Planning Commission

AGENDA BLUFFDALE CITY PLANNING COMMISSION May7,2013 Notice is hereby given that the Bluffdale City Planning Commission will hold a public meeting Tuesday, May 7, 2013, at the Bluffdale City Fire Station, 14350 South 2200 West, Bluffdale, Utah. Notice is further given that access to this meeting by Planning Commissioners may be by electronic means by telephonic conference call. The Agenda will be as follows. Please note that all times listed on the Agenda are provided as a courtesy and are approximate and subject to change. PLANNING COMMISSION BUSINESS MEETING (7:00 p.m.): 1. Roll Call, Invocation and Pledge.* 2. Public comment (for non-public hearing items). 3. Approval of minutes from the April16, 2013, meeting ofthe Planning Commission. 4. PUBLIC HEARING/CONSIDERATION/VOTE on a proposed amendment to the country Classic Estates II subdivision plat affecting lots 28 and 29. Jeremy Bitner, Applicant. 5. PUBLIC HEARING/CONSIDERATION/VOTE on a proposed amendment to the Heritage Industrial Park Phase 4A subdivision, affecting lot 401. 4 Independence, LLC, Applicant. 6. CONSIDERATION/VOTE on a proposal to amend the Official Zoning Map from A-5 Agricultural to R-1-43 Residential for approximately 26.365 acres, located approximately 1242 W 16580 S, Corporation of the Presiding Elder of the Apostolic United Brethren, Applicants. 7. City Council report. 8. Planning Commission business (planning session for upcoming items, follow up, etc.). 9. Adjournment. Dated: May 1, 2013 Grant Crowell, AICP City Planner/Economic Development Director In compliance with the American Disabilities Act, individuals needing assistance or other services or accommodation for this meeting should contact Bluffdale City at lea st 24 hours in advance of this meeting at (801)254-2200. TIY 7-1-1. * Contact Gai Herbert if you desire to give the Invocation.  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Present: Members: Brad Peterson, Vice Chair Johnny Loumis, Jr. Brandon Nielsen (by telephone until his arrival at 7:36p.m.) Connie Pavlakis Excused: J. Lee Bertoch Von Brockbank Others: Derk Timothy, Mayor Mark Reid, City Manager Grant Crowell, City Planner/Economic Development Director Alan Peters, Associate Planner Jennifer Robison, Associate Planner BUSINESS MEETING In the absence of Chair Bertoch, Vice Chair Brad Peterson called the meeting to order at 7:02p.m. 1. Roll Call, Invocation, and Pledge. Mark Reid offered the invocation. Tyker Sackett led the Pledge of Allegiance. 2. Public Comment. There were no public comments. 3. Approval of Minutes from the April16, 2013, Meeting of the Planning Commission. Johnny Loumis, Jr., moved to approve the minutes from the April16, 2013, meeting of the Planning Commission, as stated. Connie Pavlakis seconded the motion. Vote on the motion: Johnny Loumis, Jr.-Aye; Connie Pavlakis-Aye; Brandon Nielsen-Aye; Brad Peterson-Aye. The motion passed unanimously. 4. PUBLIC HEARING/CONSIDERATION/VOTE on a Proposed Amendment to the Country Classic Estates II Subdivision Plat Affecting Lots 28 and 29. Jeremy Bitner, Applicant. Associate Planner, Alan Peters, presented the staff report and stated that the application is for an amendment to an existing subdivision plat. He showed an aerial photo of the properties in question, which are zoned R-1-43. The subdivision was approved by the City Council in 1993 and was recorded later that year. In 1995 a home was built on Lot 29. At the time, Lots 28 and 29 were owned by the same person. When the first home was built in 1995, the garage was built on top of the property line. Lot 28 was sold in 2006 and a home was built on the lot in 2007. 1  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Mr. Bitner purchased that home in 2011. Encroachments, therefore, exist on Mr. Bitner's property, which he seeks to resolve. The request was simply for a lot line adjustment. Mr. Peters reviewed a drawing reflecting the proposed plat amendment. In response to Vice Chair Peterson's question as to whether or not the amendment would entail a property swap, Mr. Peters indicated that Mr. Bitner would be losing the property; however, he believes that a transaction has taken place between Mr. Bitner and the neighboring property owner. The lot, however, would still be just over one acre in size in order to maintain compliance with the R-1-43 zoning. Commissioner Pavlakis inquired as to whether there is a written agreement available from the other property owner, Mr. McBride. Mr. Peters indicated that he has not spoken with Mr. McBride. Commissioner Loumis concurred with Commissioner Pavlakis' concern and stated that the Commission cannot make a decision based on the assumption that the other party is amenable to the amendment. If the Commission can ascertain that Mr. McBride is amenable to the amendment, he has no objection. Vice Chair Peterson opened the public hearing. The applicant, Jeremy Bitner, gave his address as 3080 W Country Classic Dr. and indicated that he and Mr. Pat McBride have been engaged in discussion from the outset when they discovered the error with the property line just over one year ago. Mr. Bitner had the property surveyed and marked. Mr. Bitner assured the Commission that he and Mr. McBride have a very amicable arrangement. The amendment will result in the loss of 10,000 square feet to Mr. Bitner's property. Mr. Bitner further stated that he would not relinquish the property until Mr. McBride had made payment. Commissioner Loumis stated that the action to be taken is just a plat adjustment and Mr. Bitner is not losing anything because he never had it. Mr. Bitner countered that the property was recorded at the County Recorder's Office when he bought title insurance. He purchased 1.23 acres. Commissioners Pavlakis and Loumis commended Mr. Bitner for correcting the error now. Mr. Peters clarified that the action needed from the Planning Commission is to recommend approval to the City Council. The plat amendment will not be finalized until it is recorded with the County. That action will require the signatures ofboth Mr. Bitner and Mr. McBride before the plat amendment is recorded. Vice Chair Peterson noted that if Mr. McBride was not willing to sign the plat amendment, he would have to tear down half of his garage. Therefore, he fully anticipated that Mr. McBride will be amenable to the amendment. There were no further public comments. Vice Chair Peterson closed the public hearing. Connie Pavlakis moved to forward a positive recommendation to the City Council on the Country Classic Estates II Plat Amendment, Application #2013-24, subject to the following conditions and findings presented in the staff report dated May 3, 2013, and as modified by the addition of condition # 2: 2  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Conditions: 1. That all requirements of the City Code and adopted ordinances are met and adhered to for this subdivision. 2. That Mr. Patrick McBride (the owner of Lot 29) provide a statement acknowledging his support of the proposed application. Findings: 1. That this application conforms to the City of Bluffdale subdivision ordinance and Utah State Code requirements regarding plat approval. 2. That this application resolves encroachment issues and brings both properties into compliance with the requirements of the R-1-43 zone. Johnny Loumis, Jr., seconded the motion. Vote on the motion: Connie Pavlakis-Aye; Johnny Loumis, Jr.-Aye; Brandon Nielsen-Aye; Brad Peterson-Aye. The motion passed unanimously. 5. PUBLIC HEARING/CONSIDERATION/VOTE on a Proposed Amendment to the Heritage Industrial Park Phase 4A Subdivision, Affecting Lot 401. 4 Independence, LLC, Applicant. Mr. Peters presented the staff report and stated that this item also entails a plat amendment, but only one property owner. Mr. Peters reviewed the location of the parcel, indicating that to the east of the parcel is the Summit Academy High School and to the south is the Independence development. The parcel is located in an I-1 Light Industrial zone and surrounded by land zoned Mixed Use. Mr. Peters explained that the need for the plat amendment was precipitated in part by the need that will be created to provide a new driveway access to the Summit Academy since one of the driveways will be closed as a result of construction of Porter Rockwell Boulevard. The new driveway will connect to Heritage Crest Way and occupy the northern portion of Lot 401. The southern portion of Lot 401 is the site of a future LDS Church Seminary building. Both proposed uses meet the zoning requirements for the I -1 Zone. In regard to Commissioner Loumis' question regarding the anticipated traffic impact, Commissioner Pavlakis indicated that it would be the same as exists now because the seminary is currently operating in another building to the north on Heritage Crest Way. The seminary and Summit Academy will share a driveway to Heritage Crest Way. Vice Chair Peterson opened the public hearing. Spencer Bond gave his address as 592 Draper Woods Way, Draper, and indicated that he owns a business at 727 West 14881 South, which is next to the property under consideration. Mr. Bond 3  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 expressed his concern about the traffic flow and how it will affect his parking lot. Vice Chair Peterson indicated that according to the proposed configuration of the plat, people will not be able to access his parking lot. Mr. Bond's concern was that if the only division between his parking lot and the other property is curb and gutter, it would be inadequate. Vice Chair Peterson's understanding of the drawing called for a retaining wall. Mr. Peters clarified that the retaining wall was needed for the slope and would be five feet high at the most. He clarified that it is not a fence. City Planner/Economic Development Director, Grant Crowell, indicated that the City has not yet received a site plan for the seminary building. Vice Chair Peterson explained that in order for the LDS Church to build a seminary building, they would have to go through the site plan approval process. Vice Chair Peterson informed Mr. Bond that if he would like to submit a request to City staff in connection with that approval process, he would be welcome to do so. In response to Commission Pavlakis' question regarding the south side of his parking lot, Mr. Bond stated that the parking lot is asphalt and extends to the property line. There is an undeveloped lot next to it. Mr. Bond had assumed the lot would contain another industrial building, so he was surprised and concerned when he received a letter describing the proposed plan for the lot and that the plan would entail an additional influx of cars into the industrial area. Mr. Crowell explained that the secondary access for the high school is part of the construction drawings for the construction of Porter Rockwell Boulevard. It has been approved as a part of the City's road construction project. When the action for the seminary building is presented to the City, the road will probably already be in place as part of the road construction project. Porter Rockwell Boulevard cannot be constructed unless the City provides a secondary access for Summit Academy. When the proposal for the seminary building is submitted, the site plan will provide access using the road that will have been built. With regard to the seminary building, Mr. Crowell stated that it is small enough that the site plan could be approved at staff level in accordance with City ordinances. Mr. Crowell believed that the landscaping plan would be the responsibility of the seminary building site plan. With regard to the possibility of requiring a fence, Mr. Crowell explained that it is usually a site plan issue; however, the subdivision ordinance does extend the prerogative to the Planning Commission and City Council to require fencing where hazardous conditions exist. Commissioner Pavlakis next inquired regarding Mr. Bond's options if the amendment were approved as presented. Mr. Crowell stated that he would likely need to explore his options at this meeting or the City Council meeting for the plat approval. The site plan code does not require a fence; however, the subdivision ordinance opens the possibility of requiring a fence, as previously stated. Mr. Bond stated that the school is fenced in, which is beneficial since it prevents students from trespassing onto his property. However, the new road would open up the school and give students access to his parking lot, which would pose a potential liability. Mr. Crowell stated that the applicant could be approached about the need to provide fencing. Mr. Bond stated that the building currently being used for the seminary students is near his property, so he has been able to see the foot traffic that exists. Vice Chair Peterson stated that Mr. Bond's main concern should be 4  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 the foot traffic since the students walk from the high school to the seminary building; therefore, in Vice Chair Peterson's opinion, it would be reasonable for the Planning Commission to address the need by requiring a fence to mitigate foot traffic. Mr. Crowell concurred that if the Planning Commission deemed that a hazardous condition exists that needs to be mitigated, the Planning Commission could require fencing as an additional condition that would be forwarded to the City Council. In response to a question by Commissioner Pavlakis, Mr. Bond stated that he operates a manufacturing business and trucks come in and out of his property, hence his concerns over liability. City Manager, Mark Reid, indicated that the school requires two accesses, so he believes it is a misnomer to refer to the new access as a secondary access. The access from Heritage Crest Way may become the primary access for students as they come and go because the access from Porter Rockwell Boulevard would probably not be a signalized intersection. There will be a lot of foot traffic as well. Discussion ensued on the crosswalks and sidewalks that were designated on the drawings provided in the Commissioners' meeting packet. In response to Commissioner Pavlakis' question regarding the absence of sidewalks on the north side, Mr. Crowell confirmed that that was his understanding based on his conversations with the architect. There were no further public comments. Vice Chair Peterson closed the public hearing. Brandon Nielsen joined the meeting. Commissioner Loumis believed that a positive recommendation would need to include the requirement of a fence at a minimum. Commissioner Nielsen asked where the fence would need to be placed. Mr. Crowell suggested that reference be made to Lot 401B or 401A. He then stated that the Planning Commission would want to specify as a condition of approval that when parcels 401B and 401A are developed, a fence be installed. In response a question raised by Commissioner Pavlakis' he stated that the width of the proposed road will be 25 feet. Commissioner Nielsen reviewed the layout of the proposed plat and asked why the seminary would want to put a fence on the opposite side of the road. He opined that the seminary would not be willing to pay for a fence. Mr. Crowell stated that the applicant could be required to install a fence if the condition were to run with the subdivision. Someone would have to bear the cost of the fence. Commissioner Pavlakis stated that the condition would be imposed because of a safety hazard and would not specify who would be responsible for the cost of the fence. Commissioner Nielsen opined that there would not be as much foot traffic on or near Mr. Bond's property as anticipated because of the way the high school and seminary entrances would be configured. Vice Chair Peterson noted that consideration also needs to be given to potential foot traffic that would occur after school dismisses. With regard to the fence that currently exists around the high school, Mr. Crowell stated that the only fencing that would be dismantled would be what is necessary for installation ofthe second road. 5  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Brad Peterson moved to forward a positive recommendation to the City Council on the Heritage Industrial Park- Phase 4A Plat Amendment, Application #2013-18, subject to the following conditions and findings presented in the staff report dated May 3, 2013, along with the addition of condition# 2: Conditions: 1. That all requirements of the City Code and adopted ordinances are met and adhered to for this subdivision. 2. That for safety purposes, when the final site plan approval is made, a fence be included between the north side of Lot 401B and the existing lot to the north. Finding: 1. That this application conforms to the City of Bluffdale subdivision ordinance requirements regarding plat approval. Johnny Loumis, Jr., seconded the motion. Vote on the motion: Brandon Nielsen-Nay; Johnny Loumis, Jr.-Aye; Connie Pavlakis-Aye; Brad Peterson-Aye. The motion passed on a 3-to-1 vote. 6. CONSIDERATION/VOTE on a Proposal to Amend the Official Zoning Map from A-5 Agricultural to R-1-43 Residential for Approximately 26.365 Acres, Located Approximately 1242 W. 16580 South, Corporation of the Presiding Elder of the Apostolic United Brethren, Applicants. Mr. Crowell presented the staff report and indicated that since the original public hearing on this agenda item, which took place on April2, 2013, he has sought to provide answers to the questions that were originally raised. The first issue had to do with the traffic count. Mr. Crowell indicated that the City installed traffic counters and confirmed that traffic flow peaks on Sundays. There are two residences, a church building, and a school on the property owned by the Apostolic United Brethren (AUB). Mr. Crowell reviewed an aerial photo of the area and highlighted the other residences located in the surrounding area. He explained that the property is located on an isolated part of the community; therefore, there are no current plans for a City street project, a collector road, or a road widening project. According to the traffic count data, there are approximately 500 vehicle trips per day with more on Sunday. The highest hourly peak in three weeks of counting was 237 vehicles in one hour. According to information provided by UDOT, there have been very few accidents on Jordan Narrows Road. With regard to infrastructure, Mr. Crowell stated that there is water service-culinary and fire flow-to the AUB property. He had no information on secondary water, however. Power utilities 6  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 are available as well. Sewer service does not presently exist on the property. AUB has discussed future options with the Department of Water Quality and the South Valley Sewer District and limitations and costs are associated with the different options. Mr. Crowell stated that the dead end road is probably the most significant issue. There is currently no plan to continue Jordan Narrows Road. In the meeting packet, Mr. Crowell provided the Commissioners with language from the City Ordinance that addresses dead end roads. Mr. Crowell did not have a full legal opinion for the Commissioners to consider. He explained that the challenge with dead end roads is determining when to start counting to meet the 1,000- foot rule. The Fire Chiefverbally indicated to Mr. Crowell that although there is a problem with having just one way in and out, he does not believe the situation would warrant a denial of the request. Mr. Crowell indicated that a zone change is a legislative decision of the City Council with a recommendation from the Planning Commission. Legislative decisions allow considerable discretion from City leaders. In the State of Utah, zoning is not required to conform to the Comprehensive Plan or General Plan, which are only advisory documents. The General Plan is a guide for the future. Other considerations include the readiness of the area, the availability of utilities and other infrastructure, compatibility with the neighborhood, and the correctness of the timing. Taking those factors into consideration, City leaders need to determine what would be good policy, or what added conditions would constitute good policy. Based on the lot lines that are indicated once a person turns off of Redwood Road, Commissioner Pavlakis asked if all of the lots will be buildable. Mr. Crowell had not made that determination but stated that there are two or three more legal lots on 1400 West. The lots are unique and square, so he does not know about all of them. An individual determination would need to be made for each lot. Commissioner Nielsen recalled discussion that took place regarding a property owner to the north who stated that an additional access could possibly be provided from the proposed subdivision. Mr. Crowell stated that Mr. Baker of AUB would provide additional information on that question. He further stated that he has had no conversations with the neighbors and has no information on how a second access connection would take place. Commissioner Pavlakis sought to confirm with Mr. Crowell that if approval were given to the zone change on Mr. Baker's four lots, then a precedent would be set that would allow the same thing in the area with only the existing road (Jordan Narrows Road). Mr. Crowell stated that lawyers will say that precedent does not exist and that everything is based on the specific facts and circumstances of the application. The conditions, however, are very similar on the properties. Commissioner Pavlakis did not want to engage in spot zoning, but if the City allows one party to do something, others will have the same expectation. It comes back to the question of where to start the 1,000-foot rule. 7  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Inasmuch as a public hearing had already taken place, Vice Chair Peterson invited the Commissioners to ask further questions ofthe applicant, Brooks Baker. Commissioner Loumis, who was unable to attend the April 2 meeting where the public hearing took place, reiterated his advocacy of the rights of property owners. He acknowledged, however, that this is a very complicated situation. Vice Chair Peterson opened the floor for public comment and invited Brooks Baker to address the Planning Commission. Brooks Baker gave his address as 1290 West 16580 South, which is on the property under consideration. He reviewed the zoning map and identified the parcels already zoned R-1-43. Mr. Baker indicated that he has spoken to the owners of the Salt Lake Canal Company. If AUB can get approval for the zone change and a subdivision, the Salt Lake Canal Company will allow AUB to lease or buy part of their property so that an additional exit can be provided. He was optimistically hopeful that he would eventually be able to provide a second access. It was noted that the canal road is located on the east side of the canal. Vice Chair Peterson reiterated his concern about a single access, but it eased his mind to know that in a worst-case scenario, the canal road would make emergency egress possible. The canal road is private, but has no gates and would serve as a viable egress point in the event of an emergency. Mr. Baker indicated that there was some uncertainty as to the size of the AUB property, so he had it surveyed and learned that he has 26.3 acres. He had been trying to get the lot lines straightened out. He noted that the church building straddles two pieces of property. Commissioner Loumis asked if any trails abut the AUB property. Mr. Baker identified trails near the property. In response to Commissioner Loumis' request, Mr. Baker pointed out on the map where the proposed road would come out. The plan ultimately calls for an exit out the north. The plan would include a cul-de-sac. The immediate plan was to put in clustered homes; however, clustered housing is currently on hold in Bluffdale. AUB is proposing eight homes in a cluster and designating 11 acres as open space. Mr. Baker showed on the map where the open space and homes would be located. He noted that there are two existing homes on the property. Mr. Baker explained that he needs to be able to build clustered homes because part of the property is in the flood zone. Commissioner Nielsen confirmed that since the immediate homes to be built would be for older members of the congregation, the additional homes would have minimal impact on the traffic flow. Commissioner Pavlakis expressed her concern about what would happen if the property were sold. She believes that both short-term and long-term uses need to be taken into consideration. Mr. Baker stated that the chance of selling the property would be slim due to the development that has taken place. Vice Chair Peterson stated that the overall density needs to be factored. The potential exists for 26 homes. The one-home-per-acre requirement ofR-1-43 zoning can still be met even ifhomes are 8  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 clustered. However, Commissioner Pavlakis pointed out that Bluffdale has placed a hold on the approval of clustered housing. With that in mind, Vice Chair Peterson asked how AUB would be able to build eight homes on one-half acre. The zoning could be changed, but the building density requirement would still have to be met. Mr. Baker reiterated that he has to rezone the property before he can proceed with any of his other plans. His home is on a one-acre lot and the other homes would be taxed as they are built. Commissioner Pavlakis asked Mr. Baker if he would still want to rezone if he was not allowed to build clustered homes. Mr. Crowell stated that the moratorium on clustered housing will last up to six months while the City studies the various associated issues and options. He further stated that Mr. Baker has visited with City staff about plans for using clustered provisions. Mr. Crowell anticipates that the moratorium on clustered housing will be reinstated but with changes to the provisions for that type of housing. Mr. Crowell, therefore, urged the Commission and City Council to exercise caution at the zoning level and not focus too much on the site plan and potentially miss the point of the area, the General Plan, the ability to support the zoning, and the property rights of the owners. Mr. Crowell explained that there are a lot of issues that still need to be worked out, such as property lines, surveying, and lots that are less than five acres. He explained that it will take time to work out the issues before lot line adjustments can take place. It was Commissioner Loumis' understanding that if open space was provided, it would be dedicated to the City. Mr. Crowell explained that such was not the case in R-1-43 zones. There were no further public comments. Vice Chair Peterson closed the public comment period. Commissioner Nielsen understood the problem Mr. Baker faces. He did not see how the change would hurt. In addition, he acknowledged that there are many parcels of property in the area that are already zoned R-1-43; therefore, he did not think it would be fair to deny the request. He was satisfied with the road out, even though it is difficult on Sundays. He also liked the availability of the canal road in the event of an emergency. Commissioner Loumis was comfortable with the proposal in light of the property rights of the owner. Commissioner Pavlakis was not at all comfortable with the proposal. Her issues included the ability of fire fighting equipment to travel on the one road available. The fact that other parcels have been zoned R-1-43 did not make her feel any better about zoning more property R-1-43. In fact, she was even more concerned because there are already well over 30 lots plotted there, and the City's 1,000-foot rule becomes an issue. Even though those lots are not on land that is zoned R-1-43, she believed that in the future others will ask to have their property rezoned R-1-43. Her opinion was that the City is not solving the problem. Her concern was whether the City can get a fire truck to the property on a Sunday afternoon when traffic is at its heaviest. She expressed particular concern for the safety of senior church members living in one of the homes who might need emergency services. 9  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Vice Chair Peterson stated that the safety issue was one reason he voted against the proposal when it was first presented to the Planning Commission on April2 11d, particularly the fact that there was only one road, and that it is was narrow and steep. Consequently, he went and drove the road. He was fairly confident that the road is better than what he originally thought. He believed that even with a solid line of Sunday traffic from Redwood Road to the church, a fire truck or ambulance would be able to get to the property. As far as the ordinance is concerned, he felt they are making an already-bad situation worse. Because the condition is pre-existing, he did not believe adding eight homes was outside the scope of the current ordinance. If additional homes are requested, the City will have to deal with the issue. If an additional exit is added to the north, the density requirement will become a moot point. Commissioner Loumis asked Vice Chair Peterson if he thought road enhancements could be required as other developers started to develop in the area. Vice Chair Peterson stated that currently there are not any individual property owners from Redwood Road to the church. Vice Chair Peterson stated that the best case scenario would be if an additional exit were provided as land is developed to the north. Vice Chair Peterson reiterated that adding even 26 homes would not significantly increase the weekly traffic. Commissioner Nielsen added that the rural nature of the area is not being changed significantly. He also stated that the traffic study gave him peace of mind and noted that there have been only five accidents in two years. Commissioner Pavlakis thought it would be short-sighted of the Commission to assume that the property will have the same property owner. Vice Chair Peterson responded that the land already has one church building, two homes, and a school on it, plus the roads. If everything was leveled on the property, the maximum number of homes that could be built would be about 23. Commissioner Pavlakis stated that since Jordan Narrows Road is currently a dead end road, the 1,000-foot rule still has to be followed. Mr. Crowell indicated that he reviewed the ordinance with the City Attorney, but has not yet received a written legal opinion. Discussion ensued on how the 1,000-foot rule would be interpreted and applied and how the existing condition would be applied to the current ordinance. Vice Chair Peterson changed his mind because he did not believe spot zoning would be an acceptable option. Discussion ensued on the potential ramifications of changing the zoning with individuals who might also want to get R-1-43 zoning. Commissioner Pavlakis stated that if the City sticks with what is already there, and has a new ordinance, if there are already over 30 lots zoned R-1-43, she did not know how an additional parcel could be zoned R-1-43 without an additional egress. Vice Chair Peterson asked Mr. Crowell how many homes already exist in the area that are served by Jordan Narrows Road. Mr. Crowell could not confirm the number of building lots. He reviewed the ordinances to help clarify the issue. He explained that building permits would not be granted if doing so would contravene the ordinance. The ordinance did not contemplate this situation when it was written. He explained that ordinances catmot be written to address every possible scenario. 10  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Brandon Nielsen moved to forward a positive recommendation to the City Council on the AUB Zone Change, Application #2013-11, based on the following findings presented in the staff report dated March 28, 2013: Findings: 1. That the request conforms to the land use element of the General Plan. 2. That adequate infrastructure exists to accommodate future development. 3. That no subdivision approval is granted as part of this zone change application. 4. That the proposed changes will not be detrimental to the health, safety, or general welfare of persons or property within the area. Johnny Loumis, Jr., seconded the motion. Vote on the motion: Brandon Nielsen-Aye; Connie Pavlakis-Nay; Johnny Loumis, Jr.-Aye; Brad Peterson-Aye. The motion passed with a 3-to-1 vote. 7. City Council Report. The above matter was not discussed. 8. Planning Commission Business (Planning Session for Upcoming Items, Follow Up, Etc.) Mr. Crowell updated the Planning Commission on the General Plan Open House Kick-off Event that took place recently. The open house was well attended and kept the meeting organizers busy for four hours. He reported that the General Plan Advisory Committee will meet on Thursday, May 9. He noted that Commissioners Nielsen and Pavlakis represent the Planning Commission on that committee. Interviews have taken place and staff was in the process of reviewing the various documents collected. The web site was given as www.planbluffdale.com. Mr. Crowell said that a lot of interesting feedback and questions were received. Efforts were being made to have citizens identify the area of Bluffdale they are from in order to compare the type of feedback received. Vice Chair Peterson noted that Bluffdale has had its identity over the years, but that identity is changing. Effort needs to be made to determine the identity the citizens would like to have for their community. Change happens, but it needs to be controlled. Mr. Crowell stated that there is a great diversity of people in Bluffdale and of the perspectives that exist. Vice Chair Peterson stated that with the new subdivisions being developed, new perspectives will be brought into the community, and the "old timers" of Bluffdale will become the minority. 11  BLUFFDALE CITY PLANNING COMMISSION MEETING MINUTES Tuesday, May 7, 2013 Commissioner Pavlakis pointed out that citizens need to understand that the General Plan is a work in progress, not a completed project. Therefore, the citizens need to be informed that they have a voice in helping to shape the General Plan. It was suggested that the Mayor write an article to that effect in The Bluffdale Times. It was reported that a city clean-up is scheduled for May 18. Mayor Derk Timothy indicated that staff has done a lot of work behind the scenes for different issues. In particular, staff has been working hard on the alignment, design, and funding of Porter Rockwell Boulevard. PRB will be a key thoroughfare for protecting the City from future traffic coming from the west that needs to go east. Mayor Timothy stated that a conceptual drawing of the bridge that will span the Jordan River has been developed as well. The City has applied for Preservation Funds to enable the City to purchase the necessary property. He explained that there are different committees that send recommendations to the various councils involved with this project and many entities are competing for funding. City staff has been effective in helping City leaders advocate for money for the PRB. He noted that the bridge alone will cost approximately $30 million. Discussion ensued on the different roads and interchanges that are being planned. Mayor Timothy indicated that Bangerter Highway in West Jordan has a grade-separated interchange at 7800 South. The flow in the area has improved. In addition, UDOT has decided that the intersection at Redwood Road and Bangerter is going to be the next grade-separated interchange. In fact, UDOT has determined that all intersections on Bangerter from 7800 South to the freeway will be grade-separated interchanges, which will be done by the end of2015. Mr. Reid suggested that as part of the General Plan process, consideration be given to a future secondary access location in the Jordan Narrows area to have it included in the Transportation Plan. He believed the situation will get worse and worse over time. 9. Adjournment. The Planning Commission Meeting adjourned at 9:11 p.m. ~_.t..._dd_\·_.u----\-·_6_~--L---+_q~~ Gai Herbert, ~e. Community Development Secretary Approved: May 21,2013 12