AMERICAN FORK CITY PLANNING COMMISSION MINUTES NOVEMBER 16, 2016

AMERICAN FORK CITY PLANNING COMMISSION MINUTES NOVEMBER 16, 2016 The American Fork City Planning Commission met in a regular session on November 16, 2016 at the American Fork City Hall, 31 North Church Street, commencing at 7:00 p.m. Present: Absent: Staff Present: John Woffinden, Chairman Harold Dudley Leonard Hight Nathan Schellenberg Christine Anderson Eric Franson Rebecca Staten Geoff Dupaix, Alternate Nestor Gallo, City Engineer Trent Andrus, Engineer I Adam Olsen, Senior Planner Wendelin Knobloch, Associate Planner Terilyn Lurker, City Recorder Also Present: Jeff Wells, Wayne Christensen, Jay Meacham, Bruce and Tersee Hoggard, Challin Allred Petersen, Derek Allred, Russ Holindrake, David Holindrake, Jacob Cogswell, Liberty Miller, Jarrett Sorensen, Matt Bishop, Bob Furstenau, B. Neil Christensen, Scott Miller, David Christensen, Carolyn Lloyd, Tyree Lamph, Claude Lamph, Toni Barnum, Matt and Andrea McAllister, and approximately 15 additional citizens. 1. Pledge of Allegiance Chairman Woffinden welcomed everyone to the meeting and those present recited the Pledge of Allegiance. Chairman Woffinden announced that any approvals would require a unanimous vote as there are only four members present. 2. Hearing, review and action on the preliminary plan for Lakeside PUD Plat A, consisting of 32 cluster units and 48 single family lots, located in the area of 900 South 100 West, in the PR-3.0 and R1-12,000 Residential zones Chairman Woffinden stated this item and the next item would be discussed together, but action would be taken separately. Mr. Olsen explained this project was started several years ago. It was given a second approval in June of 2014 and was extended last November. It has been a year since the extension was granted and they were asking for another extension of the approval. This project consisted of single family homes on the outside with cluster units in the center, a park and trails were included in the project. This was a re-approval and extension of previous approvals. 1 P a g e

Mr. Andrus had nothing to add. Public Hearing: There were no comments. Mr. Dudley moved to approve the Lakeside PUD Plat A Preliminary Plan, with the findings listed in the staff report and subject to any findings, conditions and modifications listed in the engineering report. Findings, conditions, and modifications The preliminary plan is consistent with the Land Use Plan. The preliminary plan and final plat meet the criteria as found in Section 17.7.504.1 of the Development Code. The preliminary plan and final plat meet the criteria as found in Section 17.7.54.D of the Development Code. The Planning Commission finds that the request for waiver of the RV Storage area is acceptable due to the size of the lots within the R1-12,000 portion of the development. Water rights conveyance, if needed, shall be satisfied prior to final plat recordation. All standard conditions of approval and items donated as Plan Modification(s) Required in the 11-16-2016 Engineering Division staff report for the City Land use Authority shall be addressed on the final project documents. Subdivision name has already been used (Provo 2006). Revise subdivision name and ensure the plat title is consistent with the border. Final plans to be approved by the city Engineering Division prior to construction. Ensure that the temporary turnaround area at the south end of 200 West is shown on the plat and all sheets in the plan set. Mr. Hight seconded the motion. Voting was as follows: John Woffinden Harold Dudley Leonard Hight Nathan Schellenberg Aye Aye Aye Aye 3. Review and action on the final plat for Lakeside PUD Plat A Phase 1, consisting of 8 cluster units and 12 single family lots, located in the area of 900 South 100 West, in the PR-3.0 and R1-12,000 Residential zones. Mr. Dudley moved to recommend approval of the Lakeside PUD Plat A Phase I Final Plat with the findings and conditions listed in the staff report and subject to any findings, conditions and modifications listed in the engineering report. Findings, conditions, and modifications The preliminary plan is consistent with the Land Use Plan. The preliminary plan and final plat meet the criteria as found in Section 17.7.504.1 of the Development Code. The preliminary plan and final plat meet the criteria as found in Section 17.7.54.D of the Development Code. The final plat is consistent with the Land Use Plan designation of Low Density Residential. 2 P a g e

The final plat meets the criteria as found in Section 17.7.211 of the Development Code. The Planning Commission finds that the request for waiver of the RV Storage area is acceptable due to the size of the lots within the R1-12,000 portion of the development. Water rights conveyance, if needed, shall be satisfied prior to final plat recordation. All standard conditions of approval and items donated as Plan Modification(s) Required in the 11-16-2016 Engineering Division staff report for the City Land use Authority shall be addressed on the final project documents. Subdivision name has already been used (Provo 2006). Revise subdivision name and ensure the plat title is consistent with the border. Final plans to be approved by the city Engineering Division prior to construction. Ensure that the temporary turnaround area at the south end of 200 West is shown on the plat and all sheets in the plan set. Mr. Hight seconded the motion. Voting was as follows: John Woffinden Aye Harold Dudley Aye Leonard Hight Aye Nathan Schellenberg Aye Mr. Schellenberg noted the design requirements have changed since the original approval. Mr. Olsen acknowledge the requirements have changed, but the re-approval would keep the development as was originally approved and would match the Ivory Homes Development to the north with the cross sections. Mr. Schellenberg stated if this was a standalone development he would prefer the wider park strips. 4. Hearing, review and action on an amendment to the Vintaro Overall Concept Plan, area 1-C, Garden Square, located in the area of 400 South 860 East in the PC Planned Community zone. Mr. Olsen explained this was to amend what was known of Phase 1-C. Originally, this was intended to have townhomes on the property but the owner transferred units from this area to another area. Therefore, they were proposing a single family subdivision with a density of 7 units per acre. He noted that 340 South was the access along the north and came in from the west. The interior roads would be private while 340 South would remain public for access to the office park. Mr. Schellenberg asked if 340 South was intended to be something different because of the width of the road. Mr. Andrus explained 340 South was intended to connect to 860 East, however, due to the spacing between 340 South and 400 South they chose to not connect 340 South to 860 East. The standard cross section was 64 feet, but the 66 feet width would match what was existing with the adjacent project. Pete Evans, with Flagship Homes, noted their project would be single family detached, front loaded, two-car garage and would be two-story. He pointed out that 340 South would be public but where it turned south it would turn into a private road. 3 P a g e

Chairman Woffinden asked what the thoughts were on cut-through traffic to the office park and Mr. Evan commented that while it was a concern they did not think there would be a problem. Public Hearing: There were no comments. Mr. Schellenberg moved to recommend approval of an amended overall concept plan for Phase 1-C of the Vintaro Planned Community Development. Mr. Dudley seconded the motion. Voting was as follows: John Woffinden Aye Harold Dudley Aye Leonard Hight Aye Nathan Schellenberg Aye 5. Hearing, review and action on a site plan for the Golf Skills Training Center at Fox Hollow Golf Course, located at 300 East 1600 North, in the PF Public Facilities zone. Mr. Olsen explained this project was located at the north end of Fox Hollow Golf Course. The training facility itself would be approximately 10,400 square feet with indoor facilities and the outdoor area would be developed into a training area. There were two ways to access the facilities, one would be off of the future Murdock connector with a temporary access until the connector was constructed. For public events, parking would be on the south end of the property and the individuals would be shuttled to the building. The parking lot was currently unpaved. Mr. Schellenberg asked for clarification on the access from Murdock Connector. Mr. Olsen explained they would construct a temporary access and noted the majority of the events would use the south parking lot. Mr. Andrus clarified that the plan modifications required notes that approval of the water system was pending and would be set by the City or Highland City. The sewer would be connected to Highland City. It was discovered that Highland City had a water line located in the area of the Murdock Connector so the applicants have decided to connect to Highland City water. Therefore, the design will be according to Highland City Public Works. Mark Johnson of Mustang Design and Jay Meacham with Civil Science were present representing the applicant. Mr. Meacham stated they have used the preliminary footprint of the Murdock Connector when designing their access point. When asked why the parking lot was so far away, Mr. Johnson explained it was not anticipated there will be many events that require parking. There were seven spots by the facility. When there was a public event, the public would park there and then be shuttled to the building; there was also a path from the parking to the facility location and could be used. The distance from the south parking lot to the facility was between 600 and 800 feet. Chairman Woffinden would like to see the parking lot paved and striped. Mr. Johnson stated the parking lot was on public property and being built by a private non-profit organization. He would talk to the owners, but they would have to raise money to construct this and they would have to work with the city directly. 4 P a g e

Mr. Schellenberg asked if there was room for additional parking closer to the building, but Mr. Johnson explained the building was within 12 feet of the slope for the Murdock Connector and there was a slope easement required for the collector road. Public Hearing: There were no comments. Mr. Hight moved to recommend approval of the site plan for the Golf Skills Training Center located at approximately 1600 North 300 East, with the finding as outlined in the staff report and subject to any findings, conditions, and modifications listed in the engineering report with a recommendation that the parking lot be paved. Findings, conditions, and modifications The proposed site plan meets the criteria as found in Section 17.4.601 of the Development Code. All standard conditions of approval and items denoted as Plan Modification(s) Required in the 11-16-2016 Engineering Division staff report for the City Land Use Authority shall be addressed on all final project documents. Engineering redlines from the TRC meeting on 11-10-2016 must be addressed. Approval of the culinary water system is pending. Final design must meet requirements set by the American Fork Water Division superintendent or Highland City Public Works. Mr. Schellenberg seconded the motion. Voting was as follows: John Woffinden Aye Harold Dudley Aye Leonard Hight Aye Nathan Schellenberg Aye It was noted that it was a recommendation and not a requirement to pave the parking lot. 6. Hearing, review and action on an amendment to the land use element of the American Fork City General Plan in the vicinity of the American Fork UTA FrontRunner Station (also referred to as the Station Area Plan, Transit Oriented Development Plan ) located within an approximate radius of 1/2 mile from 782 West 200 South Mr. Olsen stated a station area plan was adopted in 2014 in anticipation of future development of high density and mixed use development. There were three main districts in that plan the Transit Core, Transit Supportive, and Community Transition. The Transit Core would have the highest densities with a slightly lower density and office development in the Transit Supportive district, and lower to medium densities in the Community Transit district. A recommended development scenario was put forth, with a key element of an alternate alignment of the Vineyard Connector which would act as a physical buffer to the lower density development to the east. Another key element was a potential realignment of 200 South which would join to 300 South; that was controversial but approved. A couple of years ago, there were a large amount of public comment regarding the residential area to the east and they wanted to keep it largely as it was. The city heard the concerns of the residents and the plan was presented. Mr. Olsen 5 P a g e

commented that since the adoption of this original plan, a development group has been acquiring property and are wanting to create a cohesive master plan focusing on walkability and mixed use. They looked at the original plan and built upon it and have come up with a proposal. Mr. Olsen stated there are four key planning principals the group has followed. They are to build on and enhance what exists, create a series of key places to focus development around, to maximize the presence of and increase access to the train station, and to align streets to facilitate implementation. He further explained that this plan goes into greater detail as there are five districts proposed: the Transit Core, Garden District, Business District, West Neighborhood District, and the East Neighborhood District. The Transit Core would be oriented around the station with the highest density and will act as a gateway into American Fork with a focus on the station. The Business District may accommodate up to 1.6 million square feet of office and commercial development and would promote walkability to the station. The West neighborhood would have moderate densities with 10-30 units per acre and could include school sites, church sites, or civic sites. The focus would be a neighborhood park. The Garden district was much of a flex area with a range of densities, with a focal area being another park. The East neighborhood district has been left largely as is. Mr. Olsen stated the key difference between the original plan and the revised plan was keeping 200 South in its current alignment and not funneling it to 300 South. It would be the main eastwest artery which was already the main thoroughfare. Chairman Woffinden stated this was an amendment to the land use element only; they would not get into the specifics. Mr. Andrus stated Engineering did not have concerns with the land use plan, but there would be challenges with the development. One variable would be the Vineyard Connector alignment. There was also a lot of engineering that would need to be done and Nestor Gallo was working with the applicant on those issues. Chairman Woffinden stated this amendment was basically to make sure all parties involved were together so that when Vineyard Connector was constructed, they will know the city was committed to this plan and wanted that to go in this part of the city. Jeff Wells, representing AF Utah LLC, was there to answer any questions. Mr. Dudley asked if it had always been intended that the park and ride shift to the other side of the tracks and Mr. Wells stated that was the purpose. Mr. Dudley asked if UDOT was in agreement of relocating the park and ride and also how much property Mr. Wells has control of. Mr. Wells stated the Transit core area was approximately 85 acres, of which they have 48 acres. With their property, they have enough acreage right now to create an exciting Patriot Village. They are in discussions with UDOT and UTA on relocating the park and ride and have verbal agreements, but it was a long process with many moving parts. Mr. Schellenberg commented that he noticed there was a parking structure and parking lot and he questioned if the intent was to replace the park and ride. Mr. Wells stated that it was meant to 6 P a g e

enhance parking for the station and for the businesses in the area; it was private parking but may be a joint venture with UTA. Chairman Woffinden opened the Public Hearing: Daiken Allred, Challin Allred Petersen, and Derek Allred came forward. Daiken Allred stated he lives on 200 South next to his parents, who were out of town and could not be in attendance. Mr. Allred stated their concern was that their property was included in the business-commercial area. They annexed into the city with the intent to keep their property RA-5 so they could keep farming it. They have been farming the land for 100 years and they intend to continue farming. He mom has fought for 30 years to protect their land. There was a lot a pressure on them. They annexed into the city because the master plan stated it would be low density. Their property borders the land bought by AF Utah LLC. They do not want roads to go through their property. There has been a rise in crime and the FrontRunner station has had negative impacts with crime, traffic, and he was surprised no one has been hit by a car. Chairman Woffinden stated the agriculture protection on their property was in place. The Transit core could take place without their property being involved. Mr. Olsen stated that was correct and the city would not force roads or zoning; this was an option if they choose to sell in the future. Jarrett Sorensen stated he lives at about 570 West 200 South and everybody in his neighborhood would be on board to get the parking on the other side of the tracks and keep the crime out. Mr. Sorensen stated they were talking about 200 South being the main artery, but there were no sidewalks on 200 South. Mr. Dudley clarified that Mr. Sorensen s concern was the location of the parking lot. Mr. Sorensen answered that he was not in favor of the original proposal or this proposal; he would like the area to stay as it was. Mr. Sorensen also wanted the parking on the north side of the tracks. Mr. Dudley stated they did have an approved plan already; tonight they were there to modify from 2014 s plan to the updated plan. There was currently a plan approved, but he understands he would like the area to stay the same. Mr. Dudley stated a lot of the changes to the Park and Ride and to 200 South won t take place until development occurs. Jess Green stated he had a couple of questions dealing with the property in the Business district and the land to the south. He noted there are 250 acres of land that are off-limits and he did not know why people keep messing with it. He did not understand why they did not extend the West Neighborhood to the west to Lehi, as that was the only land that has the potential of development. There was also the land at the west end that was included in the Business District that he understood was in Lehi, not American Fork. He has an interest to the land to the south of the Business District as he owns the land and he would like to see that included in the West neighborhood. That would be a perfect buffer for a retirement community and he would like that included in the plan. Mr. Olsen stated the original area plan was done in rings and he did not think Mr. Green s property was intentionally omitted. What Mr. Green wanted to accomplish could be done without expanding this area plan. The land use was low density residential at 3 units per acre and a retirement community would have higher density and they could look at that with a zone change. 7 P a g e

Mr. Dudley asked why the 250 acres were off-limits. Mr. Green explained that land was under a federal agricultural zone. Chairman Woffinden stated that would not change unless the family wanted to change it. Mr. Green also explained it would be a huge penalty if they opted to take that out of that protection zone. Mr. Green did not know why his property could not be included in this amendment in the west neighborhood district. Chairman Woffinden stated that Mr. Green could fill out the application and request changes. Mr. Olsen stated it was an easy change to include Mr. Green s property if they wanted to do that in this meeting. It was noted that 3.9 acres of Mr. Green s property was included in the plan as part of a white section, which Mr. Olsen stated was a flex area. Mr. Green owns a total of 40 acres, which had been anticipated many years ago that some would be included as a city park. Mr. Schellenberg would recommend that Mr. Green bring this forward on his own so they could have proper notice and they could talk about it and not just throw it in as an afterthought. Bruce Frandsen stated he appreciated Mr. Green s comments on including his property in the plan. Mr. Frandsen owns some property in this area which was labeled as a potential park. He felt that with the 48 acres owned by AF Utah LLC, they could put the park on the land they own. It was convenient that the parks were on property owned by himself and others. He stated he was never approached by the new buyers. When the original plan came before the city two years ago they were talked to by several people; this time he was not approached at all. He would love to see more of his property included in this proposal, but he believed he would be told to file his paperwork and then come back. Scott Miller, who lives on Durrant Circle, stated their concern was 200 South and the lack of sidewalks to support the foot traffic. He felt it was irresponsible of the city not to put in sidewalks and commented it was a miracle no one has been hit on that road. He wanted to mention the Transit Authority was the Transient Authority. Every single house in his cul-de-sac has been robbed except his. They don t feel they have had the support of the city and he felt he was speaking for everyone. Chairman Woffinden stated that UTA pushed the station in that location and now the city had to work with it. Mr. Schellenberg agreed that the road needed to be improved. Mr. Miller asked if there was no sidewalk because it was a county road. Chairman Woffinden commented that may have something to do with it and that it was hard to say when the improvements would be installed. Mr. Dudley stated that this needed to be addressed with the city council and commented that sometimes it takes development to occur for improvements to be installed. Mr. Dudley commented that he was not hearing mass opposition to the change other than the Allreds, but there could be more. Chairman Woffinden stated this would go before the City Council and he suggested the residents attend that meeting. 8 P a g e

Mr. Miller suggested Engineering make sure the infrastructure supports the developments. Tyree Lamph stated that their family was part of the agricultural protection zone. The city kept planning development but they do not have the roads figured out; they need that set in stone before they do more development. Every time a new development is constructed and a new road plan comes out, they say the road can t be put there and another arrow gets pointed to his family. He has never seen any plans showing a road on the south end, but felt should be the east-west corridor and a buffer between the shoreline and development. The roads are a problem and the transients are a problem. Nestor Gallo, the City Engineer, thanked the residents for coming. He indicated the comment about the designing the roads around parcels was right on the money. They were missing how the property owner feels about it and how they would feel about a five lane road in front of their home. Development was moving to their area and decisions had to be made. He proposed they work together on this issue. The development would make an impact on infrastructure and he would like their help with the planning of the infrastructure. This was the first of many meetings he would like to have with the residents to discuss the future and their property rights. Mr. Gallo stated that with regards to the sidewalk, the city does understand their concerns and the needs for the sidewalks. They were currently working on funding, but the problem was that the city did not own the right-of-way. A lady from the audience asked if the County was aware of the need for a sidewalk on 200 South and Mr. Gallo stated they were aware of it but it requires funding. The lady commented that it should not take someone dying to get the problem taken care of and that sidewalks should have be part of the FrontRunner station plan. Mr. Gallo stated they cannot undo what was or was not done in the past. Claude Lamph, Cassie Allred s father, stated his property was in agricultural protection and extends to the south. They have dozens of wells and miles of ditches. The property was being passed down through the family and was not up for sale. This was a large chunk of the area and the family was in agreement that they would not change the agricultural protection zone. They have water rights and this was not done on a whim; they want to protect the land. Chairman Woffinden stated this plan does not require them to sell their land if they do not want to sell. Chairman Woffinden closed the public hearing. Mr. Dudley stated there were other property owners with interests in this. He felt they should table the item to give Jeff Wells an opportunity to meet with Jess Green and Bruce Frandsen to discuss their properties. Mr. Dudley moved to table this item. Mr. Hight seconded the motion. Mr. Schellenberg stated that they have not really talked about the densities of the property, as they are a little different from the original plan. Mr. Olsen explained the core area expanded with the highest density. The orange areas have also increased in density and the upper limit was 9 P a g e

higher than the previous version. Mr. Olsen stated that much of Mr. Frandsen s property may have a park on his property but a majority of his property was now in higher density area; it was a fair trade off. It was noted the legend changed from having a range to listing the upper limit. Mr. Schellenberg stated this tends to give them entitlement and he would like to see the ranges back. Mr. Schellenberg stated he did like a lot of the changes and felt it was a better plan than what was originally approved but it was pushing the limits on density. He agreed with tabling action. Chairman Woffinden commented that if they include the additional property, they both need to follow the established procedure. Mr. Olsen stated it was a land use amendment and they could include those properties if they chose to do so. Mr. Schellenberg stated that with much of the property in the agricultural protection zone, would that prohibit needed improvements to the area and he was told that was correct by the audience members. He thought that should be considered now as those properties would not be developed. Mr. Dudley stated there were things that needed to be discussed. He was in favor of changing the plan. He commented that UTA put the station there and he was hearing that Mr. Wells has enough acres to develop the core area. The agricultural protection zone does put limits on planning and he understand the Allred family did not want to sell their property and they shouldn t be forced to. This was something they needed more information on. Mr. Wells commented that all of the comments he has heard were concerns they have had as it relates to the overall plan, particularly with 200 South. They would be upgrading those areas for safety reason. He noted there was a comment on the park and why it wasn t included in the core. He pointed out they have created more green space in the streets themselves and there was a great amount of effort to make sure this area has an open, park-like feel to it. There were discussions about being included in the development and they were open to that. Mr. Schellenberg would like more information on the federal agricultural protection zone and how it would affect the land use and asked that be brought back to the next meeting. Chairman Woffinden called for a vote on the motion. Voting was as follows: John Woffinden Aye Harold Dudley Aye Leonard Hight Aye Nathan Schellenberg Aye Mr. Olsen noted to those in attendance that this would be tabled until the next meeting and asked that they make a note of it as they will not send out individual notices. Carolyn Lloyd would like to see traffic study information. 7. Other business There was no other business to discuss. 10 P a g e

8. Site Plan Committee Report Mr. Knobloch stated the following would be coming forward in the near future: AFCC Plat K KFC The Cottages at Lakeside Brad Reynolds property Pulley Subdivision 9. Review and action on the minutes of the November 2, 2016 Planning Commission Regular Session. Mr. Dudley moved to approve the minutes of the November 2, 2016 Planning Commission minutes. Mr. Schellenberg seconded the motion. Voting was as follows: John Woffinden Aye Harold Dudley Aye Leonard Hight Aye Nathan Schellenberg Aye 10. Adjournment Mr. Schellenberg moved to adjourn the meeting. Mr. Hight seconded the motion. All were in favor. The meeting adjourned at 8:47 p.m. Terilyn Lurker City Recorder 11 P a g e