Motion as recorded
Outcome not recorded
No roll call was recorded for this motion.
The motion as the minutes record it
Councìlmember Burnhøm moved to approve the consent agendø Councilmember Gricius seconded the motion. Those voting øye: Colhy Curtìs, Stephønìe Gricíus, Benjarnin Reaves, Donna Burnham, and Melissa Clark. The motion pøssed with a unanimous vote. SCIIEDULED ITEMS 14" ORDINANCE/PUBLICHHARING 14.4. ORDINANCE - An Ordinance of Eagle Mountain City, Utah, Amending the Eagle Mountain Municipal Code, Chapter 17.25 Residential Zone and Chapter 17.30 Residential Zone Bc¡nus Density Entitlements. Community Development Director Steve Mumford explained he has been in contact with the Utah Homebuilders Association and feels that the current draft addresses many of their concerns. He explained the impetus behind the update is to implement the 2018 General Plan key initiatives, community vision and guiding principles. Eagle Mountain City Council Meeting - August 20,2019 Page l0 of 18 Updates were made to the architectural standards, maximum densities in multifamily zones, buildable square footage of large lots, and minimum lot size average calculations. The updated draft also addresses accessory apartments, one-bedroom units, minimum dwelling sizes, minimum garage sizes, and removes the requirement of a hot tub with required pools. It also has new names for the rural residential zones for clarification. Mr. Mumford presented examples of three- and four-story apartment buildings that are taller than 35 feet. Councilmember Burnham asked if the architectural standard requirement of variation in exterior materials andlor colors & additional architectural detailing on all front and side facades that face a public road means that homes must meet both standards, or just one. She said the "and" in the "and/or" could mean that both are required. Mr. Mumford said homes can be broken up with colors, instead of with materials. The language leaves it open, so the Council could require both. Councilmember Curtis asked if elevation designs could be addressed in master development agreements, and if the Council would approve proposed elevations. Mr. Mumford asked if the Council wants to see examples of elevations with preliminary plats and final plats, or if they would like to leave the approval of elevations up to City staff. He stated that currently, the Council does not see home elevations for single-family developments. Councilmember Curtis stated that as long as staff understands that the Council wants a variety of elevations, they do not need to be presented to the Council. Mr. Mumford said elevations can be required with master development agreements, and stated with the next single-family development, staff can send elevation drawings to the Council to ensure they are as required. Mayor Westmoreland opened the public hearíng at 7:41 p.m. Karen Scott asked what the zone will be north of Lake Mountain Road. Mayor Westmoreland explained the item is a zoning ordinance. Mr. Mumford stated that this item does not rezone property, and Ms. Scott's property is Agriculture Rural Density 1 on the General Plan, which allows zones RAI and RA2. He stated if this ordinance is approved, her rezone application will be placed on the Planning Commission agenda for review. It will need to be amended to match the approved zoning ordinance. Discussion ensued regarding Ms. Scott's property and potential rezone applications. Crystal Travis with D.R. Horton expressed concerns regarding multifamily housing requiring pools and clubhouses, regardless of the number of units. D.R. Horton prides themselves on building affordable townhomes and homeowner associations are not sustainable for developments with fewer than 150 units. The proposed draft also requires an entryway monument sign for all subdivisions, which requires a homeowner association. She also expressed concern that the ordinance requires five elevation options for each floorplan. Eagle Mountain City Council Meeting - August 20,2019 Page ll of18 Mr. Mumford said the current Municipal Code requires entryway monument signs with all subdivisions. He explained that currently pools are required in developments with 150 units or more, and clubhouses are required f'or all multifamily projects; the proposed draft does require pools for all multifamily projects. Deann Huish with Utah Valley Homebuilders Association asked if local builders gave input to the City regarding the draft and asked if the City has the staff time available to monitor all of the requirements listed in the draft ordinance. She said the Utah League of Cities and Towns have expressed frustration when governments dictate styles, exclusionary zoning, and onerous restrictions on housing. She stated the proposed building requirements will only add to the cost of homes. Councilmember Bumham stated there are a few small townhome developments in City Center with only ten to twelve units, and asked if those projects would be required to build a pool or clubhouse. Mr. Mumford explained that the proposed draft requires all multifamily projects to provide a clubhouse and pool, or provide an altemate plan to the approval authority that is comparable in cost and value to residents. Councilmember Curtis expressed concem that if the requirement is changed to projects with 150 units, developers will build projects with 149 units to avoid the pool and clubhouse requirement. Mayor Westmr¡reland closed the public hearing at 7:58 p.m. Mr. Mumford explained that he thought he had emailed the draft ordinance to Ms. Huish on Thursday, but realized this morning that it was not sent. He apologized to her for the delayed update and stated more builders would likely be in attendance to state similar concerns if they had received the draft on Thursday. It was not his intent to provide the information at the last minute. Councilmember Gricius stated the draft in its current form requires five elevations for each floorplan, but the standard is only three. She explained that she misunderstood the previous conversation regarding elevations and floorplans. She stated she believed that the draft was requiring five floorplans for each development, not five elevations per floorplan. The same elevation can be built with limitless colors, which provides the variation Councilmember Curtis desires. She would prefer the ordinance require three elevations, not five; five floorplans is excessive and that many requirements constitute ovoffegulation" Councilmember Curtis asked how many elevations are currently required and stated he would approve of the current requirement. Mr. Mumford said currently three elevations are required for each floorplan. He said he wants the ordinance to require five elevations. It is not about affordability and does not cause the builders to spend more money. The requirement will only affect large builders. Eagle Mountain City Council Meeting - August 20,2019 Page 12of18 Councilmember Reaves asked if the reason builders do not want five elevations is due to the cost, and stated an additional two elevations might limit affordability but won't cause people to not purchase homes" Councilmember Clark explained that elevations can be differentiated by the two- versus three-car garages, large single windows versus two smaller windows, or similar changes. Councilmember Burnham stated she agreed with Councilmember Gricius and said that just because a government can do something, it should not necessarily do it. They should not legislate preference. Councilmember Clark said the Council should not dictate colors, but it is appropriate to require additional elevations and options. Mayor Westmoreland explained the more variety in materials and design, the higher the cost is to the end buyer; cost will be impacted as there are different labor groups for different building materials. Councilmember Curtis stated builders do business in Eagle Mountain due to the lack of regulations and allowed cheap materials, and asked if the Council wants Eagle Mountain to be the W'almart of home markets. Councilmember Burnham asked Mr. Mumford if a change in window size would be considered an additional elevation. Mr. Mumford said adding a porch, offering craftsman-style versus a modern style, or other similar changes would be considered different elevations. He explained that there is a difference between developments having five different styles of one floorplan and five different fl oorplans" Councilmember Clark asked Councilmember Curtis if he felt enough variety is provided if the ordinance requires five floorplans with three elevations each, as well as the variation in exterior materials and colors. He saicl it would provide the desired variety. He said he will approve of three elevations if the garage requirement is increased to 22 feet by 22 feet, with the 400 square feet of usable space removed from the language. Mayor Westmoreland asked the Council for their opinions on the required entry monuments. Councilmember Burnham stated her community has an entry monument and they do not have a homeowners association. Councilmember Clark stated most communities desire entry monuments. Councilmember Bumham requested RAI and RA2 be required to have 20,000 square feet of buildable space, and RDl require 15,000 square feet of buildable space. Councilmember Clark stated that is a fair requirement. Councilmember Gricius stated she likes Councilmember Burnham's compromise of 750 square feet of required open space for one- and two-bedroom units in multifamily projects. Councilmember Clark agreed. Councilmember Curtis stated he does not love that idea, but would approve of the compromise. Councilmember Curtis stated he would prefer a requirement of twenty feet between multifamily buildings. Mayor Westmoreland explained that the space between multifamily units, whether is it ten or twenty feet, is not really usable. Councilmember Clark said if the buildings are too close, the sun does not hit in between the units. Councilmember Burnham stated the minimum dwelling size in R2 is too large. Councilmember Curtis said the smallest home in a development he previously lived in was 1,600 square feet. Councilmember Burnham said she lived in a home in American Fork that was 750 square feet. Councilmember Clark stated a requirement of 1,000 square feet is much smaller than other similar cities. Mr. Mumford said language can be clarified to designate different minimum dwelling sizes for one- or two-story homes; he explained that Saratoga Springs has a minimum dwelling size of 1,000 square feet on 6,000-square foot lots, and the minimum dwelling size increases as lot sizes increase. Councilmember Burnham explained that not everyone has stairs; she would prefer a smaller required footprint, particularly for one-story homes with no basements. Mr. Mumford stated he does not have a strong opinion on the subject; the requirement was included to protect home values and ensure similar sized homes are built in neighborhoods. The perceived value may go down if a tiny home is built next to alarge home. He said a standard should be included, but he is not aware of homes being built that are less than 2,000 square feet, including the basement. They can include the garage in the square footage, which allows a 600- square foot home. The City previously required a minimum square footage, but that requirement was removed from Municipal Code after staff discussed the issue with local builders. Discussion ensued regarding home values and how real estate agents obtain comparable property prices. Councilmember Gricius stated she would approve lowering the minimum square footage to 750 square feet. Councilmembers Curtis and Reaves stated they do not want to allow less than 1,000 square feet for a minimum dwelling size. Discussion ensued regarding resale value of 1,OO0-square foot homes and what is currently being built in the City" Councilmember Curtis stated any lower limits set by the ordinance will be the standard the developers will build to. He said the lowest he would approve would be 900 square feet. Councilmembers Reaves, Clark, and Gricius agreed that 800 square feet would be acceptable. Regarding building height, Councilmember Curtis said he would approve 45-foot tall buildings in a transit-oriented zone. Mr. Mumford said he will work on the transit-oriented zone to present to the Council before the end of the year. Mr. Mumford requested the motion include an allowance for staff to update charts in the amendment. Eagle Mountain City Council Meeting - August 20,2019 Page 14 of l8