Argument against current rezone proposal...

For the West Jordan Planning and Zoning Commission

From the Maples Development at Jordan Hills

On October 19^th, 2010 we pulled together as a neighborhood to attend the West Jordan Planning and Zoning Meeting in opposition to a proposed increase in zoning of the area directly east of our homes. Last month we were unhappy to be met with the news that the developer is again applying for an increase in zoning within this area.



In response to the February Application Request for the East Maples 6509 West 7800 South General Plan (Amendment for approximately 51.75 acres from Low Density Residential to Medium Density Residential and Rezone from P-C Planned Community maximum density of 287 dwelling units per acre to P-C Planned Community maximum density of 5.15 dwelling units per acre),

we again urge the Planning and Zoning Commission to vote against rezone.

As we outlined our arguments against rezoning this area in detail for the October 2011 meeting, we will not waste the Commission's time by restating them all here- but will attach a summary to this document, and will ask the Commission to review the October notes in detail as you may need or see fit. The following are additional items that apply specifically to this application:

Arguments against proposed rezone

1. The October 19^th, 2010 Planning Commission Meeting Minutes show that the application was denied “...based on the facts and testimony that there is not the infrastructure to support the proposed higher density and changing the future land use map changes the flow and the way the map was intended from the beginning.” This motion was also amended to include specific findings; “Finding A of 13-7C-6 is not met, because the increased density is not currently near any significant commercial services or transit corridors; Finding B is not met, because there are adequate optional sites for the proposed use or change in density; Finding C is not met, because the expectations of neighbors related to prior density standards for this property are not consistent and that the greater density is incompatible with the existing use; Finding D is not met, because the proposal seems intended primarily to benefit the developer and not the city.”
   It is the neighborhood's wish to remind the Commission that none of these findings have changed, and that any and all indicators that they have are based on projections not yet realized. Projected increase in commercial and other development has proven to be slow and unreliable for our area.
2. Steepness of the grade and Overall Aesthetics
   Maple Hills is on a steep hill. This issue was visited by us in the October meeting, however we feel it is important to revisit specifically in regards to this proposal. The Preliminary Development Plan indicates retaining walls would possibly be necessary and affect about 154 of the 254 units planned. Many of these units would be affected by two walls, others would be surrounded by three retaining walls along their property lines. While the steepness of the grade is problematic for even low density- to densely build homes in such a compacted layout and on such steep terrain is impractical and inadvisable.
   The proposed plan allows only 45 feet width for a standard lot, with a mere 4 feet clearance on each side of the house. Many lots would have part of this 4 feet taken by a retaining wall. Over half the proposed development site has between 6-12% slope, with a large area across the center of the site with a 12-30% slope. The developer's answer for how such large and expansive retaining walls will work is, “Potential walls to be built by homebuilder to level lots on an as needed basis.”
   We again reiterate, a dense 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.
   
   
3. Maples already too dense
   
   While this issue was also brought up for the October meeting, we feel it is necessary for the Commission to revisit our concerns. The Maples has the highest density out of the neighborhoods of Jordan Hills villages. We have looked forward to the lower density building east of our development in order to balance our neighborhood and lower the overall density. This proposal, however, is using large areas of “open space” (unbuildable areas) to create a guise of medium density, when what is really being proposed is smaller and more compacted units than we already have in our neighborhood.
   Section 13-7D-7(A) Finding 2 of the Staff Report states: “While it is true that the overall density of this new project is less dense than the adjoining Maple Hills Village development this proposed development has a higher number of smaller lots with the typical or standard size lot being 45 feet wide and 100 feet deep (4,500 square feet). This seemingly paradoxical situation of reduced density with smaller lots can be attributed to the developments open space (15% which is the minimum amount required in a P-C district) and more residential roads.”
   We again request that the Planning and Zoning Commission review the density of our neighborhood, the planned density of the property surrounding us, and our neighborhood's pleas that we be allowed to kept the proposed area lower density to balance our already too dense neighborhood.

We thank you for your time, and again request that the Planning and Zoning Commission vote AGAINST rezoning.