Duchesne County
Planning & Zoning Commission Meeting
The following document has been re-formatted
from the original for Internet accessibility. Planning &
Zoning Commission Minutes, in their
original format, are available through the Office of the
Planning & Community Development Department.
County
Administrative Offices
Duchesne, Utah
November 2, 2005 - 5:00 p.m.
In Attendance were:
Leon Sweat, Planning Commission Chairman
Michael Barneck, Planning Commission
Dean Brough, Planning Commission - Excused
Thomas Rather, Planning Commission
Chris Peatross, Planning Commission
Shelly Fabrizio, Planning Commission
Larain Mobley, Planning Commission - Excused
Mike Hyde, Community Development Administrator
Laraine Dickinson, Planning Secretary
| Visitors: |
Agenda
Item: |
| Warren Brandow |
Valle
del Padres Amended Plat |
| Jerry Allred |
Valle
del Padres Amended Plat |
| Taylor Thayne |
Valle
del Padres Amended Plat |
| Dan & Florence
England |
Valle
del Padres Amended Plat |
| Charles Hannah
(Attorney for Mr. Brandow) |
|
| Myton City Planning
Commission Member |
|
Chairman Sweat called the
meeting to order at 5:00 P.M.
PUBLIC HEARINGS:
Warren Brandow, requesting to amend the Valle del Padres
Subdivision, Lots 60, 61, 64, 65, 68, 69, 72 and 73 located
approximately 1 mile southwest of Fruitland (SW ¼ Section 24,
Township 3 South, Range 9 West). The proposal would re-plat the
existing 8 five-acre lots into five lots, ranging from 6.84 to
10.06 acres in size.
Mr. Hyde stated the existing 8 lots don’t relate with the roads
in the area but the proposed 5 lots are more appropriate with
the roads out there. Mr. Hyde stated the roads out in the area
are narrower than the county standards. Mr. Hyde stated Mr.
Brandow has just recently purchased the existing 8 lots and has
applied for a plat amendment. His plans are to bring the roads
up to county standards and to extend Fruitland water from the
northwest corner of the property clear through to serve all 5
lots. Mr. Hyde stated that the road department has indicated
that the roads are too narrow and so either the roads will need
to be brought up to standards before the plat is approved or
else there will need to be a bond issued for 125% of the cost.
Another issue is the water
supply, they are creating 5 new lots from 8 existing lots
however any lots under 40-acres in the county need a water
source. We have received a letter from the Fruitland Water
District indicating they can provide the culinary water to this
area and if the lines are not in at the time of recording then a
bond needs to be posted for the waterlines. Mr. Brandow has
indicated that all of the improvements would be in and taken
care of before the plat is recorded.
Mr. Hyde stated that Darrin
Brown indicated in the last meeting some concerns that some of
the lots may not perc. According to the survey plat there has
been a perc test done on 4 of the 5 lots. Lots 22 & 23 seem to
have pretty good soil but lots 24, 25 and 26 seem to be rocky so
there is some concern there. Mr. Brandow stated that if needed
he would have dirt hauled in so that a perc test would pass and
a septic system could be put in.
Mr. Hyde stated in regards to
fire protection the Fruitland Water District has indicated that
their system is not improved to provide fire protection by
installing fire hydrants. Mr. Brandow stated that he would be
willing to install fire hydrants but Fruitland Water says that
he would be unable to hook them up. We are actually reducing the
fire hazard by going from 8 to 5 lots.
Chairman Sweat stated he owns
property within ¼-mile from the property in question. I have had
minimal contact with a couple of people in reference to this but
I don’t feel that it has biased me in anyway so that I would
need to recuse myself. Mr. Hyde stated that Chairman Sweat
should state what questions were asked of him. Chairman Sweat
stated that he had spoken to Mr. Brandow in regards to the
culinary water in the area and I am on that Board and also to a
property owner adjacent to this property in reference to the
location of the properties in question.
Mr. Brandow stated what they
would like to do is to put in a facility adjoining with the
property recently purchased from Ellis Muir. So with this 40
acres and that of Muir’s it gives us 424 acres. The amended plat
for Valle del Padres would be Phase 1 of our project and
eventually we would like to put in a first class equestrian
center and a very nice park. Also we would like to put in a
shooting range and a place where kids can ride 4-wheelers safely
and a place where people can park motor homes and boats in the
winter time safely. The property is located approximately 6
miles from Bandanna Ranch and their airstrip so people could fly
into there and we are only 1 mile off of Highway 40. Mr. Brandow
stated they have 3 people that are interested in financing the
project so there wouldn’t be a problem there.
Chairman Sweat asked Mr.
Brandow about the road on the west side and who is responsible
and if it would be widened out with any ingress or egress. Mr.
Brandow turned it over to Mr. Thayne who is doing the roads and
waterlines in the area and he stated he would also like to know
who owns that road. Mr. Thayne stated that if they need to they
will widen but it isn’t on the property and has nothing to do
with it other than it is an access to the property. Mr. Hyde
asked where you turn off of Highway 40 at 46000 West and go
south down that road past a couple of houses and then there is a
gate with No Trespassing signs, do we know who has control over
that and might be able to gate that and cause a problem. Mr.
Brandow stated that when he purchased the property that Susan
Hamilton stated that it was a county road all the way in. Mr.
Hyde stated that it doesn’t appear on any of the county road
maps. Jerry Allred stated that it has been there for many years
and there has been gravel brought in to improve it. Chairman
Sweat stated that that was all private. Chairman Sweat stated
that he would agree with Commissioner Rather that it is a Class
B road that just gives access and things but I seriously doubt
that it is 66 feet wide. Mr. Allred stated that he thought that
it was just 55 feet wide.
Chairman Sweat stated he had
a second question in regards to 3 of the lots and being able to
pass the sanitation requirements and being able to build on
those lots. I have heard or read that you would make good on
those lots so that they are buildable whether you need to haul
in dirt or whatever is needed. Mr. Brandow stated that when he
bought the property from the previous owner that perc tests had
passed on all five lots. When we bought we did a perc test on
four of the five lots. We do have access to a gravel pit so we
will be able to haul it in for a good leach line and septic
system.
Mr. Brandow stated it is our
intent to put a 4-foot white rail fence on the front of all
these lots and have a pad already put in and have the perc tests
and leech lines approved. This would of course increase the
value of each lot and it states in our CC&R’s we have stipulated
that the building needs to be initiated within 1 year of
purchase and we also want someone that is going to build and it
and not just for an investment.
Commissioner Peatross moved
that the Planning Commission recommend to the County Commission
the approval of the amended plat subject to the following
conditions:
| 1. |
Prior to
recordation of the amended plat, the owner shall
provide a water source to the five lots either by a
mainline extension with the Fruitland Special
Service District’s approval or by private wells with
state water rights or post a bond for such
improvements. |
| 2. |
Prior to
recordation of the amended plat, the owner shall
provide road improvements to the five lots
acceptable to the County Road Supervisor or post a
bond for such improvements. |
Commissioner Rather seconded
the motion and it passed unanimously.
Minutes: Approval of the
October 5, 2005 minutes
Commissioner Barneck moved to approve the minutes of the
October 5th Planning Commission Meeting.
Commissioner Fabrizio seconded the motion and it passed
unanimously.
Commission Comments and
Staff Reports:
Mr. Hyde stated to the commission that there would be a
seminar in Vernal on November 17th and anyone interested needs
to let him know, so that he can get them registered.
Commissioners Barneck, Fabrizio, Rather, and Sweat were all
interested.
Mr. Hyde stated that the
County Commission has approved the Zoning and Subdivision
Ordinance amendments. Copies will be made and will be provided
to you along with realtors, appraisers, surveyors, etc.
Commissioner Rather asked in
regards to the road improvements what did they decide. Mr. Hyde
stated it was decided that the road improvements in commercial
zones and the R-½ zones where you have city water and sewer
would require curb, gutter and paving. Then the County
Commission decided in the industrial zones and R-1 acre zones
require paving and in the larger lot size zones (R-2-½ and A-5
acre zones) paving would be required unless the Planning
Commission and the County Commissioners agreed to grant a
variance.
Commissioner Barneck asked if
any of the fire protection was finalized in the subdivision
ordinance. Mr. Hyde stated that they are still working on that.
The County Commissioners had a meeting on October 24th with all
of the water providers in the county and based on that they
would put together a separate ordinance amendment that will deal
solely with fire protection. At that time it will come back
through the planning commission once it has been prepared.
Mr. Hyde stated that he has
been doing some research on other county’s fire protection laws
and some demand that they have fire hydrants every 500 feet, 700
feet or 1000 feet no exceptions and then some county’s look at
the landscape of the area being developed.
In the discussion it was
brought out that if the water lines were too small the lines
would collapse and Mr. Hyde stated that Georg Adams indicated
that the lines wouldn’t collapse when drawing water as they do
not suck the water out, they let it flow in. It was discussed to
put in water storage tanks where water lines were unavailable.
At the meeting the suggestion
was made to get together with the water districts to know where
water lines are in the county and get together with the GIS
department to have them added onto the county maps. The planning
commission thought that this would be a good idea. Commissioner
Sweat mentioned being able to use irrigation water when fighting
fires during the irrigation season.
Adjournment:
Commissioner Barneck moved to adjourn the meeting at 6:40 p.m.
Commissioner Fabrizio seconded the motion and it passed
unanimously.
