The meeting was called to order at
05:30 p.m. All present included
Chairman Jeff Loris,
Commissioner Adel Murphy,
and Commissioner Lance Anderson.
Mike Rodriguez stated that a land use amendment has been requested. There is currently a single wide mobile home on the property, and they want to remove it and instead build a twin-home with the new twin home zoning. Chairman Jeff Loris opened the Public Hearing. Peggy Proffit inquired if .28 acres is the equivalent of 12,000 sq ft? They are not changing boundary lines or anything? Mike Rodriguez stated that was correct. Hearing no further comments, Chairman Jeff Loris closed the Public Hearing.
Commissioner Lance Anderson inquired when it was changed R-1-10 for a mobile home? Dale Coulam stated it was quite some time ago. Down the street on 200 East is another older existing duplex. There is some multi-family scattered around this area. Now that we have the combined process we know exactly what they are applying for. It will look like a larger single family home but it will be two and both will have a two-car garage, built as a bigger home. It blends better. A duplex allowed carports instead of garages. There is fencing already in place there. Commissioner Lance Anderson inquired if there would be any walls required? Dale Coulam stated not in residential. Only if we are separating uses, such as from commercial to residential. Commissioner Lance Anderson inquired on a twin-home, how is the outside use of the yard figured? Dale Coulam stated they could have a shared yard, or on the Ence Townhomes there could be a small wall to divide the yard. That is up to them. Commissioner Lance Anderson inquired if they can subdivide? Dale Coulam stated no it is not a big enough lot. Commissioner Lance Anderson inquired if it would remain one owner? Dale Coulam stated yes and it makes it more economically viable to remove the existing structure and get two rentals out of it. It is just up the street from Rocky Vista University. Commissioner Lance Anderson stated his only concern is the yards and having two homes with front yards full of storage. There are other units like this close by? Dale Coulam stated there is a duplex on 200 East just down the street. Commissioner Adel Murphy stated it looks like a large house. It would not look like just one large line? There has to be offsets though, correct? Mike Rodriguez stated yes our code addresses having some architectural features to offset that. Commissioner Adel Murphy stated they are taking a mobile home out of there so they are improving the property. Mike Rodriguez stated since it is a corner lot, they could have one facing each street if they chose to. Commissioner Lance Anderson stated if they do that the driveway needs to be so many feet from the corner.
MOTION: Commissioner Adel Murphy moved to approve recommendation of a proposed Land Use Amendment from MDR (Medium Density Residential) to HDR (High Density Residential) and a proposed Zoning District Change from R-1-10 (Residential 10,000 sq ft lots) to R-2-10 (Twinhome) on .28 acres. Located at approximately 197 E 300 N. Justin Bennett Owner/Applicant.
SECOND: Commissioner Lance Anderson
VOTE: The motion carried unanimously.
| Chairman Jeff Loris |
AYE |
| Commissioner Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
Mike Rodriguez stated that this property is located south of Ryders Automotive near the cell tower. Most of the property is already High Density Residential and zoned Multi-Family but it was uncertain what would be built there at that time, so there was a small medium density buffer zoned R-1-7.5 residential there. This would enable them to build townhomes on the entire property. Dale Coulam stated that the application is for the buffer area. Instead of single family homes this would be townhouse zone having no more than 4 units per building with two car garages for each unit. When this was originally considered, the concern was it would be High Density Residential without knowing what it would become, so the buffer was created. The project southwest of it has been an on-again/off-again discussion. The school has put its property up for sale now. Chairman Jeff Loris opened up the Public Hearing. Peggy Proffit inquired about the traffic and how many townhomes would be built? Dale Coulam stated that they are not required to have a plan at this stage. However, the project to the southwest is for over 100 homes. The traffic for these townhomes would be small opposed to that area. Behind them was proposed a High School and that is up for sale so that may develop into something different as well. Peggy Proffit inquired if the other plan for the 100 homes was denied? Dale Coulam stated the plan was approved by a settlement agreement. If they came forward with a modification they would have to follow all our new ordinances. Peggy Proffit stated there is one lane traffic on Highway 91 with a reservoir down the road and inquired if we can make the road wider if approved. Riley Richardson clarified that although the application is just for the 1.33 acre buffer, their plan is to do the same on the larger area, resulting in fewer units than if they did High Density Residential. Instead we are doing townhome with each having two car garages. Hearing no further comments, Chairman Jeff Loris closed the Public Hearing.
Commissioner Adel Murphy inquired why we recently changed that portion, that strip of land? Dale Coulam stated that it was not a recent change. Maybe over a year ago it was changed. There was going to be an R-1-10 type development at the base of the hill and then larger lots scattered up the hillside. Before the townhome zone, there was a buffer because there was fear that if they changed the use to High Density Residential/Multi-Family there it could be apartments. Now they are asking for townhomes for that buffer, which is no more than four units per building, each having a two-car garage. Chairman Jeff Loris stated to answer Peggy Proffit's question on traffic, the City Engineer has presented to the City Council a ten to fifteen year plan and the road will be improved as it was in Santa Clara up to Shivwits reservation. Initially it will be a three-lane roach, which may expand to a five-lane if needed. Dale Coulam stated that depends on funding that we are actively trying to get. This project is not required to pay for that since they do not abut the highway, but they do pay street impact fees and that is what we use to develop our streets. When it is done, it will probably be done in phases, depending on funding. Commissioner Lance Anderson stated that the Movara parcel is how we justified the buffer. He liked the idea of townhomes, but where do we stop the creep? It is four units together with their own garage. Who owns the piece to the West? Dale Coulam stated it is the school property that is for sale; also the hillside development that was called Commanche Cliffs. Commissioner Lance Anderson stated that RM is how we justified having High Density there. There could be seven or eight units in there. Riley Richardson stated the net effect would be maybe two more units. Sun Country Home Solutions is not for profit affordable housing. They are subsidized by banks and tax credits. We can't sell these units unless the people buying are moving into it. Commissioner Adel Murphy stated that because it is townhomes she is more inclined to say yes. She has no problem with it. In order to have a product they can sell it would be more marketable if they did the whole parcel townhomes. Chairman Jeff Loris stated a bonus is that it is affordable housing. He is inclined to allow it. We may get more open space down by the street and still get a buffer of some kind. Commissioner Lance Anderson stated you can start to see how it could change the whole mountainside and if they can keep it more open space by the street. He doesn't want to see them to continue to move up the hill.
MOTION: Commissioner Adel Murphy moved to approve recommendation of a proposed Land Use Amendment from MDR (Medium Density Residential) to HDR (High Density Residential) and a proposed Zoning District Change from R-1-7.5 (Residential 7,500 sq ft lots) to Townhouse on 1.33 acres. Located at approximately Guy Lane and Normandy Road. Sun Country Home Solutions-Owner. Riley Richardson-Applicant.
SECOND: Commissioner Lance Anderson
VOTE: The motion carried unanimously.
| Chairman Jeff Loris |
AYE |
| Commissioner Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |