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MINUTES OF THE SPECIAL MEETING OF THE
CITY COUNCIL AND PLANNING COMMISSION
OF PLEASANT VIEW CITY, UTAH
May 10, 2007
MAYOR: Tim Wheelwright
COUNCILMEMBERS: Kevin Bailey (excused)
Leonard Call (excused)
Doug Clifford (excused)
Mae Ferguson
Michael Humphreys
PLANNING COMMISSION: Tim Hjorten
Todd Walker
Scott Lunt
Scott Boehme
Richard Lee
Frank Maughan
STAFF: Laurie Hellstrom
Bruce Talbot
Pledge of Allegiance: Scott Lunt
Opening Prayer, Reading or Expression of Thought: Tim Wheelwright
Discussions:
A. General Plan:
1. Status of the current plan
2. Residential Density
3. 2700 North Corridor Master Plan
4. Rocky Point
5. Transportation Element
6. Economic Development Element
7. Community Center Master Plan
8. Implementation/ Amendment strategies
Tim Hjorten: The General Plan; is it okay or should we take an in depth look at it? Bruce Talbot: The General Plan is now seven years old. It has been amended approximately seven times. It has had no real look at it to check if it is current with the state. The capital facility plan could be added to its long range planning. The transportation plan is somewhat out of date. To insure open space the TDR could be re-looked at and housing options. We don’t have a transportation plan around the light rail. We can look at the economic development area (EDA) and look at the commercial development area (CDA) and incorporate types of commercial into the General Plan. The moderate-income housing component could be looked at. There are no penalties attached for non-compliance, you are just out of compliance with the state. Frank Maughan: it limits some types of grants if you don have it. Bruce Talbot: it’s a good document. The plan is indeed general and some areas could be made clearer. Mayor Wheelwright: what is the planning commission’s idea? Tim Hjorten: what is the feeling of the city council to proceed with an update? Frank Maughan: I am concerned with Rocky Point and more of the hill being eaten away. What will be left is a hole and a menace. Mayor Wheelwright: obviously, that goes beyond the General Plan. Frank Maughan: we should force them. Mayor Wheelwright: Rocky Point is not in the city right now. It only can be done under an annexation petition. The MPC zone was created to induce them to come into the city. Randy Marriot doesn’t have a reason to come into the city. He is in Weber County with the least amount of regulations and he knows it. Weber County doesn’t want to regulate something that may come into the city. We have always encouraged Weber County to get involved at the attorney level. The pit you see is Tower Sand and Gravel and it is in the city. On that issue: Towers Sand and Gravel thinks the city doesn’t have the authority to regulate pits, only health, safety and welfare issues, based on the Board of Adjustment finding of a prior non-conforming use and they can do whatever they please. Our opinion is they are still subject to our regulations. We have asked them why they are not following it. We know one of their problems is the slope ordinance and you can see why. They are so far out of compliance they may have to acquire additional property to come into compliance and they may not be able to. Things will start happening. By a declaratory action, we are going to ask the court to find them subject to our ordinance. CM Humphreys: the MPC zone should be taken off the records. Frank Maughan: where is the city center? Is it the economic center, or the MPC community, or city hall area shown by Leonard Grassli, or 2700 N Hwy 89? Mike Humphreys: when will that happen? It will be the next generation on Randy Marriott’s annexation to MPC community. Mayor Wheelwright: where do we want the center to be? Scott Lunt: we need to get a committee and really look at this issue. Frank Maughan: should we do away with the RE-15 zone and put it out to the public? Mike Humphreys: I think Pleasant View will be built out in five years, except those areas without secondary water. Mayor Wheelwright: I have heard the city council that they don’t feel comfortable reversing a public vote in 1991. A lot of effort went into the General Plan. We need to identify areas that need to be updated. Frank Maughan: would it cause pain to take out the MPC zone? Mayor Wheelwright: it is less valuable to the city than when Randy Marriott was going to come in. Frank Maughan: I am afraid that other areas will qualify for the MPC. For the record, there is an application for the MPC zone that is vested. They have not yet come to the city council. Frank Maughan: Randy Marriott has not done anything. Mayor Wheelwright: as for the future, what are the options? Take it out or clarify that the MPC zone only pertains to one area - that is my preference. Scott Boehme: we don’t have to change zoning, per our training, if the zone doesn’t match the General Plan. Todd Walker: on the General Plan, the only area that can be MPC is Rock Point and we can say no to other requests. Bruce Talbot: the MPC was crafted to comply with the General Plan. Todd Walker: I didn’t realize how important the General Plan is until after the training. It is important to look at the General Plan and see if that is what we want. Mae Ferguson: I feel good for what is written. It needs some updating. Richard Lee: What is the General Plan used for? Do we deviate from it? Bruce Talbot: the state allows a city to adopt an ordinance to adhere to the General Plan or adopt it as a guideline. Mayor Wheelwright: the planning commission should do a review and include areas needing clarification, any deficiencies, contradictory sections, implementation, and make a recommendation to the city council along with the process for updating the General Plan. Todd Walker: we need to clarify where we want cluster subdivisions. Mayor Wheelwright: at a minimum, we need to invite those people from the prior committees. Bruce Talbot: we don’t need a committee to align the road, but maybe to take some of the roads off. Mayor Wheelwright: we could benefit on an economic development committee, maybe people don’t want manufacturing. Tim Hjorten: we need a time frame for the review. Discussion took place on the city center by the city hall. Bruce Talbot: there are a maximum of 8 homes involved. Scott Lunt: there are too many buildings there. I would suggest moving it more east of Barker Park and incorporate the old building there. Mayor Wheelwright: we have talked about making that building into a museum. Mayor Wheelwright: we would like to explore that option. Scott Lunt: do we want a commercial or a walking center? Todd Walker: for commercial, they look for housetops or traffic, I don’t see that there. I would like to see a civic center there and commercial on 2700 N. Bruce Talbot: do you want to continue this discussion? Mike Humphreys: we need to be realistic, it could be pricey. Richard Lee: we have Leonard Grassli’s plan and we could ask him to come back with a compromise. Mayor Wheelwright: it could be a CDA as an inducement. Mike Humphreys: we are losing opportunities for parks. The city can’t compete with developers. Mike Humphreys: we should eliminate the road and acquire more property by the city’s property and expand the park (property off 1000 W). Scott Lunt: the commercial development on Hwy 89 that the developers complain about should be put into parks by the developers. Mike Humphreys: the school board is looking at an elementary school within four years and a playground park. Bruce Talbot: in all the growth areas, there are no parks. Tim Hjorten: we will address the city center concept.
B. Land Use / Development Regulations and Processes:
1. Zoning Regulations
a. Special Approval Zones
b. Amendments to Commercial and Industrial zones, including effects of changes from CP and MP zones to C-1, C- and MCM, storage sheds, others.
Bruce Talbot: PRUD’s, clustering developments, and apartments are all by special approvals and are of concern. Is that an area of discussion? Frank Maughan: with the idea of expanding or streamlining? Bruce Talbot: we need to look around the commuter rail – a transient oriented zone with the option of mix uses. Mike Humphreys: north of the light rail is a good place to separate the city. I suggest having businesses with residential on the top, like on 25th Street. Tim Hjorten: Gateway also has that same concept. Todd Walker: we need control of what we want. Tim Hjorten: the highway is a good separation from residential. Mae Ferguson: people who don’t have cars can use the light rail. Mike Humphreys: the RDA failed because the price of ground went up. The property owners need to control their surface water. There are some wet lands that can’t be developed, that is why a mixed use would be good. Mayor Wheelwright: US Foods are inquiring again for land. Mike Humphreys: I don’t think the city should be the developer. Frank Maughan: do we want paying jobs or a place for them to live? Residential doesn’t pay for itself. Mike Humphreys: that’s not true in Pleasant View. I did research. Mayor Wheelwright: the city doesn’t derive from high paying jobs, but that is what the county and state is looking for. Scott Boehme: restaurants spring up around manufacturing. Scott Lunt: it would be nice to have a mix. Mayor Wheelwright: we need to take action to take storage units out. Are there any objections to that? Tim Hjorten: there is a place for them and a need for them. Scott Boehme: west of Hwy 89 is a good place for them. Bruce Talbot: if it is taken off the books, it would create a non-conforming status to some. Tim Hjorten: If we make some of the zoning changes proposed, it would affect the Pepsi plant and they are a good company.
B. 2. Design Guidelines / regulations
a. Corridors
b. Gateways
Bruce Talbot: should we expand the Betterments committee for 2700 N corridor and how we incorporate it? Mayor Wheelwright: what about an overlay? Bruce Talbot: we need design guidelines. There are a number of ways to look at it. There is a group looking at it and they will propose an ordinance. Bruce Talbot: as a caution, we don’t want to go too far on design guidelines. It mostly for commercial or mixed uses. Scott Boehme: we need a distinctive look.
B. 3. Subdivision Regulations
a. Process
b. Expectations
c. Changes
Bruce Talbot: the city council got four pages of a subdivision ordinance that the planning commission looked at to restructure the subdivision process and regulations. It shifts around the city council’s involvement at a sooner rate. The subdivision is more regulated at the beginning. Bruce Talbot: what are the city’s expectation on development? What do you want to see and deal with? What should the process and types be? What type of businesses do we want? Mayor Wheelwright: how are things in the city? Scott Boehme: there is a lack of schools, tax base, and the truck problem. Tim Hjorten: Pleasant View is still a very desirable place to live. All places are growing and have the same problems with schools and transportation. No one is leaving Pleasant View because of those problems. Richard Lee: the lack of rural areas and open space is disappearing. They came here for that appearance. Tim Hjorten: they all say the same thing. Who’s buying – our kids. Unless you buy the property, it goes. Mike Humphreys: we lose freedoms with population, unless you own property. Richard Lee: we need to make sure it is done right. Todd Walker: I would like to see things like a nice park to the west, trails, and smart growth. We are not going to stop growth. Mike Humphreys: we have always been a poor community. It’s hard to pay for these properties. We are competing with developers. Development is motivated by money. I have three big lot in my subdivision and I am having people fight over them. Bruce Talbot: one way to get open space is clustering, but we end up with smaller lots. Richard Lee: but the open space needs to be usable. Mayor Wheelwright: this is a great city and good group of people and I appreciate working with you. We need to have these discussions more often and how to improve the process and continue to make the city the way we want it. The General Plan is the vision of the city. The vision is a high quality, desirable place to live and a place we can be proud of. A legacy and a place to feel safe in. There are often conflicts with growth. There is a balancing act with respecting private property rights. We need good open discussion and tools to implement it. We have no control over schools. We can’t turn down development. Scott Lunt: there will be eight portables next year at Lomond View Elementary. We need to be the squeaky wheel. Mayor Wheelwright: we need everyone’s ideas. We are a community. The city council and the planning commission are responsive. Mae Ferguson: I appreciate the kindness and beginning assigned to the planning commission as a representative. Richard Lee: the public clamor – we are all concerned with the Adler Creek Subdivision. It is completely different that what was expected. The power pole needs to be moved. The construction drawings don’t show the elevations. Tim Hjorten: can the planning commission tag along with the council on the tour of the Central Weber Sewer Improvement District? Maps not being visible in meetings need to be addressed. How do we reach out to the public? Scott Lunt: we need to invite the press on feel good news like the betterments and the truck resolution.
Adjournment: 9:10 P.M.
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