Hooper City Planning Commission Meeting
Wednesday, October 12, 2017

Present:	Commissioners:  Chairman Chris Cave, Dale Fowers, Nathan Platt, Mary Simpson,
		Cindy Cox, City Engineer Tracy Allen, City Attorney Brandon Richards
Excused:	Chris Martin, Jacob Draper 
WORK MEETING:  Agenda and line items reviewed. 
PLANNING COMMISSION MEETING
Chairman Cave called the meeting to order at 7:00 p.m. 
The Pledge of Allegiance was recited, and prayer was offered by Commissioner Cox.
APPROVAL OF THE MINUTES
The minutes for the September 14, 2017 Planning Commission meeting were reviewed by the Commission. Corrections addressed and noted for approval. 
MOTION Commissioner Fowers made a motion to approve the September 14, 2017 Planning Commission
minutes with corrections. Commissioner Simpson seconded the motion. 
Chairman Cave, Commissioners Platt 
and Fowers voted 'aye'. The motion passed unanimously.

NEW BUSINESS
1.	Conditional Use Permit- Oversized Structure at 4316 s 5500 w 
Green, Sherrie Lyn Hall and Wayne, requesting approval of a conditional use permit for an oversized structure to create a 480sq.ft. walkway connecting 2 previously existing accessory structures on the above property. Bringing the total combined square footage of the buildings over 2000sq.ft. Representative present for questions: Korry Green (relative)

Chairman Cave reviewed the request. He stated building will have no plumbing and will not be used for a business. 

PUBLIC HEARING  
Chairman Cave opened the Public Hearing. No Comment. Closed public comment. 

MOTION 
Commissioner Cox made a motion to approve the oversized structure for Green, Sherrie Lyn Hall and Wayne located at 4316 s 5500 w. Commissioner Simpson seconded the motion. Chairman Cave, Commissioners Platt and Fowers voted 'aye'. The motion passed unanimously.

2.	Conditional Use Permit- Oversized Structure at 6550 w 4600 s 
Kody Kallas requesting approval of a conditional use permit for an oversized structure totaling 2,500 sq. ft. at the above listed property.  Kody Kallas not present for questions.

Chairman Cave reviewed the request. He stated the building will have plumbing and electrical but will not be used for a business.

The Commission discussed required conditions: 
- No secondary residential use of building 
- Building Permit application must include scope for plumbing and electrical services

PUBLIC HEARING  
Chairman Cave opened the Public Hearing. No Comment. Public hearing closed. 

MOTION Commissioner Simpson made a motion to approve the oversized structure for Kody Kallas located at 6550 w 4600 s with listed conditions. Commissioner Cox seconded the motion. Chairman Cave, Commissioners Platt, Fowers voted 'aye'. The motion passed unanimously.

3.	Rezone from R1 to R2 at 4540 s 6700 w - Elkridge Construction 
Elkridge Construction is requesting a rezone from R1 to R2 for the 2.06-acre property located at the above listed address.  The request has been made so that the property in review can be developed and sub-divided into 3 building lots that will comply with current city ordinances and master plan.

Tracy Allen, City Engineer, presented the request for rezone of the property listed above from R1 to R2. Also reviewed current city land use map and stated that property does qualify for request.

Elkridge Construction representative, and applicant, Casey Meenderick was present for questions. 

PUBLIC HEARING  
Chairman Cave opened the Public Hearing.
Beth Pessetto made the following comments: 
-    Current subdivision has problems with flooding and drainage 
-	No turn around for emergency and fire services
-	New subdivision be required to match neighboring aesthetics 
-	Livestock and animal ordinance requirements
Trent Peterson made the following comments: 
-	Doesn't see a need to make adjustment to current zoning when original subdivision was designed around one acre lots. New subdivisions should follow established Clairwood subdivision design.
Brad Poulson made the following comments:
-	Would like the zoning to stay as one acre, concerned with smaller lots and complaints about livestock
-	Requirement for curb and gutter would not look right next to subdivision

Chairman Cave makes announcement for any additional public comment. No Comment. Public hearing closed.

Brandon Richards, city attorney, explained that the future generalized land use map does allow the applicant the ability to request a rezone to R2 but to that it does not mean that the commission must approve each request.  Each request should be evaluated individually, and commission is not bound to grant each request.   

The Commission and Staff discussed the following: 
-	Size and frontage of each purposed lot
-	Boundary of existing sewer system
-	The opposition by current residents in the adjoining Clairwood Subdivision
-	Future Land Use Map zoning requirements 
-	Requirements for curb/gutter/sidewalk 

MOTION Commissioner Platt made a motion based on discussion and testimony at the public hearing that the Planning Commission pass a favorable recommendation to the City Council on approval of the rezone request for the 2.06-acre property located at 4640 s 6700 w by Elkridge Construction. Commissioner Fowers seconded the motion. Chairman Cave and Commissioner Cox voted 'aye'. Commissioners Simpson voted 'nay'.  The motion passed 4 to 1.

4.	Preliminary Approval of Halls Crossing Subdivision at 6000 s 4300 w 
The purpose of this subdivision is to create fifty-three (53) single family residential building lots on 17.92 acres in the City's R4 zone. City staff's initial review and comments for Utility, Grading and Drainage plans are being actively addressed with additional detailed reviews and profile sheets to follow.

Tracy Allen, City Engineer, presented the preliminary plat design and details of the Halls Crossing Subdivision for discussion to the Commission with recommendation that Planning Commission transmit a favorable conclusion to the City Council regarding approval.

Key issues and recommendations from city staff for preliminary plat approval: 
-	Submit qualified evidence to justify allowing one single 53-lot development 
-	Roadways (6000 south be signed as a one-way street to east, only as means of egress from adjacent subdivisions)
-	Land Drain/Storm Drain improvements
-	Easements created and on private property 
-	Land Use Separation Fence 

Brad Larsen, representative for the Halls Crossing Subdivision available for questions. 

Chairman Cave discusses the phasing of the subdivision and the ability for the developer to complete all off-site improvements within 2 years. Written submission from the developer, to the city, as proof of absolution to justify approval of 52 lots in a single phase. Also, asks if developer is okay with upgrades needed to current lift station and discussed placement of a land use separation fence.  Developer will need to secure easements with property owners to move on for city council approval. 

Brad Larsen, developer, states that they would prefer to do the subdivision in one phase, so they can better manage installation of water, sewer, land drain and storm drains.  They feel the current market is absorbing 3 to 5 homes a month. Confirms they are working with city staff and understand that pumps will need to be sized adequately for new subdivision, they are in contact and working with property owners for easement requirements and have no problem installing the fence.
 	
PUBLIC HEARING  
Chairman Cave opened the Public Hearing.
J.C. Alaund made the following comments:
-	Owns property next to proposed subdivision. Wants council to know that he is pleased with discussions on how they will handle water/storm drain issues and will work with city for improvements to insure access. 

Chairman Cave makes announcement for any additional public comment. No Comment. Public hearing closed.

MOTION Commissioner Cox made a motion based on the analysis of the staff report, discussions, and testimony at the public hearing that the Planning Commission recommend to the City Council preliminary approval of the Halls Crossing Subdivision located at approx. 4300 w and 6000 s.  Commissioner Fowers seconded the motion. Chairman Cave, Commissioners Simpson, Platt voted 'aye'. The motion passed unanimously.

5.	Second Preliminary Plat Approval of Rawson Ranch Subdivision at 3200 s 5100 w 
The purpose of this subdivision is to create sixty-one (61) single family residential building lots on 35.5 acres in the City's R2 zone. Phase 1, 27 lots and Phase 2, 34 lots. Developer will provide regional sewer lift station. With more detailed review comments provided during Final Plat phase. 

Tracy Allen, City Engineer, presented the second preliminary plat review and design of the Rawson Ranch Subdivision for discussion to the Commission.

Key issues and recommendations from city staff for second preliminary plat approval: 
-	Finalized design and agreement with city staff for the regional lift station that is to be installed  
-	Clarification in writing from developer that Hooper Irrigation Company will serve the subdivision with adequate water shares
-	Finalized design and agreements with city staff for storm drain and land drain outfalls

Zac Spencer, representative for the Rawson Ranch Subdivision available for questions. 

Chairman Cave discusses the recommendations from city staff with the developer for the above subdivision, asks developer if he has any additional comments to add to current discussion. 

Zac Spencer, developer, states that the prior presentation on key issues from city staff is an accurate depiction of what has been discussed. They are addressing and working through issues and will supply proof of adequate water shares.
  
Tracy Allen, city engineer, notes a possibility that these waters could be considered 'waters of the united states' by the EPA and additional adjustments may have to be addressed for run-off. 
	
PUBLIC HEARING  
Chairman Cave opened the Public Hearing. No Comment. Public hearing closed.

MOTION Commissioner Fowers made a motion based on the analysis of the staff report and discussions that the Planning Commission recommend to the City Council preliminary approval of the Rawson Ranch Subdivision located at approx. 3200 s 5100 w Commissioner Cox seconded the motion. Chairman Cave, Commissioners Simpson, Platt voted 'aye'. The motion passed unanimously.

6.	Preliminary Approval of Green's Landing Subdivision at 4000 s 5900 w 
The purpose of this subdivision is to create thirty-two (32) single family residential building lots on 21 acres in the City's R2 zone. Phase 1, 21 lots and Phase 2, 11 lots. With more detailed review comments provided during Final Plat phase.

Tracy Allen, City Engineer, presented the preliminary plat design and details of the Green's Landing Subdivision for discussion to the Commission.

Key issues and recommendations from city staff for preliminary plat approval:
-	Phasing plan to accommodate year-round maintenance by city 
-	UDOT approval 
-	Finalized design and agreements with city staff for storm drain and land drain outfalls
-	Land use separation fencing
-	Finalized design of buffer tanks for gravity sewer collection

Mike Nelson, representative for the Green's Landing Subdivision available for questions. 

Chairman Cave and commission discusses the recommendations from city staff with the developer for the above subdivision. Explains to developer that this cannot continue to city council without approval from UDOT.

Mike Nelson, developer, informs commission that the development is planning to include the cul-de-sac in phase 1 to comply with staff requests. Notes that UDOT wants a letter from city allowing preliminary approval before UDOT will evaluate.  Fencing along east property line will be installed and that their engineer is still working on design for land and storm drains.
	
PUBLIC HEARING  
Chairman Cave opened the Public Hearing.
Valerie Breeding made the following comments:
-	Concerned about home size, flooding and open ditch maintenance.
-	Would like to request that chain-link fence be used 
Cory Chapman made the following comments:
-	UDOT requirements for sidewalk
Laura Beers made the following comments:
-	UDOT requirements for road size

Chairman Cave makes announcement for any additional public comment. No Comment. Public hearing closed.

MOTION Commissioner Platt made a motion based on the analysis of the staff report, discussions, and testimony at the public hearing that the Planning Commission recommend to the City Council preliminary approval of the Green's Landing Subdivision at 4000 s 5900 w Commissioner Cox seconded the motion. Chairman Cave, Commissioners Simpson, Fowers voted 'aye'. The motion passed unanimously.

7.	Final Approval for Hafen Property Subdivision

MOTION Commissioner Fowers made a motion to table discussion of the Hafen Property Subdivision. Commissioner Platt seconded the motion. Chairman Cave, Commissioners Simpson, Cox voted 'aye'. The motion passed unanimously

8.	Final Approval for Patterson Homestead Subdivision

MOTION Commissioner Cox made a motion to table discussion of the Hafen Property Subdivision. Commissioner Platt seconded the motion. Chairman Cave, Commissioners Simpson, Cox voted 'aye'. The motion passed unanimously

9.	Preliminary Approval for Alemora Subdivision at 3700 s 5500 w 
The purpose of this subdivision is to create twenty-three (23) single family residential building lots on 15.5 acres in the City's R2 zone. 

Tracy Allen, City Engineer, presented the preliminary plat design and details of the Alemora Estates Subdivision for discussion to the Commission. 
Key issues and recommendations from city staff for preliminary plat approval:
-	Recommended improvements in 3700 s for safety of community
-	Discussion of location of proposed rear-lot detention basin
-	Location of storm drain easement 

Josh Lynch, representative for the Alemora Estates Subdivision available for questions. 

Chairman Cave and Commission discuss the recommendations from city staff with the developer for the above subdivision.  Clarifies that it cannot move forward to council without agreement for the storm drain easement and that improvements will need to be made on 3700 s.

Josh Lynch, developer, notes that they are working with Woodside Homes to get an agreement settled for storm drain.  States that they will make required improvements but are having some complications with existing homeowners.

PUBLIC HEARING  
Chairman Cave opened the Public Hearing.
Russell Sawyer made the following comments:
-	Would like storm drain outfall on to his land if possible
-	Does not want the rest of his 12-acre parcel to be land-locked
Josh Stoddard made the following comments:
-	Concerns about drainage
-	Land-use fencing

Chairman Cave makes announcement for any additional public comment. No Comment. Public hearing closed.

MOTION Commissioner Simpson made a motion based on the analysis of the staff report, discussions, and testimony at the public hearing that the Planning Commission recommend to the City Council preliminary approval of the Alemora Subdivision at 3700 s 5500 w. Commissioner Platt seconded the motion. Chairman Cave, Commissioners Cox, Fowers voted 'aye'. The motion passed unanimously.

CITIZENS COMMENTS
Laura Beers made the following comments:
-	Concerns about traffic near her subdivision related to current construction
Valerie Breeding made the following comments:
-	Large construction vehicles are starting to use her residential road 4200 s

Chairman Cave makes announcement for any additional public comment. No Comment. Comment closed.

MOTION to adjourn was made by Commission Cox
Seconded by Commissioner Simpson. 

The meeting was adjourned at 9:30 p.m.