Planning Commission
November 16, 2016
HYDE PARK CITY
PLANNING COMMISSION
November 16, 2016
The Hyde Park City Planning Commission meeting began at 7:00 p.m. and was conducted by Chairman Mark Lynne.
MEMBERS PRESENT
Chairman Mark Lynne, David Zook, Reed Elder, Melinda Lee, and Brandon Buck
OTHERS PRESENT
Mayor Bryan Cox, Councilmembers Sharidean Flint, Bret Randall and Mark Hurd; Mason Niederhauser, Jack Nixon, Dan Turner, Jacob Howell, Dave Harris, Brady Rowser, Bruce Axtell, Corry Craig, Bob Barson, Nicole Jaggi, Doug Berry, Jaxon Berry, Kristin Nielsen, DJ Nielsen, Kirt Sadler, George Joeckel, Bennet Keller, Megan Thueson, Todd Thueson, Philip Cowley, Andrea Cowley, Harri Latvakoski, Jake Sorensen, Wes Mortensen, Neil Perkes, Adam Boman, Scott Huskinson, Brody Holbrook, Thomas Bingham, Andrew Bingham, Carlos Santos, Jordan Resch, Ben Balls, Nate Blotter and Kaleb Thompson.
PRAYER OR THOUGHT – Brandon Buck
PLEDGE OF ALLEGIANCE – Reed Elder (David came a few minutes late)
APPROVAL OF MINUTES
Reed made one correction then made a motion to approve the corrected minutes of the Planning Commission meeting held November 2, 2016. Brandon seconded the motion. Mark Lynne, Reed Elder, Melinda Lee, and Brandon Buck voted in favor.
BUILDING PERMIT REPORT
Andrea Palmer 320 West 350 South Addition of Solar to existing home
Craig Earl 142 West 3200 North Commercial Warehouse Addition
Stanton & Julie Allen 806 South 50 East Home
Victor Phillips 151 North 300 East Addition of Solar to Existing Home
CITY COUNCIL REPORT
Councilmember Sharidean Flint reported on the City Council Meeting held November 9, 2016:
1. City Council passed the amended ordinances changing “Special” Use to “Conditional” Use.
2. They held a public hearing regarding rear setbacks and passed that amended ordinance.
3. Council discussed the possible transfer of some 80 acres of BLM (Bureau of Land Management) land to the city.
4. Council also discussed purchasing an acre from Mark Lynne.
Sharidean also commented on a meeting of mayors with Utah Congressman Chris Stewart. People often complain that nothing gets done in Washington D.C. Chris noted that the House passed 365 bills in one year but not one of them passed the Senate.
PUBLIC HEARING - JUNIPER RIDGE SUBDIVISION PRELIMINARY PLAT (Administrative)
Mark Lynne opened the public hearing and asked those who wished to speak to get in line, allowing about two minutes per speaker.
Wes Mortenson spoke first. He has lived here for a year, enjoys Hyde Park and likes Dave Harris’ work. He believes in capitalism and has personal experience in that. His concerns included:
· making sure it is done in an orderly fashion.
· low water pressure – His plumber remarked his was the “worst I’ve ever seen”, measured at 26 psi.
· roads - He is an anesthesiologist and needs to get to the hospital quickly. One night he had an emergency and was held up at Phil Cowley’s corner. He asked which comes first, improvements or development?
· Groundwater, storm water.
Wes added he would like a trail system.
Wes also spoke for Jeremy Winborg who thought Canyon Road would be closed once there was a second exit from Greystone.
Jordan Resch had three concerns. 1. Water pressure under 40 psi. Reed assured him the new development will not affect psi of current residents. Pressure currently meets state code. Also, once the lines are looped, their psi should increase, possibly double. 2. Water shortages in Hyde Park. Reed assured him we have enough water for 40 plus years. 3. Roads. He said the corner needs to be fixed; it is already a speed problem. Reed said 1000 East (1600 East North Logan) will be a main collector road providing more ways to exit, thereby reducing the traffic at that corner. Mark noted that wider (better) sections of improved roads are due to development. Jordan described Phil’s corner as a ‘blind corner’. Reed directed him to bring such issues to City Council.
Bob Barson believes in development of the city but requesting infrastructure come ahead of development. He lives in Greystone (23 years) and they just recently (two years ago) got a second access. He also mentioned the danger of the blind corner with frequent close calls of head on collisions. Bob complained about lack of water and the cost of water (sometimes over $400/month for him). Reed said the situation is different now. Hyde Park has plenty of water and, in fact, some months spills over from Birch Canyon. The city is looking to capture that water. David Zook asked if a water model had been done. Reed and Mark told him that step comes after approval of a preliminary plat. Mark also explained the city’s system including three tanks and 10 or 11 pressure stations. He believes their development possibly tied into the wrong side of a pressure station. There are plans in the works to pump water uphill via a dedicated line, providing water from “the best well in the valley”. The attempt by the city to dig a well only found 30 gallons/minute. Reed added the city eventually wants everyone on secondary water.
Phil Cowley lives at the ‘blind corner’ and acknowledged his landscape design adds to the problem. He loves Hyde Park (has built two homes here). He complimented the city code as well written. He complained about connecting an interim road to an already ‘unfinished’ road. Reed corrected him that that half road is ‘finished’ (a “city dedicated half road”) and suitable for this connection. Phil said when he requested a stop sign (for which he is willing to pay) he was told you cannot put a stop sign on a ‘half road’. Reed had never heard that before. Others agreed that rumor was incorrect. Phil wants the road first. Reed reminded him the only way to get the road is with development but the roads and storm water retention ponds would be put in before any home is built. Sharidean agreed to bring the ‘blind corner’ matter to Police Chief Hawkes. Phil asked about a traffic study. Reed said even 400 East does not qualify as critical in that sense.
Adam Boman lives in North Logan but is building in Hyde Park. He also is concerned about water pressure and the tight corner. Could there be a stop sign at 820 East? Reed again directed him to take both issues to City Council, reminding him with this development, the ability to solve the problem at Foothill Heights is much improved.
Brady Rowser asked about covenants and if Reed has any affiliation with this development. Reed said CC&Rs (covenants, codes and restrictions) are outside of the city’s realm, strictly handled by the developer. No, Reed is not involved in any way. If so, you would have seen a signed, written statement.
Bennett Keller had the same concerns about low water pressure and the road but felt he could add perspective. He said his water pressure was fine in the fall but inadequate the following spring. The current layout of the corner funnels cars toward each other.
Dave Harris said Foothill Heights is already ‘looped’. Dave actually built the city’s water tank in the 70s. The pressure tested yesterday measured 55 psi, just barely passing state flow requirements. He does not see how this development can be done. He also questioned the sewer arrangements. He was required to put in a diversion box at the cemetery under an agreement to share that cost with others. The others fell through and he was left paying the entire cost. What will be required of this new development? He also mentioned the bottlenecks at Lions Park with the median and road 200 South with the bridge. He understands if it meets ordinance, the Commission must approve it.
David Nielsen asked: 1. If it meets ordinance, is this body bound to approve it? 2. What are the next steps? 3. Could the city vote to enact CC&Rs?
Reed answered: 1. Yes, if it meets ordinance, we are bound to approve it. Much of City Council is here tonight and will address concerns. 2. After approval of the preliminary plat, Scott Archibald (Sunrise Engineering) will do a water study then the developer will do construction drawings. 3. If the city felt strongly they could require CC&Rs but normally the city does not get involved with those.
Councilmember Bret Randall spoke to the crowd. He is over water and sewer and assured the residents of Foothill Heights all of this project’s water will come from Sky View hill. He called in Scott Archibald to give an overview. Bret noted that he and the council are fully aware of the [low water pressure] problem at Foothill Heights.
Scott Archibald told attendees he has not yet done a water study on this project but modeled the area a few years ago. He told about needing 100 vertical feet of change to build psi. Once near 100 psi, a PRV (pressure regulator valve) is installed to lower the pressure to around 45 psi. Foothill Heights is on a long, dead end line. Once looped to the SV hill tank it will be better. The new International Building Code requires a PRV in every home to keep it around 40 psi into the home. The state requires 20 psi—not enough to run sprinklers.
Phil Cowley asked if the infrastructure is bonded and has the city ever had to use it? Mayor Cox and Reed said yes to both. Reed assured them the Fire Marshall is always involved. Dave Harris said it met the minimum requirements at that time.
Mayor Bryan Cox explained Hyde Park City’s water situation. It was originally planned for a 20 year buildout. He said we know how many homes will be built each year. We do not know the size of the homes, but we know the number. The plan was then adjusted to a 50 year buildout. The city still had water but ran out of possible land so they planned as if built ‘up’, like apartments. Still there was plenty of water. Referring to the recent exploratory well that came up with minimal water, he said of course everyone wanted water at that well but Hyde Park City already has a great well at the post office. The level never varies more than six inches. Scott said that water has to go through seven pressure zones to get uphill. Mayor Cox said the city is installing a dedicated water line to move water from the well at the bottom of Hyde Park to the top. We can gravity feed water up to the ‘Y’ at the mouth of the canyon but it is expensive. We want to grow but like the ‘small town’ feel. Mayor Cox encouraged the Planning Commission to offer benefits for xeriscape and gray water. Ideally, our “Pie in the Sky” plan would be to pump secondary water uphill.
Someone asked if other parks are planned for the east of Hyde Park and if there are plans to cover the upper canal. Mayor responded it is up to the canal company. David Nielsen asked what it would cost to loop the water systems--$30,000? Scott Archibald calculated roughly $80,000 -$100,000. David asked why the city does not do that now as they have plenty of money available.
Chairman Mark Lynne closed the public hearing. He calculated 1200 feet required for the loop and $300,000 expected impact fees. He said City Council could earmark those funds. Mark Hurd spoke up and said the Council cannot earmark funds before collected. Mayor concurred water impact fees collected here could help.
David Zook had no comments but said he may have conditions if a motion was made to approve. Brandon noted the other retention pond still needs to be cut in two. Melinda reminded Dan Turner to change “Canyon Road” to “160 North” on the plans. Mark Lynne said the project has been hashed over many times and is ready for a motion. Reed noted the PUD has been accepted as a sketch plan but it has a whole new set of requirements that must be met before continuing on that section. The LUA will also look at that. Mayor Cox suggested the city use the Parlant system to notify these neighbors of future meetings prior to approval of the final plat. David questioned the difference in the preliminary plat from the current Master Road Plan regarding the 1000 East cross section. Mark told him about a workshop with City Council on November 30, 2016 to make changes to the Master Road Plan. Reed made a motion to approve the preliminary plat for Juniper Ridge Subdivision located at approximately 1000 East 160 North. David seconded the motion adding two conditions: 1. The plat meets the Master Road Plan and 2. The plat meets the Master Water Plan. Mark seconded the amendment. Mark Lynne, David Zook, Reed Elder, Melinda Lee, and Brandon Buck voted in favor of adding the amendment and voted in favor of the motion to approve the preliminary plat.
RECONSIDER APPROVAL OF MINUTES
David Zook arrived a few minutes late to the meeting and missed the approval of the Minutes. He had another change. Mark made a motion to reconsider the approval of the earlier approved minutes. The change was noted. Brandon seconded the motion. Mark Lynne, Reed Elder, David Zook, Melinda Lee and Brandon Buck voted in favor.
MOUNTAIN GATE PHASE FOUR SKETCH PLAN (Administrative)
The Planning Commission discussed the sketch plan for Mountain Gate Subdivision Phase Four, at approximately 850 East 650 North, for 24 additional lots in a residential (RE-20) zone. The bonus density option will now be used requiring six lots designated as bonus density lots. Mark noted concerns from LUA meetings that were all addressed. David asked if there is still a discrepancy with the HOA. Reed confirmed there is until Sierra Homes provides proof. The intent is for the developer to initially pay for everything. The HOA is set up to maintain (not build) the area(s). Mark asked at what point do we put a hold on approval because of HOA issues. Reed replied before the final plat, any building. Brandon confirmed the HOA is partially done but waiting for Sierra to define the payout so the HOA members can be informed. Brandon also noted vandalism taken place on the sign and that the school bus stop should probably be moved to prevent further abuse. Mark said he wanted to move it forward and accept the sketch plan with six bonus density lots—UNLESS the HOA issue cannot be resolved; in that case, eight bonus density lots would be required. Reed seconded the motion, noting the preliminary plat can move forward but not the final plat until the HOA issues clear. Mark Lynne, Reed Elder, David Zook, Melinda Lee and Brandon Buck voted in favor.