PUBLIC HEARING AND REGULAR PLANNING COMMISSION MEETING
Thursday, November 29, 2007 7:00 p.m.
Public Safety Building
3925 W Cedar Hills Drive, Cedar Hills, Utah
Present: Steve Kroes, Chair, Presiding
Committee Members: Cliff Chandler, Scott Jackman, H.R. Brown, Tom Gleason, Donald Steele
Greg Robinson, Assistant to the City Manager-Planning
Courtney Hammond, City Meeting Transcriber
Eric Richardson, Council Representative (7:34 p.m.)
Others: Lone Peak High School students, Debra Kay representative
PLANNING COMMISSION
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 7:07 p.m. by C. Kroes.
PUBLIC HEARING
2. Amendments to Title 10, Chapter 3, Section 27, Regarding the Requirements for the Installation of Landscape Features on Lots (7:08 p.m.)
No comments.
3. Amendments to the City Code Regarding the Requirements for the Conveyance of Water Rights for Annexation and Development (7:08 p.m.)
No comments.
SCHEDULED ITEMS
4. Approval of Minutes from the October 25, 2007, Regular Planning Commission Meeting (7:09 p.m.)
MOTION: C. Chandler - To approve the minutes from the October 25, 2007, Regular Planning Commission Meeting. Seconded by C. Steele.
Aye-C. Brown
C. Chandler
C. Gleason
C. Kroes
C. Steele Motion passes.
5. Review/Action on the Revised Preliminary Plat for the Debra Kay Subdivision (7:09 p.m.)
See handouts. Greg Robinson reported that the previous layout has received preliminary approval. The owners would like to change the layout so that the boundary line runs north-south, rather than east-west. This puts access on 4430 North rather than Canyon Road. The items that need to be clarified are: legal boundary description needs to exclude the area to be dedicated to the City; drainage calculations need to be submitted; water rights need to be submitted; and building lots need to be shown on both lots.
Commission Discussion:
• C. Jackman stated that in the R-1-20,000 zone, the minimum lot width is 80 feet. Lot 2 is 72 feet at the top and 100 feet at the bottom. Greg Robinson said that he will verify the requirement but believes 80 feet is required where the building envelope is located.
MOTION: C. Chandler - To approve the concept/preliminary plat of the Debra Kay Subdivision subject to: (1) The legal boundary description of the property needs to exclude the area dedicated to the City; (2) Drainage calculations must be submitted; (3) Water rights must be submitted prior to final approval; (4) Building envelopes are to be shown on both lots; (5) Drive entrances to be shown for both lots, and (6) Subject to staff review to show the northern boundary of the parcel to be no less than 80 feet on both parcels, if required. Seconded by C. Steele.
Aye-C. Brown
C. Chandler
C. Gleason
C. Kroes
C. Steele Motion passes.
6. Review/Recommendation on the Final Subdivision Plat for the Commercial Property Located on the Southeast Corner at the Intersection on Cedar Hills Drive and 4800 West - Amsource (7:24 p.m.)
See handouts. C. Kroes stated that he feels it is premature to recommend final subdivision approval when the City Council hasn’t acted on the site plan recommendation yet. Giving final approval for a subdivision gives vested rights. Waiting to give subdivision approval until after the City Council has seen the site plan will not slow down development. Greg Robinson stated that according to City Code, it is not necessary for the City Council to approve the preliminary subdivision. Subdivision approval just verifies that the lot divisions, setbacks, etc. meet city code.
Commission Discussion:
• C. Kroes said that there is the issue of 10-acre increment development, though the code allows for a logical extension of existing development. In the last meeting, the Planning Commission discussed this development as a logical extension of the Philips Edison development across the street. The code also allows for development of less than 10 acres if the parcel is less than 10 acres and they are developing the entire parcel. This parcel is less than 10 acres, and they are subdividing the entire parcel, though they are not planning to develop the entire parcel at this time.
• C. Jackman stated that the owners of this parcel do not own the adjoining land but has designed the Amsource portion to flow with the adjoining land. He also did due diligence to contact adjoining land owners. Greg Robinson stated that the adjoining land is under a new option by a development company. Amsource has contacted them, though they have no firm concept for the land.
• C. Brown stated that developing the two lots will allow them to sell the other two lots.
MOTION: C. Gleason - To table this item. Seconded by C. Chandler.
Aye-C. Brown
C. Chandler
C. Gleason
C. Kroes
C. Steele Motion passes.
7. Review/Recommendation no Amendments to the City Code, Title 10, Chapter 5, Section 27, Regarding the Requirement for the Installation of Landscape Features on Lots (7:42 p.m.)
See handouts. Greg Robinson stated that a public hearing is required for this amendment and was held earlier in this meeting. Also, the Planning Commission recommended changing the fee to $2,000, though the dollar amount was not to be referenced. The City has a fee schedule where the $2,000 fee is stated. This amendment removes the words “in the amount of $1,000.”
Commission Discussion:
• C. Jackman pointed out that “as per paragraph D2 of this section” should be inserted in section D1.
MOTION: C. Steele - To recommend to the City Council the approval of this ordinance amending Title 10 of the City Code by adding requirements relating to the installation of landscape features on lots and that the bond fee be set at $2,000, and also that paragraph D1 reference paragraph D2 in the second sentence. Seconded by C. Chandler.
AMEND MOTION: C. Steele - To recommend to the City Council the approval of the ordinance amending Title 10 of the City Code by adding requirements relating to the installation of landscape features on lots, deleting the reference to a cash bond, and the second sentence of D1 reference the new paragraph D2. In addition, the Commission recommends the Council consider a bond fee of $2,000. Seconded by C. Chandler.
Aye-C. Brown
C. Chandler
C. Gleason
C. Kroes
C. Steele Motion passes.
8. Review/Recommendation on Amendments to the City Code Regarding the Requirements for the Conveyance of Water Rights for Annexation and Development (7:50 p.m.)
See handouts. Greg Robinson stated that the current ordinance requires one acre foot of water per lot. The average house uses 1.3 to 1.5 acre feet. The City is accruing a water deficit. The current average cost of an acre foot of water is $8,000. The Council has asked the Planning Commission to review the water requirements for new lots. David Bunker and Greg Robinson looked at the numbers. Indoor usage is relatively stable among houses. Larger lots use more water for outdoor irrigation. This amendment proposes a scaled water rights requirement with larger lots conveying more acre feet.
Commission Discussion:
• C. Kroes stated he feels that 3.25 acre feet is excessive for lots from .76 to 1 acre. He would like to see the analysis of water rights and the acre-foot requirement calculations.
• David Bunker joined the Planning Commission meeting via telephone. He said the average lot size is about 1/3 acre. There are not many that are larger than 1/2 acre and very few more than 3/4 acre. The average home is using more than 1 acre foot of water. The indoor usage is staying the same, no matter the size of the house. Some water rights are year round and others have time limitations. The bulk of irrigation water is only available from April to October. The average annual outdoor peak use is .99 acre feet while the average indoor use is .29 acre feet.
• C. Kroes suggested using the number of acre feet per square foot of lot to avoid the large jumps in scale increments.
• C. Brown would prefer breaking down the scale into smaller increments so that there is not as large a jump between increments.
• C. Steele suggested that the water rights for larger lots be negotiated based on what type of landscaping requirements are part of the development agreement.
• Greg Robinson said that he and David Bunker will work on a formula using square footage to determine water right requirements such as .1 acre feet of water per 1,000 square feet of land with a floor of 1 acre foot per lot. They will bring it to the Planning Commission at the next meeting.
MOTION: C. Chandler - To table item number 8 to the next scheduled meeting with the changes that have been discussed. Seconded by C. Gleason.
Aye-C. Brown
C. Chandler
C. Gleason
C. Kroes
C. Steele Motion passes.
9. Committee Assignments and Reports (9:07 p.m.)
• The City Council would like the Planning Commission to meet in December. The Planning Commission will meet on Thursday, December 20 at 7:00 p.m.
ADJOURNMENT
10. Adjourn
This meeting was adjourned at 9:10 p.m. on a motion by C. Chandler, seconded by C. Kroes, and unanimously approved.
/s/ Kim E. Holindrake
Approved by Commission: Kim E. Holindrake, City Recorder
January 9, 2008