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Council Approves Red Ledges Annexation
BY IRENE HASTINGS
Wasatch Wave
March 21, 2007
After months of negotiations, protests and concerns, an ordinance considering Red Ledges Annexation was passed by Heber City Council, subject to stated agreements and covenants. The property annexed for development is located at approximately 2300 East to 3600 East Lake Creek Road on the northern side of Lake Creek Road. The adoption of the annexation agreement involves 1,525.94 acres.
Todd Cates of Red Ledges made a presentation of changes which were made to accommodate various concerns and interests of the council and community. Some of these changes included state statutes regarding islands or peninsulas, mitigation of environmentally sensitive areas and notification of affected entities. They further agreed to provide maps and documents to the council regarding the fiscal impact upon the community.
The council chamber was filled to capacity at the public hearing which preceded the council's annexation vote. Several issues previously addressed at council meetings again arose. The hotly debated proposed road was an abrasive issue to persons involved. "Our property will decrease in value as well as our lifestyle," said one resident. "How can Lake Creek road handle all the traffic?"
Others had issues with the 15-acre park near the canal in Red Ledges. The canal runs through Red Ledges property and is seen as a safety issue. The park, to be built by Red Ledges, will have a trail head, rest rooms and perhaps a water feature, soccer fields and play grounds, open to the public, said a Red Ledges spokesman.
Stiff opposition to the Ledges was still evident. "The owners have two billion dollars worth of property. If you vote for this ordinance, you'll be giving a gift to the company," said Rudi Kohler. "Give the taxpayers something for the gift you're giving," he said. Council Member Jeff Bradshaw said, "There are certain things government should and should not be doing, such as profit sharing. It is not the city's business to get involved in development profits, except for analysis." Bob Wren said, "Density is the name of the game." He stressed attention to land use, safety, and welfare of the community. He said the developers are donating one acre for a fire station, which the taxpayers will pay for (not agreed to by the council). Wren urged the city to do an independent fiscal analysis to determine the cost to the city, county and school district. Mark Anderson, City Manager, spoke to the economic impact of Red Ledges development. "Assessed valuations are high in a market that is softening." He pointed out that Wasatch County assessments are on the high end. "We may be able to spread the burden more evenly," said Anderson
He suggested that we provide diverse opportunity for all income levels. Bradshaw made a motion to adopt 2007-13, the annexation of Red Ledges, subject to agreement and covenants on the annexation. The vote was unanimous. Public Hearing, Ordinance 2007-14, concerned an ordinance considering the Swena/Reinholt annexation concerning property located at approximately 100 West 700 North, consisting of 17.48 acres and adoption of the annexation agreement followed.
Anderson said the annexation is considered for the potential of a bypass corridor. The property is north of the city park and was donated to the city with potential for a hotel and restaurant. The agreement, said Anderson, suggests the developer cannot use the land north of the city park. Steven Yates, representing the applicant, asked for "a meeting of the minds with everyone." He said the consideration of density should be based on economic reasons.
Wayne Buell voiced concerns for the water level in the open space. "Army Corps engineers will test the property. The development should be approved first to see if it is feasible." Yates replied, "All those things have been addressed by a consultant." The consultant, Yates said, will study soils and vegetation and report these findings to the Army Corps. Council Member Elizabeth Hokanson said, "I'm concerned about these studies. The city isn't in the business to make sure developers can make a profit." Bradshaw said, "We need to address those items. It's not wise to approve it until it is feasible."
Council Member Vaun Shelton made the motion not to adopt the ordinance at the present time and to table it until they get more information. Additional information on the sewer system and wetlands involved is required. The motion was unanimous. More on the Red Ledges development was presented by Cates, who sought approval for the Master Plan Agreement, Red Ledges Recreational Community.
The proposed community includes affordable housing, architectural design using natural materials, a wildlife study and geo-technical reports. "We (the staff) are comfortable with what's being presented tonight," said City Manager Anderson. "We'll start with the golf course and work westward." Hokanson made a motion to approve the Master Plan Agreement. It was unanimous.
Paul Simms presented the Stone Creek Master Plan which included discussion on recommendations from the Planning Commission. In the previous Heber City Council meeting, Stone Creek was asked to return to the commission for clarification on lot size, density, open space requirements, gated entrance and private road issues. "The Planning Commission, after significant discussion, recommended the project be allowed to move forward as a private gated community," said Simms. However, he said, "We can't meet the original 40% open space requirements."
Alan Fawcett, Heber City Planning, said, "How do you pull 40% open space out of an area so highly developed?" Anderson indicated they were going to "kick around ways to accomplish" the open space requirements. Lange expressed concern about the runoff water which fills the holding ponds. "It's dangerous, and needs to be addressed," said Lange. Bradshaw's said, "I don't care much for a gated community." He suggested putting the gate further in from the intersection and making the park open to the public.
Residents of the Pleasant Valley Mobile Home Park again gathered to protest being forced to move from their homes, during the Open Period for Public Comment. They were informed by the council that Boyer Development will address the council on April 5. "They are actively working with Doug Heiner (owner) to come up with some financial arrangements," said the council. Negotiations are underway on offering housing accommodations at the south end of the city, they were told. No deals have yet been made.
Other discussion items concerned a lot split/small lot subdivision of a parcel located at approximately 298 East 400 North, a Muirfield Park Playground Equipment bid and discussion/adoption of fees related to the Planned Community Zone Master Plan.
