LAVERKIN CITY PLANNING COMMISSION AGENDA

Regular Meeting

Wednesday, January 13, 2010, 6:00 P.M.

City Council Chambers, 111 South Main Street

LaVerkin, Utah 84745

I.      Call To Order: Chair Stephen Sanders, Invocation by Invitation; Pledge of Allegiance

II.      Election for 2010 Chair and Chair Pro Tem:

III.      Approval of Minutes: Commission may approve the minutes of the December 9, 2009 regular meeting.

IV.      Approval of Agenda:

V.      Reports: Beautification Committee, Economic Development Committee, Trails Committee, Director of Operations - will present updates on meetings and activities.

VI.      Public Hearings and Possible Action:

VII.      New Business:

VIII.      Unfinished Business:

A. 480 S. Road Discussion: Planning Commission may discuss options for correcting 480 South street width issues.

B. Hillside Ordinance: Planning Commission may review the hillside ordinance.

IX.      Adjourn: 

In compliance with the American with Disabilities Act, individuals needing special accommodations (including auxiliary communicative aids and services) during this meeting should notify June Jeffery, City Recorder, (435) 635-2581, at least 48 hours in advance.

Certificate of Posting

The undersigned City Recorder does hereby certify that the agenda was sent to each member of the governing body, sent to the Spectrum newspaper,  posted on the State website at http://pmn.utah.gov, posted on the LaVerkin City website at www.laverkin.org

and in the following public places within LaVerkin City limits on this January 8, 2010.

These public places being: 1) LaVerkin City office building 111 S. Main; 2) LaVerkin City office building 435 N. Main;

June Jeffery, CMC

City Recorder

LAVERKIN CITY PLANNING COMMISSION MINUTES

Regular Meeting

Wednesday, January 13, 2010, 6:00 P.M.

City Council Chambers, 111 South Main Street

LaVerkin, Utah 84745

Present: Chair Stephen Sanders, Commissioners Anna Andregg, Joe Webb, Michael Hinckley, Dan Howard, Allen Bice; Staff: Derek Imlay, June Jeffery; Public: Scott Stratton

Alternate Robert Holland was not in attendance.

Call To Order: Chair Stephen Sanders at 6:00 p.m. Invocation and Pledge of Allegiance by Michael Hinckley.

Election for 2010 Chair and Chair Pro Tem:

Commissioner Andregg nominated Stephen Sanders as 2010 Chair, second by Commissioner Webb. Motion by Commissioner Howard to close nominations, second by Commissioner Andregg. Motion carried 5-0 with Hinckley, Webb, Sanders, Andregg, and Howard voting yes.

Commissioner Howard nominated Anna Andregg as 2010 Chair Pro Tem, second by Commissioner Sanders. Motion by Commissioner Hinckley to close nominations, second by Commissioner Sanders. Motion carried 5-0 with Hinckley, Webb, Sanders, Andregg, and Howard voting yes.

Approval of Minutes: Motion by Commissioner Hinckley to approve the minutes of the December 9, 2009 regular meeting, second by Commissioner Andregg. Motion carried 5-0 with Hinckley, Webb, Sanders, Andregg, and Howard voting yes.

Approval of Agenda: Motion by Commissioner Webb to approve the agenda, second by Commissioner Andregg. Motion carried 5-0 with Hinckley, Webb, Sanders, Andregg, and Howard voting yes.

Reports:

Director of Operations: Derek Imlay reported that the walk-through/pre-construction meeting was held for the proposed State Street water project. The project will take in a line replacement along State Street and several other roads in the city. There were 32 companies represented at the meeting, which was a pre-requisite to turn in a bid and bond for the project. Bids are due by Friday and will be opened on Tuesday, January 19^th in the morning. Award will be given in a special meeting on the evening on that date. Bid winner will have until the first part of February to mobilize the project. The contract is to finish in 75 days.

The water line is an old line that was abandoned by Hurricane in the 70s. LaVerkin acquired the line at that time. Replacement will bring the line into compliance with code requirements and will reduce slippage. Discussion that slippage is the amount of water not accounted for. Master meters show the amount of water going into the system. The town's meters show what is actually used. The difference is "lost" and unaccounted for. Healthy systems can expect up to 10% slippage; LaVerkin is losing about 25%. The city pays for the water. As growth/need pushes use of the Water Conservancy water, it will cost more. This line is blamed for a lot of the water loss.

Hinckley wondered if the bond had been approved. Imlay replied that the approval is expected at the special meeting on the 19^th. Signature of the bond is expected to take place on the 25^th. The bond is low interest - 2.9% - for 20 years. It is expected that the bid will be good because of economic conditions. There has been little public comment at any of the city meetings, except a few concerns that rates would increase. There is no expectation that rates will go up.

Unfinished Business:

480 S. Road Discussion: Planning Commission discussed options for correcting 480 South street width issues.

Derek Imlay showed a current overview of the area at 480 S. on power point. He discussed that this is not the only road with similar width issues in LaVerkin. He would like to incorporate these roads into the LaVerkin Master Road Plan that was put together with the 2000 road project, but was never adopted. He would like to add these exceptions to the roads and adopt the map for the future. Subdivisions and developments would need to still provide 50' streets.

The entrance from State Street at 480 S. is 33 ½ ' wide from back of curb to back of curb. City Code allows for nothing less than 50' road. Commission has written exceptions in the past, but those have been pulled from the Code.

There was question about the status of the Peterson property. Staff has received title search requests, but has not heard about any sale.

Imlay discussed that on the south side of the street, the city acquired property from those property owners in order to provide for a 50' street in the future. That ownership runs to the old Carrol Grover property. The city needs to be aware of handling those property owners in fairness as they gave their property with the idea of a 50' street and on-street parking.

In the fall, Peterson appealed to Board of Adjustment to request a variance for the street width and the requirement for him to give property to the street. The item was tabled so it would be heard by a full board, and in the meantime was moved from Board of Adjustment to Planning Commission to review the ordinance. Peterson maintained that widening the street would take away from his on-street parking.

Imlay pointed out an area near Russell Bezette's property line on the power point and said that if the road was gradually widened to 50' at that point, it would take care of the bottle neck. Otherwise, if the road was widened to 50' at the Peterson property, there would be a jog in the road that could create safety concerns for any traffic coming from the east. The interests of the southern property owners would still be met. Peterson's request for slot parking on the narrower street would be allowable. It is the feeling of staff, that even with the slot parking, there would not be enough parking for a business at this location. It is expected that the building would need 50 parking spots. There is not enough space unless the back building is demolished.

Imlay would like the commission to look at the Master Road possibility, and look at other roads that may meet the same criteria.

There was discussion about rewriting ordinance to allow exceptions for existing narrow roads. Commissions agree that there are streets with concerns. There was discussion that at 480 S. the southern line of the road would run straight from its current entrance, the north line would widen. Discussion about other existing roads included 200 S., 100 S., the Terry West property at the end of Center Street, and roads within and connecting Stowell's Mobile Home Subdivision. Commissioners want to require full streets from developments.

There was discussion that exceptions had been written for 43' streets and existing narrow streets similar to the Terry West property. Those had been taken out of the code. There are State Code requirements for parking and center travel that have to be met. If the road is narrower, on-street parking is reduced.

There were questions about future development on this road that would require a 50' width. There is nothing right now, but Ken Anderson is involved with an annexation that may ask for commercial use in the future. Imlay stated that Peterson wasn't interested in a business in his building, but Peterson believed that the road/parking is a selling point for his property.

June Jeffery clarified that it is expected that the Master Road Plan could address the historically narrow streets, without writing ordinance. Imlay said that the Road Plan could address every road in LaVerkin. The current map tells how wide the roads are, the amount of property needed for a 50' street, and the best way to configure that width.

Hinckley wondered if there was a traffic study. Imlay said that the map is only for street widths.

Howard wondered about the city's plan to connect 480 S. to 100 W. He has met with the mayor about that. The current road is part of Howard's driveway; the lay of the road actually runs into the hillside. There will need to be some adjustment to that road and to allow for a radius for the turn when the road is developed. Discussion about the width of the road going to the water filters that extends to the old bridge. If the Ken Anderson annexation proceeds, the Enchanted Way will never meet the 50' requirement.

Planning Commission is interested in working the map and addressing existing streets without the ability to meet the 50' requirement. Commission wants to make sure that the street is wide enough to allow for development in the future. There was mention that commission would need to apply criteria to the excepted streets so as not to show favoritism.

Sanders suggested that Imlay present a map with an overlay illustration of the 480 S. concern for planning commission to review. Imlay suggested a field trip to the site and to other streets in question. Commissioners should identify other areas in town with similar concerns.

There was brief discussion about the Ken Anderson annexation and its impact to the 480 S. area. Imlay will get with the mayor about the 100 W. connection - addressing the radius issue. Howard has an easement agreement in place with Anderson for a required 8" water line.

There was discussion about City ownership and Bob Steven's ownership on 100 S.

Hillside Ordinance: Planning Commission reviewed the hillside ordinance. Michael Hinckley read the first six pages of draft taken from an ordinance that was recently passed in Washington City.

10-6I-1B(8): Needs to say "landslides, mudslides, flooding, and erosion".

10-6I-2: "Bern" should read "Berm"

10-6I-2: There was discussion about the definition of "cut" to include vegetation. This is only a definition of cut. "Other earth materials" could include vegetation. Also discussion about requiring compaction. That will be part of the body of the ordinance and will need to be addressed as a requirement as per engineering. Brief discussion about failure of homes in the Overlook subdivision.

10-6I-2: Geotechnical Engineer is the one that will be responsible for the soils compactions. The body of the ordinance will want to require licensure.

10-6I-2: Vegetation/Native Vegetation/Non-Native Vegetation discussion. The body of the ordinance will state what will be required. May want to look at definition at that time.

Staff will prepare the next 6 pages for the February meeting.

Adjourn:  Motion by Commissioner Howard, second by Commissioner Webb. Motion carried 5-0 with Hinckley, Webb, Sanders, Andregg, and Howard voting yes.

Minutes taken by June Jeffery.

Planning Commission Chair Pro Tem, Anna Andregg

Date Approved, February 10, 2010