By Myrna Trauntvein
Times-News Correspondent
Is Nephi City allowing cookie-cutter development or do
the subdivision pieces fit together in a planned
pattern?
That question was one of several asked at a public
hearing held by the Nephi Planning Commission (Land Use
Board).
The hearing was held to accept public comment on a
request from Larry Wright to change the zoning from R-1-H to
R-1 on property he owns south of 700 East and North of Sun
Ridge Ranches Subdivision, in south east Nephi, from
approximately 310 East to 110 East.
"The general plan designates the area in question as
potential higher density residential," said Glenn
Greenhalgh, planning commission chairman.
Several residents made comments at the hearing which
will be considered by the city in making a final
decision.
Roy Ward, a home-owner in Sun Ridge Ranches, said he
wondered if all pertinent issues such as drainage and
streets should be planned and decided in advance of zone
changes and subdivision approvals.
Brett Ludlow, engineer for the project, said that a
conceptual plan for the project is available and he
displayed it at the front of the council room where the
hearing was held.
"Tonight's hearing is about what Nephi City will look
like 100 years from now," said George Phillips.
He said that cookie-cutter development had been the
recent pattern of development in the city.
In addition, he said, non-residents were putting in
the developments and very few position comments were being
made by local residents. However, he said, most of those
comments were falling on deaf ears.
"We have not seen a specific plan for this area," said
Phillips. "The future of Nephi needs to be protected in
these proceedings."
Streets in developments should contribute to an
overall effective traffic plan, he said.
"Who is responsible for planning the streets?" asked
Jim Phillips.
He said he was concerned that streets in subdivisions
do not appear to be planned out and are far between.
Paul McPherson said he thought drainage issues for the
area needed to be addressed in advance of zone changes and
subdivision approval. Drainage needed to be
well-planned.
"Settling ponds will not work," he said.
Also addressing water problems, was Jim Phillips.
However, he was concerned that the water delivery system be
carefully examined.
"There are water flow and pressure problems in this
general neighborhood now," he said.
Most of those attending, however, were concerned with
lot sizes in the new subdivision.
"The new subdivision will affect our lot," said Mary
Ward. "At the time we moved here, the subject area was zoned
for acre lots. We wanted to be surrounded by one-acre
lots."
She said she thought residents of Nephi should have
more say in zoning matters than outside developers.
"Lots in the proposed project," said Wright, the
developer, "are close to 1/3-acre and larger and have 90-
and 100-foot frontages. They are not small lots."
Shannon McPherson, who also owns a home in Sun Ridge
Ranches, said that the rights of local residents and outside
developers have to be respected equally. The planning
commission, she said, should make recommendations
considering the input received.
"The design of the project will try to buffer the
adjacent one-acre lots from the one-third acre lots," said
Ludlow.
The project wants to have an attractive development,
said Noel Hiatt, one of the developers. He said they would
not do shoddy work.
"I was willing to move to Nephi if large lots and low
traffic levels were part of the environment," said Shurron
Phillips, who also has a home in Sun Ridge Ranches.
"Could the general plan be amended for this area?"
asked Donni Phillips Pay.
She said that a variety of lot sizes was
understandable, however, there were very few large lots in
Nephi. Animal rights need to be preserved, where possible,
on good-sized lots.
Smaller than one-acre lots did need to be
protected.
"People live in Nephi for a rural way of life," said
Mike McPherson, Sun Ridge Ranches. "The planning commission
should protect that way of life."
Roy Ward said that allowing one-third acre lots near
his one-acre lot did take away equity from him and that did
concern him.
Wright said that two lots in Covington Ridge, the
proposed subdivision, were to be given to the city for
development of a park for recreation purposes.
After the close of the public hearing, in regular
session of the planning commission, the commission reviewed
the comments made at the public hearing. They noted the
frustrations of the existing property owners.
The variety of lot sizes next to the existing one-acre
lots was considered. Nevertheless, the commission voted to
recommend the zone change from R-1-H to R-1 to the city
council.
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