1-11,000 Residential Zone and PF Public Facilities Zone. The Property is Located at Approximately 10470 North and 4375 West along Cottonwood Drive (7:28 p.m.)
Staff Report:
See handouts. Greg Robinson said that the City considered a PR2.2 Zone at the request of some City Council members. That zoning may be considered at a future time for the portion of TR-1 south of Cottonwood Drive and Bayhill Drive. The PR2.2 is a planned residential zone with bigger lot sizes. The primary reasons for choosing the R-1-11,000 were because it tied into adjacent zoning. Originally some of the lots were a little smaller and couldn’t fit into the PR2.2. The lot sizes have been increased and can now fit into the PR2.2. These lots would not fit into the Hillside Zone. The Hillside Zone has a 30% open space requirement and allows for more flexibility in the design of developments. The Hillside Zone would not provide any more protection in regards to slopes and grading.
David Bunker stated that the City will not bring in fill for the steep lots. Every lot is supposed to contain their own water drainage. There are no fault lines mapped in the area.
Commission Discussion:
C. Steele suggested looking at the hillside zoning because the lots are steep. He feels the City should not treat hillside development as if it were flat. There are water issues that have not been treated properly on the hillside. C. Richardson said that many of the provisions in the hillside zone concern the streets and the grade of the streets. In this case, the road is in. C. Brown stated that he was concerned with people exiting their driveways onto Cottonwood Drive. A circle drive might need to be required or a private drive in the back of the lots.
MOTION: C. Brown - To recommend the proposed amendments to the zone map to change portions of Juniper Heights, Plat D, Lots 1 and 2, currently zoned TR-1 Townsite Residential Zone to the R-1-11,000 Residential Zone and PF Public Facilities Zone. Seconded by C. Chandler.
Aye-C. Brown
C. Chandler
C. Kroes
C. Steele Motion passes.
7. Review/Recommendation on Concept/Preliminary for Cottonwood Estates Located at Approximately 10470 North and 4375 West along Cottonwood Drive (8:17 p.m.)
Commission Discussion:
C. Kroes said that he would like to consider Daniel Zappala’s suggestion to move the trail access further south so that it doesn’t run between houses and so it connects to the other side of the trail. David Bunker said that the trail could be moved further south, but there needs to be a trail corridor for the storm drain and sanitary sewer. The trail was built wide enough for the sewer vac truck. It would be difficult to include that easement in lot 7. If the asphalt corridor is removed and maintained just as an easement, the lots can be expanded enough to bring up the rear lot line to make the back manholes accessible behind the lots. The sewer lines can then be jetted from Cottonwood Drive or behind the lots. The Commission would like to see something that will reduce speeds around the curve. They would like to see a speed table up above the curve and a permanent electronic sign. C. Steele would like to see a requirement that houses have a driveway that allows for a turnaround. C. Steele said he does not want to make any recommendation on preliminary yet because of changes that the Commission has recommended. He does not feel that it meets the requirements of preliminary approval. Greg Robinson and David Bunker agreed that the proposal does meet the requirements for a preliminary recommendation. The City is just looking to plat the development and the infrastructure is existing.
MOTION: C. Brown - To recommend concept/preliminary approval for Cottonwood Estates located at approximately 10470 North and 4375 West along Cottonwood Drive subject to: the requirement of piers for any homes built on those 7 lots; a pull forward onto Cottonwood Drive requirement on each driveway; a street light plan along Cottonwood Drive; a trail change that would eliminate the asphalt easement from Cottonwood Drive to the end of lot 7 between lots 7 and 6, turning that into an easement and connecting the back end of the trail from Cottonwood Drive with some type of curve that would connect to the one on the west side of Cottonwood Drive; to put in an electronic speed sign at the top of the hill on Cottonwood Drive and/or a speed bump; to change the speed limit to 20 mph, and, if possible, have a flashing yellow light on top of the speed sign. Seconded by C. Chandler.
Further Discussion:
C. Kroes reminded staff that the lot lines need to be redrawn for the elimination of the asphalted sewer trail.
Aye-C. Brown
C. Chandler
C. Kroes
C. Steele Motion passes.
8. Committee Assignments and Reports (9:09 p.m.)
C. Chandler: He attended the ribbon cutting at Timpanogos Cove Park.
ADJOURNMENT
9. Adjourn
This meeting was adjourned at 9:11 p.m. on a motion by C. Chandler, seconded by C. Brown and unanimously approved.
/s/ Kim E. Holindrake
Approved by Commission: Kim E. Holindrake, City Recorder
August 30, 2007