Council Meeting
Public Comment
Nobody signed up.
Consent Agenda
Appointment of members to the Arts Committee. Chairs will
be Curt and Missy Peterson. Other members will be Steve & Johanne Perry,
David Osmond, Jared Osmond, Tom & Rebecca Gleason.
City Reports
David Bunker – Family Festival committee has met with
Macey’s for dinner night and will show “The Love Bug” as the movie. Tball
registration opens soon. Financial seminars and nutrition classes will be
happening at the rec center this year. Looking for people to do photography and
gardening classes. Working with PG to offer a pickle-ball class. ULCT mid-year
conference is mid-April.
CM Zappala – Met regarding avalanche that happened in AF
Canyon. Meeting was with board members of Utah Valley Dispatch as well as fire
chief. He will get us his notes. Primary issue was that call was entered into
dispatch at police and search & rescue call, but not as medical call. This
is why Lone Peak wasn't notified.
CM Rees – Family Festival committee is meeting and has
added a service night to the week. More info to come.
CM Augustus - North Pointe board meeting will be coming up.
CM Crawley – Beautification service day on May 3rd
where residents can help clean up the area and help five families in the city
who are in financial need. Need additional committee members for Parks &
Trails committee. All residents received a golf certificate for a free round of
golf.
Review/Action of Preliminary Plan by Blu Line Design
The
proposed Rosegate facility, located at approximately 4600 W Cedar Hills Dr, has
met with the Planning Commission, and received a recommendation to present
their preliminary plans to the City Council. Staff has sent the proposed plans
through engineering, zoning, and public safety reviews. Those recommendations
were presented to the Planning Commission, as well as Doug Young. Those
recommendations are not reflected on the submitted plat; however, they are
being implemented. See the city council packet for notes and drawings. Changes
include moving sewer lines to 4600 West, all frontage improvements needed for entire
project.
Estimated
value of Rosegate is $24-$30 million. It would be evaluated as a commercial
facility so would be taxed at 100% of the value of the building. This would
bring in an estimated $68-$86k annually to the city in property taxes. Next closest
is Walmart, which brings in $23,264 in property taxes. While any development
will require some infrastructure needs, the developer will be responsible for
the improvements not already in place. Roads, sewer, and water lines are
already in place. Upon final approval, the developer would be required to
purchase water rights. Demand on pressurized irrigation would not be high. Below is an analysis put together by staff.
Cory Shupe with Blu Line presented. Gave some background information on the project, which can be found
in my previous notes. Expressed his opinion on why this project is essential to
commercial development in Cedar Hills. This is a congregate care facility that
is privately funded. There are many restrictions on who can live in the
facility. Has been working with the city to create a main street that works in
conjunction with the exit from Walmart. That main street would go through the
entire commercial zone. What is significant about this facility is that it is
bringing more people and a demographic of people that have more disposable
income that will bring in more business to Walmart and more interest to other
commercial businesses. Their conversations with those who represent retailers
have shown that Cedar Hills doesn’t yet have the number of rooftops needed to
generate interest at this point. It will be difficult for small shops or
boutiques that compete with Walmart to start a business here as they cannot
financially compete with what Walmart offers. This facility will help that. Taxes
to Alpine School district would be about $260,000 each year without any
negative impact on schools as no school age children can live there. Studies
done show impact to roads and traffic will be minimal due to walkability and
that not all unit renters will have a car. Pulled stats on other similar
facilities with regards to impact on public safety. Average number of 911
dispatch calls was 6 per year. There are several areas in the facility that
provide amenities for those residents, including large gathering spaces for family
get togethers, exercise rooms, computer rooms, theater rooms, etc.
Doug Young
clarified that this is a 55+ community. They are restricted by both federal and
city guidelines that keep any young families from living in the facility. Also
clarified this is not a subsidized housing, so no low-income individuals. They
do a background check on every potential resident and turn away anyone
convicted of a felony. As the developer maintains ownership of the building,
they want it to maintain a certain level. Has contacted UTA who has agreed to
provide additional buses to get to mass transit stops, such as TRAX or
Frontrunner.
He would
like to hear from residents in attendance and have the decision tabled until
they've had a chance to make some changes recommended by residents.
Public Hearing
Nathan Gibbons – Appreciates time that has been put into
the design. Doesn't feel a four-story building is low impact and doesn't feel
it fits in Cedar Hills. Went to facility in Sandy and it fits well there, but
not here. It would make sense if it was closer to 100 units and less parking.
Feels this will be a problem. Would like Council to reject it and have it go
back to see if it can be smaller to make more sense for the community.
Deborah Gibbons – Drove by a four-story complex in Orem
that dwarfs everything else. The Sandy building is smaller than this one being
proposed, yet they have a bigger population than Cedar Hills. 10% of Cedar
Hills’ population would be on that corner. Lives down the street from this and doesn't
see that there is much for these residents to walk to. Commercial areas develop
due to other commercial attractions. Doesn't see how an apartment complex will
help. Concerned about size of building.
Devin Baldwin – Excited for a place like this to come to
Cedar Hills, but not quite this. His parents both have cars and need more than
just Walmart. Feels others living here would be in the same position. Concerned
won’t be able to fill all units. Doesn't trust the bank like he does the
developer and if developer pulls out, then bank could turn it over to a
different entity with different views.
Cory Olson – Loves Cedar Hills. Loves the family values.
Doesn't believe a structure of this size represents community values of Cedar
Hills. Wants to see something within the city guidelines of two stories. Let
Highland bring in the wrong businesses and we can do it right. He runs by the
empty commercial zone often and loves it, is fine with it empty. Asks Council
to vote based on city guidelines.
Marilyn Groneman – Concerned about the size of the
building. Could maybe like it if it was 1/3 of the size. Moved to Cedar Hills
because of the quality, which was better than where she lived in American Fork.
Feels high density will hurt that quality. Doesn't feel we need high density
housing. Would prefer it be an empty lot. Most people who live there would need
two cars per unit.
Martin Johnson – He is in the 55+ age group. Looks at
traffic and children walking home from Lone Peak. Knows he probably doesn't
have the reaction time that he did when he was younger than 55. Worried about
impact on the kids walking home from school. Also worried about impact on local
churches with that many new residents. Roundabout in that area will be busier,
which impacts the elementary school kids walking to school. Agrees that
building is too high. Would like to have something built that benefits all of
the community, not just 55+.
Tana Johnson – Is 70 years old. At 55 years of age still
had children at home. Children come back home, especially in this economy.
Feels it is too tall and too many people in one area. There isn't enough
parking as each unit will need two cars. That is 600 extra cars. Concerned
about schools and the kids walking. Lived in an area with similar bylaws, but
they weren't followed. More cars and more traffic is her concern.
Lance Allen – Lived in Cedar Hills for 14 years and loves
it. He and his wife are part of the 55+ generation with kids in the basement.
Worked at Charleston for a time and that facility is fairly large. Residential
development does not bring in revenues that commercial development does. Not
against development, sees his taxes going up, but wants to see development
being done responsibly. Concerned about fire aspect as we don’t have ladder truck
tall enough to get to the top of the building. More inclined to go with more
commercial for the city.
Jared Bradley – What he wanted to say has been said. Went
to the Sandy location and saw it is a huge building. It has 159 units, of which
65 are doubles. Would not fit in well with what Cedar Hills is about. Looks
like a beautiful building but worried about long-term fit for the community. Doesn't
feel the people that will come to live in this facility will make or break our
commercial area. Feels we need commercial that will attract people from other
cities in our area, not just those living in Cedar Hills.
Julie Sessions – Asks for Council to listen to residents
and concerns. Feel there are many reasons why risks outweigh the benefits. The
size does not fit in our community. Everything else there fits nicely. Moved to
Cedar Hills for the small feel. This building would block views. Likes the idea
of the facility if it is 2-stories or less. Would prefer to see empty field
than 4-story building. Can’t imagine being able to fill 300 units.
Angela Johnson – Wants to know if developer would build a
2-story complex. Knows they want to make money but would like smaller complex.
Residents want to be able to see skyline, not something so tall. Questions she
has is do most residents want 300 units? Would residents be fine with 2-story
150 unit building? Would this help with traffic issues? Thinks 2-stories is
reasonable. The Sandy facility is large and is only 2 stories. Losing small
town feel. If developer can’t do 2-stories then wants us to wait.
Bobby Siegmiller – Pro development. Likes the look of the
proposed development, but not in this location. Role of city government is to
protect the taxpayer and doesn't feel this development does so. Parking is inadequate.
Pleasant Grove has a mixed zone areas and both have 2 or more parking per unit.
PG and AF have several units and would like to see feasibility study to show if
Cedar Hills can accommodate this many units. Idea of design guidelines was that
no building was more than 50% residential. Won’t generate sales tax. If Smart
family would lower price of land then more developers would be interested in
purchasing.
Ken Severn – MidTown village has had lawsuits and bank
write-offs, is concerned about similar happening here. Doesn't trust federal
guidelines. Harts and McDonald’s seem to be doing fine. No traffic generated by
empty field.
Steve Proffit – Loves lifestyle of Cedar Hills. Likes the
empty field and knows we will have to concede some. Appreciates Blu Line being
willing to work with residents and changes that have been made. Has shown team
work and class in working through this. Likes the idea of 55+ community, likes
the trail around the facility. Feels this is a win and has taken hard work and
will continue to do so. His parents have expressed an interest in a facility
like this. Doesn't want to bring in businesses just to generate revenue, but
something that fits in community.
Mike McGee – Wants to see feasibility study on strain on
first responders. Wants to know if sewer line in 4800 West was ever expanded.
Property tax consumption by commercial property is 80-90% and residential is
120%. Feels it would be a net loss to the city. Water rights is not the same as
water availability. Doesn’t feel it meets green space requirements or height
restrictions. Feels a library in a city of our size is not viable. This will
add 2 wards, which means another church building will be needed and would need
to go into commercial space. Walmart draws other big box stores. Doesn't trust
banks or management companies. Mass transit here isn't same as in Sandy. Would
like to see studies supporting any claims made by developers.
Michael Stuy – Can’t add anything to what has been said.
Appreciates the time that Blu Line has put into designs and presentations.
Feels building is way too high. Moved from Tooele to Cedar Hills to get away
from that type of development. Doesn't trust banks if developers walk away.
Would like to see 2-story building with fewer units. Too big, too high, doesn't
fit in with the rest of the city. Extra traffic will be concern with school
children walking to and from school.
Jason Randall – Loves Cedar Hills. UTA has already said
they are not coming to Cedar Hills with Frontrunner in American Fork as the
pressure is to make that successful. This building is high density residential,
not commercial. He’s a law enforcement officer and would like to see studies on
impact on public safety as claims made tonight have not been his experience. This
is not the loud minority, but the silent majority that is rising up against
this project. This is what Cedar Hills would be known for instead of family atmosphere.
Council Discussion
Mayor Gygi thinks it’s a beautiful building and likes the
amenities. Blu Line has been great to work with. Has concerns with number of
units, and that if it doesn't get leased out then the rest of the commercial
doesn't get built out. We have one shot to do this right.
CM Rees - I want to start by stating that I personally like the
proposed facility. It is a beautiful building with amenities that would be
wonderful for our community. I would much prefer this building than a strip
mall or more offices as the office building we have across the street struggles
to keep tenants and doesn't offer community amenities. That being said, I
recognize my role at this table is to represent residents of Cedar Hills. I
have spoken with many residents in person, on the phone, and via email and the
overwhelming feedback I have received is that this facility as currently shown
is not desired by the community. The concerns I've heard are valid and fair.
The height of the building would by far exceed any others in the area and the
density is a lot for that corner spot. The biggest concern for me is the offer
of high density with no guarantee that we will get any commercial businesses
built any time soon. Our residents have been very clear that what is desired is
retail shops and sit down restaurants. It may be many more years before we have
these types of commercial businesses interested in coming to Cedar Hills, but
the feedback I've received is that our residents are fine with waiting for that
time to come, even if it is several years out. So while I appreciate all that
Blu Line has done over the past 10 months in listening to resident input and
making some changes, as well as the Planning Commission who have put a lot of
time and effort into this, my vote as a representative is no to this
preliminary plan. If it does not pass tonight I would encourage Blu Line to
look into the possibility of coming back to the Planning Commission with a
2-story, 100 unit facility as I feel this would be much better received by our
residents.
CM Geddes – Thanked everyone for participating. Has been
working on this project for 10 months, first as a member of the Planning
Commission. Has a tremendous amount of respect for the developers and for the
Smart family, who owns this property. Also respects those residents who have
given feedback. Has been a proponent of the project. This portion of the
commercial property is not the most desirable part of our commercial area.
Feels we need more density in order to get the commercial we want. Would like
to see some restaurants and boutique shopping, which he feels will come with
this development. There would be over $3million in impact fees paid by this
developer. We don’t have financial issues in our city, but this money helps
infrastructure. In favor of tabling the proposal for now and letting developers
come back with changes after what they've heard tonight.
CM Zappala – Has pushed resident engagement and thanks
everyone who attended. Loves the building but not the high density. Keeps
going back to design guidelines and city code. Looked at commercial zone and
what it intended for our community. Intent is that it would be compatible with
nearby residential homes. Design guidelines say that what is developed is to
primarily benefit the residents of Cedar Hills. Most here tonight stated they
don’t feel it benefits the community. Part of the parcel is in what is
considered the neighborhood/retail district. In design guidelines it says that
Cedar Hills Drive should not be for residential development.
CM Augustus – Thanks everyone for coming to meeting. It’s
not often to see so many residents come to these meetings. Has received many
emails, some hateful and some supportive. Has seen that when people are happy
with the status quo then they tend not to get involved. Looks forward to the
long-term prospects that this could bring. Most of the feedback we've received
from commercial real estate agents are that they don’t like our property. There
isn't enough traffic or rooftops. We need to find balance between what works
for the city and what can actually be done. Encouraged residents to know that
we research these items extensively and are looking at the community has a
whole, so even if we don’t always agree, we are trying to do what is right.
Item was tabled so that Blu Line can go back and make
changes after hearing comments.
Review/Action on Awarding Bid for Roadway Repair
Due to the
need for maintenance on Sugarloaf, Ironwood, Ferguson, 3900 W, 4000 W, seven
cul-de-sacs and Bayhill Drive, request for bids for the 2014 Spring Street
Improvements Project have been announced and received. The apparent low bidder
is Staker Parson Companies at $193,900. Approved with CM Crawley and Geddes abstaining.
Review/Action on Bid for Mesquite Park Restroom
As per
council direction, plans and specifications for the Mesquite Park restroom and
storage building were prepared for public bid. Bids were received on Friday
February 28, 2014. The bids received include the new construction of a women’s
and men’s restrooms and a storage area for park and recreation supplies. Bids
received range from a low of $66,860 to a high of $128,205. Low bidder is
England Construction at $66,860. We budgeted about $77,000 for this project.
Some money has been expended but with this quote we will come in just under
budget. Approved.
Fiscal Year 2015 Budget Presentation for Golf Fund
Removed as it was discussed during work session. I was
unable to attend work session today so will get my questions answered at a
later time.
