2002 Minutes & Agendas: Minutes - January 22, 2002 (Joint session with PC)
Minutes of the joint Centerville City Council/Planning
Commission Work Session held Tuesday, January 22, 2002 at 7:05 p.m. in the Centerville
City Council Chambers, 250 North Main Street, Centerville, Utah.
CITY COUNCIL MEMBERS PRESENT:
Mayor: Michael L. Deamer
David R. Gill
R. Dean Layton
Debbie L. Randall
Nancy F. Smith
PLANNING COMMISSION MEMBERS PRESENT:
Chairman: Bruce Powell
Steve H. Thacker, City Manager
Paul Allred, Community Development Director
Connie Larson, Recording Secretary
Jeff Taylor, Sherri Lindstrom, J. T. Clark,
Eric Weeks, Mike Moyer
Mayor Deamer explained the purpose of the joint
City Council/Planning Commission work session is to get a collective answer
to questions pertaining to specific properties that will need to be dealt with
in the near future.
Councilman Gold stated that previously when
the Porter/Walton Nursery property was discussed, he declared a conflict of
interest. The discussion this evening includes the entire 50-acre site. Councilman
Gold stated that he spoke with Mike Moyer today, and he feels the discussion
tonight will not deal particularly with the zoning of Mr. Moyer’s property and
there should not be a conflict of interest.
Councilwoman Randall stated she owns the station
that is on the north end of the 50-acre site and she might have a potential
conflict of interest.
Steve Thacker, City Manager, explained the Village
Plan as a whole is potentially subject to change by the new Council. However,
tonight several very specific planning issues will be discussed so that developers
of adjacent land can proceed with their plans and return to the Planning Commission
EAST/WEST STREET THROUGH CLARK PROPERTY
Mr. Thacker explained that Mr. Clark owns property
(5-6 acres) that fronts onto Main Street. Last year the City Council disagreed
with the Planning Commission and amended the Master Street Plan to designate
an east/west street from Main Street to 400 West. Staff’s recommendation is
that the east/west street should be required and that it should be a public
street. Staff are working on the exchange of land with Cedar Springs. Staff
proposes the street be standard width.
The City Council and Planning Commission agreed
there should be a connecting public street from Main Street to 400 West through
the Clark property. The Planning Commission will discuss whether to require
sidewalks on both sides, how wide, etc.
NORTH/SOUTH CONNECTION TO WALTON LANE
Steve Thacker said staff recommends the north/south
connecting road to Walton Lane be a standard width public connecting street
if there is no other street connecting the Village area with Porter Lane.
Councilwoman Smith asked why it is important
for the street to be public rather than private. Mr. Thacker replied it should
be a public street because it is the only north/south connection. A private
road would be for people whose only destination is within the PUD. There will
also be a pedestrian walkway next to this road.
The City Council and Planning Commission agreed
the north/south connection should be a public road, but that curb and gutter
will not be required at this time on the west side of the street because there
is not enough width at this time to allow a full-width public street.
Mr. Thacker reported if the City could acquire
the land on the west side of Cedar Springs, it is possible there could be a
property exchange. The City Council and Planning Commission agreed it would
be better if Cedar Springs relocated their vehicle storage area onto existing
PARKWAY FROM PORTER LANE INTO THE VILLAGE
Steve Thacker said the most recent idea is a
two to three-acre neighborhood park to serve the southwest area of the city
on the south side of Porter Lane. Ron Trump owns five to six acres which he
is not willing to sell, but he is willing to trade two to three acres for building
inventory at another location. There is also the possibility of leaving the
creek channel open on the south side of Porter Lane and developing a pathway
along the creek. Mr. Carlson has received concept plan approval and will be
coming to the Planning Commission for preliminary site plan approval for five
lots on 1.44 acres. Staff agrees the Carlson property is their preferred location
for a parkway. However, the challenge is if the City can purchase the property
without an extraordinary cost to the taxpayers. The possibility of a land trade
has been discussed with Mr. Carlson, but he would expect acreage equivalent
to what he has now, plus the City would have to pay the infrastructure costs.
Councilwoman Smith explained the City Council
has had discussion about forming a fund-raising committee to preserve the Carlson
property because of the old Bamberger Station, as it is a part of the historical
culture of Centerville. Individuals have come forward stating they would be
interested in helping the City purchase the property. The Eccles Foundation
typically funds ten percent of projects like this. Councilman Gold questioned
whether the Eccles Foundation would actually contribute for the property since
the station is no longer standing. Mayor Deamer explained in the final analysis
the City may not be able to raise as much money as it would like, and the taxpayers
would be left with the largest part of the bill. Councilman Gill asked how much
money would need to be raised. Mr. Thacker replied he expects the appraisal
value would be $250,000 to $300,000. Raw land would cost about $150,000 for
Councilman Gold stated he is opposed to the
location of the parkway because it serves only a small group of citizens. He
would like to have a linear park in the center of the nursery property. Councilwoman
Smith explained every park serves a small group of citizens, and this park would
connect to another park and would be easily accessible by the citizens. Steven
Bateman asked Mr. Thacker why he feels the Carlson property is the best location
for the parkway. Mr. Thacker stated that setting aside cost, he would prefer
this location. Paul Allred, Community Development Director, stated he is in
favor of the proposed location for the parkway. He said he has seen a similar
open space in Sandy that is very attractive in the old section of Sandy. Mr.
Allred said a parkway for connecting the entire Village site would attract people
from all over the city. Mr. Bateman stated the Planning Commission voted to
approve the preliminary development proposal of Mr. Carlson’s property in order
to help force a decision on the property.
Sherri Lindstrom said the reason the parkway
would be better on the Carlson property is because this would better connect
the 50 acres with the neighborhoods. Councilwoman Randall stated it is important
to keep the parkway as far to the east as possible to keep it from becoming
just a village park.
Councilman Gold expressed concern that the City
Council is setting a precedent that the City is willing to purchase building
lots and turn them into parks. Councilwoman Smith said the citizens have stated
they are willing to help purchase property for a park. Chairman Powell questioned
if a linear park would be used. Councilman Layton said he believes the idea
of a linear park and green space are possible. Paula Tew stated she believes
the linear park will increase the accessibility to the Village Center. Steven
Bateman said if the City is not committed to the plan associated with the Village
concept, other than to have a park in that geographic location, then it is not
a sound thing to do.
Councilman Gold stated the newly elected City
officials said they do not want higher density. The northern portion of the
Village Center will not go forward unless it is high-density. If there is a
Village Center, there must be a certain amount of density. Steven Bateman said
people will not use a parkway unless it leads from one thing to another. Councilman
Gold stated he would like a park but it is not fair to the taxpayer to pay for
a park that will only benefit a few citizens. He also said there is the assumption
the grant money can be collected but as of right now, the money is not there.
The City would be paying building lot prices for a park. Ken Averett stated
the City is raising the bar when it comes to purchasing other parcels of property
in that area.
Steve Thacker said Mr. Carlson would like to
start building two or three homes this spring. If land is going to be purchased
on the south end of the nursery, it must be done quickly. The City could then
install the infrastructure for the lots that would be traded and then the City
would be a mini developer. If this did not happen, it would be an asset that
is marketable and would buy time to get the grants and donations. Councilwoman
Smith stated it is irresponsible of the City Council to not have a park in the
southern area of the city. She also said the City Council and Planning Commission
voted on the concept plan of the Village Center as it now stands, which includes
a linear park at this location.
Mayor Deamer stated the parkway ties in with
the Village Concept Plan and he supports the idea of a park in the southwest
area. He said he is not opposed to the parkway as proposed but there are still
misconceptions on what needs to be done with the entire Village Center. Mayor
Deamer said financing is an important aspect and he is not opposed to charitable
contributions, but he is skeptical about how much money will actually be received.
He is opposed to high-density housing and the concept of a gathering place,
but he is in favor of a library and the Rodgers Memorial Theater. Mayor Deamer
said the City Council and Planning Commission need to decide if the Village
Plan will be pursued as currently outlined in the General Plan. He said the
level of housing density must be decided for the Village Center so the people
who want to build on the property know what is acceptable. Mayor Deamer stated
he is not opposed to the parkway but financing is an important aspect.
Steve Thacker said there is the possibility
of facilitating a trade with Mr. Carlson contingent on the following:
1. Nursery property must be purchased soon.
2. Street planning must be completed soon.
3. If donated funds can be raised, this could pay for the
infrastructure. If the money is not raised, the land could be sold.
Steven Bateman asked if Mr. Carlson is willing
to sell his property at a fair market value? He said he is in favor of the parkway
concept only if the Village Center concept proceeds in a reasonable fashion.
Councilman Gold said if the property is purchased, there will be the expectation
that a park will be there. Steve Thacker said Mr. Carlson would like to start
building homes within a few months. Steven Bateman said Mr. Carlson has a preliminary
plan ready for approval by the Planning Commission and there is no reason to
Ken Averett asked if the City is willing to
exercise imminent domain? Mayor Deamer stated fair market value would still
have to be paid for imminent domain.
Councilman Gold said the last time the citizens
were asked in a referendum if they were willing to pay taxpayer money for parks,
the majority said "no." Councilwoman Smith reported the recent Centerville City
survey states shows that 34.5 percent of the citizens favor more park land if
donated, 28.4 percent favor more open space with taxes if necessary, while only
19.5% feel we have sufficient open space.
Mayor Deamer said the City Council and Planning
Commission are speculating on what the fair market value of the property is,
and if the property owner is willing to trade or sell property. He said we need
to have more information on the value of the land and what the property owner
is willing to do with his property. He said he will visit with the property
owner and return with more definitive alternatives.
Ken Averett stated a current appraisal of the
Trump, Porter Nursery, and parkway properties should be done before any decisions
Councilwoman Smith made a motion to have
an appraisal completed on the Trump property, parkway property, and Porter Nursery
property. Councilman Layton seconded the motion, which was passed by unanimous
STATUS OF THE VILLAGE CENTER PLAN
Mayor Deamer stated the City Council and Planning
Commission need to decide where they are on the Village Center Plan. He said
he is opposed to the high-density aspect of the Village Center and asked if
the General Plan should be re-examined? Mayor Deamer said he has tried to talk
with the developer but has not been able to. He said he talked with John Hepworth
and his architect about what they want to develop on their part of the land.
Mr. Hepworth wants 320 dwelling units on the north end. Mayor Deamer said he
knows what the developer wants but not what the Steering Committee wants. Paula
Tew suggested the newly elected officials meet with the Village Steering Committee.
Jeff Taylor, Perry Homes, explained that at
the last City Council meeting, the Council said it is not willing to give eight
units or more per acre. He said Perry Homes would like to know what is feasible
and what is not. Steve Thacker stated the City Council is not willing to enter
into a pre-development agreement where land is purchased on the south end with
a guarantee of eight to ten units per acre.
Steve Thacker said the City Council previously
directed staff to write a Residential Special District (RSD) Ordinance. When
it is adopted, it will allow a developer to bring a detailed development plan
to the Planning Commission and they will decide if the proposal is in harmony
with the Master Plan. If the RSD Ordinance is approved, it can be used for the
Mayor Deamer said Perry Homes has already stated
they are not interested in single-family units. Mr. Taylor said he has never
heard a specific density that has been assigned in the Village Plan. He also
said the density issue is still vague and open ended.
Councilman Gill read from Page 9 of the Village
Center Plan that states "single-family average lot is 8,500 square feet, and
single-family small lot is between 4,000 - 5,000 square feet."
Mayor Deamer stated although a consensus was
not reached, more thought needs to be given on the issues discussed, with density
being the primary issue.
The meeting was adjourned at 9:20 p.m.
Marilyn Holje, City Recorder
Connie Larson, Recording Secretary