Francis City Planning Commission Meeting November 17, 2016
Francis City Planning Commission Meeting November 17, 2016 Francis City Planning Commission Meeting Thursday November 17, 2016 7:00 PM 2319 South Spring Hollow Road Francis, UT 84036 Present: Chair Kevin Cannon, Commissioner Trent Handsaker, Commissioner Jason Averett, Commissioner Casey Vorwaller, Planner Marcy Burrell, and Secretary Susan Moses Excused: Commissioner Lorraine Flygare and Commissioner Shauna Bushman Other Present: Elaine Robb, Colette Madsen, Travis Hatch, Bill Crystal, Dorothy Sullivan, Shay Cornett, Jan Brussel, Sherri Brussel, Zackary Anton, Elizabeth Paul, Jessie Madsen, Ray Peterson, McKinley Smoot, Andrea McNeil, Marion Wheaton, Josh Cox, Morgan Cox and Jill Gawreluk
Call Meeting to order Chair Cannon called meeting to order at 6:57 Public Hearing with possible action: Zone Amendment for parcels FT-2117 and FT-2117-A, located on Gines Lane.
Planner Burrell read staff report Commissioner Vorwaller asked if the R-H was half acre lots. Planner Burrell answered yes. Vorwaller stated it is the AG-1 that they are asking to change. Burrell answered yes. Chair Cannon asked the Developers if they had seen the overall Master plan for Francis and how we want to develop Francis. Travis Hatch and Ray Peterson both responded no. Cannon stated the down town area (center of town) homes should be on ½ acre lots and as you go further out they are larger lots. Cannon stated Francis is an agriculture area.
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Francis City Planning Commission Meeting November 17, 2016 Commissioner Vorwaller asked what the zoning around this proposed zone was. Planner Burrell stated Sullivan acres is zoned for R-1 (1/2 acre lots) but the lots are just less than 1 acre. Across the street the Nelson subdivision is 6 and 7 acre lots. Trent asked if the road going through the subdivision was in the master plan. Planner Burrell answered yes. Opened to Public Andria McNeil asked if the well the city pumps water from can support this many more homes that are proposed for next year. Concerned about water and asked when the City is going turn in their paper water with the state and put it into the well. Jan Brussel stated he lives on Gines Lane across the street from the proposed development. He is concerned this subdivision does not fit into the area, Nelson estates put their 5 homes in the back and created huge open space as did Bill Crystal, and this subdivision has no open space. Brussel expressed concerned about the added traffic, the road is very narrow. Brussel has read threw the General Plan and Development Code and feels this does not fit the Community Vision we have for Francis. Jill Gawreluk stated she lives on Gines Lane and is new to the area; her understanding is that primary development was meant to be more towards the City Center. Concerned about the added traffic on Gines Land and Willow Way. Concerned about air pollution, and water. Gawreluk commented we should keep it the pristine lovely place that it is and we should preserve and maintain the good thing that we have. Collette Madsen stated she lives on Gines Lane, her concerns is that it does not fit into the rural nature of the area, concerned about the added traffic, air quality. Madsen moved here for the rural atmosphere and does not want to see that disappear. Marion Wheaton stated she lives across from Gines Lane and owns a home on Gines Lane and owns property on Willow Way. Wheaton commented this type of Page 2 of 6
Francis City Planning Commission Meeting November 17, 2016 density does not fit, concerned about air quality, traffic, water, sewer, the infrastructure, light pollution, concerned about losing the rural feeling. Elizabeth Paul stated she lives on Gines Lane across the street from the proposed subdivision. Paul stated her concern is about traffic and the road is to narrow. She wants to live in an agriculture lifestyle. Morgan Cox lives in Sullivan Acres his family owned the property and decided to subdivide their property for their families to live on, unlike developers that are out to make money. Cox asked the developer to have consideration for the community and the people who live here. Concerned about the sewer Elaine Robb lives across the street from the proposed development. Concerned about the over building, the road and about the water quality. Wants to keep the rural feel. Dorothy Sullivan lives on Gines Lane has lived here her entire life. Sullivan is concerned about the water; we went on water restriction this summer. Concerned about the light pollution, wants to keep the rural feel, concerned about added traffic on Gines Lane. Sullivan is opposed to having 15 houses coming to Gines Lane. Jessie Madsen lives on Gines Lane opposes this development, a couple of homes would be okay but not 15. Concerned about the water, traffic issues and losing the feel we have living here. Josh Cox lives on Gines Lane and he is concerned with the amount of homes being added to Gines Lane. The road is too small to handle more traffic and it is almost physically impossible to widen Gines Line because of the canal on one side and power lines two feet from the road. Cox commented everyone needs to give a little bit, but it is supposed to be less dense on the end of the valley. Ray Peterson commented he grew up in the valley and knows what development is and everyone that moves here wants the gate closed and don’t let anyone else move in. Peterson stated if this is not rezoned he can still put ½ acre lots in the front and 1 acre lots in the back which will only decrease the density by one or two homes.
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Francis City Planning Commission Meeting November 17, 2016
Commissioner Vorwaller asked if the way the current code is can they do ½ acre lots in the front and 1 acre lots in the back. Planner Burrell answered yes. Chair Cannon commented he lives on Willow Way and he is concerned about the traffic, would like to see open space and larger lots. Cannon suggested the Developers look at having open space and look at the market in that area, they are looking for larger lots to accommodate horses, chickens and other animals. Sherri Brussel lives on Gines Lane moved here three years ago from California, has never been happier or peaceful because of the community, does not want to see that disappear. Strongly opposed to this many homes. Dorothy Sullivan asked if the City has a policy about having parks or open space. Planner Burrell answered the City doesn’t have a policy, usually on larger subdivision of 60 plus homes we ask for a park or open space. Closed Public Hearing Commission Vorwaller commented the citizens that are here are not in favor of the density. Asked the developers if there are other plans for creating less density. Ray Peterson responded we have not explored that. Peterson commented you go for the density so the homes are more affordable. If you go for bigger lots your development cost don’t go down that much with the requirement of the roads, sewer and water. Commissioner Vorwaller either way development is going to happen suggested the people have a dialog with the developer and come up with a compromise. We can’t change the zoning that is already in place. Chair Cannon motioned to not approve the zone change. Suggest the Developer talk with the neighbors and look at the area and look at making it more of an agriculture development instead of high density. Commissioner Vorwaller seconded the motion. Voting in favor Chair Cannon, Commissioner Vorwaller and Commissioner Averett. Commissioner Handsaker abstained. Motion Passed
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Francis City Planning Commission Meeting November 17, 2016 Stewart Ranch continued Annexation Petition – Tabled at the request of applicant Planner Update Planner Burrell gave an update of what we had done in 2016 Annexations: Approved Uinta Willows- (19 lots) Denied Butler/Christensen Pending: Stewart Ranch (73 lots) CUP’s: Approved
-Premier Storage Units on back parcel FT-14 -Harely Jackson – Dog Kennel -Accessory Apartment Trent Martinez
Withdrawn - Rockhill accessory apartment -Premier Storage Units on front Parcel FT-14-B Lot Line Adjustment Premier Storage General Plan: In process Wild Willow Park Plan Commercial Design Standards - USU Codification/Code Text Amendment: Completed July 14th, 2016 Repealed Flag lots
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Francis City Planning Commission Meeting November 17, 2016 Subdivisions: Approved
- Uinta Willows (19 lots) -Francis Cove (4 lots) - Hilltop Ridge (11 lots) - CL McNeil (1 lot) - Circle C Subdivision (2 lots)
Withdrawn – Villas at Wolf Creek (Townhomes at old Church prop.) - Last Frontier Townhomes by Ace Allak Zone Amendment Hilltop Ridge Ag-1 to R-1 Premier Storage Ag-1 to C-1 Wild Willow Prop. C-1 to R-1
Approval of minutes for Oct. 27th, 2016 - Tabled
Adjourn Chair Cannon adjourned the meeting at 7:51 p.m.
The content of the minutes is not intended, nor are they submitted, as a verbatim transcription of the meeting. These minutes are a brief overview of what occurred at the meeting.
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Call Meeting to order Chair Cannon called meeting to order at 6:57 Public Hearing with possible action: Zone Amendment for parcels FT-2117 and FT-2117-A, located on Gines Lane.
Planner Burrell read staff report Commissioner Vorwaller asked if the R-H was half acre lots. Planner Burrell answered yes. Vorwaller stated it is the AG-1 that they are asking to change. Burrell answered yes. Chair Cannon asked the Developers if they had seen the overall Master plan for Francis and how we want to develop Francis. Travis Hatch and Ray Peterson both responded no. Cannon stated the down town area (center of town) homes should be on ½ acre lots and as you go further out they are larger lots. Cannon stated Francis is an agriculture area.
Page 1 of 6
Francis City Planning Commission Meeting November 17, 2016 Commissioner Vorwaller asked what the zoning around this proposed zone was. Planner Burrell stated Sullivan acres is zoned for R-1 (1/2 acre lots) but the lots are just less than 1 acre. Across the street the Nelson subdivision is 6 and 7 acre lots. Trent asked if the road going through the subdivision was in the master plan. Planner Burrell answered yes. Opened to Public Andria McNeil asked if the well the city pumps water from can support this many more homes that are proposed for next year. Concerned about water and asked when the City is going turn in their paper water with the state and put it into the well. Jan Brussel stated he lives on Gines Lane across the street from the proposed development. He is concerned this subdivision does not fit into the area, Nelson estates put their 5 homes in the back and created huge open space as did Bill Crystal, and this subdivision has no open space. Brussel expressed concerned about the added traffic, the road is very narrow. Brussel has read threw the General Plan and Development Code and feels this does not fit the Community Vision we have for Francis. Jill Gawreluk stated she lives on Gines Lane and is new to the area; her understanding is that primary development was meant to be more towards the City Center. Concerned about the added traffic on Gines Land and Willow Way. Concerned about air pollution, and water. Gawreluk commented we should keep it the pristine lovely place that it is and we should preserve and maintain the good thing that we have. Collette Madsen stated she lives on Gines Lane, her concerns is that it does not fit into the rural nature of the area, concerned about the added traffic, air quality. Madsen moved here for the rural atmosphere and does not want to see that disappear. Marion Wheaton stated she lives across from Gines Lane and owns a home on Gines Lane and owns property on Willow Way. Wheaton commented this type of Page 2 of 6
Francis City Planning Commission Meeting November 17, 2016 density does not fit, concerned about air quality, traffic, water, sewer, the infrastructure, light pollution, concerned about losing the rural feeling. Elizabeth Paul stated she lives on Gines Lane across the street from the proposed subdivision. Paul stated her concern is about traffic and the road is to narrow. She wants to live in an agriculture lifestyle. Morgan Cox lives in Sullivan Acres his family owned the property and decided to subdivide their property for their families to live on, unlike developers that are out to make money. Cox asked the developer to have consideration for the community and the people who live here. Concerned about the sewer Elaine Robb lives across the street from the proposed development. Concerned about the over building, the road and about the water quality. Wants to keep the rural feel. Dorothy Sullivan lives on Gines Lane has lived here her entire life. Sullivan is concerned about the water; we went on water restriction this summer. Concerned about the light pollution, wants to keep the rural feel, concerned about added traffic on Gines Lane. Sullivan is opposed to having 15 houses coming to Gines Lane. Jessie Madsen lives on Gines Lane opposes this development, a couple of homes would be okay but not 15. Concerned about the water, traffic issues and losing the feel we have living here. Josh Cox lives on Gines Lane and he is concerned with the amount of homes being added to Gines Lane. The road is too small to handle more traffic and it is almost physically impossible to widen Gines Line because of the canal on one side and power lines two feet from the road. Cox commented everyone needs to give a little bit, but it is supposed to be less dense on the end of the valley. Ray Peterson commented he grew up in the valley and knows what development is and everyone that moves here wants the gate closed and don’t let anyone else move in. Peterson stated if this is not rezoned he can still put ½ acre lots in the front and 1 acre lots in the back which will only decrease the density by one or two homes.
Page 3 of 6
Francis City Planning Commission Meeting November 17, 2016
Commissioner Vorwaller asked if the way the current code is can they do ½ acre lots in the front and 1 acre lots in the back. Planner Burrell answered yes. Chair Cannon commented he lives on Willow Way and he is concerned about the traffic, would like to see open space and larger lots. Cannon suggested the Developers look at having open space and look at the market in that area, they are looking for larger lots to accommodate horses, chickens and other animals. Sherri Brussel lives on Gines Lane moved here three years ago from California, has never been happier or peaceful because of the community, does not want to see that disappear. Strongly opposed to this many homes. Dorothy Sullivan asked if the City has a policy about having parks or open space. Planner Burrell answered the City doesn’t have a policy, usually on larger subdivision of 60 plus homes we ask for a park or open space. Closed Public Hearing Commission Vorwaller commented the citizens that are here are not in favor of the density. Asked the developers if there are other plans for creating less density. Ray Peterson responded we have not explored that. Peterson commented you go for the density so the homes are more affordable. If you go for bigger lots your development cost don’t go down that much with the requirement of the roads, sewer and water. Commissioner Vorwaller either way development is going to happen suggested the people have a dialog with the developer and come up with a compromise. We can’t change the zoning that is already in place. Chair Cannon motioned to not approve the zone change. Suggest the Developer talk with the neighbors and look at the area and look at making it more of an agriculture development instead of high density. Commissioner Vorwaller seconded the motion. Voting in favor Chair Cannon, Commissioner Vorwaller and Commissioner Averett. Commissioner Handsaker abstained. Motion Passed
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Francis City Planning Commission Meeting November 17, 2016 Stewart Ranch continued Annexation Petition – Tabled at the request of applicant Planner Update Planner Burrell gave an update of what we had done in 2016 Annexations: Approved Uinta Willows- (19 lots) Denied Butler/Christensen Pending: Stewart Ranch (73 lots) CUP’s: Approved
-Premier Storage Units on back parcel FT-14 -Harely Jackson – Dog Kennel -Accessory Apartment Trent Martinez
Withdrawn - Rockhill accessory apartment -Premier Storage Units on front Parcel FT-14-B Lot Line Adjustment Premier Storage General Plan: In process Wild Willow Park Plan Commercial Design Standards - USU Codification/Code Text Amendment: Completed July 14th, 2016 Repealed Flag lots
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Francis City Planning Commission Meeting November 17, 2016 Subdivisions: Approved
- Uinta Willows (19 lots) -Francis Cove (4 lots) - Hilltop Ridge (11 lots) - CL McNeil (1 lot) - Circle C Subdivision (2 lots)
Withdrawn – Villas at Wolf Creek (Townhomes at old Church prop.) - Last Frontier Townhomes by Ace Allak Zone Amendment Hilltop Ridge Ag-1 to R-1 Premier Storage Ag-1 to C-1 Wild Willow Prop. C-1 to R-1
Approval of minutes for Oct. 27th, 2016 - Tabled
Adjourn Chair Cannon adjourned the meeting at 7:51 p.m.
The content of the minutes is not intended, nor are they submitted, as a verbatim transcription of the meeting. These minutes are a brief overview of what occurred at the meeting.
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