February 27, 2014 Planning Commission Meeting

Updated overall site plan shows a park behind the homes on the southwest part of the plan, between the yards and the parking lot for the proposed movie theater. Also eliminated all exits onto 9900 North.

Current setback is 179.3 feet from residents on the south portion behind the senior living center. Some concerns were expressed about HOPA laws. To qualify for HOPA (Housing for Older Persons Act of 1995) the facility must be 80% occupied by residents 55+, owner must publish intent for this type of housing, and owner must verify ages of those who plan to lease units. 80% excludes unoccupied units, any units occupied by employees, and any units lived in by nursing staff. The developer can reserve units for those 55 and older. Nobody under age of 19 will be allowed to live in facility.

Chandler (Assistant City Manager) would like to see some lighting on the trail around the facility as it currently does not have any in the plans. This would help alleviate concerns with vandalism or crime. There will be several security cameras around the facility and also viewing the trail. They will be noticeable and signage will exist telling people security cameras are being used.

Landscaping includes many trees around the entire facility to beautify the property. Sewer line would need to connect to 4800 West, instead of the current drawing of 4600 West. Still need to submit a storm drain plan consistent with federal law. Culinary water main coming in off of Cedar Hills Drive. Also needs to submit noise study once size of the building has been finalized.

Met with Fire Chief to discuss safety. Will need 7 fire hydrants. Need to identify location of stairwells and elevators. Floor plans will be submitted to the fire marshal. Parking lot is larger than required for fire truck access.

Current plans are less than 300 units (didn’t present actual numbers). Height of facility is about 38 feet for ceiling of top floor, 58 feet to peak of roof, and 68 feet on the decorative columns. Design guidelines says living space should be below 50 feet and this would comply with that guideline. Units are about 800-1200 square feet.

Low monument signage for the building so as to keep residential feel. Retention ponds on east side with underground storage tank installed to collect storm drain runoff. This is consistent with all retention ponds in the city.

Culinary water system has capacity for all units with great pressure, as verified with Chief Freeman for fire department needs as well as residential needs. Landscaping will be irrigated. Power poles will be taken out and utilities will be installed underground so as to not interfere with landscaping. Blu Line is working with Utah Power on this now.

Experience of Blu Line is that the entire facility will fill in 8 months with 55+ individuals. They are also looking to build a similar facility in the Provo area. The reason why these facilities are successful in an area like Cedar Hills is because of the younger families nearby and many of these residents want to live near their children and grandchildren. In their Salt Lake facility there are only 6 out 160 units that have residents under 55 living in them.

Public Comment

George Munton – Have seen some units similar to this in other areas and have considered leasing something like this. Does not want anything in the city that will de-value the current properties. Thinks the size of the units are too small for an active adult.

Mrs. Munton – Would like to see ramps for those in wheelchairs. Feels the height is too high for our community.

Daniel Zappala – Has concerns. Design guidelines state this area should be used for commercial and that mixed use would only be on a second story of a facility. Second that the developer has not made a bid on the city owned 9 acres. Third, would like to see height of building go down to 3 stories. Fourth, that pedestrian access needs significant improvement from all corners. Would like to see easier access for those living in the facility to get to trail around facility.

Debra ?? – Concerned about children who are walking to school in that area. 300 units would be 600 cars if each unit has 2 cars each. Worried about impact on school system.

David Jardine – Owner of Harts Gas Station. Excited to see development in the area. Would like to see access from Cedar Hills Drive. Feels what has been presented looks nice.

Marisa Wright – Would prefer to see an outdoor mall or whole foods, but those parties have never approached the city with interest. Feels Blu Line has jumped through several hoops to get this far. Drawings are beautiful. Worried that real estate market will fall and Smart family has to fire sell the property. Might get a tacky strip mall and this project looks much better. Asks Planning Commission to not keep making them jump through hoops so much that Blu Line gives up and moves on. She’s in favor of the development.

Stephanie Martinez – Would like to commend Blu Line and all businesses who are here and kept standards high. Was happy to see height come down to 3-4 stories and more brick added. She is for the development and hopes it’s approved.

Trent Augustus – Development agreement that developer would be required to sign can limit the ages of people living there and how many people can live in each unit. Also, this corner lot where the senior center would be located is the least desirable space in our commercial area as it isn’t located on a main street and has zero visibility on North County Blvd. This is why there hasn’t been much interest from commercial businesses. Bringing in a residential component brings in more sales tax revenue from increase in shopping at WalMart, Harts, etc.

Planning Commission Discussion

Blu Line has made significant changes after listening to feedback from residents, Planning Commission, and City Council. There hasn’t been a significant desire from other commercial entities and doesn’t feel it is our right to keep property owners from selling to Blu Line because we want different commercial. Height is within our design guidelines. Doesn’t feel units will have too many cars or cause traffic concerns. Doesn’t feel this corner lot lends itself to different commercial. Blu Line is working on site plan for the 9 acres owned by the City so it can accommodate what the residents living in that area are looking for. They have a vested interest in getting the commercial area developed as it will attract people to live in the facility.

The city has received multiple calls regarding purchasing this property, but every call has been from parties interested in building apartments on that lot. This area has been zoned commercial for almost 20 years without significant interest from commercial businesses.

General feel is that we have gotten as many changes as we can get and still have this make sense for the developer. Planning Commission unanimously recommends the plans move forward to be presented to the City Council.