Meeting Minutes 2008


MINUTES OF THE

PUBLIC HEARING OF THE

PLANNING COMMISSION OF

GARDEN CITY, UTAH

 

The Garden City Planning Commission held a Public Hearing on Wednesday, July 2, 2008 at the Garden City Office Building located at 145 W. Logan Rd.   Chair Jennifer Huefner opened the meeting at 6:35 p.m.

 

Commission Members Present:

 

           Jennifer Huefner, Chair

           Frank Smith

           Lance Bourne

           Greg Bills

           Pat Argyle

           Scott Gough

Excused:  DJ Ballingham

 

Others Present:

 

           Sharlene Millard                                         Anita Weston

           Theo W. Thomson                                     Arla & Dene Thomson

           Phil Gertge                                                 Mel & NaDene Larsen

           Larry Moyes                                              Lynne Margolis

           Dale Satterthwaite                                      Liana Satterthwaite

           Dottie & Brent Satterthwaite                       Marcia & Dallas Solum

           Brian House                                               Larry & Lana Hodges

           Gene Kunz                                                Gwen Kunz

           Maynard & Carol Victor                             Milt & Jean Erickson

           Gus Rich                                                   Bobbie Coray

           Dennis & Fay Mason                                  Mr. & Mrs. Graham

          

CONCEPTUAL FOR RASPBERRY RIDGE, Phil Gertge

 

Chair Huefner explained that this PUD is about 1900 S. Bear Lake Blvd and west of SR30.  It will include 431 condo units on about 95 acres of land.

 

A member of the audience is concerned about the density of Raspberry Ridge.  She wondered if Rich County or Garden City has any density restrictions?  She said in our ordinance #11F-102 it talks about 30% density.  Mr. Gertge said his building footprint for residential will be 15.24 acres.  The commercial will use about 26.8 acres and he didn’t know the percentage of building footprint.  They’ll look at it as it’s needed.

 

 

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Commission Member Smith said the commercial density is different than residential.  Mr. Gertge said they will comply with the PUD ordinance.  They’re not using the 28 acres commercial as open space.  They have 69 acres to build their PUD on.

 

Bobbi Coray said the purpose of a PUD is to cluster density and have large tracts of open space.  She just sees driveways, roads, front yards and back yards.

 

Mr. Gertge said they will have football field-sized parks throughout the development.  It’s hard to see on a small-scale map.  They are trying to keep it very open and green.  They don’t want to cram as many buildings in there as they can.

 

Mr. Gertge passed out a new map, which shows they don’t have an access on the north and south side.  They are using Street A as a temporary road on the north end until 3rd West is completed.  It’s for emergency purposes and so they can have a second outlet.

 

Mr. Gertge said they have adjusted the road and now have 348 units.  They anticipate it taking 10-15 years to develop.

 

Lana Hodges asked where the open space is.  Mr. Gertge said the park is about two football field sizes.

 

Milt Erickson said he hopes this committee has more brains than to box in people who have lived here for over 30 years.

 

A member of the audience asked about the zoning.  Utilities have been looked at.  He is very concerned about the access going in and coming off the highway.  Is the highway wide enough for turning lanes and all the traffic?  Is this okay with UDOT?  What about the walking path?  He wondered about any suggestions or stipulations and if the density could be reduced?  He’s still concerned with the 381 units.  He feels the commercial areas should be deleted and that single-family residences would be more appropriate and he’d like to see a more-appropriate buffer to all the density.  If there is an access between residences, he thinks the road should be centered, maintained landscaping on both sides and a road that would look good.  The road is going to be a dangerous access.  It needs to be an appropriate ingress/egress. 

 

A member of the audience asked if there have been any impact studies done for traffic near the lake.  She wondered where the 1400 people are going to get to the lake?  She wondered if there have been impact studies done for lighting pollution, environment, public facilities, and also if it’s economically feasible to have a project this size at this time with the economy.   She would like to see that it’s done.

 

Larry Hodges asked how they are planning to provide water to all these people.  The town has a 14” line.  Without upgrading the system, how will the water be there?  He said we don’t have the water.  Most of us have paid for the water system, once, twice and now a third time.

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A member of the audience wondered how they will address canal water.  She wondered how they will get the water down there and who will maintain it?  Commission Chair Huefner said any development that comes in has to receive approval from the canal companies.  They will have to re-route it somehow.  They are not allowed to restrict any water flow to those with canal rights.

 

Mr. Gertge asked how many garages there will be.  Mr. Gertge said each unit will have a 2-car garage.  Mr. Graham asked about storage of the extra boats and trailers.  Mr. Gertge said the commercial area could be used for storage sheds.  There was discussion about not using their commercial area for storage units.

 

Mr. Graham asked about Pickleville Parkway.  They don’t have access to either side so they can’t even do the development until it’s in.  Commission Chair Huefner explained the zoning in that area and their development on a map.

 

Lana Hodges asked if they have started with the process for two accesses onto the highway with UDOT?  Mr. Gertge said they have not started the process.

 

A member of the audience wondered if we will ever get a density code within Garden City to protect the people in the town with all the projects coming in.  Commission Chair Huefner said she doesn’t know if that will happen.  We have to go with what’s on our books now.

 

A member of the audience said people walk through their yards and climb their fences to get to the beach.  It’s a mess.  He’s concerned with the big development and more people going through his yard.

 

Commission Chair Huefner said the town is working on public beach accesses and signage.

 

Mel Larsen wondered about using his property for an access.  He’ll speak directly to Mr. Gertge.

 

Mr. Gertge said all roads, temporary or permanent, will be paved.

 

A member of the audience wondered where all the storm water would be going from the hard surfaces?  There’s no storm system in this town and no creeks that run to the lake from this development. Commission Chair Huefner said the town encourages the use of swales.  The audience member said there should be retention basin to hold the storm water until it evaporates, because he doesn’t want it running through his property.  Commission Chair Huefner said that’s already required.

 

Larry Hodges wondered since when has it been required, because Cherimoya doesn’t have any.  Commission Chair Huefner said it’s now in the ordinance.  He thinks we need to spend more time approving this.

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Milt Erickson agreed and suggested having another meeting when this is considered so that others can be notified.

 

Lana Hodges asked what kind of leverage the property owners have to stop this being re-zoned to commercial?  Commission Chair Huefner said this meeting is their opportunity to speak their opposition.

 

Bobbi Coray wondered if the plan were re-designed like the olden days when there was a grocery store on every block, to keep commercial within their own area, would that be okay?  Lana Hodges said no, that wouldn’t be okay.  She doesn’t want to live near a commercial area.  That is for downtown.  She doesn’t want to smell french fries all night long.

 

Bobbi Coray feels this project is way too dense.

 

Dennis Mason said it appears the way the zoning is we can do little to stop this.  It’s been done legally.  He wondered why we can’t get another “Wamsley” buy that ground and keep farming it.  Lana Hodges said it’s all about money. 

 

Dennis Mason showed a permit for water from the state.  It’s for the Wamsley’s field.  If anyone wants to use it, they will need to talk with him about #233821.  It’s not for drinking or watering the lawn.  It’s for generating power only.

 

Mr. Graham asked how many PUD’s are on the books.  Commission Chair Huefner thought about 2,000 units.

 

Larry Hodges said the town can’t provide water for that many people unless there’s a major upgrade.  Cherimoya doesn’t have pressure now.

 

Commission Chair Huefner closed the Public Hearing at 7:05 p.m.

 

 

APPROVED:                                                     ATTEST:

 

 

 

____________________________________       ________________________________

Jennifer Huefner, Chair                                      Assistant Clerk

 

 

 

 

 

 

 

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MINUTES OF THE

REGULAR MEETING OF THE

PLANNING COMMISSION OF

GARDEN CITY, UTAH

 

The Garden City Planning Commission held their regularly scheduled meeting on Wednesday, July 2, 2008 at the Garden City Office Building located at 145 W. Logan Rd.  Chair Jennifer Huefner opened the meeting at 7:05 p.m.

 

Commission Members Present:

 

           Jennifer Huefner, Chair

           Frank Smith

           Lance Bourne

           Greg Bills

           Pat Argyle

           Scott Gough

DJ Ballingham

 

Others Present:

 

           Sharlene Millard                                         Anita Weston

           Theo W. Thomson                                     Arla & Dene Thomson

           Phil Gertge                                                 Mel & NaDene Larsen

           Larry Moyes                                              Lynne Margolis

           Dale Satterthwaite                                      Liana Satterthwaite

           Dottie & Brent Satterthwaite                       Marcia & Dallas Solum

           Brian House                                               Larry & Lana Hodges

           Gene Kunz                                                Gwen Kunz

           Maynard & Carol Victor                             Milt & Jean Erickson

           Gus Rich                                                   Bobbie Coray

           Dennis & Fay Mason                                  Mr. & Mrs. Graham

 

Commission Chair Huefner explained the difference between a Public Hearing and a regular meeting.

 

MINUTES

 

The minutes of the Public Hearing of June 4, 2008 were presented.  Commission Member Smith made the motion to set the minutes as they have been presented to us for Wednesday, June 4, 2008 for the Public Hearing meeting.  Commission Member Gough seconded the motion.  All in favor and the motion carried.

 

 

 

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The minutes of the regular meeting of June 4, 2008 were presented.  Commission Member Gough made the motion to accept the minutes for the meeting of the Planning Commission of Wednesday, June 4, 2008.  Commission Member Bills seconded the motion.  All in favor and the motion carried.

 

CONFLICT OF INTEREST

 

No conflicts were stated.

 

JACK DAHL DEVELOPMENT

 

This will be moved to the end of the agenda, or until next month.

 

PICKLEVILLE COMMONS DISCUSSION, Don Webb

 

Mark Daynes is here representing Mr. Webb.  Commission Member Smith said this plan has been re-designed since we met last month.  The main change is having one entrance and having it twice as wide.

 

Commission Member Gough said he likes the parking.  The two front buildings will be 35’ high or less with a 6 x 12 pitch.  This will be done in phases and they’ll start with the back buildings.  The buildings will be a mix of short-term rentals, long-term rentals and units sold.  Most of the parking went to short-term rentals.  Commission Member Gough suggested having separate parking for the different uses.

 

Mr. Daynes said they have not talked with UDOT about the ingress/egress.  Commission Member Smith said that is a process.  Mr. Daynes said they’ll do an impact study first.

They are planning a maximum of 3 levels with 3-4 units per floor; 9 – 12 per building. There will be approximately 31 units within the project.  The units in the rear are single, with two levels and a single car garage.  There are 45 parking stalls for the rear buildings.  Two for each townhome.  There is no landscaping plan at this point.

 

Mr. Daynes said they plan on having a berm in the front with a fence down the east side.  They have talked with the water people.  The open space is above what is required especially with the back of the lot not being developed.  It’s wetlands.  There has been delineation on that.

 

The buildings will be considered as a condominium association.  They are working on the CC&R’s.  Commission Member Bourne said they will need to state if nightly rentals are allowed or not. 

 

Commission Member Argyle asked the width of the road entering the project.  Mr. Daynes thinks the road is 20’ wide.  Commission Member Argyle said 20’ won’t be wide enough.  Commission Chair Huefner said 30’ is the minimum.  Mr. Daynes feels he has

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enough room to work with it.  The biggest worry is fire access.

 

Commission Member Argyle talked about open space that can be utilized.  Mr. Daynes showed a pavilion playground on the west side.

 

Commission Chair Huefner told Mr. Daynes to read #11E –526A about common space.

Mr. Daynes said they could keep the wetlands mowed.

 

Mr. Daynes said they will have an asphalt parking lot.  Commission Chair Huefner said when they come in for their Preliminary, the ordinance states that they need to explain their open space and how the improvements will be financed and maintained.  Mr. Daynes said there will be an HOA managing this.

 

Council Member Brian House said at one point, the town talked about putting in a road to the Golf Course road.  Mr. Daynes said he talked with Kent Fisher and he had no plans to put a road there. 

 

CONCEPTUAL/PRELIMINARY FOR RASPBERRY RIDGE,  Phil Gertge

 

Mr. Gertge said they moved 300 West to attach where it’s supposed to go.

 

Commission Member Argyle questioned the common area.  The ordinance requires 70% which doesn’t include commercial property.  She has concerns with 300 W.  Commission Chair Huefner said this would become part of his development and he’ll have to put the road in.  He will need to work with the people on the north of him.  Mr. Daynes said their intention is to start on the south end and work in phases.  He will also need to work with Kent Fisher for roads through and attaching.

 

Commission Member Bourne is concerned about the canal and the ingress/egress.  Everything is bottlenecked above the canal.  Mr. Gertge said he’s been to a pre-meeting and was told how to do roads up there to allow better access to their current water tank.            

 

Commission Member Smith said the present water tank is not at the proper altitude to service that area.  He may need to put a tank higher up to service that subdivision.  Mr. Gertge said he’s aware of that.

 

Council Member House asked about the right of way on the south side of his house to the tank.  Mr. Gertge said his understanding is that all the current right of ways will remain.  They plan on maintaining all of those.

 

Commission Member Gough is concerned about an emergency situation.  There’s no way to get all of those people out of there.  Mr. Gertge said with the elevations, he was told it was too steep.  He doesn’t know what his options are.  Commission Member Smith suggested making the road wider.

 

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Commission Member Gough doesn’t like the parking.  He said this is a town of ATV’s, waverunners, boats, etc.  There’s no room for them in this plan. 

 

Mr. Gertge said each unit has a 2-car parking garage with a 20’ driveway.  Commission Member Gough said he’s still concerned with the overflow especially in a subdivision this big.  There will be 30’ boats and trailers.  Where will they park?  Mr. Gertge said they anticipate addressing that in their commercial areas at the bottom.  One of their major concerns is safety.  They’ve got biking and walking trails.  It’s fairly steep going towards the top so they would prefer not storing their boats on the hill. 

 

Commission Member Gough asked if there is road parking.  Mr. Gertge said they will address not having on-street parking through their CC&R’s.  They haven’t decided whether it will be a gated community or not.

 

Mr. Gertge said he would like the storage to be just for those with condos within their subdivision.  That would be the purpose.  He’d be willing to rent to others if asked.  Commission Member Smith said storage sheds are a very touchy subject here.

 

Commission Chair Huefner said she would like to see a designation of a large oversized parking lot.  Ideal Beach has a very large parking that accommodates both large and small vehicle sizes.  She would like to encourage that.  It doesn’t have to be necessarily storage, but a big open parking area.

 

Mr. Gertge said they will be allowed to rent the condo’s.  The water retention will be in the park areas.  Several will be near the roads to catch the run-off. 

 

Commission Member Argyle asked about making a buffer for the present residential area.  Mr. Gertge said they’re 300’ off their property line with landscaping and trees.  They’ll do what they can to not be a problem with the residents.

 

Commission Member Bourne said if they’re anticipating short-term rentals, they will need to read the ordinance, because that will affect their parking.  They will need good overflow parking with pull-throughs.

 

Lana Hodges, a member of the canal company, said they’re not allowed to put any runoff in the canal.  Also, on the revised plat, he’ll need to show all the distribution lines coming down for the irrigation water.  She would also like to be notified of any meetings involving the canal co.  There is a 33’ easement from the center of the canal.  He’ll need to get approval from the canal company.  Commission Chair Huefner said he’s required to get approval in the ordinances, so he’ll be contacting her.

 

Commission Member Smith told Mr. Gertge that he’ll need two accesses while he’s creating each phase.  There is no time frame to develop a phase.  Council Member House said there’s no such thing as a temporary access

 

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Commission Member Bourne said he could start a phase with two entrances and eliminate one as he starts another phase.  Commission Member Smith suggested Mr. Gertge talk with Kent Fisher about a water tank.

 

Commission Member Gough told Mr. Gertge to read the ordinance on short-term rentals because he’ll need a lot of parking.  Commission Member Argyle said the common areas need to be improved a little bit.

 

Commission Member Smith said the hike and bike trails need to be done within each phase so there’s something for the people to do.  He talked about the impact to the property owners around there. 

 

Chair Huefner agreed.  She said it would be nice to buffer the area of the present residents.  Mr. Gertge said he was told at the pre-meeting that there would be a highway commercial zone on each side of 3rd West.  Chair Huefner disagreed and said there’s some areas that don’t need to be commercial along there.

 

There was discussion about how to buffer the residential areas at the bottom.  It was suggested to make larger residential lots.  Mr. Gertge said he wants it to be sellable.  Having a home on the lower portion may not sell well.

 

They asked the audience what they would like around their property; parking or residential.  Milt Erickson said he doesn’t want commercial.  Definitely no storage units.

 

Commission Member Bills said in planning PUD’s, the ordinance states that there will be commercial.  It saves all of those people going to the facilities downtown.  The way the town is growing, there will be spurts of commercial throughout town.  It can’t just be in one area.  It helps with the PUD to have commercial in there.  Through your advice, we can term that commercial 1, 2 or 3.  Commission Chair Huefner said if he falls in our ordinance, he can have commercial around the current property owners.

 

Commission Member Bills said the object of a PUD is to keep the traffic within an area.  It’s actually pretty smart to keep the traffic within a general area. 

 

Mr. Gertge said his family wants to come up and not have a McDonald’s next to them either.  They are looking at maybe having a bank, and small grocery store.

 

Council Member House said if there’s a storage unit, it won’t look like a storage unit because of our architectural standards

 

Mr. Gertge said he’s got to have storage somewhere with everyone bring up boats, etc.

He asked the property owners if they would rather see broken down boats on a lot?  If he does storage unit, he will hide them.  Nobody wants to be hauling a boat back and forth from their home every weekend.  He will make it a nice facility. 

 

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Bobbie Coray suggested having fewer roads, more density and some open spaces.  He’ll be paying a lot and have a lot of maintenance on those roads.  Mr. Gertge agreed.

 

Mr. Gertge said he doesn’t want a Wal-Mart here either, but when he had to adjust 3rd West, they had a lot more land.  Most of the commercial will probably sit in fields for 10-15 years.

 

Commission Chair Huefner feels this is too soon to approve the Preliminary.  Mr. Gertge will need to meet with the Town Council for conceptual.  Commission Member Smith thanked him for coming and reminded him to work with Kent Fisher.

 

He will need to address the two entrances on the first phase and show the phases on his next plan.  Also, totally delete the road on the north side of Milt Erickson’s.  Parking will need to be dedicated and he’ll need to read the rental ordinance.  He’ll need to specify an area or units that will be used for short term rentals in their CC&R’s and a letter to the town showing which units will be used.

 

Council Member House suggested having an 8’ bike trail from the highway up to Street A and to the development.

 

BEAR COUNTRY VILLAGE, Jack Dahl

 

Commission Chair Huefner said unfortunately, since we don’t have a plat of Bear Country village, there isn’t anything we can do about the parking.  Commission Member Ballingham thinks we should not allow them to have a Business License.  Commission Chair Huefner said it’s unfortunate that it was approved.  Commission Member Bourne said we could stipulate that the parking for employees is somewhere else.

 

Commission Member Gough said customers are parking in other places and walking across the street.

 

Commission Member Bourne said we need to be very careful in watching the developments from now on.  We can’t do anything now for this one.  Commission Chair Huefner said the parking there will enforce itself. 

 

Commission Chair Huefner would like to set up a meeting with the Planning Commission and the Transportation Board next week.

 

MISCELLANEOUS

Lighthouse at Lighthouse Pointe

The color of the lighthouse was discussed.  Some liked the color and some didn’t.

Commission Member Ballingham wondered if the Town Council is who enforces the color and also wondered if we could hold their Building Permit or a Certificate of Occupancy until it’s fixed.

 

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Pickleville Playhouse

Anita Weston wondered if Pickleville Playhouse could use more parking in the area behind their place.  Commission Chair Huefner wondered about asking them to put in new parking before they get their Business License next year.  Council Member House said he’ll take care of it.  It’s a safety issue.

 

Shundahai

There was a question about getting Shundahai’s sign down.

 

Commission Member Bourne said we have already approved Maple Draw, but he went out with a tape measure and they were 19’ 4” from the asphalt to the property line.  Snow Plows can throw snow from 40-50’.  He talked with Mr. Mecham and they’ve added 40’ to their lots.  The closest home will be 65’ from the highway and they also eliminated a few lots.  They also promised that their sign will be coming down.  Their new sign will probably be larger than the old one.  He thinks the Planning Commission should approve all commercial signs.  As big as they are and as much money that is put into them, it really adds to the community.

 

Commission Member Gough asked about an Irrevocable Letter of Credit for Shundahai. Commission Chair Huefner isn’t sure if it really applies.  Council Member Smith feels if we don’t get one, things could revert to the 1980’s and it won’t be good for us.

 

This golf course affects the whole town.  There will be lawsuits if it doesn’t go in.  We’ll be a laughing stock.

 

Commission Chair Huefner said the Golf Course should be considered an improvement and asked the Town Council to look at a Letter of Credit for Shundahai.  We need to protect the town.

 

Commission Member Bourne said Shundahai people are also using the beach at the Lodge.  It will be a disaster.  Commission Member Gough said the whole town will also go down there.

 

ADJOURNMENT

 

Commission Member Bills made the motion to adjourn the meeting at 9:15 p.m.  Commission Member Gough seconded the motion.  All in favor and the meeting adjourned.

 

APPROVED:                                             ATTEST:

 

 

__________________________________    __________________________________

Jennifer Huefner, Chair                               Assistant Clerk

 

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