Planning and Zoning Meeting Tuesday March 1st, 6pm @ City Hall

Want to know the details?  Here's the Proposal:
http://www.ci.west-jordan.ut.us/Files/Comm%20Dev/Planning/Agendas/Item%204%20Development%20Plan.pdf
and here's the City Staff Report:
http://www.ci.west-jordan.ut.us/Files/Comm%20Dev/Planning/Agendas/Item%204%20East%20Maples.pdf

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.

NEW PROPOSAL- Mark your calendar for Planning & Zoning meeting February 15th

Dear Maples Neighbors,

There will be an agenda item on the next Planning and Zoning Commission meeting on Tuesday, February 15th at 6 pm to discuss the following:

East Maples; 6509 West 7800 South; General Plan Amendment for 51.75 acres from Low Density Residential to Medium Density Residential and Rezone from P-C (Planned Community) maximum density of 2.87 dwelling units per acre to P-C (Planned Community) minimum base density of 3.1 dwelling units per acre, and Conceptual Development Plan; East Maples Investments, LLC / Mark Garza (applicant) [Scott Langford #GPA20110001; ZC20110001; parcels 20-27-400-017 and 20-27-427-011]

I want to make sure everyone is aware that 3.1 housing units per acre (around 150 homes) is the minimum number for medium density zoning.  The proposal submitted by East Maples Investements, LLC actually outlines 254 lots, which would be about 4.98 housing units per acre.  This isn't much of a compromise from what this same developer proposed last October and was rejected by the city.  I will attach a document with a preliminary layout proposal for the development so you can visualize what they have planned.

If you have concerns about this proposed development, please plan on attending the meeting on February 15th at City Hall in the City Council Chambers to make your feelings known.  If the commission only hears from the developer and there is no comment from the public, it's likely they'll vote in the developer's favor.  If you are unable to attend, you may want to speak with Scott Langford.  He is the West Jordan City Engineer who is reviewing the proposal and will be presenting his findings to the Planning and Zoning Commission.  He can be reached at (801) 569-5067 or scottla@wjordan.com.

Please help spread the word and I'll see you Tuesday the 15th at the meeting.

Thanks!

October 19th Planning Commission Meeting - how it went...

Thank you to everyone who showed up tonight to have your attendance and voices heard.  We are grateful and happy to report that the West Jordan Planning Commission voted unanimously against the rezoning of the proposed site.  It was a long meeting, so thank you to everyone hanging in there and sticking with it.  As was mentioned at the end of the meeting- the next step is for this issue to be taken before the City Council (unless the developer decides to back out of this proposal before that time).  We inquired after the meeting as to when we would know times, dates for the City Council meeting and were told we would receive notification- so when we hear either way, we will let you know.

Thanks again everyone.  You are all great and we are happy to have you as our neighbors!

Contact information for West Jordan City officials who are involved in city planning

Writing letters regarding the proposed changes is a good way to let the West Jordan officials involved in this situation understand our concerns. Please write the Planning & Zoning Commissioners by the morning of Monday, October 18  with remarks similar to the following:

WHERE WE NEED YOUR HELP: E-MAIL the Planning & Zoning Commissioners asking them to “Oppose Alternative #3” and “Support Alternative #1” in The Maples rezoning

1.       Please click on the P & Z Commissioners e-mail links at the bottom of this e-mail to open a new e-mail window for each Commissioner.

2.       Send the Commissioner an individual e-mail with the letter or some variation seen below expressing your oppose Alternative #3 and Support Alternative #1. .

3.       Put in the e-mail Subject Line “The Maples at Jordan Hills Proposed Zoning Changes”

4.       Insert the following text:

_______________

Dear Planning & Zoning Commissioner _______________,

I am a resident of the Maples development and am writing you about agenda item # 2 on the upcoming Planning & Zoning meeting on Oct. 19^th.

I am opposed to allowing Wasatch Properties on Tuesday October 19th the option to move forward with their proposal of Alternative #3 to construct 430 Units or 5.6 to 10 units per acre at 6509 West 7800 South.

I am not opposed to new and responsible growth that doesn’t overburden the City of West Jordan or its residents that live nearby. I appreciate your support for Alternative #1 at 146 Single Family Units @ 2.9 units per acre instead of Alternative #3.

Thank you for your time and attention.  

Sincerely,

_______________

Planning & Zoning Committee (3 year terms)

Nathan Gedge

(801) 566-5907

nate@nathangedge.com

   

Kathy Hilton

801) 562-5728 (home phone)kathyh@wjordan.com
tlhilton06@hotmail.com

David McKinney, vice-chair

(801) 965-6014

Ellen Smith:

Esmith8008@comcast.net 

Justin Stoker, chair

(801) 282-2477

Jesse Valenzuela 

(801) 280-2648
    

John Winn

(801) 250-5039

winnfamily4@juno.com

Mayor Melissa K. Johnson
(801) 282-4850 (home phone)melissaj@wjordan.com 

Councilmember Jim J. Lems (District 2)
(801) 654-1599 (cell)jimlems@wjordan.com 

Councilmember Clive M. Killpack (At-Large)
3813 West Elwood Way 

clivek@wjordan.com
clive@killpack4westjordan.com
801-280-0352

Councilmember Chad Nichols (At-Large)
7783 South 4950 West

chadn@wjordan.com chad@chadnichols.org
801-280-9590

Councilmember Ben Southworth (District 3)
(801) 282-8575 (home phone)councilmansouthworth@gmail.com 

Councilmember Kim V. Rolfe (District 1)
(801) 255-7570 (home phone)
No e-mail address

Councilmember Lyle C. Summers (District 4)
(801) 282-2209 (home phone)lyles@wjordan.com 

Tonight's Rezoning Meeting- RESCHEDULED!!‏

MAPLES NEIGHBORS! The rezoning hearing scheduled for tonight has been postponed! We received notice early this morning that Wasatch Pacific notified the city at 5 pm last night that they would like to reschedule the meeting.

 

Additionally, the developer, Wasatch Pacific, has created an LLC to operate under.  Please note that the name "Maple Hills, LLC" is this same developer.

 

If you are concerned about this meeting change, please feel free to contact the Zoning and Planning Commission members and let them know politely your feelings about this last-minute reschedule.  Contact information for the members is in the post directly above this one.

 

Please mark your calendars for Tuesday, October 19th at 6 pm at City Hall.

 

See you the 19th!

Maples Rezoning Meeting Notice - Tuesday at 6PM‏

Maples Residents,

The Planning and Zoning Commission Meeting that will address the Maple Hills rezone will be held Tuesday 5th October 2010 at 6:00 PM at City Hall (8000 S. Redwood Road) on the third floor. Feel free to spread the word. We would like as many people as possible to attend the meeting.  The more people there, the better the opportunity to show the city how concerned we are.  Please attend the meeting if at all possible.

We also want to remind everyone to be polite and respectful.

Please note: Public comments will be limited to 3-5 minutes per person per item. All persons who address the Planning and Zoning Commission are requested and directed to provide their name and address because the meetings are recorded for the permanent record.