Several members of our community have spent a great deal of time compiling information about the proposed zoning changes, and have put together a list of concerns regarding these changes. I apologize for such a long post, but couldn't figure out how to attach the letter. The letter in its entirety is:
For the West Jordan Planning and Zoning Commission
From the Maples Development at Jordan Hills
Our Arguments against rezone
1) Inadequate Infrastructure – Roads
Residents of the Maples and Maple Hills must drive on 7800 So. to enter or exit the neighborhood. This is a narrow 1-lane-each-way road that is prone to potholes, snow closures and traffic. There is no other road to access the neighborhood. There is no north-south road to get to 7000 So. If Maple Hills has 430 units, that is about 860 new cars in the neighborhood and driving on 7800 So.
Since the school district discontinued busing for most of the Maples to Oakcrest elementary, many parents drive their children to and from the school. Already, crossing 7800 So. at school times has become very difficult.
Also, as 7800 South is the only east-west road that goes all the way through West Jordan, 9000 South will likely be the second and alternate road. There is no way to have a third. There are no current plans in the works for an east-west freeway. All traffic from the west side bottlenecks through these two roads when traveling past Bangerter Highway. A significant increase in density will result in extreme delays on these two roads.
UDOT is responsible for both 7800 South and 9000 South in our area. In speaking to a representative[1] from UDOT on September 29th, it was confirmed that UDOT has no plans or projections for widening 7800 So. or 9000 So. Although both roads are listed to be considered by the year 2040, we were assured that there is no funding for this to be even considered in the next 10 years. As we have no north-south roads accessing our neighborhood, it is unacceptable to consider adding an approximate 800 or more cars to our only access road (7800 So.) from one small area of our development.
2) Maples has been unfairly dealt with
When people moved into the Maples, they were assured that the Maple Hills area to our east would have 1/3 acre lots and an elementary school, thus enriching our area. In spring 2007, the Planning Commission approved a plat for 8000 sq. ft. homes with no elementary school. The Commission also removed the marking for a school from the zoning map, indicating that they did not feel the Maples needed an elementary school. This upset many of us in the neighborhood, as we are in great need for other schools in our area. Then in 2009 we were again given another shock when money dedicated to the Maple Hills park was taken away and used elsewhere. Although we understand the Planning Commission must make changes as necessary, our neighborhood is unhappy this rezone to high density residential is even being considered, and we will not let this happen without a fight. As stated in the West Jordan Planning Commission Staff Report[2], ”Immediately west of the subject property is the existing Maple Hills development which is designated Medium Density Residential but has an average density of a development found within the High Density Residential designation.” Although we appreciate the Planning Commission's recognition that the idea of changing the zoning in the proposed area to high density is unreasonable, we wish to let the Planning Commission know we are not interested in having this area zoned equal density to the current neighborhood. This new area of development was promised to us as low density, which would not only enrich our area but allow balance to our already high density neighborhood. Enlarging our neighborhood at it's current high density is not creating any type of balance for our neighborhood, it is only enlarging our current complaints.
3) Inadequate Infrastructure – Commercial
After 6 years of the existence of the Maples (and longer for the Oaks Development), our area recently received its first business a few months ago– a gas station. The proposed grocery store development on U-111 and 7800 S. has not happened. There are now about 3000 homes in Jordan Hills Villages with only one commercial development within several miles. As stated in the WSPA Final Ordinance for Recording, high density g...is intended to be applied to areas that are adjacent to higher intensity uses such as commercial nodes and major roadways. The objective of this zone is to allow for structures with higher residential densities, located in areas convenient to shopping and employment centers, which serve economic and social demands not adequately served in lower density zones.h [3] High Density does not make sense in our development. High Density housing makes sense close to commercial areas, close to freeways, close to mass transit and centrally located in the valley. The Maples does not fit any of these criteria.
4) Contract Obligations
In 2007 the Planning Commission approved the low density Preliminary Plat for the proposed area, and within that approval was an issue of 10 acres of land belonging to the city that was within the proposed area. A land-swap agreement was made, and as part of that land-swap agreement the meeting minutes state, gIn return for
the trade, the land once under the City's ownership will be developed as single family homes.h [4] It would be a violation of the contract made by the city in 2007 for zoning to be changed to high density, as it would go against this stipulation.
the trade, the land once under the City's ownership will be developed as single family homes.h [4] It would be a violation of the contract made by the city in 2007 for zoning to be changed to high density, as it would go against this stipulation.
5) Apartments already planned for the Maples
The area south of the first phase of the Maples and to the east of the Hamlet Homes and the Season and west of Maple Hills is zoned high density and is planned to be an apartment complex. In addition, concerning the Bowman property, gThe City has not received any specific planning requests for this property but expects to see a request for high density residential development in the future.” [5] These plans will increase density in our area to what appears to be an unreasonable and unbalance amount. We strongly urge the West Jordan Planning Commission to review and carefully consider what is best for the long-term development of our area, and that such broad areas of high density be keep in check.
6) High Density needs Amenities
In his proposal, the developer wants to compare his proposed plan to Daybreak[6], where they have similar types of homes and a similar mix of homes. However, what the developer fails to also mention is that the Daybreak community is a fully planned community that follows its plan of development. Daybreak residents have also been provided with a lake, running trails, large parks, small parks between a few homes, Trax, businesses and a temple. Maple Hills have none of these amenities, and as previously discussed, funding for our park was recently emptied, making it even less attainable for us in the near future.
7) Goes against the West Side Master Plan
A lot of work went into the West Side Master Plan and thought was given to how much density the west side can handle. Changing a large area from low density to high density without rezoning an adjacent area from high to low density throws off the balance sought for in the master plan, and does not makes sense. The area was zoned as Low Density to be a good complement to the Medium/High density of the rest of the Maples. Changing the Master Plan this early into implementation sets a dangerous precedent. The best way to be a good Master Planned community is to follow the master plan.
8) Criteria 4 is not met
The West Jordan Planning Commission Staff Report for October 5th, 2010 dictates that “The proposed amendment constitutes an overall improvement to the adopted general land use map and is not solely for the good or benefit of a particular person or entity.” This criteria is not met. As the report indicates, the city's Engineering Department has stated that “Based on topography and the need for access to legally conforming streets that density may be too high.”
The proposed increased density zone change is definitely in the best interest of only one or two of the parties involved, and does not constitute an overall improvement. In the Minutes of the City of West Jordan City Council Meeting, Wednesday, May 26, 2010, a Fiscal Impact Analysis was presented concerning possible changes to the zoning of the proposed area. A study of this analysis reveals that the developer's desire is to attract the city to the increased revenue generated by increasing density within our area.[7] As this was just an economic impact analysis done for area, numbers must be taken as preliminary and not as fact. However, this Analysis seems to be driving the current effort.
Little has been stated concerning the proposal making an improvement in any other way, and nothing has been discussed on how this proposal is supposed to make an improvement to our development. We would propose that the reason is that this proposal in no way creates an overall improvement to our area. In fact the opposite is true. In discussion with Aaron Serr, officer for the Crime Prevention Unit of the West Jordan Police department, on October 1st, 2010, concerning this proposal he indicated that although statistics are not available for our specific area, it can be accurately assumed that increasing the density directly increases the crime rate within an area. He indicated that a recent study[8] was done within West Jordan compared the number of crime-prevention calls the police received from low vs. high density housing, and that the findings strongly supported that higher density areas produced a far greater number of police calls. Increased crime in high density areas is just one reason we ask the Planning Commission to keep our development's zoning at a moderate level.
The above are some of our major concerns concerning this zoning change proposal. They are, however, only a fraction of our concerns. Other concerns involve (but are not limited to) the following:
9) Steepness of the grade and Overall Aesthetics
Maple Hills is on a steep hill. This is one of the reasons we were told it was determined that it would not be a good place for a school. If it has been decided that this area is too steep for a large building like a school, it is likely also not good for large multi-family units. The preliminary plat[9] for single-family homes had several large and lengthy retaining walls. It does not even appear that there is room provided for retaining walls in the proposed development.
A high density or even medium density development on this land does nothing to improve the overall aesthetics of our neighborhood. In fact, we feel it is fair for us to assume it would lower the values of our homes.
10) Maples already too dense
The Maples has the highest density out of the neighborhoods of Jordan Hills villages. A lower density for Maple Hills would bring a better balance to the neighborhood.
11) Inadequate Infrastructure – Schools
Oakcrest elementary is crowded with many portable classrooms on school property to handle the large number of children attending the school. A discussion with Sherry Devenberg, Director of Planning and Student Services, on September 29th 2010 [10] determined that based on a study she did dated August 26th, 2010 of the closest similar high density development (Serengeti Springs Apartments), the expected number of students 430 units would likely increase within just the elementary school is by 131 students. Our current schools can not handle that type of sudden growth.
12) Other items not specifically mentioned in this document, but which may be presented at the October 5, 2010 Planning Commission Meeting
We, the residents of the Maples at Jordan Hills, thank you for your time and URGE you as members of the West Jordan Planning and Zoning Commission to vote for
Staff Recommendation Option I:
Staff recommends that the Planning Commission forward a negative recommendation to the City
Council to amend the General Plan Future Land Use Map of property generally located at 6509
West 7800 South from the Low Density Residential to High Density Residential land use
designation based on the findings of fact as mentioned in this staff report.
[1]Discussion with development department of UDOT by phone with Tina Smith September 30th, 2010
[2]WEST JORDAN PLANNING COMMISSION STAFF REPORT for October 5th, 2010
[3] PART 11. WEST SIDE PLANNING AREA – ZONING DISTRICTS. Sec. 89-3-1104. West Side Specific Planning Area Zoning Districts.
[4] WEST JORDAN PLANNING COMMISSION STAFF REPORT for August 8th, 2007. III GENERAL INFORMATION. SUBDIVISION, Design. Pg 3.
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