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.
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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