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Sunday, November 24, 2013

Water's Edge Proposal In Garden City


Bobbie Bicknell Coray, Reporter
Rich Civic Times

GARDEN CITY, Utah.  November 14, 2013. Water’s Edge Development  requested a  PRUD rezone at the regularly scheduled Garden City Council Meeting.  Norm Mecham, project developer, said that this concept had been approved three times previously by the city.  He also stated that there was a PUD on the lakefront next to his property so to have a similar designation was fair.  Lance Bourne,  Garden City planning commission chair, said that the developers and P&Z are far apart on the impact on the city.  Zan Murray, city engineer, added that the developers are lacking the reports on the water demand of the facility, storage requirements, daily demand and fire flow.   Mecham said that the required papers were now in. 

Mayor John Spuhler said,  “As we’ve been reviewing ordinances, parking can be negotiated but, according to the city attorney, a building being higher than 25’ is not negotiable on beach front property.”  Twenty five of the proposed west end units are above height ordinances.  Mecham read another part of the ordinance which he believed stated that height ordinances are negotiable and suggested that they check again with the city attorney.    But Mecham advised the council that he was only requesting a change of zone at this meeting not an approval of his plans.

 Kir Knudsen, a neighbor in the adjacent PUD, said “No building in our property is higher than 25 feet.  The lake is the draw for tourist and if they can’t see it, it will decrease views and our property values.” He encouraged the city to hold to the 25’ height rule to protect the viewscape. “I hope this is not a way to get around the current laws”, said Knudsen.  

Mayor Spuhler responded, “ Viewscapes are important but a downtown complex would create what our master plan wants for a walkable city.  We don’t need to rush things This is a very complex project and we want to do it right. It is my responsibility to protect the city.  If we don’t follow our ordinances and someone sues us our insurance will not cover us.”   Councilwoman, Bess Huefner, said that this is only a rezone not an acceptance of the preliminary and final design.   Murray suggested that this be stated  in the motion. The motion for rezone passed.

Then the discussion moved to the conceptual and preliminary plat approval.  Mecham said that Water’s Edge project had been approved previously.   But Lance Bourne, P&Z chair, said there have been changes in the project which changes the approval.   Murray said that a PRUD allows flexibility in design, but the problems that they are discussing may impact the project approval.  “As an example, he said, “parking has been discussed.”   Mecham said that a minimum of 423 stalls meets the ordinance requirements.  “It’s not the best for the project because it will look like a Wal-mart parking lot,” said Mecham.  “We need someone to work with them from the city to work on the parking to make it better for city.”  The Mayor appointed Murray to discuss parking and water needs for the city. 

Flow requirements for fire requirements were discussed.  Currently the fire flow on 150 South is for residential use and is only a 6” pipe so it does not have the pressure needed for a commercial development.  The council asked if the cost should be shared by the developer and city. “For fire flows, this development is driving it, so it should be paid for by the development.” Murray said.  “However, if it benefits the rest of the city it may change impact fees.”

Height concerns were discussed again.  Mecham said “The building doesn’t block any views according to the site plan.” Murray said that property owners on the north and south may have some of their views blocked.  Norm Mecham said they have been working on this since 2008, they changed the plans so that the lake could be seen by the neighbors instead of their first plan which did block their views.   Wetland issues are being addressed.

“I think this follows our downtown approach and it will be a great thing if it succeeds.  It could be really good for our city. I just want to get it done right,” said Spuhler .  After any changes are made it needs to go back to the Planning and Zoning before it is presented to the City Council again.

City Refinances Bonds

In another matter, the City has refinanced  four bonds for a savings of $1.5 million.  Mayor Spuhler said that they looked at all the loans the city had and by refinancing and paying  $15,000 more a year the city paid off the loan in 20 years instead of 35.  Future councilman Bruce Warner asked if it might be a good idea to get rid of any variable interest loans.  The water revenue bond could go up to 13% during its term.  Interest rates are so low now that it might protect low interest rates.  Spuhler said  that Zion’s bank will not do a fixed loan for the water bond.

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