Feb 18, 2025 Planning Commission

[00:00:01]

RECORDING IN PROGRESS. WE'LL START THE PRE MEETING FOR THE PLANNING AND ZONING COMMISSION

[Pre-Meeting 5:30 p.m.]

THIS REALLY FITS IN RIGHT WITH WHAT WAS APPROVED IN THAT MASTER DEVELOPMENT PLAN. ANY QUESTIONS? OKAY. NEXT IS THE 5600 WEST OLD BINGHAM HIGHWAY STATION AREA PLAN. THAT LOOKS LIKE TAYLOR.

YEAH, THIS IS ME AS WELL. THE FOURTH STATION AREA PLAN WE'VE BROUGHT TO YOU. THE OTHER THREE WERE ALL TOGETHER. SO THIS IS THE FOURTH OF SEVEN. WE'VE BEEN WORKING ON THIS FOR ABOUT 18 MONTHS. WE DID HAVE A KIND OF A DELAY THERE IN THE MIDDLE WHERE WE CHANGED COURSE OF ACTION, BUT WE FEEL REALLY CONFIDENT. THE PLAN THAT WE HAVE, WE FEEL LIKE IT UTILIZES THE ENERGY THAT'S GOING ON IN THAT PORTION OF THE CITY INTO THE CITY TO THE SOUTH. AND WE THINK IT'S GOING TO BE A GOOD ADDITION. SO. ANY QUESTIONS ABOUT THAT? OKAY. NEXT IS THE TEXT AMENDMENT THE CORRIDOR ZONE. AND IT LOOKS LIKE THAT IS TAYLOR AGAIN. YEAH. SO THE CORRIDOR ZONE THIS IS SOMETHING THAT WE'RE INTRODUCING UTILIZING A FORM BASED CODE RATHER THAN A STANDARD EUCLIDEAN ZONE FOR POTENTIAL PROPERTIES ALONG REDWOOD ROAD SPECIFICALLY. TO ALLOW MORE HIGH DENSITY AND HIGH INTENSITY DEVELOPMENT. MIXED USE, EITHER VERTICALLY OR HORIZONTALLY OR STRAIGHT.

RESIDENTIAL. AS A FORM BASED ORDINANCE, IT'S REALLY GOING TO REGULATE BASED ON THE APPEARANCE OF THE BUILDINGS MORE THAN WHAT'S INSIDE OF THEM, AND THE UNIQUE KIND OF ASPECT ABOUT THIS IS THERE'S NO MAXIMUM FOR ANYTHING. EVERYTHING HAS TO BE APPROVED BY THE CITY COUNCIL WHEN THEY COME IN FOR A REASON FOR MASTER DEVELOPMENT PLAN. SO IT'S REALLY GOING TO RELY ON PEOPLE COMING TOGETHER WITH A PLAN WHICH WILL REALLY BENEFIT THE CITY. AND IN EXCHANGE FOR THAT DENSITY, PART OF THE REASON FOR THIS IS TO ADDRESS THE HOUSING CRISIS, BUT ALSO KIND OF

[00:05:03]

THERE WE GO. YEAH. SO ON THE NEW SINGLE FAMILY RESIDENTIAL CONSTRUCTION INSTALLATION REQUIREMENTS, WHAT IS THE 50% LIVING PLANT COVER? HOW'S THAT GOING TO BE INTERPRETED AND WHERE DOES IT ACTUALLY APPLY IN A PERSON'S YARD? WELL, IT CAN'T BE ANY MORE THAN 30%. SO IT CAN BE TREES, SHRUBS, TOMATO PLANTS, WHATEVER. THERE'S SOMETHING LIVING. SO RATHER NOT MINERAL BUT LIVING. AND IS THAT IS THAT LIMITED TO CERTAIN AREAS OF THE YARD? I ASSUME IT DOESN'T INCLUDE ANYTHING IN THE BACK FRONT YARD. JUST THE FRONT YARD. YEAH. AND THEN DOES IT IMPACT LIKE THE SIZE OF A DRIVEWAY A PERSON COULD HAVE OR. NO, BECAUSE I'M NOT SURE WHAT THE LANDSCAPE'S 60% OF THE LANDSCAPE AREA. SO IF THEY WANT TO PUT, THEY CAN PUT UP TO 50% OF THEIR FRONT YARD IN DRIVEWAY. SO IT WOULD BE 50% OR 50% NOT INCLUDING THE 50%. YEAH. SO THE DRIVEWAY PORTION IS ALREADY IN CODE? YEAH. RIGHT NOW. OKAY. SO THEN THE OTHER HALF IS THE LANDSCAPE. AND WE'RE SAYING HALF OF THAT. AND WHEN YOU SAY LIVING PLANT COVER AT MATURITY, THAT'S IS THAT KIND OF THE UMBRELLA OF THE. YEAH. SO IT, YOU KNOW, SOME OF IT COULD BE 20 YEARS OUT BECAUSE SOME TREES TAKE A LONG TIME. SO IS IT GOING TO BE I THINK IT SETS MORE THE INTENT THAN THE ENFORCEMENT BECAUSE IT'S GOING TO BE DIFFICULT TO ENFORCE, YOU KNOW. BUT IF CODE ENFORCEMENT GOES OUT THERE AND SOMEBODY JUST HAS A TEN WHEELER, BRING IN A LOAD OF ROCKS AND THEY DUMP IT IN THEIR FRONT YARD, LIKE HAS OCCURRED IN THE CITY, THEY COULD SAY, NO, 50% OF THAT NEEDS TO BE. YOU KNOW, THE INTENT IS FOR 50% OF THAT TO BE LIVING MATERIAL AND NOT MINERAL.

SO THE LANGUAGE THERE IS THAT IT'S AT MATURITY. IT IS RECOMMENDED. YEAH. BUT THAT DOESN'T ACTUALLY SAY IT'S REQUIRED. NO. IS THAT INTENTIONAL TO NOT. YEAH. THAT'S THE WAY THE COUNCIL WANTED IT. OKAY. YEAH OKAY. AND DID THEY COME UP WITH THE 50% OR WAS THAT OTHER CITIES. THAT WAS REALLY AND YEAH, I HAVE TO REALIZE OUR LANDSCAPE ORDINANCE WENT THROUGH A LOT OF VERSIONS AND IT WAS ACTUALLY FROM. A PREVIOUS VERSION OF THE JORDAN VALLEY WATER CONSERVANCY WATER EFFICIENCY STANDARDS. SO THAT'S WHERE IT CAME FROM. AND WHAT WE'RE REALLY CONCERNED ABOUT IS THE COUNCIL WANTED SOMETHING IN THERE SO THAT CODE ENFORCEMENT COULD GO OUT AND ENFORCE IT, BECAUSE SOME ONE PERSON'S HOME CAN MAKE A WHOLE NEIGHBORHOOD LOOK BAD IF THEY'RE NOT, YOU KNOW, IF IT'S RED ROOTS AND TUMBLEWEEDS AND EVERYTHING. AND SO THEY REALLY WANTED AN ENFORCEMENT, BUT THEY DIDN'T WANT TO THEY WANTED TO LEAVE THE PROPERTY OWNER THE RIGHT TO LANDSCAPE IT THE WAY THEY WANT, YOU KNOW. BUT OUR SUGGESTION IS THAT YOU SHOULD HAVE SOME TREES AND BUSHES IN THERE AND JUST NOT PEA GRAVEL, YOU KNOW, BECAUSE IT

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HAS IT BEEN A HUGE PROBLEM FOR ENFORCEMENT? DO YOU KNOW, DEFINE HUGE PROBLEM? I MEAN, IT IS IT IS A LARGE PROBLEM. THE CITY THERE'S SUFFICIENT AMOUNT OF COMPLAINTS THAT DO COME INTO THE CITY THAT IT IS A PROBLEM FOR, FOR CERTAIN NEIGHBORHOODS, ESPECIALLY HERE ON THE EAST SIDE OF TOWN. WELL I GUESS I SHOULDN'T. THERE ARE SOME OUT WEST AS WELL, SOME OF THE NEWER LANDSCAPES, BUT. IT'S A BIG ENOUGH ISSUE THAT THIS CAME TO LIGHT BECAUSE CERTAIN COUNCIL MEMBERS WERE GOING ON RIDE ALONGS WITH OUR CODE ENFORCEMENT OFFICERS, AND THEY WERE POINTING TO PROPERTIES THAT, IN THEIR OPINION, DID NOT SHOW WELL, BROUGHT THE COMMUNITY, THE NEIGHBORHOODS DOWN. AND WHEN OUR OFFICERS SAID, WE'RE NOT GOING TO DISAGREE, BUT WE HAVE NO ENFORCEMENT TOOL BECAUSE OF THE CODE THAT YOU ADOPTED. THE LIGHT BULB FINALLY WENT ON. AND THAT'S WHY WE HAVE THIS THIS AMENDMENT. COMMISSIONER HOLLINGSWORTH. SO A LOT OF HOUSES ARE STARTING TO USE THE ARTIFICIAL TURF INSTEAD OF GRASS. HOW DOES THAT FIT IN THAT? YOU CAN USE ARTIFICIAL TURF. THAT'S ALLOWED IN OUR CODE. YEAH. THE ONLY THING THAT'S REALLY THAT WE HAVE TO ADOPT IN THIS ORDINANCE IS THE WATER EFFICIENCY STANDARDS, BECAUSE THAT'S REQUIRED BY THE STATE NOW, BECAUSE OF THE GREAT SALT LAKE, I GUESS, I DON'T KNOW, BUT OKAY. THANK YOU. I GUESS THERE'S SOMETHING CALLED THE GREAT SALT LAKE. STILL, I DON'T KNOW, A LITTLE LAKE. ALL RIGHT. WE'LL GO AHEAD AND GO TO TRAINING NOW. AND DUNCAN. ALL RIGHT. SO TODAY WE'RE GOING TO TALK ABOUT BYLAWS AND RULES OF PROCEDURE AND THE GENESIS OF MODERN DAY BYLAWS AND RULES OF PROCEDURE, I THINK WAS PROBABLY IN BRITISH PARLIAMENT A FEW HUNDRED YEARS AGO. RIGHT. AND YOU HAD HUNDREDS OF MEMBERS OF PARLIAMENT ALL TRYING TO TALK AT THE SAME TIME, AND IT JUST DIDN'T WORK. SO THEY HAD TO COME UP WITH SOME RULES SO THAT IT WAS ORDERLY. RIGHT. AND, AND I THINK OVER TIME, ROBERT'S RULES OF ORDER IS ONE OF THE MAIN SETS OF RULES THAT A LOT OF PEOPLE GO BY. A LOT OF GROUPS DO A SIMPLIFIED VERSION OF IT OR ADOPT SOME OTHER SIMPLE RULES.

RIGHT. ESPECIALLY FOR SMALLER GROUPS. THE PLANNING COMMISSION OF SEVEN DOESN'T NEED THE SAME AS A HOUSE OF COMMONS OF 600 AND SOME ODD RIGHT. AND BUT IN ADDITION TO JUST PROVIDING THAT OVERALL ORDER TO A MEETING, I THINK BYLAWS OR RULES OF PROCEDURE CAN PROVIDE SOME, SOME KIND OF UNIFORMITY. RIGHT. OR WHILE AT THE SAME TIME MAINTAINING A LITTLE BIT OF FLEXIBILITY AND ADAPTABILITY, WHICH I THINK OUR BYLAWS ALLOW FOR AND IN PARTICULAR OUR, OUR BYLAWS ARE ALLOWED BY THE FACT THAT THE CITY CODE GIVES THE PLANNING COMMISSION THE ABILITY TO MAKE A LOT OF ITS OWN RULES. I MEAN, THERE'S A FEW RULES THAT ARE RIGHT IN THE CITY CODE, BUT OTHER THAN THOSE FEW RULES IN TITLE TWO, THERE'S ONE OF THE SECTIONS IN TITLE TWO THAT SAYS THE PLANNING COMMISSION CAN PROVIDE FOR THE REST OF ITS OWN BYLAWS, WHICH OVER TIME FOR QUITE A FEW YEARS, THE WE'VE ADDED TO AMENDED, CHANGED, UPDATED, REVISED THESE RULES.

RIGHT. OR BYLAWS AND I THINK THEY'VE THEY'VE SERVED REALLY WELL I, I THINK. THERE'S A COUPLE OF TYPES OF RULES HERE. SOME ARE JUST THE ONES WE USE EVERY WEEK. SOME ARE THE ONES WE USE RARELY WHEN WE REALLY NEED THEM. I THINK ONE OF THE MOST IMPORTANT RULES THAT IS ON PAGE SIX, THAT'S SECTION D, WHERE YOU HAVE THE ORDER OF CONSIDERATION OF ITEMS SO THAT WHEN THERE'S AN AGENDA ITEM CALLED AN APPLICATION, THEN THAT AGENDA ITEM IS INTRODUCED BY THE CHAIR.

AND THEN AS YOU KNOW, THE APPLICANT PRESENTS, THEN THE CITY STAFF PRESENTS. THEN THERE'S A PUBLIC HEARING. THE APPLICANT CAN RESPOND TO SOME OF THE PUBLIC COMMENTS. AND THEN YOU AS A PLANNING COMMISSION, DISCUSS AND VOTE ON IT. RIGHT. AND, AND THAT'S WORKED REALLY

[00:15:03]

AND I KNOW STAFF DOES A GOOD JOB OF PREPARING THE APPLICANTS FOR BEING ABLE TO AT LEAST PRESENT A LITTLE BIT ABOUT THEIR APPLICATION. ANY THOUGHTS ON THAT? DOES THAT IN YOUR MIND? DOES THAT WORK? WELL, I KNOW WE TOYED WITH CAN'T REMEMBER IF IT WAS A YEAR OR MORE AGO, WHETHER THE APPLICANT SHOULD PRESENT FIRST OR CITY STAFF FIRST. I FEEL LIKE CITY STAFF CAN KIND OF FILL IN THE GAPS THAT THE APPLICANT LEAVES. BUT HOW IS THAT WORKED FOR YOU? DO YOU THINK IT'S WORKING PRETTY GOOD? I WAS THINKING A LOT OF OUR QUESTIONS ARE RESOLVED BY THE STAFF REPORT, AND IT'S RARE AND I KNOW THAT I HAVEN'T BEEN HERE THAT LONG, BUT IT'S RARE THAT THE PRESENTATION FROM THE APPLICANT CHANGES ANYTHING. SO I WOULD ALMOST THINK WE COULD BE A LITTLE MORE EFFICIENT BY JUST EVEN IF WE WANTED TO TAKE A STRAW POLL AFTER THE STAFF REPORT BEFORE BOTHERING THE APPLICANT TO HAVE TO COME UP, IT MIGHT BE MORE APPROPRIATE FOR THE APPLICANT TO PRESENT IT TO CITY COUNCIL. BUT HERE WE'RE OUR ROLE IS MUCH MORE LIMITED. THE STAFF REPORT GIVES ME EVERYTHING I TYPICALLY NEED. OKAY, SO YOUR THOUGHT, IF I UNDERSTAND CORRECTLY THEN IS MAYBE THE PRESENTATIONS DON'T NEED TO BE AS LONG, ESPECIALLY ON ITEMS THAT ARE. REALLY WELL COVERED BY THE STAFF REPORT. THAT'S WHAT I WOULD THINK. I WOULD THINK THAT WE WOULD CALL UP THE APPLICANT IF SOMEBODY ON THE COMMISSION HAD A QUESTION FOR THE APPLICANT, BUT OTHERWISE I DON'T THINK WE WOULD EXPECT THE APPLICANT TO COME UP AND MAKE A PRESENTATION FIRST. THAT'S MY THOUGHT. OKAY, I DISAGREE. I REALLY THINK THE APPLICANT PROVIDES A GOOD BASIS FOR THE WHAT THE PROJECT IS, HOW THEY SEE IT, THEIR VISUALIZATION, AND THEN STAFF FILLS IN THE REMARKS. I GET A LOT MORE BENEFIT FROM THE COMBINATION OF THE TWO THAN I WOULD FROM JUST A SINGLE PRESENTATION. OKAY. OKAY. I'D LIKE TO TAKE A MIDDLE GROUND ON THAT. ACTUALLY, RECENTLY I CAN'T REMEMBER IF IT WAS LAST MEETING OR THE MEETING BEFORE. ONE OF OUR PRESENTERS COMMENTED THAT, YOU KNOW, OUR CITY DOES IT KIND OF BACKWARDS RELATIVE TO MOST OF THE OTHER CITIES THEY WORK IN, WHERE THAT USUALLY THE STAFF PRESENTS FIRST AND THEN THEY PRESENT. AND I AGREE WITH COMMISSIONER HATCH THAT I LIKE TO HEAR FROM THE PETITIONER AND, AND ACTUALLY GET THEIR FEEDBACK AND FEEL THEIR THEIR ENERGY AND ENTHUSIASM. BUT I ALSO FEEL LIKE SOMETIMES, YOU KNOW, WHEN WE GET WHEN WE GET THE PEOPLE WHO ARE USED TO PRESENTING, THEY'LL COME UP AND THEY'LL PRESENT MOST OF THE STAFF REPORT, BUT THEN STAFF GOES OVER IT AGAIN ANYWAY TO MAKE SURE THAT WE COVER ALL THE BASES. AND, YOU KNOW, AND I THINK THAT THAT STUFF IS BETTER, BETTER COMING FROM STAFF AND LETTING THE LETTING THE PETITIONER KIND OF FILL IN MORE OF THE PERSONAL QUESTIONS OR, YOU KNOW, QUESTIONS THAT ARE SPECIFIC TO THE PROJECT AND WHATNOT. JUST MY KIND OF MY TWO BITS. SO I KIND OF FEEL LIKE IT MIGHT BE BETTER TO HAVE STAFF PRESENT FIRST, BUT STILL HAVE, BUT STILL HAVE THE APPLICANT. I REMEMBER WHEN I FIRST STARTED IT WAS THE PETITIONER CAME UP AFTER STAFF, BUT WE CHANGED. THAT CHANGED A COUPLE OF TIMES. YEAH, WE GO, WE GO BACK AND FORTH, MAYBE SOME CONTEXT AND WE'RE HAPPY TO SUPPORT WHATEVER. BUT WE WENT TO THIS FORMAT TO KIND OF BE IN ALIGNMENT WITH THE CITY COUNCIL. SO THERE'S SOME PREDICTABILITY BETWEEN BOTH BODIES. BUT THE REASON WHY THE COUNCIL SWITCHED TO THE APPLICANT PRESENTING FIRST IS SO THAT WHETHER IT'S REAL OR PERCEIVED, IT PUT IT, PUT STAFF PLANNING STAFF SPECIFICALLY IN THE CROSSHAIRS OF THE COUNCIL AND THE NEIGHBORS THINKING THAT WE WERE ADVOCATING FOR SOMEBODY ELSE'S PROJECT. AND THESE GUYS ARE GREAT. THEY'RE PROFESSIONALS. THEY THEY STICK TO THE FACTS. BUT SOMETIMES THE PERCEPTION WAS, WELL, WHY IS STAFF AT SKATING FOR THIS APARTMENT COMPLEX? HOW DARE THEY? THAT'S THE FEEDBACK THAT I GOT. AND SO THAT'S WHY THE COUNCIL SWITCHED TO LETTING THEM PRESENT THEIR PROJECT AND THEN STAFF KIND OF BATTING CLEANUP AFTERWARDS. SO GOOD, BAD AND DIFFERENT. THAT'S HOW WE GOT TO WHERE THE COUNCIL IS. AND THERE IS SOME VALUE IN HAVING CONTINUITY BETWEEN BOTH. BUT WE DON'T NECESSARILY HAVE TO HAVE TO DO IT THAT WAY. AND WHERE IT'S QUITE FREQUENTLY THE CASE, CERTAIN APPLICANTS, ESPECIALLY IF IT REQUIRES A MDA, A ZONE CHANGE, WHATEVER THAT THEY'RE GOING TO HAVE TO PRESENT HERE AND AT THE COUNCIL. THERE IS SOME ADVANTAGE IN HAVING THE

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JUST DECLARE THE CONFLICT SO THAT PEOPLE ARE AWARE OF IT. IF THERE'S EVER A QUESTION YOU HAVE, YOU CAN ALWAYS FEEL FREE TO TALK TO ME ONE ON ONE. HAPPY TO HAPPY TO DO THAT. ON PAGE FOUR, IT'S THERE'S A TALKS ABOUT REGULAR MEETINGS. AND OF COURSE AS YOU KNOW IT'S THE FIRST AND THIRD TUESDAYS. TYPICALLY ACCORDING TO THE ANNUAL MEETING SCHEDULE, THERE IS THE POTENTIAL IF NECESSARY, FOR SPECIAL MEETINGS, IF SOMETHING I THINK THOSE HAVE BEEN REALLY RARE, BUT THEY ARE POSSIBLE IF NECESSARY. AND THE BOTTOM OF PAGE FOUR, EVERY, EVERY GROUP, EVERY COMMITTEE OR COMMISSION SHOULD HAVE DEFINITIONS ON WHAT IS A QUORUM AND THEN WHO MAKES A DECISION OUT OF THAT QUORUM. OF COURSE YOU'VE GOT SEVEN MEMBERS, NO ALTERNATES, A QUORUM FOR REGULAR BUSINESS PURPOSES, AND YOUR MAIN MEETING IS FOR. SO AT LEAST AS LONG AS FOUR OF YOU ARE HERE, YOU CAN MEET. AND THEN IT'S A MAJORITY OF THE QUORUM PRESENT AND VOTING TO MAKE A DECISION. SO IF THERE IS ONLY FOUR, THEN OBVIOUSLY YOU'RE GOING TO NEED THREE TO MAKE A DECISION. RIGHT. OR FIVE YOU'D NEED THREE, 6 OR 7. YOU OBVIOUSLY NEED FOUR OF YOU.

THERE IS AN EXCEPTION THOUGH, FOR YOUR PRE-MEETING WHERE YOU'RE NOT MAKING ANY DECISIONS AT AT MOST YOU HAVE SOME PROCEDURAL MOTIONS. YOU KNOW WHAT YOUR QUORUM IS FOR THIS PRE-MEETING. HOW MANY? YEAH. JUST THREE. YEAH. YOU ONLY NEED THREE. AND THE PRE-MEETING. SO AND THEN IN THEORY, IF YOU MADE A PROCEDURAL MOTION AND THERE ARE ONLY THREE OF YOU HERE, YOU'D NEED TWO OUT OF THREE TO BECAUSE THAT WOULD BE A MAJORITY OF THE QUORUM PRESENT. AND OF COURSE, AT THE TOP OF PAGE FIVE, UNDER UTAH LAW, WE CAN HAVE ELECTRONIC PARTICIPATION IN MEETINGS AS LONG AS WE HAVE A RULE ADOPTING IT, WHICH WE DO. AND I KNOW I'M NOT SURE IF ALL OF YOU ARE, YOU PROBABLY ALL REALIZE, BUT IF THERE IS THAT CIRCUMSTANCE WHERE YOU REALLY WANT TO PARTICIPATE IN THE MEETING, YEAH, YOU'RE OUT OF TOWN OR WHATEVER IT MIGHT BE, AS LONG AS YOU FOLLOW THAT RULE THERE, CHECK IN AHEAD OF TIME. YOU CAN YOU CAN PARTICIPATE REMOTELY UNDER EXIGENT CIRCUMSTANCES. SO. SO KEEP THAT IN MIND. AND THE BOTTOM OF PAGE FIVE THE STAFF REPORT I THINK THE STAFF REPORT IS ONE OF OUR. ONE OF THE BEST THINGS THAT WE HAVE HERE AT THE CITY. THE ADVANTAGE TO OUR STAFF REPORTS IS NOT ONLY DOES STAFF DO A GOOD JOB OF PUTTING TOGETHER THE INFORMATION YOU NEED TO MAKE A FULLY INFORMED DECISION AND TO MAKE ASK BETTER QUESTIONS OR BETTER PARTICIPATE DURING THE MEETING. BUT ALSO THE STAFF REPORT IS INTENDED TO TAKE INTO ACCOUNT ALL THE APPLICABLE PROVISIONS OF THE CITY CODE AND OTHER REGULATIONS. RIGHT. SO. SO IF THERE'S CRITERIA NEEDED TO BE ABLE TO APPROVE A ZONE CHANGE OR A TEXT AMENDMENT, THEN THE STAFF IS GONE THROUGH EACH OF THOSE CRITERIA, RIGHT. AND IF YOU FIND

[00:25:06]

AND THEN, OF COURSE, WE HAVE A FAIR AMOUNT OF INFORMATION ON MOTIONS AND VOTING AT THE END, RIGHT. PAGES 7 TO 9, WHICH I THINK ARE ARE HELPFUL. ANY QUESTIONS YOU'VE ALWAYS WANTED TO ASK OR YOU'VE THOUGHT ABOUT RECENTLY WITH OUR PARTICULAR BYLAWS, SOMETHING THAT WORKS WELL, SOMETHING THAT DOESN'T WORK WELL, SOMETHING YOU DON'T UNDERSTAND. OKAY. AND I'LL PROBABLY END WITH THE THOUGHT THEN, OF TIE VOTES AND MOTIONS THAT DON'T PASS. REMEMBER THAT IF A TIED VOTE DOESN'T PASS OR DO ANYTHING RIGHT, A FAILED VOTE DOESN'T DO ANYTHING. AND SOMETIMES WE THINK LIKE IN ELECTION ONE, IF THERE'S TWO PEOPLE ON THE BALLOT, ONE OR THE OTHER HAS TO WIN, RIGHT. BUT WHEN YOU MAKE A MOTION, IT EITHER PASSES OR IT DOESN'T. IF IT PASSES, SOMETHING HAPPENED. EITHER SOMETHING GOT APPROVED OR DENIED. IF A MOTION FAILS, NOTHING HAPPENED. RIGHT? AND ONE OF THE BEST THINGS YOU CAN DO IS ESPECIALLY IF YOU'RE ON THE SIDE THAT HAD THE MOST VOTES, MAYBE SOMEBODY MADE A MOTION TO APPROVE A ZONE CHANGE AND IT FAILED 3 TO 4. WELL, IF I WAS ONE OF THE FOUR THAT WAS ESSENTIALLY AGAINST THE ZONE CHANGE, I WOULD TURN AROUND. AND BECAUSE NOTHING HAPPENED AND MAKE AN IMMEDIATE MOTION TO DENY OR RECOMMEND DENYING THE ZONE CHANGE, AND THEN JUST IDENTIFY WHICH OF THE CRITERIA I FEEL ARE NOT MET, RIGHT IS USUALLY THE BEST PRACTICE. THE ONLY CHALLENGE YOU HAVE IS IF THERE'S ONLY SIX OF YOU HERE, SOMEBODY IS ABSENT AND IT'S THREE THREE. IT DOESN'T MATTER IF SOMEBODY MAKES ANOTHER MOTION, IT'S LIKELY TO BE THREE THREE AGAIN. RIGHT. BUT WE DO HAVE A RULE FOR THAT TO WE CAN TALK MORE ABOUT THAT ANOTHER TIME BECAUSE MY TIME IS UP. BUT THANKS. THANK YOU DUNCAN. MINUTES. SO. I. THINK. IT'S. TYPEKIT FOR US TO. JUST GO. OVER THE. I THINK.

[GENERAL MEETING 6:00 p.m.]

[00:30:08]

[Business Items]

OKAY. NEXT ON THE AGENDA IS APPROVAL OF THE MINUTES FROM FEBRUARY 4TH. DO I HAVE ANY QUESTIONS OR MOTIONS? COMMISSIONER GONZALES, I WILL MAKE A MOTION TO APPROVE THE MINUTES FROM FEBRUARY 4TH. COMMISSIONER HATCH, I'LL GO AHEAD AND SECOND THAT MOTION.

ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. MINUTES ARE APPROVED. NEXT ON THE AGENDA IS PUBLIC

[Public Hearings, with final action by the Planning Commission]

[00:35:06]

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COMMISSIONER HOLLINGSWORTH, I'D LIKE TO MAKE A MOTION. WU BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THE PLANNING COMMISSION APPROVED THE PRELIMINARY CONDOMINIUM CONVERSION PLAT FOR THE SIX 6 OR 6 556 AIRPORT ROAD CONDOMINIUMS LOCATED AT 6556 SOUTH AIRPORT ROAD IN AN M ONE ZONE, WITH THE REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER HATCH, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SEVEN. NOTHING. NEXT ON THE AGENDA IS A QUARTER. IS A QUARTER. SORRY. SORRY ABOUT THAT. THE SIKH TEMPLE ON 7733 SOUTH 2400 WEST. PRELIMINARY SITE PLAN AND CONDITIONAL USE PERMIT FOR THE CHURCH. PLACE OF WORSHIP WITH THE ZONE AND. DEJA. IF YOU'D LIKE TO COME UP AND PRESENT. THIS. OKAY. THANK YOU FOR THE OPPORTUNITY TO SPEAK TODAY. MY

[00:45:21]

THE NEW GURDWARA WILL NOT ONLY PROVIDE THE SPACE WE NEED, BUT IT WILL ALSO BE VISUALLY STRIKING ADDITIONS TO THE WEST JORDAN ARCHITECTURAL LANDSCAPE DESIGNS AND TRADITIONAL SIKH OF SPIRITUAL COMMUNITIES AND CULTURES. HERITAGE. MAJESTIC DOME THE DOME WE'RE GOING TO PUT ON THE BUILDING WILL SYMBOLIZE OF PEACE AND UNITY, REFLECTING THE ARCHITECTURAL TRADITIONS OF THE SIKH TEMPLE WORLDWIDE. INTRICATE AND ELEGANT ENTRYWAY WILL ENHANCE THE BEAUTY OF THE SURROUNDING AREA WHILE CREATING A WELCOMING PRESENCE. A THOUGHTFULLY DESIGNED PRAYERS HALL WILL. OFFER SEEN AND SPACIOUS ENVIRONMENT FOR WORSHIP, ENSURING EVERY VISITORS FEEL A DEEP SENSE OF BELONGING. A LARGE, LONGER HALL, COMMUNITY KITCHENS AND DINING AREA WILL SUPPORT OUR TRADITIONS OR SERVING FREE MEAL TO ALL REGARDLESS OF FAITH AND BACKGROUND, LANDSCAPE. OUTDOOR AREA WILL PROVIDE A PEACEFUL GATHERING SPACES ADDING TO THE CITY ESTHETIC APPEAL OF ENCOURAGING COMMUNITY ENGAGEMENT. THIS GURDWARA WILL NOT JUST BE A PLACE OF WORSHIP, IT WILL BE A CULTURES, ARCHITECTURES LANDMARK AND EMBODIES THE VALUES OF SERVICE INCLUSIVELY AND DEVOTIONS. COMMUNITY BENEFIT OF THE CITY.

IMPACT. THE NEW GURDWARA WILL BE MORE THAN A PLACE OF WORSHIP. IT WILL BE A CULTURAL, EDUCATIONAL AND CHARITABLE HUB THAT ENRICHES WEST JORDAN IN MULTIPLE WAYS. THE BEAUTIFICATION AND SITE IMPROVEMENT. THE PROPOSED SITE IS CURRENTLY VACANT AND UNDERLIES OUR PROJECT, WILL TRANSFER IT INTO THE BEAUTIFUL DESIGN LANDMARK, THEN ENHANCE THE NEIGHBORHOOD. THE GURUDWARA, TRADITIONAL SIKH, ARE ARCHITECTS WITH ITS DOME, INTRICATE FACTS AND LANDSCAPE GARDEN WILL INCREASE. THE ARE BEAUTIFULLY APPEAL OF THE AREA. THOUGHTFUL LANDSCAPING, LIGHTING, PEDESTRIANS FRIENDLY PATHWAY WILL ENHANCE WALKABILITY AND ACCESSIBILITY, MAKING THE SURROUNDING AREA MORE INVITING. EDUCATIONAL AND YOUTH SPORT. WE WILL OFFER FREE TUTORING AND

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MULTICULTURAL ENGAGEMENT THE GURDWARA WILL SERVE AS A WELCOMING SPACE OF PEOPLE OF ALL BACKGROUNDS, FOSTERING DIALOG, CULTURES AND UNDERSTANDING AND UNITY. WE WILL HOST OPEN HOUSES, HOUSE EDUCATIONAL SEMINARS, AND INTERFAITH MEETING TO BUILD STRONGER RELATIONSHIP WITH OUR RELIGIOUS AND THE CULTURAL COMMUNITY IN WEST JORDAN. PUBLIC SAFETY AND CIVIC ENGAGEMENT. THE SIKH COMMUNITY IS KNOWN FOR ITS STRONG COMMITMENT TO LAW AND ORDER. MANY OF OUR MEMBERS HAVE SERVED IN LAW ENFORCEMENT, THE MILITARY, AND PUBLIC SERVICE ROLES, AND WE ACTIVATE, PROMOTE CIVIC RELATIONSHIP BY PROVIDING YOUTH ENGAGEMENT, PROGRAM, MENTORSHIP AND VOLUNTEER OPPORTUNITIES. THE GURUDWARA WILL HELP GUIDE YOUNG PEOPLE TOWARD POSITIVE COMMUNITY INVOLVEMENT. INVOLVEMENT, WORSHIP SCHEDULE AND USES. WE PLAN TO HOLD REGULAR SERVICES SERVICES EVERY SUNDAY FROM 9:30 A.M. TO 2:30 P.M, WITH ADDITIONAL WEEKDAY GATHERING AS NEEDED. WE ALSO HOST SPECIAL PROGRAM FOR HOLIDAY, WEDDING AND FUNERALS. THE NEW FACILITIES WILL ALLOW US TO SERVE THE SPIRITUAL, SOCIAL, EDUCATIONAL AND CULTURAL NEEDS OF OUR MEMBERS MORE EFFECTIVELY. FINALLY, THIS PROJECT IS ABOUT MORE THAN JUST A BUILDING, IT IS ABOUT BUILDING COMMUNITY. THE GURUDWARA WILL STAND AS A SYMBOL OF HARMONY, SERVICES AND EDUCATIONAL, WHILE ALSO ENHANCING THE ARCHITECTURAL AND THE CULTURAL DIVERSITY OF THE WEST JORDAN. WE RESPECTFULLY ASK FOR YOUR SUPPORT IN APPROVING THIS PROJECT. WE LOOK FORWARD TO WORKING TOGETHER TO MAKE THIS VISION A REALITY. THANK YOU FOR YOUR TIME AND CONSIDERATION.

[00:55:05]

WE HAVE SEVERAL KIDS, VERY BRIGHT KIDS. BUT SINCE WE WERE THE FIRST GENERATION, WE STRUGGLED. AND SO THIS GURUDWARA IS IMPORTANT FOR US IS A BACKBONE FOR OUR COMMUNITY. SO IT GIVES US A CHANCE. WHETHER YOU LIVE IN OGDEN, CLEARFIELD, LEHI OR PROVO, EVERYBODY HAS A CHANCE TO DRIVE UP TO ONE CENTRAL PLACE, AND THAT'S WHERE WE CAN TALK ABOUT OUR FAMILIES, TALK ABOUT OUR PROBLEMS, AND TRY TO SUPPORT EACH OTHER. BECAUSE SOMETIMES THESE KIDS, THEY HAVE NO SUPPORT AT ALL FOR LANGUAGE. SOMETIMES THE KIDS, THEY COME TO GURDWARA, AND THAT'S THE ONLY TIME THEY SPEAK OUR LANGUAGE. SO IF WE HAVE TO PRESERVE OUR LANGUAGE, OUR CULTURE, WE TRY TO ASSIMILATE AS MUCH AS WE CAN. WE ARE PART OF THE CITY'S 4TH OF JULY PARADE, BUT WE STILL WANT TO NOT LOSE OUR HERITAGE. WE WANT TO MAINTAIN THAT. SO THAT'S WHY THIS IS IMPORTANT. WE HAVE SPENT A LOT OF TIME WITH MARK, OUR CIVIL ENGINEER IS HERE. THERE HAS BEEN SO MANY DESIGNS THAT WE MADE OVER THE YEARS. WE HAVE AMPLE PARKING SPACE. SO THIS IS THE BEST. AFTER SO MANY REVISIONS TO THE DESIGN THAT WE CAN COME UP WITH. SO IF YOU HAVE ANY QUESTIONS I CAN ANSWER OR I CAN HAVE SOMEONE ELSE ANSWER. CAN WE GET YOUR NAME? YOUR NAME? LAKHWINDER SINGH L A K H W I N D E R LAST NAME SINGH S I N G H. SO THAT'S ANOTHER THING IN OUR RELIGION, EVERYBODY WHO IS A MALE, THEY HAVE A LAST NAME. SINGH. EVERYBODY WHO IS A FEMALE, THEY HAVE A LAST NAME KAUR, WHICH IS JUST EQUALITY OF EVERYBODY. SO EQUALITY AMONG ALL HUMAN BEINGS, THAT'S THE CENTRAL PART. AND THAT'S EXACTLY WHAT THE FIRST LINE OF AMERICAN CONSTITUTION ALSO SAYS. WE THE

[01:00:01]

BUT IF WE'RE BETWEEN 50 AND 80, I THINK THAT 67 SHOULD AGAIN KIND OF PROVIDE THAT MIDDLE GROUND. SO AS FAR AS TRAFFIC GOES, YOU CAN KIND OF SEE HERE ON YOUR SCREEN THE, THE, THE SITE'S ON A LONE CUL DE SAC THAT HAS WHERE THE ONLY WAY IN OR OUT IS OFF OF 7800 SOUTH. SO THERE'S, THERE'S NO CONNECTIONS TO ANY OTHER RESIDENTIAL AREAS. SO REALLY PRETTY MUCH IT THE SITE IS PRETTY UNIQUE WHERE IT'S REALLY COMPLETELY ISOLATED FROM ANY RESIDENTIAL AREAS, AT LEAST AS FAR AS TRAFFIC FLOW GOES. AND THEN JUST KIND OF LOOKING AT THE BUILDING SETBACKS, BUILDINGS MEETING ALL THE SETBACK REQUIREMENTS. SO THERE'S NO ISSUES THERE. THERE IS A LANDSCAPING BUFFER REQUIRED BECAUSE IT'S SURROUNDED BY SO MANY SINGLE FAMILY RESIDENTIAL HOMES. THAT LANDSCAPE BUFFER IS TYPICALLY 20FT. WITH THIS SITE, IT'S BEEN A LITTLE BIT DIFFICULT TO FIT EVERYTHING IN, PARTICULARLY TO MEET ALL THE PARKING REQUIREMENTS. AND SO THE APPLICANTS APPLIED ■FOR ADMINISTRATIVE RELIEF TO REDUCE THE WIDTH OF THAT LANDSCAPING BUFFER, AT LEAST ON THE NORTH AND THE WEST, DOWN TO 16FT, RATHER THAN THE FULL 20. AND THAT'S CURRENTLY UNDER REVIEW. AND THEN ONE LAST THING IS PART OF THAT LANDSCAPING BUFFER.

THEY'RE ALSO REQUIRED TO PROVIDE A SIX FOOT MASONRY WALL. SO THEY'RE SHOWING PLANS FOR THAT.

AGAIN ALONG ALL THOSE SIDES THAT ARE ADJACENT TO SINGLE FAMILY RESIDENTIAL. AS FAR AS THE ARCHITECTURE GOES, IT'S A PRETTY UNIQUE. ARCHITECTURE AS FAR AS WE'VE SEEN. SO JUST KIND OF IN OUR PROFESSIONAL OPINION, WE THINK IT'LL BE GOOD FOR THE AREA AND PROVIDE A UNIQUE SENSE OF PLACE. THE BUILDING HEIGHTS LOOKING GOOD. IT'S ONLY GOING TO BE ABOUT 22FT TALL FOR THE ENTIRE BUILDING, EXCEPT FOR THE STEEPLE, WHICH WILL GO UP TO ABOUT 40.5FT. MAXIMUM HEIGHT IN THAT ZONE IS 40FT, BUT STEEPLES OR SUCH AS THIS ONE CAN GO ABOVE THAT, THAT LIMIT. THEN ONE LAST THING. THE DESIGN REVIEW COMMITTEE LOOKED AT THIS BACK ON MAY 28TH, 2024, AND FOR A

[01:05:02]

THANK YOU, COMMISSIONER HOLLINGSWORTH. SO WITH THAT BEING SET BACK FROM 7800 SOUTH FIRE ACCESS, IS THERE ANY ISSUES WITH THAT FIRE HYDRANTS OR ANYTHING LIKE THAT? OKAY. SO I'LL JUST YELL. IT MEETS ALL THE REQUIREMENTS FOR PER THE FIRE CODE. SO WE DON'T HAVE ANY ISSUES WITH IT. ALL RIGHT. THANK YOU. COMMISSIONER ALLEN ON THE FIRE. THE IN THE BACKGROUND MEMO THEY'RE TALKING ABOUT, THERE'S AN EXISTING HYDRANT THAT IS NO LONGER IN SERVICE, NOT CURRENTLY IN SERVICE CAN BE REPLACED AND BE PUT INTO SERVICE. THAT'S A POSITIVE THING. AND IN FACT GENERALLY I SEE THIS AS VERY POSITIVE. I ECHO MARK'S STATEMENTS ABOUT IT WILL BE UNIQUE WITHIN THE AREA. I THINK IT'S AWESOME FROM A GATHERING PLACE, ASSUMING EVERYTHING GETS APPROVED, I DO STILL HAVE A QUESTION. TRYING TO THINK OF HOW TO COUCH THIS THIS. IT MEETS CODE FROM A PARKING STANDPOINT. SO FROM THAT PERSPECTIVE, WE'RE IT'S GOING TO HAPPEN FROM A PARKING PERSPECTIVE. I REALLY STRONGLY THINK THAT WE NEED TO GO BACK AND LOOK AT HOW PARKING IS CALCULATED IN THESE TYPES OF THINGS. BECAUSE WHEN WE LOOK AT A 428 MAXIMUM OCCUPANCY BUILDING, WHICH I UNDERSTAND COULD BE FOR OPEN HOUSES OR ANY OF THESE KINDS OF EVENTS, THIS TYPE OF SITUATION, WE'RE GOING TO END UP PARKING OFF OF 7800 SOUTH FOR PEOPLE TO FIND WAYS TO GET IN THERE. AGAIN, I WANT TO BE VERY CLEAR, AT LEAST TO THE REST OF THIS GROUP, THAT THAT DOES NOT THAT'S THAT'S NOT A CAUSE TO DENY BECAUSE IT DOES MEET CITY CODE. BUT I THINK WE NEED TO LOOK AT SOMETHING. COMMISSIONER HATCH, I'LL SECOND THAT. I THINK I THINK THE PARKING IS SUFFICIENT FOR MINIMUM NEEDS. BUT IF THIS IS BUILT FOR GROWTH, THEN I THINK WE'RE GOING TO RUN INTO PROBLEMS WITH PARKING. ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING, SO YOU'LL HAVE THREE MINUTES IF YOU WISH TO SPEAK. COME UP AND STATE YOUR NAME. IF YOU'RE ON ZOOM, RAISE YOUR HAND. AND IF YOU'RE ON THE PHONE, DIAL STAR NINE.

HI, I'M ERNESTINE VIGIL, AND I LIVE RIGHT NEXT DOOR TO THEM AND IN FRONT OF THEM. MY CONCERN IS REALLY THE PARKING. I KNOW WE'RE GOING TO BE A SMALL GROUP TO START OUT WITH, BUT DOWN THE ROAD, IF THEY ACCUMULATE THE 300, WHERE ARE THEY PLANNING TO PARK? BECAUSE I DON'T WANT THEM PARKING IN FRONT OF MY HOUSE LIKE THEY DID WHEN THEY FIRST STARTED NEXT DOOR TO ME, THAT I COULDN'T EVEN GET OUT OF MY DRIVEWAY OR IN MY DRIVEWAY. SO I THINK THE BIG CONCERN IS PARKING AND YOU HAVE TO LOOK DOWN THE FUTURE ROAD. IF THEY END UP BEING GROWING BIG TO 300 PEOPLE THERE, WHERE ARE THEY GOING TO PARK ALL THOSE CARS IS WHAT I WANT TO KNOW, BECAUSE I DON'T

[01:10:03]

COMMISSIONER ALAN. DO YOU HAVE THE MOTION UP BY CHANCE? I WANT TO READ IT THROUGH REAL QUICK.

SO I WANT TO GO BACK JUST TO THE PARKING A LITTLE BIT, AND I STAND BY WHAT I SAID EARLIER. IT DOES MEET CODE AND THE CITY BACKGROUND MEMO IS REALLY CLEAR ABOUT HOW THAT WAS CALCULATED.

NOT MUCH THAT WE CAN DO THERE WHEN IT COMES TO A PRIVATE ROAD. I'M NOT EXACTLY SURE HOW THAT WORKS WITH PARKING OFF TO THE SIDE, BUT THAT'S, I IMAGINE, BETWEEN THE OWNERS OF THE PRIVATE ROAD. I DO THINK THAT WE NEED TO LOOK AT SOMETHING LONG TERM, BUT IN THE MEANTIME, I FEEL THIS MEETS, YOU KNOW, THE 50 TO 80 THAT YOU'RE YOU'RE TALKING ABOUT LOOKING AT. SO I GUESS WHAT I'M SAYING IS I WOULD LOVE TO SEE MORE PARKING. HOWEVER, I BELIEVE THAT THIS DOES MEET THE INTENT OF THE CODE CURRENTLY, AND THEREFORE I'M GOING TO MAKE A MOTION UNLESS ANYBODY ELSE HAS A QUESTION. SO I WILL SAY, BASED ON THE INFORMATION FINDING SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATION RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVED THE PRELIMINARY SITE PLAN FOR THE GURUDWARA SAHIB SIKH TEMPLE. DID I SAY THAT RIGHT? THAT'S CORRECT. SWEET. LOCATED AT 7733 SOUTH 2400 WEST AND THE PIO ZONE WITH REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER ROBERTS, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. MOTION CARRIES SEVEN. NOTHING. NEXT ON THE AGENDA IS THE GEM RESTAURANT CONDITIONAL USE PERMIT. OH, SORRY. YEAH, I'M GETTING A LITTLE AHEAD OF MYSELF. SORRY. GO AHEAD. COMMISSION FOR THE CONDITIONAL USE PERMIT. BASED ON THE INFORMATION FINDINGS SET FORTH IN THE STAFF REPORT. AND UPON THE EVIDENCE AND EXPLANATION RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE CONDITIONAL USE PERMIT FOR A CHURCH FOR GURDWARA SAHIB SIKH TEMPLE LOCATED AT 7733 SOUTH 24 WEST IN THE ZONE, WITH NO CONDITIONS OF APPROVAL AS EXPLAINED IN THE STAFF REPORT, COMMISSIONER GONZALEZ, I WILL SECOND THAT WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? ANY OPPOSED? OKAY. MOTION CARRIES SEVEN. NOTHING. NOW WE CAN MOVE ON TO THE NEXT. THANK YOU. THANK YOU FOR CORRECTING ME. ALL RIGHT. THIS WILL BE JIM WEST JORDAN APARTMENTS AT 9542 SOUTH RANCH OR JONES RANCH DRIVE. IT WILL BE THE PRELIMINARY SITE PLAN AND PRELIMINARY MAJOR SUBDIVISION WITH AN S, W Q, MU ZONE AND MAX MUELLER. ARE YOU MAX I AM OKAY, THAT'S ME. THANK YOU COMMISSION FOR HAVING ME. AND BEFORE WE BEGIN I ALSO WANT TO THANK STAFF. IT'S BEEN A PLEASURE OF MY CAREER. I'VE WORKED WITH MANY MUNICIPALITIES AND I JOKE WITH TAYLOR, HE'S THE ONLY PLANNER I'VE EVER CALLED AT 430 ON A FRIDAY, AND HE PICKS UP. SO. HE DIDN'T PAY ME TO SAY THAT. SO I'M HERE TO DISCUSS THE GEM WEST JORDAN PROJECT. AND BEFORE ANYONE ASKS, JIM IS ACTUALLY THAT'S OUR BRAND NAME. SO IT IS REALLY JUST WHAT IT IS.

IT'S THE WORD GEM. AND IT'S THE GARDNER GROUP'S FLAGSHIP MULTIFAMILY BRAND. AND SO WE LOOK TO BUILD A NUMBER OF THESE IN IN UTAH AND SURROUNDING STATES. SO ANYWAY, JUST WANTED TO CLEAR THAT UP. SO WHAT WE'RE PLANNING TO BUILD IS A 336 UNIT FOR RENT APARTMENT PROJECT THAT IS IN 14 RESIDENTIAL BUILDINGS. THERE ARE THREE STORY STICK FRAMED GARDEN, IF YOU WILL, WITH

[01:15:03]

IT'S IN BETWEEN US AND THE NEIGHBORHOOD TO THE EAST, SO THAT THAT PARK WILL WILL INCLUDE AMENITIES SUCH AS PICKLEBALL, A SOCCER FIELD, BASKETBALL, A PLAYGROUND AND A VILLIAN, AGAIN, ALL FOR PUBLIC USE WITH ITS OWN SEPARATE PARKING. AND I'LL SPEAK MORE TO THAT. AND JUST TO CLARIFICATION, THERE'S A ROAD SHOWN BISECTING THAT PARK THAT'S NO LONGER GOING TO BE THERE AS CONDITION. WITH THIS APPROVAL, WE'RE WORKING WITH CITY STAFF TO MOVE THAT ROAD, AND THAT WAS BASED ON CITY COUNCIL AND NEIGHBORHOOD COMMENTS. SO WE'RE GOING TO MOVE THAT AND WORRY ABOUT ROADS IN THE PARK. SO JUST WANT TO TALK QUICKLY. I'LL REALLY LET TAYLOR GET INTO THE NITTY GRITTY, BUT JUST ABOUT HOW THE GARDNER GROUP VIEWED THIS PROJECT AND WHAT OUR, OUR GOALS WERE. AND TO GIVE YOU A LITTLE BACKGROUND, SO WHAT WE REALLY FOCUSED ON WAS ATTAINABILITY AND SUSTAINABILITY. PRETTY GOOD. SO AS FAR AS THE ATTAINABLE ASPECT GOES, WE WANT THESE TO BE I THINK THE TERM LUXURY IS THROWN AROUND A LOT FOR MULTI-FAMILY APARTMENTS, AND WE HOPE PEOPLE COME IN AND SAY, WOW, THESE ARE REALLY NICE. THESE ARE THESE ARE MODERN. THEY FEEL UPDATED, COMFORTABLE. AND YOU CAN SEE THERE FROM THE ELEVATIONS. THAT'S THAT'S OUR GOAL IS TO MAKE SOMETHING THAT LOOKS NICE. BUT WE'VE ALSO BEEN REALLY CONSCIOUS WORKING WITH OUR ARCHITECTS AND OUR ENGINEERS TO CREATE A PRODUCT THAT THAT WILL ULTIMATELY, AT THE END OF THE DAY, PEOPLE MAKING 80% OF THE MEDIAN INCOME IN THE FIVE MILE RADIUS CAN, CAN AFFORD. AND SO ALONG WITH THAT, THE MAJORITY OF THE UNITS IN OUR PROJECT ARE TWO AND THREE BEDROOM, WHICH IS A LITTLE ATYPICAL FOR A MULTI-FAMILY PROJECT. AND THAT'S BECAUSE WE WANT YOUNG FAMILIES, COUPLES AND WORKERS WHO MIGHT HAVE CHILDREN TO BE ABLE TO LIVE HERE AND ENJOY OUR COMMUNITY. SO THAT'S SORT OF THE ATTAINABLE. AGAIN, SMALL A AFFORDABLE I'M NOT CLAIMING HERE WE'RE GETTING ANY SORT OF GOVERNMENT CREDITS OR ANYTHING LIKE THAT, BUT WE REALLY DO WANT TO FOCUS ON A PROJECT THAT THE CITIZENS OF WEST JORDAN CAN AFFORD AND CAN LIVE IN AND CAN ENJOY. AND THEN AS FAR AS SUSTAINABILITY THAT WENT INTO THIS DESIGN, WE'RE USING A LOT OF MATERIALS THAT ARE GOING TO BE LONG LASTING. THESE WOOD PRODUCTS THAT WE'RE USING ON THE SIDE OF THE BUILDING, LONG LASTING, THEY HAVE, YOU KNOW, 30 YEAR LIFESPAN. SO WE REALLY WANTED TO BRING SOMETHING THAT I THINK THE CITY WOULD BE PROUD OF AND WE WOULD BE PROUD OF AS WELL. WE'RE ALSO THIS REALLY DOESN'T HAVE ANY BEARING ON OUR OUR PLANNING, BUT WE ARE GOING FOR A GREEN CERTIFICATE. THAT'S THE NATIONAL GREEN BUILDING, STANDARD SILVER. AND THAT'S AGAIN ATYPICAL FOR MULTIFAMILY OF THIS TYPE. YOU USUALLY SEE IT FOR HIGH RISES DOWNTOWN. BUT WE'RE REALLY CONCERNED ABOUT THAT. AND WE KNOW I THINK THE CITY LIKELY IS TOO. AND THEN ADDITIONALLY WE WANT TO GO FOR LANDSCAPING THAT DECREASES WATER USAGE. AND WE'RE AND WE'RE TRYING TO BUILD A LOT OF COMMON SPACE WHERE PEOPLE CAN INTERACT. SO IF WE GO BACK TO THE SITE PLAN, INITIALLY WE HAD A ROAD CONNECTED THROUGH THE PARK, THROUGH OUR SITE AND ALL THE WAY OUT. WE KIND OF LOOKED AT THAT AND SAID, THAT ISN'T REALLY PEDESTRIAN FRIENDLY. THAT'S NOT REALLY FRIENDLY FOR OUR RESIDENTS. AND SO WHAT WE'VE DONE NOW IS SORT OF WE'VE TUCKED THE PARKING AWAY. WE'VE MADE SURE ALL THE BUILDINGS, SAVE FOR ONE FACE GREEN SPACE OR SOME SORT OF OUTDOOR SPACE WHERE PEOPLE CAN CONGREGATE, CAN TAKE THEIR DOGS, CAN PLAY WITH THEIR CHILDREN. SO WE TRIED TO BE VERY THOUGHTFUL ABOUT THIS, THIS PLAN. WE'VE WORKED VERY HARD WITH THE CITY, AGAIN WITH CITY STAFF TO MAKE A PROJECT THAT I THINK THE CITY CAN BE PROUD OF, THAT THE NEIGHBORS WILL DRIVE BY EVERY DAY AND SAY, THAT'S A PRETTY COOL PROJECT NEXT DOOR. IT ENHANCES MY PROPERTY VALUE AND ALSO PROVIDES MUCH NEEDED HOUSING TO THE CITIZENS OF WEST JORDAN. SO THAT'S KIND OF ALL MY

[01:20:04]

COMMISSIONER HATCH, I DON'T HAVE A QUESTION. I JUST HAVE TO SAY I REALLY LIKE THIS PROJECT. I LOVE THE PARK IDEA. HAVING IT THERE IN THE MIDDLE BETWEEN RESIDENTIAL AND THESE APARTMENTS IS REALLY GREAT. I THINK IT'S GOING TO BE A TERRIFIC UPDATE TO THE NEIGHBORHOOD. COMMISSIONER.

ALAN, I HAVE A QUESTION. TAYLOR, I'M GOING TO ASK YOU TO TALK ME DOWN ON SOMETHING. SO. AND I'M GONNA NEED YOUR HELP, TOO, BECAUSE MY NOTES JUST AREN'T AS COMPLETE AS I WAS HOPING THAT I PROBABLY SHOULD HAVE WRITTEN. SO HERE'S MY. MY FIRST NOTE IS I HAVE A CONCERN WITH APPROVAL REQUIREMENTS ONE AND TWO. I BELIEVE THEY HAD TO DO WITH PARKING AS WELL AS THAT OTHER

[01:25:06]

YEAH, THAT'S UNDERSTANDABLE. SO I GUESS THE REASON WHY YOU SHOULD BACK OFF OF THE LEDGE A LITTLE BIT IS IN THE MOTION THAT THE CITY COUNCIL APPROVED. THEY GRANTED THE ZONING ADMINISTRATOR ESSENTIALLY THE ABILITY TO MAKE A MAJOR OR MINOR VARIATION APPROVAL, SO THAT AUTHORITY WAS ALREADY GRANTED TO LARRY BY THE CITY COUNCIL. AND WE HAVE TALKED WITH THE APPLICANT, AND WE HAVE A PLAN WHICH IF WE LOSE PARKING SPACES, IT'S GOING TO BE 1 OR 2. WE'RE NOT GOING TO BE LOSING ALL OF THAT PUBLIC PARKING. AND THEN THIS WILL RESPOND TO CONCERNS THAT NOT ONLY COUNCIL HAD, BUT THAT NEIGHBORHOOD HOA. AND SO I THINK IT DOES A REALLY GOOD JOB RESPONDING TO THEM FROM A STAFF LEVEL. I THINK THE CONNECTION OF THE ROAD WAS THE BEST SOLUTION. BUT SHORT OF THAT, GOING THROUGH THIS IS THE SECOND BEST BECAUSE IT'S NOT GOING TO BISECT THAT PARK ANYMORE. THE PARK IS NOW GOING TO BE MORE USABLE AND IT'S GOING TO HAVE LESS CONFLICT POINTS, WHICH IS SOMETHING THAT IS A BENEFIT. SO REALLY THIS IS LIKE A1A OR ONE B SOLUTION. I THINK IT'S REALLY GOOD. THE APPLICANT I'VE BEEN HEARING THE CITY FOR THREE YEARS. WHEN I STARTED, THEY WERE HAVING WEEKLY MEETINGS WHICH HAD BEEN FOR OVER A YEAR ALREADY DISCUSSING THIS. THEY'VE SHOWN EXTREME WILLINGNESS TO WORK WITH US, AND WHEN WE HAVE THROWN THEM FASTBALLS OR CURVEBALLS ABOUT PLANS CHANGING VETOES, VETO OVERRIDES, MAX HAS NEVER REALLY BLINKED, AND THEY'VE ALWAYS BEEN WILLING TO DO WHATEVER THEY NEEDS TO BE DONE TO MAKE THIS PROJECT WORK. SO WITH THAT, WE HAVE A LOT OF CONFIDENCE IN THAT, AND HOPEFULLY THAT'S ENOUGH TO HAVE YOU FEEL CONFIDENT TO MOVE FORWARD. THE BIG ONE TO ME THERE IS THAT THE CITY COUNCIL'S ALREADY KIND OF AWARE OF THAT, AND IT SOUNDS LIKE THEY PREEMPTED THAT BY GIVING LARRY THE AUTHORITY AS ZONING ADMINISTRATOR. BUT IF THAT'S THE CASE, WHY IS IT COMING BACK TO US NOW AND WHY IS IT JUST GO THROUGH ON THAT AUTHORITY? WELL, BECAUSE THE PRELIMINARY SITE PLAN AND SUBDIVISION STILL NEED YOUR APPROVAL FOR THE PRELIMINARY APPROVAL OF THOSE. SO LARRY CAN APPROVE THE VARIATIONS TO THE CODE OR TO THE MDA APPROVAL. BUT ALL PRELIMINARY APPROVALS STILL DO NEED THE PLANNING COMMISSION SIGN OFF. OKAY. THANK YOU. ANY OTHER QUESTIONS FOR STAFF? OKAY.

THIS WAS NOTED AS A PUBLIC HEARING. SO WE'LL GO AHEAD AND OPEN IT UP. THREE MINUTES TO SPEAK. IF YOU WISH TO SPEAK ON THIS JUST STATE YOUR NAME. ANYBODY ONLINE. THERE ARE PEOPLE ONLINE, BUT I DON'T SEE ANY HANDS RAISED AT THIS POINT. OKAY, IF YOU ARE ONLINE AND WISH TO SPEAK, PLEASE RAISE YOUR HANDS. OR IF YOU'RE ON THE PHONE. STAR NINE. OKAY, WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. COMMISSIONER HATCH, I'LL GO AHEAD AND MAKE A MOTION. DID I HIT THE BUTTON AT THE SAME TIME? SOMEONE ELSE? I MOVED THAT THE PLANNING COMMISSION APPROVED A11 LOT AND ONE PARCEL PRELIMINARY MAJOR SUBDIVISION FOR WEST JORDAN APARTMENTS, LOCATED AT 9542 SOUTH JONES RANCH DRIVE. SUBJECT TO ALL REQUIREMENTS OF APPROVAL. I HAVE A MOTION. COMMISSIONER HOLLINGSWORTH. I SECOND THE MOTION. OKAY, WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE.

ANY OPPOSED? OKAY. THAT CARRIES UNANIMOUSLY FOR THE SITE PLAN. I MOVE THAT THE PLANNING COMMISSION APPROVE A PRELIMINARY SITE PLAN FOR GEM WEST JORDAN APARTMENTS, 336 MULTI-FAMILY DWELLING UNITS LOCATED AT APPROXIMATELY 9542 SOUTH JONES RANCH DRIVE, SUBJECT TO ALL REQUIREMENTS OF APPROVAL. OKAY. WE HAVE A MOTION, COMMISSIONER HOLLINGSWORTH, I SECOND IT AND A

[01:30:04]

[Public Hearings, with Planning Commission recommendation to City Council for final action]

IT'S. YOU KNOW, IT'S LIKE, YOU KNOW, BYU IS THE TEAM DOWN SOUTH, YOU KNOW. THIS AREA IS CURRENTLY MOSTLY INDUSTRIAL. THERE'S THE EXISTING INTERSTATE BRICK PLANT AT THIS LOCATION. SM STILL OPERATES HERE. IT'S BORDERED TO THE WEST BY MOUNTAIN VIEW CORRIDOR. SO THIS AREA, THERE REALLY ARE NO RESIDENTS IN THE CITY OF WEST JORDAN INSIDE THE STATIONARY PLAN. SO THIS WOULD BE A COMPLETE RETHINKING OF THE AREA. JUST TO HIGHLIGHT THAT, HERE IS THE EXISTING LAND USE. YOU CAN SEE IT'S ALL INDUSTRIAL. SO THIS WOULD BE QUITE A QUITE A RETHINK HERE. SO WHAT WE ARE RECOMMENDING IS YOU KNOW THIS RETHINKING. AND EMILY WILL GO INTO A LOT OF WHAT THE RESULTS OF OUR STUDY AND OUR TWO YEAR PLANNING PROCESS HAVE BEEN. BUT WE ARE ENCOURAGING AND RECOMMENDING USING THE TRANSIT STATION OVERLAY DISTRICT TO REDEVELOP THIS AREA. SOME OF THE THINGS THAT WE ARE TALKING ABOUT IS WITH THE STATIONARY PLAN OVER HERE, WE HAVE JORDAN SCHOOL DISTRICT. THIS PLAN FACILITATES AND ALLOWS FOR A LAND SWAP WITH UT TO RELOCATE THAT JORDAN SCHOOL DISTRICT FACILITY TO THIS LOCATION, AND TO ALLOW THE DEVELOPMENT OF OUR CITY CENTER'S PLAN. AND THIS REDESIGNED PLAN WOULD HAVE COMMERCIAL, INDUSTRIAL, OFFICE, RESIDENTIAL AND RECREATION COMPONENTS. SO IT'S DONE IN A THOUGHTFUL WAY, WHICH WILL KIND OF TRANSITION NICELY TO A NEW STATION HERE, BUT THEN FLOW INTO WHAT THEY'RE BUILDING IN DAYBREAK, IN DOWNTOWN DAYBREAK AND THE NEW BASEBALL STADIUM THERE. SO IT'S REALLY TAKING ALL THAT INTO CONTEXT AND TRYING TO CAPITALIZE ON SOME OF THOSE DEVELOPMENTS WHICH HAVE BEEN PUT INTO MOTION

[01:35:06]

SO HOPEFULLY YOU'RE ONLINE. EMILY, I AM, THANK YOU. TAYLOR AND TAYLOR'S BEEN GREAT TO WORK WITH AS WELL. SO WITH THAT WE NOW GO ON TO THE PROJECT ON THE SITE EXPLAINING THE PROGRAMING AND ALSO HOW PEOPLE WILL COME TO AND FROM THE SITE. SO NEXT SLIDE PLEASE. SO FIRST WE REALLY WANT TO FOCUS ON THE CIRCULATION OF THE SITE WITH THE CURRENT LAND USE, THAT BEING LIGHT INDUSTRIAL TO EVOLVE INTO WHAT WILL BE THIS MIXED USE, HIGH DENSITY AREA. WE KNEW CIRCULATION IS GOING TO BE A KEY COMPONENT. SO WE WANTED TO FOCUS THE CIRCULATION TO THREE KEY AREAS. SO NEXT SLIDE PLEASE.

THE FIRST AREA IS THE BRICK LINE WHICH YOU CAN SEE HIGHLIGHTED IN YELLOW. THIS WILL BE A CRUCIAL CONNECTOR THAT WILL LINK WHAT YOU SEE ON THE SITE. PLAN THE 4600 WEST STATION TO THE WEST, WHERE BINGHAM CREEK REGIONAL PARK IS, TO THE REGIONAL PARK ON THE EAST, AND PAINTING HOMAGE TO THE INTERSTATE BRICK. THIS WILL NOW BE CALLED THE BRICK LINE. BY BEING THE MAIN CORRIDOR, WE REALLY WANTED TO MAKE THIS BE AN EASY AND SAFE STREET TO NAVIGATE FOR EVERYONE, ESPECIALLY PEOPLE ON BIKES AND ALSO PEDESTRIANS. SO WITH THAT, THE BRICK LINE DESIGN WILL PRIORITIZE HAVING CROSSWALKS, TRAFFIC CALMING MEASURES AND BIKE LANES. AND IN ADDITION TO CREATE THAT MAIN CORRIDOR, A HUB OF ACTIVITY, ALL LAND USE PROGRAMING WILL BE INTEGRATED ALONG THE STREET, INCLUDING RESIDENTIAL, COMMERCIAL, OFFICE AND RECREATION. NEXT SLIDE. SO THIS IS A THREE, AS YOU CAN SEE IN THIS DIAGRAM THAT KIND OF HIGHLIGHTS, THAT HIGHLIGHTS THE BRICK LINE THROUGHOUT THESE BUILDINGS. THE BRICK LINE WILL BE A CRUCIAL CONNECTOR FROM THE STATION AREA TO THE CREEK REGIONAL PARK, AND LINING THE STREET WILL BE MIXED. USES TO CREATE THIS THIS DESTINATION AREA FOR VISITORS AND ALSO RESIDENTS WHO LIVE IN THE AREA.

NEXT SLIDE AND THEN THE BRICK LINE. THE STREET SECTION REALLY EMPHASIZES THE SAFE SAFETY FOR MULTI-MODAL TRANSPORTATION, AGAIN, ESPECIALLY FOR PEDESTRIANS AND CYCLISTS. SO AS YOU CAN SEE ON THIS STREET SECTION HERE, THIS INCLUDES WIDE SIDEWALKS, COMPLETE STREETS WITH TREES, BENCHES, ART INSTALLATIONS AND AMENITY ZONES, AND THEN ALSO CENTER MEDIANS TO ACTIVATE THE CORRIDOR AND ENCOURAGE COMMUNITY INTERACTIONS. SO THAT'S FINE.

AND THEN ON THIS SIDE HERE WE ALSO LOOKED AT PRECEDENT IMAGERY AND ALSO PRECEDENT STUDIES OF WHAT COULD HELP US INSPIRE THIS BRICK LINE. SO WITH THE HIGH DENSITY MIXED USE TO ACTIVATE THE CORRIDOR, THE GROUND FLOOR WILL BE LINED WITH SHOPS, CAFES, RESTAURANTS TO ATTRACT PEOPLE TO THE AREA FROM DAY TO NIGHT. SO SOME EXAMPLES THAT WE LOOKED AT WERE LARIMER SQUARE IN DENVER AND ALSO CROCKER PARK IN WESTLAKE, OHIO, AND THEN THE MEDIAN. THE CENTER MEDIAN CAN ALSO BE USED AS PASEO FOR OPEN SPACE. SO THINGS LIKE COMMONWEALTH AVENUE AND ALSO MULTI-USE ACTIVITY SPACE SUCH AS CLAYTON LANE. SO ALL OF THESE CONCEPTS WILL HELP BRING TOGETHER VISITORS, RESIDENTS AND BUSINESSES TO CREATE AN ENGAGING ENVIRONMENT ALONG THIS BRICK LINE AREA. NEXT SLIDE. THE NEXT AREA WE WANT TO HIGHLIGHT IS THE STATION AREA ITSELF. SO THIS WILL BE A HUB AND A VITAL CONNECTOR FOR THOSE COMING TO AND FROM THE SITE. UTILIZING BOTH THE TRAX AND THE BRT. AND IN ADDITION, THE STATION AREA WILL ALSO BE COULD BE A POTENTIAL SUPPORT FOR THE JORDAN SCHOOL DISTRICT BY PROVIDING WAREHOUSES THAT WILL STORE EDUCATION, MATERIALS, SUPPLIES AND EQUIPMENT. I WANTED TO JUMP IN RIGHT HERE AS WELL. SOMETHING THAT WE'RE REALLY, I THINK IS WORTH NOTING IS THE ACCESS FOR THE VEHICLES, WHICH ARE GOING TO BE PARKING AT THE STATION, YOU WILL SEE ARE GOING TO BE ON THE OPPOSITE SIDE OF THE TRACKS FROM WHERE WE'RE LOOKING TO ACTIVATE IT FOR THE PEDESTRIANS AND THE BICYCLES. SO YOU'LL COME IN ON THE WEST SIDE IF YOU WANT TO ACCESS THE PARK AND RIDE. BUT IF YOU'RE GETTING OFF THE TRAIN AND YOU WANT TO GO AND ACCESS THE BRICK LINE AND THAT NEIGHBORHOOD, YOU'RE NOT GOING TO HAVE TO CROSS THROUGH A LARGE PARKING LOT. IT'S GOING TO BE JUST YOUR OFF THE TRAIN. AND SO YOU KIND OF HAVE A SEPARATION OF THOSE, WHICH I THINK IS REALLY IMPORTANT FOR A FUNCTIONALITY

[01:40:04]

NEXT SLIDE. SO LOOKING AT THIS AXON DIAGRAM, OLD BINGHAM HIGHWAY CAN BE A KEY COMPONENT TO HELP EVOLVE WHAT IS CURRENTLY DOMINATED BY INDUSTRIAL USE INTO THE SITE. VISION OF BECOMING THIS VIBRANT MIXED USE AREA, BRINGING TOGETHER COMMUNITY AND ALSO CREATING THIS HUB FOR ECONOMIC GROWTH. EXCELLENT. SO LOOKING AT THE STREET SECTION, YOU'LL SEE THAT THE FUTURE OF OLD BINGHAM HIGHWAY WILL STILL ACCOMMODATE VEHICLES, BUT WE'LL ALSO PROVIDE ENHANCEMENT FOR BOTH CYCLISTS AND PEDESTRIANS. SO THIS INCLUDES HAVING A WIDE SIDEWALKS, DEDICATED BIKE LANES, CROSSWALKS, PEDESTRIAN SIGNALS TO ENSURE SAFE AND ALSO CONVENIENT ACCESS, AND THIS WILL HELP BRIDGE SEPARATING AREAS INTO OUR SITE. YEAH. AND THEN JUST ADDING TO THAT SO OLD BINGHAM HIGHWAY YOU CAN THINK OF IT AS KIND OF THE EDGE. SO EVERYTHING TO THE NORTH OF IT WILL REMAIN INDUSTRIAL IN CHARACTER. SO UP TOWARDS SME STILL IN THAT AREA WILL REMAIN INDUSTRIAL. BUT THEN AS WE MOVE TO THE SOUTH SIDE OF THAT, WE'RE GOING TO HAVE THE AMENITY ZONES, AND THAT'S WHERE WE GET INTO THE NEW PROJECT AND THE STATIONARY PLAN THAT WILL BE MORE MIXED USE IN NATURE. SO OLD BINGHAM HIGHWAY NOT ONLY WILL BE A TRAFFIC CORRIDOR, BUT WILL BE SETTING THE EDGE AND KIND OF THE TRANSITION BETWEEN THOSE TWO AREAS. AND THAT'S WHY YOU SEE THE AMENITIES CHANGE THE WAY THEY DO ALONG THAT ROAD. AND THEN THESE PRECEDENT IMAGES SHOW EXAMPLES OF SUCCESSFUL MULTIMODAL TRANSIT AND COMPLETE STREETS. AS YOU CAN SEE FROM THESE PHOTOS, THEY HAVE THINGS LIKE TREE LINED ROADS, GREEN SPACES AND ALSO PUBLIC ART TO HELP CREATE THAT INVITING AND SAFE SPACE FOR BOTH RESIDENTS AND VISITORS TO THE AREA. NEXT SLIDE. AND NOW WE'LL GET INTO THE ACTUAL SITE PROGRAMING. SO WHILE WE WANT TO CREATE THIS HIGH DENSITY MIXED USE DISTRICT OVERALL FOR THE ENTIRE SITE, THE SITE IS BROKEN DOWN INTO DIFFERENT FOCUSES. SO AT THE CENTER OF THE SITE WITH THE BRICK LINE AGAIN JUST REPEATING THAT IT WILL BE THIS MIXED USE COMMERCIAL LINE, MAIN STREET AND THEN WITH TOWARDS THE SOUTH BORDERING SOUTH JORDAN STATE. BREAK THAT YELLOW. YOU'LL SEE IT'S MORE RESIDENTIAL FOCUSED, WHILE THE NORTH OF HIGHWAY WILL BE MORE COMMERCIAL AND ENTERTAINMENT FOCUSED. AND THEN WE'LL NOW GO INTO EACH USE. SO NEXT SLIDE PLEASE. THANK YOU. AND SO WE WILL NOW SHOW HOW THE SITE BEING BUILT FLOOR BY FLOOR AND HOW DIFFERENT LAND USES TO UNDERSTAND THE ENTIRE AREA AND HOW IT CONTAINS ALL THESE DIFFERENT SPACES. SO FOR THE RETAIL, WHICH WILL MAINLY BE ON THE GROUND FLOOR, YOU SEE THE INTENT IS TO SUPPORT ACTIVITY BETWEEN THE STATION AND ALSO BINGHAM CREEK REGIONAL PARK, ALONG WITH THE BRICK LINE AND THEN ALSO RETAIL WILL BE PRESENT ALSO ON THE NORTHERN PART OF THE SITE ALONG OLD BINGHAM HIGHWAY. NEXT SLIDE. SO I THE TAKEOFFS

[01:45:04]

AND AGAIN HERE ARE SOME PRECEDENT IMAGERY OF WHAT THAT COULD LOOK LIKE. SO CREATING THESE ACTIVATED SPACES WITH OFFICE ABOVE RETAIL TO ENSURE THAT THERE'S STILL THAT GROUND LEVEL ACTIVITY, BOTH FROM DAY TO EVENING. SO NEXT ON THE DIAGRAM YOU'LL SEE THAT THERE'S THIS PURPLE TO DEFINE WHAT IT WILL BE AS ENTERTAINMENT USE. SO WITH THE STATION AREA PROVIDING AN OPPORTUNITY TO COME THIS DESTINATION, THERE SHOULD BE A FOCUS ON FAMILY, FAMILY AND FAMILY FOCUS AND COMPLEMENTARY ENTERTAINMENT USES. NEXT SLIDE. SO AT 600,000FT■!S THIS ENTERTAINMENT USES CAN INCLUDE ALL YEAR ROUND FAMILY ACTIVITIES SUCH AS THINGS THAT WE LOOKED AT WERE LIKE GREAT WOLF LODGE, GO KART, ARCADE CENTERS AND WHAT WAS DISCUSSED EARLIER THIS YEAR.

LAST YEAR IN THE DESIGN TREND IN THE SUMMER WAS POTENTIALLY A YOUTH HOCKEY TRAINING CENTER AND CAMP. AND THEN WITH THE ENTERTAINMENT USES AND ALSO ACCESS TO MOUNTAIN VIEW. WE ALSO WANTED TO ACCOMMODATE HOSPITALITY FOR THE SITE AREA, WHICH YOU CAN SEE IN THAT LIGHTER PINK ON THE AXON, AND HOSPITALITY CAN RANGE FROM SMALL TO LARGE HOTELS. SO HERE'S JUST SOME PRESS AND IMAGERY OF WHAT THOSE HOTELS COULD POTENTIALLY BE LOOKING LIKE IN THIS AREA.

OKAY. AND THEN NEXT WE GO INTO INDUSTRIAL. SO WITH THE ONGOING CONVERSATIONS THAT WE HAVE WITH THE JORDAN SCHOOL DISTRICT OF POTENTIALLY RELOCATING THEIR WAREHOUSES FROM CITY CENTER TO 5600 WEST, THE DARK GRAY BUILDING ON THE AXON WILL PROVIDE THAT INDUSTRIAL SPACE TO ACCOMMODATE AND IN ADDITION, THE LAND. WE JUST WANTED TO POINT OUT THAT THE LAND NORTH OF OLD BINGHAM HIGHWAY, YOU CAN SEE THAT KIND OF IT LOOKS LIKE A KIND OF A TRIANGLE THAT'S A BIT CUT OFF. BUT IT THAT'S ALSO WE WANTED TO MAKE THAT REMAIN INDUSTRIAL. SITE. AND THEN FOR RESIDENTIAL HERE, WHICH IS SHOWN IN THAT LIGHT YELLOW ON THE AXON, IT'S TOWARDS THE SOUTH.

THIS WILL SUPPORT RESIDENTS LIVING IN THE MIXED USE AREA. SO AS YOU CAN SEE IN THESE CALL OUTS, THESE RESIDENTIAL UNITS WILL RANGE IN DIFFERENT DENSITIES. SO AT THE STATION AREA PLAN, IT'LL BE THE HEIGHT OF THE STATION AREA. YOU'LL SEE ON THE LEFT CALL OUT. THIS WILL BE THE HIGHEST DENSITY OF UP TO TEN FLOORS. AND THE HIGH DENSITY WILL CONTINUE UP TO FIVE FLOORS AT THE CENTER OF THE SITE ON THE BRICK LINE, SO THAT ONE IN THE MIDDLE TOWARDS BINGHAM CREEK REGIONAL PARK AND THEN TO THE SOUTH TOWARDS DAYBREAK. THAT RIGHT CALL OUT. IT'LL BE UP TO FOUR FLOORS AS IT TRANSITIONS TO DAYBREAK. AND THEN HERE'S SOME PRECEDENT IMAGERY OF WHAT THOSE DIFFERENT KIND OF RESIDENTIAL DENSITIES THROUGHOUT THE SITE. SO GOING FROM LIKE A HIGHER DENSITY, YOU CAN SEE THAT MEDIUM, THAT MIDDLE IMAGE THERE OF LIKE A HIGHER DENSITY VERSUS MAYBE THE TOP IMAGE. THAT'S LIKE THE TYPE OF DENSITY THAT WE'RE LOOKING AT TOWARDS SOUTH JORDAN.

OKAY. SO THESE ARE OUR USES OVERALL AGAIN WITH THE ALL THE AXON. AND THEN ALSO JUST THE CALL OUTS AND THE OVERALL SQUARE FOOTAGE AND DWELLING UNITS. AND THEN NEXT SLIDE. AND THEN IN ADDITION TO THE DESIGN CHARRETTE WE DID THIS SUMMER, ONCE WE KIND OF CREATED THE PLAN, WE WANTED TO MAKE SURE THAT THE PUBLIC, EVEN THOUGH IT IS A HEAVY INDUSTRIAL USE SITE, WE REALLY WANTED TO ENGAGE THE PUBLIC, WHETHER THAT WAS BUSINESS OWNERS OR PEOPLE WHO MAY GO TO THE SITE JUST TO MAKE SURE THAT WHAT WE ARE SHOWING IN OUR DESIGN CHARRETTE KIND OF FIT WITH LIKE WHAT THEY ENVISIONED FOR THE FUTURE OF THIS AREA. SO THE PUBLIC SURVEY WAS CONDUCTED ON FROM NOVEMBER 20TH 3RD TO NOVEMBER 13TH, AND WE WERE ABLE, THANKS TO TAYLOR AND JORDAN GETTING THE WORD OUT, WE WERE ABLE TO GATHER 166 RESPONSES, WHICH IS AWESOME. THE RESPONDENTS SUPPORTED THE MIXED USE DEVELOPMENT THAT WE WERE SHOWING AND ALSO THE ENTERTAINMENT VENUES AND IMPROVED COMMUNITY CONNECTIONS. THE THINGS THAT THEY WERE HIGHLIGHTING CONCERNS ABOUT WAS MAYBE POTENTIAL INCREASE IN TRAFFIC, PARKING SAFETY AND STRESSING THE NEED TO MAKE SURE THAT WE HAVE THIS BALANCE, BUT ALSO THOUGHTFUL GROWTH. SO OVERALL, THEY WERE DEFINITELY VERY SUPPORTIVE OF EVERYTHING WE WERE SHOWING IN OUR PLAN. AND I

[01:50:02]

LOOK AT REZONING, MASTER SITE PLANS, POTENTIALLY FUTURE LAND USE MAP AMENDMENTS. BUT IS WHAT THE GOAL REALLY IN THIS IS, IS FOR SOMEBODY WHO OWNS PROPERTY IN THIS AREA TO SAY AT A TIME THAT WORKS FOR THEM, WE WOULD LIKE TO UTILIZE OUR PROPERTY IN A DIFFERENT WAY, AND THIS WOULD GIVE THEM GUIDANCE ON HOW THEY COULD DO THAT, WHAT WE WILL SUPPORT. BUT IT'S GOING TO BE AN APPLICANT DRIVEN PROCESS. THE CITY IS NOT GOING TO GO CONDEMN LAND. CITY IS NOT GOING TO BE THE DEVELOPER OF THIS. WE'LL HELP FACILITATE THAT AS NEEDED. BUT REALLY INTERSTATE BREAK, IF THEY WANT TO CONTINUE OPERATING THERE FOR THE NEXT 100 YEARS, THEY CAN. BUT IF IN 15 YEARS THEY DECIDE, YOU KNOW, THIS PROPERTY WOULD BE WORTH A LOT MORE TO US TO REDEVELOP, THEN WE WANT TO BE THEIR PARTNER TO HELP THEM REDEVELOP. SO THIS IS SETTING THE TABLE FOR THAT FUTURE DEVELOPMENT POTENTIAL IN THIS LOCATION. THANK YOU. COMMISSIONER HATCH. I LOVE THE DESIGN. I THINK THOSE OF US THAT LIVE ON THE EAST ARE GOING TO WANT TO MOVE TO THE WEST NOW. IT LOOKS IT LOOKS GREAT. REALLY, REALLY WELL DONE. THANK YOU. AWESOME. THANK YOU. ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. SO IF YOU'RE HERE TO SPEAK COME UP TO THE PODIUM. YOU'LL HAVE THREE MINUTES. ANYBODY ON ZOOM RAISE YOUR HAND ON THE PHONE. STAR NINE. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR MOTIONS AND OR COMMENTS. COMMISSIONER ALLEN, I THINK OFF THE TOP OF MY HEAD ON THIS ONE, I MOVE THAT WE FORWARD A POSITIVE OH NO, NO, NO, THAT'S THE NEXT THING I MOVE THAT WE FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO ADOPT THE 5600 WEST STATION AREA PLAN. THAT WORKS. COMMISSIONER GONZALEZ, I WILL SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SEVEN. NOTHING.

OKAY. NEXT IS THE TEXT AMENDMENT CORRIDOR ZONE AMENDMENT. AMEND THE WEST JORDAN CITY CODE, ADDING A NEW SECTION 1350 OR 5 ZERO CORRIDOR CC, A FORM BASED ZONING ORDINANCE WITH FUTURE APPLICABILITY, ALONG WITH REDWOOD ROAD ALONG REDWOOD ROAD AND AMENDING SECTION 13 EIGHT DASH 23 BALANCED HOUSING, ADDING DEVELOPMENT WITH IN THE CORRIDOR ZONE AS EXEMPTION. IN THE CITY OF WEST JORDAN IS THE APPLICANT TAYLOR. ALL RIGHT. THANK YOU CHAIR. YES. SO WE ARE SEEKING A POSITIVE RECOMMENDATION HOPEFULLY OF A NEW CORRIDOR ZONE. THIS IS BEEN SOMETHING WE'VE BEEN WORKING ON FOR A LONG TIME AS WAYS TO APPROPRIATELY INTRODUCE DENSITY AND KEY LOCATIONS. I THINK THAT'S ONE OF THE THINGS OUR BALANCED HOUSING ORDINANCE HAS DONE. A REALLY GOOD JOB IS CONTROL AND GUIDE MULTIFAMILY AND HIGH DENSITY HOUSING IN THE CITY TO APPROPRIATE LOCATIONS, RATHER THAN JUST SPREADING EVERYWHERE, WHICH WE'RE SEEING IN A LOT OF OUR SURROUNDING COMMUNITIES. AND SO THOSE LOCATIONS ARE CURRENTLY VERY LIMITED WHERE THEY'RE ALLOWED. AND IN THE LAST YEAR AND A HALF, TWO YEARS, WE'VE GOT MORE AND MORE FEELINGS THAT

[01:55:02]

THAT'S WHERE WE HAVE CC, CF AND CITY CENTER STATIONARY PLANS ZONING ALREADY IN PLACE. SO THOSE WOULD NOT BE ELIGIBLE FOR A FREE ZONE TO THAT. SO IT'S JUST KIND OF ON THE NORTH AND THE SOUTH SIDE, KIND OF THE CITY CORE, WHICH WE'RE IN RIGHT NOW, WOULD HAVE THE POTENTIAL TO UTILIZE THIS CORRIDOR ZONE. IF IT WAS APPROVED. THE REZONE BY AN APPLICANT THAT CAME IN AND WANTED TO UTILIZE THIS, IT WOULD REPLACE THE UNDERLYING ZONING. SO IT'S IMPORTANT TO KNOW IT'S NOT AN OVERLAY, AND IT WOULD REQUIRE A MASTER DEVELOPMENT AGREEMENT. AND PLAN WOULD ALSO NEED TO AMEND THE FUTURE LAND USE MAP TO. APPROVE THAT ZONE. THE CITY IS LIKELY TO IDENTIFY LOCATIONS WHICH WE FEEL ARE APPROPRIATE AND DO A CITY SPONSORED FUTURE LAND USE MAP AMENDMENT, BUT STILL REQUIRE APPLICANTS IN THOSE AREAS TO COME IN AND GO THROUGH THE REZONING PROCESS. AND PART OF THE REASON FOR THAT IS THE ZONING. SO MUCH TO THE DISCRETION OF THE PLANNING COMMISSION AND CITY COUNCIL APPROVING THAT MASTER DEVELOPMENT PLAN AGREEMENT. WE DON'T WANT TO GO AND REASON ON SOMETHING AND NOT HAVE THOSE BE A REALLY WELL ESTABLISHED AND HAMMERED OUT. SO I'VE TALKED ABOUT FORM BASED CODE A COUPLE TIMES TONIGHT, AND I KEEP SAYING, YOU KNOW, IT REGULATES THE FORM BUT NOT THE FUNCTION.

AND SO THIS IS HYBRID BECAUSE WE HAVE IDENTIFIED SOME USES WHICH ARE ALLOWED BUT SOME USES WHICH WE WANT TO PROHIBIT IN THIS ZONE. SO NOT A TRUE FORM BASED ORDINANCE. IT'S TAKES ON A LOT OF THE FUNCTIONS OF THAT ZONE. BUT IT DOES PROHIBIT SOME THINGS LIKE FOR EXAMPLE, DRIVE THRUS WOULD NOT BE ALLOWED IF YOU HAD THE CORRIDOR ZONE ON YOUR PROPERTY AS WELL AS SINGLE FAMILY HOUSING. YOU CANNOT USE THIS FOR A STANDALONE SINGLE FAMILY DETACHED HOUSING IF YOU WANT TO DO THAT. THERE'S OTHER ZONES WHICH WOULD BE MORE APPROPRIATE. SO I'VE KIND OF ALREADY TOUCHED ON ALL OF THESE EXCEPT FOR FAR. SO RATHER THAN DO MAXIMUM OR MINIMUM UNIT TYPES, WE'RE LOOKING AT AFAR, WHICH IS A FLOOR AREA RATIO. WE'LL DISCUSS THAT A LITTLE BIT ON MY NEXT SLIDE. BUT THAT IS USEFUL WHEN YOU'RE LOOKING FOR MIXED USE DEVELOPMENT, BECAUSE IT REGULATES DEVELOPMENT BASED ON THE SIZE OF THE STRUCTURE COMPARED TO THE LOT, RATHER THAN DWELLING UNITS PER ACRE. BECAUSE DWELLING IS PER ACRE DOESN'T MEAN ANYTHING WHEN YOU'RE TRYING TO DO AN OFFICE DEVELOPMENT, FOR EXAMPLE, WITH SOME RESIDENTIAL COMPONENTS. SO FAR, FOR EXAMPLE, WE'LL JUST TAKE THIS THIS LOT HERE. IF YOU HAVE A FAR OF ONE, YOU COULD BUILD ON THE WHOLE ENTIRE STRUCTURE, THE WHOLE ENTIRE LOT, A ONE STORY STRUCTURE. THAT WOULD BE A FAR OF ONE IF YOU WERE BUILDING ON HALF OF THE LOT, YOU WOULD HAVE TO DO A TWO STORY STRUCTURE TO HAVE A FAR OF ONE. IF YOU'RE ONLY USING A QUARTER OF YOUR LOT FOR YOUR STRUCTURE, THEN YOU NEED TO HAVE FOUR STOREYS TO HAVE A FLOOR AREA RATIO OF ONE. IT'S IMPORTANT TO NOTE THAT, YOU KNOW, PARKING, IF YOU HAD A PARKING GARAGE, WOULD NOT BE INCLUDED IN THAT FAR CALCULATION. SO THAT'S REALLY LOOKING AT THE COVERAGE OF THE STRUCTURES AS WELL. AND WE'RE LOOKING FOR A FAR 1.5, BECAUSE WE FEEL LIKE THIS LOCATION IS APPROPRIATE FOR HIGHER INTENSITY USES. AND SO THAT'S WHY WE ARE GOING FOR THAT LITTLE BIT HIGHER NUMBER. WE DON'T HAVE MAXIMUM

[02:00:03]

SO YOU KNOW, WHEN YOU'RE IN REDWOOD ROAD IN WEST JORDAN RATHER THAN THE WHOLE CORRIDOR WHERE YOU NEVER KNOW OR ONE CITY ENDS AND THE OTHER STARTS, EXCEPT FOR THE STREET SIGNS MIGHT CHANGE SLIGHTLY AND YOU CAN SEE THE ONLY SETBACK WE HAVE THAT IS REALLY SIGNIFICANT WOULD BE THAT REAR SETBACK ADJACENT TO EXISTING SINGLE FAMILY DEVELOPMENTS. WE WANT THE BUILDINGS TO NOT BE NEXT TO THOSE EXISTING NEIGHBORHOODS. AND THAT KIND OF THING WE TALKED ABOUT IN THE PRE MEETING IS FOCUSING THAT DEVELOPMENT ON THE CORRIDOR AND PROTECTING THOSE EXISTING NEIGHBORHOODS BY REALLY FOCUSING ON DEVELOPMENT WHERE WE FEEL IS APPROPRIATE, WHICH IS SOMETHING THAT I THINK IS THE CORE BEHIND THE BALANCED HOUSING ORDINANCE IN THE FIRST PLACE.

MAY I INTERRUPT? YEAH. CAN YOU GO BACK TO THAT PREVIOUS SLIDE? OH YOU'RE THERE. NO. THAT ONE OKAY. SO THE FRONT SETBACK AND YOU MENTIONED DRIVING FROM ONE CITY TO ANOTHER. YOU REALLY CAN'T TELL UNLESS YOU SEE THE SIGN. EXCEPT YOU CAN TELL WHEN YOU'RE GOING FROM WEST JORDAN TO SOUTH JORDAN. BECAUSE THEY DO HAVE THEY HAVE DEEPER SETBACKS OR THERE'S GRASS. AND IS THERE A THOUGHT OF MAKING THAT SETBACK, THE FRONT SETBACK FARTHER TO MATCH WHAT YOU SEE AS YOU DRIVE ALONG GOING SOUTH ON REDWOOD ROAD? SO THE THOUGHT WAS, NO, THE THOUGHT WAS ALMOST TO CREATE. WE WANT THE DEVELOPMENT ACTIVITY AS CLOSE TO THAT ROAD AS POSSIBLE, AND THEY HAVE THE PARKING BACK IN THE BACK. SO IT WOULD HAVE THE VISUAL CUE THAT YOU'RE IN. YOU'RE IN AN URBAN ENVIRONMENT, A BUILT ENVIRONMENT THAT IS VISUALLY INTERESTING FOR A PEDESTRIAN OR CYCLIST OR EVEN SOMEBODY JUST AS A COMMUTER, BECAUSE THOSE THOSE BUILDINGS WOULD FRONT ON THAT. SO THEY'RE THEIR BEST FACE IS GOING TO BE ON REDWOOD ROAD. CREATE KIND OF THAT CANYON EFFECT AS YOU'RE YOU'RE IN A TRADITIONAL DOWNTOWN, WHETHER IT'S BIG CITIES OR EVEN SMALL TOWNS, YOU KNOW, A LOT OF THEM ON THEIR MAIN STREETS, THEY HAVE THEIR TWO AND THREE STORY BUILDINGS BUILT RIGHT UP THERE NEXT TO THE SIDEWALK. AND THAT'S KIND OF THE LOOK WE WERE GOING FOR. SO IF A DEVELOPER WANTS TO HAVE A IF THEY'RE BUILDING A MULTILEVEL APARTMENT BUILDING, THEY WANT TO GO FARTHER BACK. ARE THEY ALLOWED TO DO THAT OR DO THEY HAVE TO HAVE A FIVE FOOT SETBACK REGARDLESS, AS IT'S DRAFTED RIGHT NOW, IT'S A FIVE FOOT SETBACK THAT COULD BE CHANGED EITHER THROUGH THE MASTER DEVELOPMENT AGREEMENT PLAN OR IF YOU RECOMMEND SOMETHING DIFFERENT TO THE CITY COUNCIL AND THEY ADOPT THAT, THAT THAT'S ALSO THANK YOU. SO, COMMISSIONER HOLLINGSWORTH, YEAH, I GOT AN ADDITIONAL QUESTION TO THAT. IF YOU'RE HAVING THAT CANYON EFFECT ON REDWOOD ROAD, WHICH IS A VERY BUSY STREET, AND THE FRONT OF THE STORE IS ARE GOING TO BE FACING REDWOOD ROAD, WHAT ABOUT STREET PARKING? IS THAT GOING TO BE PROHIBITED OR IS THAT GOING TO BE ALLOWED? CORRECT. STREET PARKING IS ALREADY PROHIBITED ON REDWOOD ROAD. THIS WOULD NOT ALLOW STREET PARKING ON REDWOOD ROAD. ANOTHER KIND OF KEY ASPECT OF THIS CODE THAT YOU PROBABLY NOTICED IS IT MAKES NO CONSIDERATIONS FOR REDUCED PARKING. SO THEY STILL HAVE TO MEET ALL OUR PARKING STANDARDS AND IS WHAT WE'RE KIND OF HOPING WITH THIS INCREASED DENSITY IS YOU'RE GOING TO HOPEFULLY SEE PODIUM STYLE PARKING OR POTENTIALLY STRUCTURED PARKING IS SOMETHING WE'RE GOING TO BE RECOMMENDING FOR DEVELOPMENTS NOW, SINCE THAT IS A UDOT STREET. AND I DO KNOW WE'VE HAD ISSUES WITH TRYING TO GET ACCESS OR EASEMENTS INTO SOME OF THOSE AREAS. WHAT WOULD WE CONSIDER DOING WITH THAT? I'M JUST KIND OF CURIOUS. YEAH. SO PART OF THE APPLICABILITY OF THIS IS YOU ALREADY HAVE TO HAVE FRONTAGE ON REDWOOD ROAD. AND SO YOU ALREADY HAVE AN APPROVED ACCESS, MOST LIKELY WITH THE REZONE. AND SO IT WOULD BE THAT DRIVEWAY WOULD GET YOU ACCESS INTO THE BACK. THE THOUGHT IS TO REDUCE ACCESS ONTO REDWOOD ROAD NOT INCREASE THEM. SO WE HAVE FEWER OF THOSE. THAT'S PART OF WHAT WE'RE SHOWING IN THIS PARKING RECOMMENDATION, AS WELL AS REAR PARKING AND COMBINING PARKING LOTS FOR MULTIPLE BUILDINGS OR USERS. SO KIND OF PARK IN THE BACK, AND THEN YOU CAN GO ACCESS FROM A REAR ENTRANCE INTO THOSE PLACES. SO WE WANT TO REDUCE THOSE CONNECTIONS ONTO WE'VE ACTUALLY SEEN SOME OF THOSE TO THE CITY TO THE SOUTH OF US ON THAT SAME ROAD. THAT'S A LITTLE BIT FURTHER DOWN THAT ROAD. BUT

[02:05:01]

YOU KNOW, YOU HAVE THE ACTIVATED GROUND FLOOR, WHICH WOULD BE COMMERCIAL OR OFFICE, OR IT COULD EVEN BE RESIDENTIAL. AND THEN YOU HAVE KIND OF MORE OFFICE OR RESIDENTIAL USES ABOVE. SO EXAMPLES FROM DAYBREAK AND BOUNTIFUL HERE, LIMITED BAY BUILDINGS, THESE ARE MORE INDUSTRIAL LOOKING IN NATURE. COQUINA TOSCANO THAT'S UP IN SALT LAKE. AND THEN THIS MODERN ASIAN CUISINE. I'M NOT REALLY SURE WHERE THAT'S AT. STOOP BUILDINGS, WHICH WOULD BE APPROPRIATE FOR THE OFFICE AND RESIDENTIAL USES, AND THEN ROW BUILDINGS WHICH CAN BE APPROPRIATE FOR, YOU KNOW, EITHER TOWNHOMES OR LIVE WORK UNITS OR EVEN THAT ONE. THE TOP LEFT IS COMPLETELY COMMERCIAL AND OFFICE PROJECT IN LEHI. SO A LOT OF DIFFERENT OPTIONS THERE.

THE OTHER REAL ASK THAT WE ARE PROPOSING IN THIS ORDINANCE IS SOMETHING THAT'S NEVER HAPPENED IN WEST JORDAN, WOULD BE A RETHINKING OF SOME OF THE WAY THAT WE WOULD TALK ABOUT PARKS.

AND THAT'S BECAUSE NOBODY FEELS LIKE IT'S A GREAT IDEA TO PUT A WHOLE BUNCH OF HOUSING UNITS ON REDWOOD ROAD AND THEN HAVE A NEW PARK ON REDWOOD ROAD, WHICH IS VERY, VERY BUSY, NOT REALLY SAFE. SO WHAT THIS WOULD DO IS REQUIRE APPLICANTS TO HAVE ADDITIONAL OPEN SPACE, BUT THAT NOT GO INTO REDWOOD ROAD. AND SO IS WHAT THEY WOULD DO IS DO A FEE IN LIEU OF OPEN SPACE. AND THAT MONEY WOULD THEN BE PAID TO THE CITY IN ADDITION TO IMPACT FEES, AND WOULD BE ABLE TO BE SPENT AT THE COUNCIL'S DIRECTION IN REGIONAL PARKS. SO STUFF ALONG REDWOOD ROAD MOST LIKELY WOULD GO TOWARDS VETERANS PARK OR BIG BEND PARK OR SOMETHING ALONG THERE TO MAKE IMPROVEMENTS TO THE AREA. BUT A REGIONAL PARK WHERE YOU CAN ACCOMMODATE SEVERAL DIFFERENT PROJECTS MAKING A BENEFIT, WHICH WOULD BE A BENEFIT FOR THE CITY AS A WHOLE. SO THE OPEN SPACE REQUIREMENT WE'RE ASKING OR RECOMMENDING IS 600FT■!S OF OPEN SPACE FOR SINGLE BEDROOM OR STUDIO, 800 FOR TWO BEDROOM. AND. I THINK THAT'S SUPPOSED TO BE 1000 FOR THE THREE BEDROOM.

THAT WAS A TYPO. BUT SO THAT, THAT THAT ADDITIONAL OPEN SPACE WOULD THEN RATHER THAN BE BUILT, YOU'D PAY A FEE IN LIEU OF THAT AND THEN DIRECT THAT TOWARDS EXISTING PARK SYSTEM. AND IS WHAT THAT DOES AS WELL IS IT ALLOWS, AS DENSITY INCREASES FOR THE CITY TO GET A HIGHER BENEFIT AND MORE IMPROVEMENTS TO THE PARK SYSTEM IN EXCHANGE FOR ESSENTIALLY THAT HIGHER DENSITY.

AND SO THIS IS JUST A CALCULATION OF HOW IT WOULD WORK. WE DID SOMETHING SIMILAR TO THIS IN A PREVIOUS CITY I WORKED IN. BUT YOU FOR EXAMPLE, IN THIS EXAMPLE, IF THERE'S

[02:10:06]

AND THAT WOULD BE PAID WHEN YOU RECORD THOSE PLATS. SO IT'S A LITTLE BIT DIFFERENT THAN ANYTHING WE'VE DONE HERE, BUT I'M HAPPY TO TALK ABOUT OR ANSWER ANY QUESTIONS YOU HAVE ABOUT IT WITHOUT ME GOING THROUGH THE MATH RIGHT NOW AND BORING EVERYONE. LIKE, I WAS BORED ALL THROUGH HIGH SCHOOL WITH MATH CLASSES. SO WITH THAT, I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. COMMISSIONER HATCH, I LOVE THIS. I THINK THIS IS GREAT. I REALLY LOVE HAVING, IN LIEU OF BUILDING A PARK THAT THEY, YOU KNOW, IMPACT FEE TO SO THOSE FUNDS CAN GO TO AN EXISTING PARK. I THINK THIS IS GOING TO CHANGE THE LOOK OF WEST JORDAN. I WOULD I HOPE THAT WE GET DEVELOPERS THAT JUMP ON IT AND IT'S I THINK IT'S VERY WELL DONE. YOU DO GOOD WORK, TAYLOR. YOU AND YOUR TEAM, WHOEVER YOUR TEAM IS, YOU DO A REALLY GOOD JOB. THANK YOU. ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK, APPROACH THE PODIUM. STATE YOUR NAME. YOU'LL HAVE THREE MINUTES. IF YOU'RE ON ZOOM, RAISE YOUR HAND. OR IF YOU'RE ON THE PHONE. STAR NINE. OKAY. WE'LL GO AHEAD AND CLOSE PUBLIC HEARING AND BRING IT UP. BACK UP TO THE COMMISSION FOR COMMENT AND OR MOTIONS.

COMMISSIONER HOLLINGSWORTH YEAH, I'D LIKE TO ALSO SAY I REALLY LOVE THIS IDEA. IT GIVES IT IT GIVES WEST JORDAN MORE OF A DOWNTOWN HOMETOWN FEELING. CITIES FOR THE PAST 50 YEARS HAVE BEEN TRYING TO GET AWAY FROM ALL THAT. AND IT'S NICE TO SEE THAT THE CITY IS TRYING TO BRING IT BACK TO A HOMETOWN FEELING. WHICH I'LL MAKE A MOTION. BASED ON THE INFORMATION AND CRITERIA SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION, FOR A POSITIVE RECOMMENDATION TO THE CITY COUNCIL FOR THE PROPOSED CHANGES TO TITLES 13 EIGHT DASH, 23 B AND 13 DASH 50.

COMMISSIONER HATCH, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR I ANY OPPOSED? OKAY. CARRIES UNANIMOUS SEVEN. NOTHING LAST ON THE AGENDA IS THE TEXT AMENDMENT.

LANDSCAPING ORDINANCE. AMEND THE WEST JORDAN CITY CODE, TITLE 13, CHAPTER 13 LANDSCAPING REQUIREMENTS ADDING REQUIREMENTS FOR SINGLE FAMILY RESIDENTIAL LANDSCAPING AND REMOVING LANDSCAPING BONDING REQUIREMENTS. LARRY. SO I'LL BE JUST LIKE ELIZABETH TAYLOR SAID HER HUSBAND'S. I WON'T KEEP YOU LONG, SO. SO THIS IS EXACTLY WHAT IT SAYS IN THE. AND LIKE I SAID IN THE PRE-MEETING, THE COUNCIL IS CONCERNED THAT THERE'S NO LANDSCAPE MAINTENANCE REQUIREMENT FOR SINGLE FAMILY HOMES. AND THE SCOTT FIELD. AND WHY THAT CAME ABOUT IS BECAUSE THEY WENT ON SOME RIDE ONS, RIDE ALONGS WITH CODE ENFORCEMENT, AND SO THAT THERE'S A FEW BAD APPLES OUT THERE AND THERE'S NO THERE WAS NOTHING REALLY IN LEFT IN THE CODE THAT WOULD REQUIRE THEM TO MAINTAIN THEIR LANDSCAPING. AND SO THESE FIRST TWO, THE FIRST ONE REQUIRES THE LANDSCAPING. BE MAINTAINED AS INSTALLED. OR IT BE IT NEEDS TO BE MAINTAINED. AND THEN THE 1313 SIX G IS THE REQUIREMENT FOR NEW SINGLE FAMILY CONSTRUCTION. THERE WAS NO REAL REQUIREMENT FOR THEM TO INSTALL ANYTHING AT THAT POINT, BUT NOW THEY'RE REQUIRED TO INSTALL LAWN TURF AREAS, BUT THEY CAN'T EXCEED THE GREATER OF 250FT■!S, OR 35% OF E FRONT YARD SIDE YARD AREA. AND THAT IS BECAUSE THE STATE OF UTAH PROHIBITS THAT IN NEW SINGLE FAMILY CONSTRUCTION. AND SO THAT KEEPS. AND IF YOU REMEMBER OUR LAST AMENDMENT, MAYBE IT WAS LAST YEAR OR THE YEAR BEFORE, WAS TO BRING US IN COMPLIANCE WITH THE STATE OF UTAH'S WATER EFFICIENCY.

[02:15:07]

THAT'S A BALANCING ACT. WE GRATEFULLY THE COUNCIL DID APPROVE ANOTHER OFFICER THIS LAST BUDGET. AND THEY THEY DO A PHENOMENAL AMOUNT OF WORK I THINK I THINK WE'RE GOOD FOR NOW. I THINK IT STRIKES A GOOD BALANCE. THERE ARE BUSY EVERY SINGLE DAY I CAN TELL YOU. AND THEY'RE THEY'RE VERY RESPONSIVE. SO IF YOU YOU DO HAVE A CONCERN. COMMISSIONER HATCH, CALL US I DO NOT I LIVE IN AN HOA, SO WE KEEP WRAPS ON THAT. I JUST THINK WITH THE AGING CITY, IT'S REALLY IS A CHALLENGE WITH THE AGE OF THE CITY AND HOMEOWNERS AND FINANCIAL CONSTRAINTS. SO THANK YOU. COMMISSIONER HOLLINGSWORTH. SO ALONG WITH THIS CHANGE, I DIDN'T SEE ANYTHING AND I DIDN'T READ ANYTHING THAT TALKS ABOUT PENALTY. IF THEY'RE NOT WITHIN THE ORDINANCE, WHAT'S THE PENALTY? THEN YOU WILL HAVE TO GO THROUGH OUR CODE ENFORCEMENT PROCESS. YOU GET A COURTESY NOTICE. INITIALLY YOU GOT TWO WEEKS TO ADDRESS ANY CODE VIOLATIONS. IF IN THAT COURSE OF TIME YOU DO NOT ADDRESS WHAT IS BEING VIOLATED IN THE CODE, THEN YOU'LL RECEIVE AN OFFICIAL NOTICE OF VIOLATION. YOU'LL RECEIVE ANOTHER TWO WEEKS ON TOP OF THAT TO ADDRESS IF YOU STILL ARE HAVING AN ISSUE AND NOT ADDRESSING THOSE, IT WILL BE BASICALLY PUT ON ON THE DOCKET FOR AN ADMINISTRATIVE LAW JUDGE TO WEIGH IN AND THEN WE GO. THEN THERE ARE SOME PUNITIVE FINES THAT ARE THAT ARE ASSESSED. ALL RIGHT. THANK YOU. COMMISSIONER ALLEN, I WANT TO GO BACK TO A COMMENT THAT COMMISSIONER HOLLINGSWORTH MADE DURING THE PRE-MEETING, AND THAT IS JUST REGARDING ARTIFICIAL GRASS. I KNOW WE DON'T DISCUSS IT, BUT I THINK WE OUGHT TO CONSIDER A BANNING IT FROM THE CITY DUE TO THE INCREASE IN TEMPERATURE AS WELL AS THE INCREASE IN POLLUTION FROM FROM IT COMING OFF. BUT MAYBE IN A FUTURE UPDATE WE CAN CONSIDER THAT. AND THAT WILL BE IN THE MINUTES UNTIL THE CITY COUNCIL WILL HEAR THAT. SO WHAT IF WE GET AN NFL STADIUM? AND WHAT? I'M JUST JOKING. AND WE EXEMPT THEM FROM THAT. ANY OTHER QUESTIONS? OKAY.

[02:20:06]

CARRIES SEVEN. NOTHING. WITH THAT BEING OUR LAST ITEM ON THE AGENDA, I MOVE THAT WE ADJOURN.

I'M JUST GOING TO JUMP RIGHT

* This transcript was compiled from uncorrected Closed Captioning.