Payson Planning and Zoning Commission Meeting - June 3, 2024
Payson Planning and Zoning Commission Meeting - June 3, 2024
The Payson Planning and Zoning Commission met on June 3, 2024, at 3:00 PM in the Town Hall Council Chambers to consider a request to add a Manufactured Home Overlay to the Timber Ridge Planned Area Development. The meeting included approval of previous minutes, public comments, staff presentations, applicant testimony, and a vote on the zone change amendment.
Consent Calendar
- Approval of Minutes (11-06-23): Motion by Douglas Martin, seconded by Dallin Haws, to approve the minutes from the November 6, 2023, meeting. Motion carried 6-0.
Public Comments & Testimony
- Richard Bredford (505 Double Tree Circle): Expressed concern that manufactured homes would negatively affect property values and create lower-income housing that could lead to slum conditions and increased crime.
- Dave Rogers (504 North Spur): Stated opposition, noting the adjacent custom-built homes and the lack of a homeowners association (HOA) that could lead to debris and junk accumulation.
- David Young (400 North Radal Lane): Voiced concerns about traffic and requested that the development be given a different name than Timber Ridge, as it would no longer feature custom homes.
- Claudia Atkins (518 West Lareda Loop): Raised concerns about the absence of garages, stating that without storage, junk would accumulate, and noted that the four proposed models would all look alike with only different colors.
Discussion Items
- Staff Report: Nicole Adams, Zoning Administrator, presented the request for an amendment to Zoning Ordinance 928 to add a Manufactured Home Overlay to the Timber Ridge Planned Area Development (26.10 acres at 300 W Rumsey Dr, APN 304-05-138E and 304-05-138F). The property is currently undeveloped. The northern boundary is developed residential (R1-35), southern is industrial (M1), east is undeveloped residential and commercial (R3, C2), west is developed residential (R1-10, R3). The amendment is consistent with the General Plan's goal of incorporating a variety of housing options. The total units in the entire Timber Ridge development are not to exceed 155. Staff recommended approval subject to conditions, including that the overlay may be removed if improvement plans and building permits are not obtained within two years.
- Applicant Presentation: Stu Pickoff, applicant, presented via Zoom. He stated the homes would be multi-section (double-wide) manufactured homes, all new, ground-set with stem walls to look site-built, single-story, and permanently affixed. Phase one includes 23 lots; phases two and three (north of Rumsey) would add 26 lots, and the south side of Rumsey remains under engineering review. Price point estimated at $300,000–$400,000 for a 1,300–1,600 sq. ft. home. No decision on garages; applicant indicated willingness to consider a carport with storage or a shed.
- Commission Discussion: Commissioners asked about setbacks, CC&Rs, HOA, and feasibility of garages. Town Attorney Jon Paladini advised against the town requiring an HOA but noted that stipulations for garages, carports, or sheds could be added to the overlay. Commissioner Clark Jones suggested a compromise: a 6-foot solid fence on the north boundary and each home to have either a one-car garage, a one-car carport with storage, or an 80-square-foot shed if the former options are not feasible due to setbacks.
Key Outcomes
- Motion: To recommend approval of P24-002 to the Town Council with stipulations: (1) a 6-foot solid fence along the north boundary, and (2) each home to include either a one-car garage, a one-car carport with storage, or a shed of at least 80 square feet where garages or carports are not possible. Motion by Karen Schaier, seconded by Clark Jones, as amended. Vote: 5-1 in favor. Yes: Clark Jones, Dallin Haws, Miranda Meyer, Karen Schaier, Mike Foil. No: Douglas Martin.
- Next Steps: The recommendation will go to the Town Council. The commission also noted upcoming items: a special meeting on June 10, 2024, at 3 PM for the General Plan adoption; UDC update ongoing; and July 8 meeting to review a zone change for the U-Haul development and a conditional use permit for 104 West Phoenix Street. Commissioner Clark Jones announced his term ends at the end of June and he will not reapply.
Meeting Transcript
There are no public comments for general items in the planning and zoning meeting. So we will move on to the scheduled hearing. Have a staff report. Yes. Thank you, Mr. Chairman. We do have a staff report here for a request for an amendment to a owning ordinance 928, which will be to add a manufactured home overlay to the Timber Ridge planned area development, which is approximately 26 acre property located at 300 West Rumsey Drive. There is again not planned area development, but it is undeveloped property. The northern boundary is developed residential property with a zoning of R135. The southern border is developed industrial property is M1. To the east is undeveloped residential and developed commercial property, which is R3 and C2 zonings, and to the west is developed residential property R110 and R3 zonings. So this would just be for the manufactured home overlay. The unified development code requires changes in land use to be consistent with the town of Payson general plan. The commission's responsibility in reviewing a zone change request is to ensure that the proposal aligns with the general plan, the unified development code and other relevant town codes, ordinances, and policies, as well as sound land use principles. The addition of a manufactured home overlay is consistent with the goals of the general plan by incorporating a variety of housing options to improve the ratio of affordable workforce and market housing. All development within this would have to meet any other town codes. Total land area is again approximately 26 acres. It is currently divided into two parcels. One parcel is already an approved final plat for Timber Ridge phase one. That final plat and civil improvement plans have been approved by council. However, they have nothing has been recorded for that final plat. They actually received a extension to August to record that final plates they still need to do their assurances and sign their agreement to construct. If they don't do so with the current owners right now, by that August 23rd deadline, then they would be starting the process over. But it does not change anything about the planned area development. Phases two and three have not been begun the plotting processes yet, and they're also to remain single family detached homes. The final phase of the project is south of Rumsey Drive, and that is planned to be a development of single family attached duplexes and quadplexes. The total units in the entire timber ridge development are not to exceed 155, and that is based on the original zone zone change. The current zone change or zoning ordinance does not restrict the manufactured housing, but the current CC and Rs do. Timber Ridge planned area development materials are all located within the staff report that was provided. And again, no further modifications are permitted with the manufactured home overlay request. The project was presented to all of the development services team, and any comments or conditions were listed within the report, and the applicant held a citizen's participation participation meeting on May 24th. That was also included in your report. Staff's recommendation is this use could be compatible with the topography and adjacent land uses, and staff recommends approval of this application subject to the conditions listed below. Development shall comply with all town of pace and requirements. Development shall be in substantial conformance with the Timber Ridge planned area development zone change ordinance 928. And if any of the conditions listed above cannot be met, or the applicant or developer does not have approved improvement plans and building permits within two years of the approval date of the rezoning ordinance, then the manufactured home overlay may be removed pending council action. If there's other questions for me, I am available. Right. If you can go ahead. We've got you. So if you would like to present Thanks so much. I apologize for not being there in person. I tried to get there, and uh V-Line Highway is closed because of a fire next by. So sorry I can't be there in person, uh, but thank you for your time. Um I've discussed with Cole some of the specifics, and she attended the citizen participation meeting, but I just wanted to generally uh speak to what we intend to do there. Uh the intended use will be for multi-section manufactured homes, all brand new, um, all ground set so that we would excavate, install the homes, build a stem wall, and backfill so that essentially they would look site-built, they would be permanently affixed to the property, and um of course we would uh intend to keep all trees that we could possibly do in the development um for the the look and the aesthetic we want. Um, and these will not be lots for sale. Um we will do all spec homes and install the homes themselves. Um that's all phase one and then uh two, three to follow, which is north of where Rumsey Road will connect, south of Rumsey Road. Um we're still looking at a lot of engineering, there's a lot of topographical issues there, and so we're we're still trying to determine what we can do south of Rumsey Road.
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