Planning Commission

November 2, 2016

HYDE PARK CITY

PLANNING COMMISSION

November 2, 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, Councilmember Sharidean Flint, Mason Niederhauser, Jack Nixon, Dan Turner and Jacob Howell

PRAYER OR THOUGHT – Melinda Lee

PLEDGE OF ALLEGIANCE – Brandon Buck

APPROVAL OF MINUTES

Mark made one correction under the City Council Report. David made a motion to approve the corrected minutes of the Planning Commission meeting held October 5, 2016. Reed seconded the motion. Mark Lynne, David Zook, Reed Elder, Melinda Lee, and Brandon Buck voted in favor.

BUILDING PERMIT REPORT

Cody Burus 91 West 100 South Addition of Solar to Exisitng Home

Gary Parkin 421 North 1100 East Addition of Solar to existing house

JOGL Enterprises 35 East 3760 North Storage Shed

Lamon Perkes 225 North 200 West Addition of Solar to Existing Home

Les Patterson 365 Park Meadow Drive Addition of Solar to existing home

No. Meadows Dev. 19 Leisure Loop Home

Richard Pape 206 West 350 South Addition of Solar to Exisiting House

Royce Yorgason 160 South 250 East Addition of Solar to Existing house

CITY COUNCIL REPORT

Councilmember Sharidean Flint reported on the City Council Meeting held October 12, 2016:

1.  Our city received an award from the Utah Governments Trust for filing no claims.

2.  Former Mayor Kooyman requested renewed tax revenue from our city for the Eccles Ice Arena. The Council approved it.

3.  Council approved the annexation of ten acres requested by Jay Jenks.

4.  Council approved the re-zone of the Proffitt property.

5.  Council discussed 50 East access in regards to Dan Cox’ proposed North Logan subdivision. Mayor Cox and councilmembers had met with the Ombudsman previously and were told (again): You will lose in court if you block the road.

MAYOR COX ANNOUNCEMENT

Mayor Cox explained his resignation effective January 1, 2017. He accepted a new position of employment requiring much more travel and feels he cannot devote the time necessary to adequately meet the needs of Hyde Park City. He vacates his position as Mayor one year early.

JUNIPER RIDGE REVISED SKETCH PLAN (Administrative)

The Commission reviewed the revised sketch plan for Juniper Ridge. Dan Turner of Turner Design Engineering was present to answer questions. Mark asked about the elongated retention pond, shared between three homeowners. Recent experience has proven that kind of situation difficult to manage effectively. Melinda suggested building it as three separate, smaller ponds. Mark was in favor of that. Dan agreed that was feasible. Reed expressed concern over keeping the retention ponds functioning as retention ponds because once sold, the owner will do whatever he wants with the land. Dan suggested the developer plant trees and grass before selling the lots to increase the likelihood of maintaining the retention ponds as designed. Melinda asked if they are retention ponds (long-term storage) or detention ponds (short term storage). Dan said they are retention ponds that will flow from pond to pond, possibly down the street to other retention ponds, but not likely ever overflowing the lowest pond. Reed also said there should be a note on the parcel, recorded at the county, of the mandatory retention ponds remaining in perpetuity. He noted they would be subject to storm water inspection each year.

Mayor Cox asked about gray water systems. Dan said he has seen those but not yet in Cache Valley. Mark said he looked into it a few weeks ago and found it is complicated. It may work if you reduce the sewer impact fees to the developer. Reed agreed you need to provide incentive to the builder as a trade-off. There would have to be a septic tank system.

Melinda asked if lot 20 is a retention pond or a building lot. Dan replied it will probably end up connected to another lot as a retention pond, bringing the total number back to the allowed 86 lots.

David asked about the 1000 East road. It was originally meant to be an 80 foot right of way, but is now drawn as a 66 foot right of way (to meet up with North Logan’s 1600 East road at 66 feet wide). Mark said Hyde Park City is covered with an 80 foot collector road running north/south at 700 East. Mark said the majority of City Council is in favor of this downsize. David also asked about the water sources mentioned in paragraph three of the sketch plan. Reed verified most of the water will come from the nearby tank while the top portion will need to draw from the upper supply. Dan agreed the developer will pay for all connections, including the longer connection to the upper supply. Scott Archibald (engineer at Sunrise) will work on those plans once this is approved. Thirdly, David asked about the interim road on 160 North west of the development, its length and proposed plans. Dan said it is probably 700-800 feet until it meets up with the current road to the west. The developer will put in that interim road. When asked about secondary access, Dan said the developer will also put in the road from the southwest corner of the development, heading south through the Proffitt parcel to 200 South. David noted the conflicts with the Master Road Plan, indicating the Master Road Plan needs to be adjusted to reflect that before complete approval. Mark and Reed agreed.

Jack Nixon spoke to the nonsense of having an 80 foot Hyde Park road tie into a 66 foot North Logan road. He said it would create extra maintenance for the city. Let the property owners landscape and maintain that land.

David made a motion to approve the Sketch Plan of the Juniper Ridge Subdivision, based on its meeting the Master Road Plan at that time, and move this forward to the Preliminary Plat review by the LUA. Reed seconded the motion, noting that the bonus density lots need to be identified and labeled as such on the Preliminary Plat.

David seconded the motion. Mark Lynne, David Zook, Reed Elder, Melinda Lee, and Brandon Buck voted in favor. Mark Lynne, David Zook, Reed Elder, Melinda Lee, and Brandon Buck voted in favor.

OPEN SPACE AND BONUS DENSITY (Legislative)

The Commission continued the discussion and review of the current ordinance to remove the Open Space option in subdivisions, allowing only bonus density as an option to a standard subdivision. Reed suggested removing the purchase of land offer. If the city decides to go that route that can be separate negotiations. Other members agreed and it was removed. Mark did not feel that golf courses fit into the O-1 Open Space zone but Sharidean said it fit the description of “recreation”. Melinda questioned why that zone exists. If so, we should use it and designate it for parks and the cemetery. Reed warned that may be too restrictive in the future, noting the example of the recent cell tower at the park. Brandon asked what zone are the parks currently. Sharidean will ask City Council their opinion as to keeping and using the open space O-1 zone and if golf courses apply. See 12.100.010

TRAINING

The Commission discussed Part 3 of 3 videos from luau.utah.gov about changes in the 2016 Legislative session. Short term rentals like Air B&B bring issues such as parking, garbage and noise. The state cannot regulate them like a hotel but wants to collect their share of monies like hotel and restaurant taxes.

Meeting adjourned at 8:20 p.m.

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Melinda Lee, Secretary

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