Mar 04, 2025 Planning Commission

[00:00:02]

IT'S CLOSE ENOUGH TO HOME. WE'LL GO AHEAD AND GET STARTED. WELCOME, EVERYBODY, TO WEST

[GENERAL MEETING 6:00 p.m.]

[Consent Calendar]

OKAY. WE HAVE A MOTION. COMMISSIONER ROBERTS, I'LL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? ANY OPPOSED? OKAY. IT CARRIES SIX. NOTHING. OKAY. NEXT

[2. 8600 South Roadway Extension; 6400 West to U-111 (Bacchus Highway); Preliminary Major Subdivision Plat to dedicate property (approximately 3.69) for an extension of 8600 south from 6400 West to U-111 (Bacchus Highway); Ross Dinsdale, Ivory (applicant) [Tayler Jensen/Todd Johnson/David Murphy #31856]

THANKS FOR LETTING ME BE HERE. AUSTINVILLE DEVELOPMENT. WE. YEAH, WE HAVE BEEN WORKING WITH STAFF ON THE DESIGN OF 8600 SOUTH AND, YOU KNOW, WEST JORDAN CITY HAS SOME GOOD MASTER PLANNING DONE. THAT MAKES IT REALLY EASY TO JUST FOLLOW THE PLAN. AND WE'RE EXCITED TO BUILD THIS. YOU KNOW, WE'RE AWARE THAT WE'RE GOING TO BE DEVELOPING A MAJORITY OF THAT PROPERTY OUT THERE. AND THIS WILL BE REALLY HELPFUL FOR OUR RESIDENTS WHO, YOU KNOW, LIVE OUT THERE ALREADY AND WILL BE GOING OUT THERE TO HAVE ANOTHER WAY TO GET GET AROUND. SO, YEAH, I DON'T HAVE ANYTHING ELSE TO ADD. IF YOU HAVE ANY QUESTIONS, I'D BE HAPPY TO ANSWER ANY QUESTIONS FOR THE APPLICANT. OKAY. IF WE HAVE ANY, WE'LL CALL YOU BACK UP. OKAY. THANK YOU. TAYLOR. YEAH. THANK YOU. CHAIR. I DON'T REALLY HAVE MUCH TO ADD TO WHAT ROSS PRESENTED. THIS PLAN OF THIS ROAD IS ON OUR MASTER TRANSPORTATION PLAN. SO WE'VE BEEN PLANNING FOR THIS ROADWAY FOR SOME TIME, AND IT'LL BE GOOD TO HAVE THIS ROAD PUT IN AND ADD SOME CONNECTION THERE ON THE WEST SIDE OF THE CITY, BUT I'M HAPPY TO ANSWER ANY QUESTIONS THE COMMISSION MAY HAVE. ANY QUESTIONS FOR STAFF? COMMISSIONER ALLEN, DO WE HAVE AN IDEA ON ONE 6700 WEST IS GOING TO CONNECT INTO IT. I DON'T, BUT IT'S A HAIL MARY. JUST FIGURED I'D ASK. I DON'T BELIEVE THAT WE HAVE A TIME FRAME, BUT WE HAVE HEARD FROM THE DEVELOPER THAT THAT IS OF A HIGH PRIORITY. SO IT WILL HAPPEN IN THE NEAR FUTURE. OKAY. IT MAKES SENSE TO DO IT NOW INSTEAD OF, YOU KNOW, TEARING UP SIDEWALKS AND OTHER THINGS LATER. BUT THAT'S OBVIOUSLY NOT OUR CALL. SO YOU'RE RIGHT, IT'S NOT OUR CALL. BUT I THINK WE'RE ALL IN AGREEMENT THAT WE DON'T WANT TO INSTALL INFRASTRUCTURE AND THEN TEAR IT UP. SO WE'RE DOING THAT TO THE MINIMUM EXTENT POSSIBLE. OTHER QUESTIONS. OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL BE GIVEN THREE MINUTES TO SPEAK. STATE YOUR NAME. AND IF YOU'RE ONLINE, STAR NINE. OR RAISE YOUR HAND IF YOU'RE ONLINE AND IF YOU'RE ON THE PHONE, STAR NINE. MY NAME IS RUDY STONE. MY WIFE AND I LIVE AT 6761 WEST POISON OAK. SO OUR BACK FENCE FACES THAT BIG OPEN FIELD WHERE THE ROAD'S GOING TO BE BUILT THROUGH. I'M JUST TRYING TO GET A BETTER IDEA AS

[00:05:06]

THERE'S BEEN A CREW OUT THERE LAST MONTH DIGGING, I ASSUME WATER PIPE, PUTTING IT IN, BUT THEY WERE LIKE TEN FEET THE OTHER SIDE OF MY FENCE AND THE GRADED AREA WHERE IT LOOKS LIKE THE ROADS GOING THROUGH, IT LOOKS LIKE IT'S MORE LIKE 50FT FROM MY FENCE. BUT, YOU KNOW, SO IS THERE ANY PLAN TO DO SOMETHING WITH THAT STRIP BETWEEN THE ROAD SURFACE AND THAT FENCE OF PROPERTY FENCE? AFTER THE PUBLIC HEARING, WE CAN GO AHEAD AND ADDRESS SOME OF THOSE CONCERNS. OKAY. MY NAME IS LAURA LANCE. WE LIVE ON THE CORNER OF 6700 WEST AND 8600 SOUTH, RIGHT WHERE THE ROUNDABOUT IS GOING TO BE. I WAS JUST WONDERING IF WE ARE GOING TO LOSE ANY OF OUR CORNER THAT'S THERE, OR IF THE ROAD IS GOING TO BE OUT ENOUGH FOR THE ROUNDABOUT NOT TO TAKE THAT ANY OF THE PROPERTY THERE. AGAIN, WE'LL GO AHEAD AND ADDRESS THOSE CONCERNS AFTER THE PUBLIC HEARING. OKAY. AND I DON'T KNOW IF THIS IS THE PROPER PLACE, BUT THOSE ROAD 67 AND WHERE THE ROAD IS GOING TO BE, WHERE IT'S JUST A DIRT ROAD RIGHT NOW, WE HAVE MULTITUDES OF OFF ROAD VEHICLES GOING THERE. AND THERE'S PEOPLE WHO WALK THEIR DOG DOWN 67. THEY COME AROUND THERE ON TWO WHEELS. SOMEBODY IS GOING TO GET HURT IF THERE'S NOT SIGNS OR SOMETHING PUT UP THERE, IT'S VERY DANGEROUS. THERE'S SOME TEENAGERS THAT'S GOING AROUND THERE. VERY. LIKE TEENAGERS DO ON TWO WHEELS. AND IT'S NOT A SAFE CONDITION GOING ON THERE RIGHT NOW. THANK YOU. PLANNING COMMISSION. THANK YOU FOR YOUR TIME. MY NAME IS CHRIS MCCONAUGHEY. I'M A WEST JORDAN RESIDENT. I LIVE JUST ON THE SOUTH SIDE OF 8600 SOUTH IN THAT NEW SUBDIVISION. USUALLY YOU'RE USED TO FOLKS COMING OUT HERE AND BEING AN OPPOSITION TO THINGS. I'M VERY EXCITED. ON THE OTHER HAND, TO SEE THIS ROAD BEING COMPLETED. I APPRECIATE THE TIME AND ATTENTION THAT YOU'RE GIVING, SUPPORTIVE OF THE. I WANT TO EXPRESS MY SUPPORT FOR WHAT'S BEEN PROPOSED. I ALSO WANT TO ECHO SOME OF THE ONE OF, WELL, SOME OF THE CONCERNS THAT HAVE BEEN VOICED HERE, ESPECIALLY WITH SOME OF THE ACTIVITIES THAT YOU DO SEE GOING ON IN WHAT IS THE OPEN FIELD RIGHT NOW? MY ONLY THOUGHT WOULD BE WITH THE CONSTRUCTION. WELL, THERE NEEDS TO BE SOME CARE TAKEN FOR SOME OF THE RECREATIONAL ACTIVITIES THAT MAY NOT BE ENDORSED BY THE PROPERTY OWNER THAT ARE HAPPENING OUT THERE ON THE PROPERTY. BUT THE SOONER THIS CAN BE COMPLETED, THE BETTER. AND THEN OBVIOUSLY THIS TIES INTO AGENDA ITEM NUMBER FOUR AS WELL. AND I'LL SPEAK ABOUT THAT ONE LATER. BUT JUST WANTED TO SAY THANK YOU FOR YOUR TIME. I KNOW IT'S A LOT FOR FOLKS WHO DO THIS AS A PART TIME ENDEAVOR TO TRY AND HELP THE COMMUNITY. THERE'S A LOT OF INFORMATION. YOU HAVE TO READ THROUGH, A LOT OF QUESTIONS THAT HAVE TO BE ASKED, AND NOT A LOT OF THANKS OR RECOGNITION THAT YOU GET FOR WHAT'S DONE. AS A RESIDENT, IT'S REALLY NICE TO KNOW THAT THERE ARE PEOPLE THAT ARE THOUGHTFUL AND CONSIDERATE OF WHAT'S HAPPENING. SO I DON'T NECESSARILY HAVE TO THANK YOU FOR YOUR TIME AND FOR HEARING ME OUT THIS EVENING. APPRECIATE IT. THANK YOU. ANYBODY ELSE HERE? ANYBODY ON ZOOM? RAISE YOUR HAND. THERE ARE NO HANDS RAISED. OKAY, THEN WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING UP COMMENTS AND OR SUGGESTIONS OR MOTIONS TO THE COMMISSION. TAYLOR, DID YOU WANT US TO PROVIDE SOME ANSWERS TO THOSE QUESTIONS? YES, PLEASE.

FIRST. ON THE QUESTION ABOUT THE ROUNDABOUT. THERE'S NOT GOING TO BE ANY EMINENT DOMAIN. WE'RE NOT GOING TO BE TAKING ANY OF THAT PROPERTY THAT ANY OF THE SINGLE FAMILY IS CURRENTLY OCCUPY. SO THERE WON'T BE. YEAH. SORRY. THERE WILL BE NO EMINENT DOMAIN. WE'RE NOT GOING TO BE TAKING ANY PROPERTY FOR THE ROADWAY FROM ANY OF THOSE SINGLE FAMILY HOMES. SO NO ONE THAT'S LIVING ON THAT SHOULD LOSE ANY PROPERTY FROM THIS. THERE WILL BE LANDSCAPING ALONG 8600 ON THE SOUTH SIDE THAT'S GOING TO BE INSTALLED AS DEVELOPMENT HAPPENS, BUT THERE'LL BE SOME LANDSCAPING REQUIRED THERE BETWEEN THE ROADWAY AND THOSE EXISTING HOMES. I FORGET WHAT THE LANDSCAPE BUFFER IS THERE. I THINK IT'S TEN FEET. BUT TODD COULD PROBABLY CORRECT ME THAT

[00:10:05]

WELL, WE DO HAVE A PARK STRIP WHICH IS VARIES BETWEEN 5 AND 9FT. AND THEN THERE IS ALSO A LANDSCAPE BUFFER BEHIND THE SIDEWALK IN SOME LOCATIONS. OKAY. BUT IT WOULD DEPEND ON WHERE THAT'S LOCATED TO THE ACTUAL DEPTH OF THE. YES, YES. BUT THAT WOULD BE IN ADDITION TO OUR NORMAL STANDARDS. SO THIS IS SOMETHING OVER AND BEYOND. YEAH. AND SO WHEN HE SAYS THERE'S A PARK STRIP, THERE'S ALSO A SIDEWALK AS WELL. SO YOU'D BE PARK STRIP AND SIDEWALK AND THEN IN SOME CASES ADDITIONAL BUFFER. OKAY. AND THEN ON THE, THE FINAL ACTION WITH THE TWO WHEEL, I IT IS, TO MY KNOWLEDGE AGAINST THE LAW TO RIDE A MOTORCYCLE IN THOSE AREAS. I WOULD PROBABLY CONTACT OUR LOCAL WEST JORDAN POLICE DEPARTMENT AND MAYBE HAVE THEM. APPLY THE CAMERAS AND GET THEM ON SITE SO THAT. YEAH. ALL RIGHT. BUT CAN WE HAVE SIGNS PUT UP SO THAT PEOPLE. YEAH. WE'LL, WE'LL WE'LL LOOK INTO THAT AND WE'LL DO WHAT WE CAN. OKAY. ANY OTHER QUESTIONS OR. COMMISSIONER ALLEN. THE ROAD IS CURRENTLY THE WAY THAT IT'S SHOWN. IT'S GOING TO BE THREE LANES, THE MEDIAN PLUS ONE IN EACH DIRECTION. DO WE HAVE ENOUGH RIGHT OF WAY TO EXPAND THAT IN THE FUTURE? IS THERE ANY INTENTION IN THE FUTURE WITHIN THE MASTER PLAN TO EXPAND IT? I KNOW ON BOTH REGARDS. SO THERE'S NO INTENT TO EXPAND IT, AND WE WILL NOT HAVE ANY ADDITIONAL RIGHT OF WAY IN THAT REGARD. SO IT'S SET TO BE A THREE LANE ROAD. NOW AND FOREVER. PERFECT. OKAY, THANKS.

COMMISSIONER HOLLINGSWORTH. AND JUST TO RECAP THE DISCUSSION I HAD EARLIER, AS FAR AS YOU WANT 11 GOES, THERE WILL BE A SIGNAL THERE AT 64TH JUST TO GET IT ON THE RECORD. CORRECT. ALL RIGHT.

THANK YOU. MR. ALLEN. I WILL MAKE A MOTION. I MOVE THAT THE PLANNING COMMISSION APPROVES THE PRELIMINARY MAJOR SUBDIVISION FOR THE 8600 SOUTH ROADWAY EXTENSION, APPROXIMATELY 3.69 ACRES, LOCATED BETWEEN 6400 WEST AND U111 BACCHUS HIGHWAY. WITH THE REQUIREMENT OF APPROVAL LISTED IN THIS REPORT. COMMISSIONER GONZALEZ. I WILL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. NEXT ITEM

[3. 7800 South Veterinary Clinic; 5293 West 7800 South; Preliminary Site Plan and Conditional Use Permit for Veterinary Services; P-C Zone; 814 Services, LLC/Daniel Harris (applicant) [Mark Forsythe/Todd Johnson/Angelica Haro/Paul Brockbank #34197; parcel 20-36-134-005]]

SO I RECEIVED A FRAMEWORK OF ITEMS TO GO OVER AS FAR AS THE CONDITIONAL USE PORTION. AND THEN ALSO THE PRELIMINARY SITE PLAN PORTION. SO I'LL BEGIN WITH THIS CONDITIONAL USE. PREPARE A SHORT PRESENTATION JUST TO KIND OF INTRODUCE MYSELF. ONCE AGAIN I'M DAN HARRIS. I WORK FOR 814 CRE AND WE PROVIDE A TURNKEY SOLUTION FOR DIFFERENT DEVELOPMENTS. AND SO THAT WAY THEY CAN COME IN AND OPERATE. WE'VE BEEN ESTABLISHED SINCE 2014 AND HAVE BEEN GROWING, SO IT'S BEEN A SUCCESSFUL ENDEAVOR. A LITTLE BIT ABOUT THE VETERINARY CLINIC. THIS IS A KIND OF A TYPICAL VETERINARY HOSPITAL AS WELL AS YOUR ROUTINE CHECKUPS. SO NOT ONLY CAN THEY DO THE ROUTINE CHECKUPS, THEY CAN DO SURGERIES, EMERGENCY SURGERIES, AND THEN ALSO JUST SCHEDULE APPOINTMENTS AS WELL. IT IS IMPORTANT TO NOTE SO THE CLINIC DOES NOT OFFER ANY SORT OF PET BOARDING. ANY SORT OF CREMATION ON SITE. SO THOSE ARE ALL NOT OFFERED. AND I THINK

[00:15:03]

THERE'S A LOT OF CONSTRUCTION GOING ON. SO HELPING TO FACILITATE THAT SERVICE THAT RESIDENTS WOULD MAY DESIRE. AS FAR AS ENVIRONMENTAL STEWARDSHIP. WE'RE LOOKING AT, YOU KNOW, LOW WATER PLANTINGS, TRYING TO MAKE THE MOST OF THIS SITE AS POSSIBLE. SO THAT WAY WE DON'T NEED TO CONTINUE TO EXPAND. THIS SITE REALLY LAYS OUT WELL, WHICH I'LL GET TO NEXT. AND THEN ECONOMIC ACTIVITY OR ECONOMIC OPPORTUNITY. WE'RE LOOKING TO PROVIDE JOBS TO A VARIETY OF LEVELS OF EXPERIENCE, INCLUDING, YOU KNOW, NOT ONLY THE VETERINARY DOCTORS BUT ALSO CLINIC STAFF AND AS WELL AS OPPORTUNITIES FOR EDUCATION IN TERMS OF PROVIDING A LOCATION WHERE A VETERINARY STUDENT NEEDS TO PERFORM CLINICALS. WE OFFER THAT AS AN OPPORTUNITY AS WELL.

THIS SITE I WAS TRYING TO FIGURE OUT HOW TO WORD IF THIS PROPERTY IS INADEQUATE IN SIZE OR SHAPE, AND IN GENERAL, I MEAN, THIS SITE LAYS OUT GREAT. THERE ARE SOME SITES THAT THERE'S SOME THINGS WHICH YOU COULD CHANGE, BUT REALLY WE HAVE A CLEAN LAYOUT. THE SITE SIZE PERFECTLY FOR THE AMOUNT OF PARKING THAT WE NEED. AND NOTHING, NOTHING TO NOTE ON THAT ITEM. THERE'S A THERE'S ACCESS OFF OF SWIFT WATER WAY. AND THEN WE'RE ALSO PROPOSING A CROSS ACCESS EASEMENT THAT WOULD CONNECT TO THE SOUTH OF THE SITE TO THE SOUTH. SO THERE WILL BE ESSENTIALLY TWO ACCESSES IN THE FUTURE. BUT TO BEGIN WITH, JUST OFF OF SWIFT WATERWAY. AS FAR AS DETRIMENTAL EFFECTS ON TRAFFIC TO MITIGATE THAT, I DO BELIEVE THAT THE CROSS ACCESS EASEMENT WILL WILL ASSIST THAT. SO WE'D BE HAVING ACCESS OFF OF RANCH'S LOOP ROAD AS WELL AS SWIFT WATER WAY, AND THAT WOULD JUST HELP TO REDUCE ANY CARS GOING THROUGH THE NEIGHBORHOOD OR STAYING KIND OF ON OUR SITE IN A COMMERCIAL AREA. UTILITIES ARE ALL IN PLACE IN THIS SITE, SO I DON'T SEE ANY ISSUES THERE EITHER. WE'LL BE WILL BE JUST RUNNING OUR SERVICES RIGHT TO THOSE MAIN UTILITIES. AND THEN A LITTLE BIT MORE ABOUT THE BACKGROUND ABOUT THE OPERATIONS FOR THE VETERINARY CLINIC. SO TYPICAL HOURS ARE 7 A.M. TO 7 P.M, SEVEN DAYS A WEEK. AND THEY ALSO PROVIDE, ONCE AGAIN EMERGENCY SERVICES. SO IF SOMEBODY CALLS YOU KNOW A VET WILL WILL ADDRESS THAT AND COORDINATE A TIME EVEN IF IT'S OFF HOURS FOR THAT EMERGENCY SERVICE. GETTING OVER TO THE PRELIMINARY SITE PLAN. HERE'S OUR BUILDING. IT IS A ABOUT 8000 SQUARE FOOT BUILDING.

THE VET WILL INTEND TO OCCUPY HALF THE BUILDING TO START, AND THEN GROW INTO THE SECOND HALF, AS BUSINESS PROVIDES THAT ADDITIONAL INCOME. LOOKING AT SOME NEARBY DEVELOPMENTS, LIKE I SAID, THERE'S A RESIDENTIAL AREA TO THE EAST AND SOUTH OF THIS PROPERTY. THERE'S ALSO A COMMERCIAL AREA TO THE WEST, DIRECTLY TO THE WEST. SO THE CHILD CARE ON THE BOTTOM OF YOUR SCREEN IS THE. THAT'S BASICALLY DIRECTLY WEST. WE SHARE THAT PROPERTY LINE. I THINK THAT THE BUILDING REALLY MATCHES AND IS IN TUNE WITH THE EXISTING STRUCTURES HERE, SO IT WON'T BE STICKING OUT LIKE A SORE THUMB. AS I MENTIONED, WE HAVE ALL UTILITIES IN PLACE. WE WILL BE

[00:20:05]

IF WE HAVE ANY, WE'LL CALL YOU BACK UP. THANK YOU FOR YOUR TIME. OKAY, MARK. ALL RIGHT.

THANK YOU. YEAH. I THINK THE APPLICANT'S DONE A GREAT JOB IN PRESENTING THEIR THEIR APPLICATION. SO I'M JUST GOING TO GO OVER A FEW POINTS. BUT BEFORE I GET INTO THAT, THERE IS ONE POINT OF CLARIFICATION I JUST WANTED TO MAKE FROM THE PRE MEETING. IT WAS MENTIONED THAT 7800 SOUTH WAS A UDOT ROAD. THAT'S ACTUALLY INCORRECT. IT'S ACTUALLY A CITY ROAD. SO OUR ENGINEER IS INFORMING OF THAT. SO JUST WANTED TO CLEAR THAT UP. ANYWAY GETTING RIGHT INTO IT, THE ZONING FOR THIS SITE IS PC WHICH IS A PLANNED COMMUNITY. SO THIS IS PART OF THE STONE CREEK MASTER PLAN. THIS IS KIND OF THE COMMERCIAL AREA OF THAT. THAT PLANNED COMMUNITY AND MOST OF WHICH IS ALREADY BEEN DEVELOPED. SO THIS IS KIND OF THE LAST PIECE THAT'S GOING IN ON THE ON THE EAST SIDE THERE. BUT YEAH, SO IN LOOKING AT EVERYTHING AROUND IT, YOU KNOW, TO THE, TO THE WEST YOU'VE GOT DAYCARE. YOU'VE GOT SOME DOCTOR CLINICS. SO VET CLINIC REALLY KIND OF FITS IN PRETTY WELL THERE. THEN JUST WITH THE SUBDIVISION. SO THEY, THEY ACTUALLY ARE SPLITTING OFF KIND OF THIS, THIS LARGE REMNANT PARCEL WHICH IS CURRENTLY VACANT. AND THAT'S GOING THROUGH AN AMENDED SUBDIVISION PROCESS RIGHT NOW. THAT'S ALL AT THE STAFF LEVEL.

SO THAT'S THE REASON YOU'RE NOT SEEING A SUBDIVISION PLAT TONIGHT. BUT THAT SUBDIVISION PLAT WILL NEED TO BE APPROVED EITHER PRIOR TO FINAL SITE PLAN APPROVAL OR CONCURRENTLY WITH IT. SO WE'RE GETTING PRETTY CLOSE ON THAT. AND THEN JUST GOING BACK TO THAT SHARED ACCESS THAT THE APPLICANT MENTIONED, JUST IT IT'S 25FT NOW, BUT IT DOES HAVE THE POTENTIAL TO WIDEN WITH FUTURE DEVELOPMENT. BUT WE CAN CERTAINLY ADDRESS THAT WHEN WE COME TO IT. AND THEN THE OTHER ACCESS HE WAS REFERRING TO ON RANCH'S LOOP ROAD. THAT ACCESS IS ACTUALLY ALREADY IN IT'S PART OF THE DAYCARE. SO EVENTUALLY, ONCE WE GET FUTURE DEVELOPMENT FURTHER TO THE SOUTH OF THE VETERINARY CLINIC, THAT SHOULD OPEN UP AND PROVIDE EVEN BETTER ACCESS. THEN LOOKING LOOKING AT THE PARKING AND BUILDING SETBACKS. EVERYTHING'S MEETING THOSE THOSE REQUIREMENTS. THEY'VE GOT PLENTY OF PARKING ABOVE AND BEYOND THE MINIMUM REQUIRED. SETBACKS ARE LOOKING GOOD. THE I'VE ACTUALLY CITED THE BUILDING QUITE WELL. GENERALLY IN THE PLANNING WORLD, WE LIKE TO SEE BUILDINGS KIND OF CLOSER TO THE SIDEWALK JUST SO THEY CAN KIND OF PROVIDE THAT, THAT STREET WALL AND KIND OF THAT DOWNTOWN COMMERCIAL CHARACTER FOR THE STONE CREEK MASTER PLANNED AREA, WHICH YOU CAN ACTUALLY SEE WITH A LOT OF THE BUILDINGS THAT HAVE GONE IN THERE AS WELL. SO, SO THEY'RE KIND OF KEEPING WITH THAT, KEEPING CONSISTENT WITH THAT SAME THEME THERE. AND THEN THESE ARE THESE ARE JUST SOME OF THE BUILDING ELEVATIONS THAT SHOWS YOU ALL FOUR SIDES. THEY'VE DONE A PRETTY GOOD JOB OF USING A VARIETY OF MATERIALS. THE DESIGN REVIEW COMMITTEE LOOKED AT THIS BACK IN NOVEMBER 26TH OF LAST YEAR, AND DIDN'T HAVE ANY CONCERNS, AND FORWARDED A POSITIVE RECOMMENDATION TO THE PLANNING COMMISSION. SO WITH THAT, STAFF IS RECOMMENDING APPROVAL OF BOTH THE PRELIMINARY SITE PLAN AND THE CONDITIONAL

[00:25:02]

IF YOU'RE HERE TO SPEAK ON THIS, YOU'LL BE GIVEN THREE MINUTES. STATE YOUR NAME. IF YOU'RE ON ZOOM, RAISE YOUR HAND. AND IF YOU'RE ON THE PHONE, STAR NINE. I'M NOT HERE TO SPEAK TO THIS ONE SPECIFICALLY, BUT IF YOU'RE GOING TO ASK MY OPINION, I WILL HAPPILY GIVE YOU MY $0.02, EVEN THOUGH IT'S PROBABLY OVERVALUED AT THAT. MY NAME IS CHRIS MCCONAUGHEY AGAIN. I LIVE RIGHT NEAR THIS. RIGHT? RIGHT NEAR WHAT'S BEING PROPOSED. I WANTED TO SPEAK TO THE CONDITIONAL USE ASPECT OF THIS. I VERY MUCH APPRECIATE WHAT THE APPLICANT'S DONE GOING THROUGH THIS WITH THE CONDITIONAL USE PERMIT. THE PURPOSE IS TO MAKE SURE THAT WE HAVE A ROUTE FOR CERTAIN BUSINESSES THAT MAY HAVE AN UNDUE IMPACT OR AN OUTSIZED IMPACT ON THE REST OF THE NEIGHBORHOOD. THEY CAN HAVE A LITTLE BIT MORE SCRUTINY BEFORE THEY GET THAT APPROVAL. I FEEL LIKE THEY'VE GONE. THE SAME SORRY I REACHED THE SAME CONCLUSION AS STAFF DID, THAT THEY SEEM TO HAVE MET ALL OF THE CONDITIONS REQUIRED. AND IN ADDITION, IT'S A SERVICE THAT'S VERY MUCH NEEDED IN AN UNDERSERVED PART OF THE COMMUNITY. IT'S SOMETHING THAT'S VERY BENEFICIAL TO THE CITY AS A WHOLE, AND I JUST WANTED TO AND YOU GET SO MANY PEOPLE GETTING UP AND GETTING ANTAGONISTIC ABOUT THINGS. I WANTED TO BE ABLE TO SAY THANK YOU TO STAFF, THANK YOU TO THE APPLICANT AND AGAIN, VOICE MY SUPPORT FOR THIS ONE TOO. SO THANK YOU. THANK YOU. OKAY. I DON'T SEE ANY HANDS RAISED ON THE LINE. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT UP TO THE COMMISSION FOR COMMENT AND OR MOTION. COMMISSIONER HATCH. I HAVE A COMMENT. CHRIS, COULD YOU PLEASE COME BACK EVERY MEETING? THAT WOULD BE. WE WOULD REALLY WE WOULD LOVE THAT. THANK YOU. I KNOW YOU MISS COMING UP HERE. I TOO, WANT TO ECHO THAT.

ACTUALLY, THE REASON WHY I ASKED WHETHER IT WAS A PRIVATE BET OR WHATEVER, IS BECAUSE I AM LOOKING FOR A NEW VET. BECAUSE MY OTHER VET LEFT THE CITY, SO. THERE WAS A LITTLE PERSONAL ISSUE THERE TOO. SO. OKAY. COMMISSIONER ALAN MARK, DO YOU HAPPEN TO HAVE THE RECOMMENDED MOTION, WHICH I THOUGHT WAS REALLY GOOD THE WAY YOU PREPARED IT? SO BASED ON THE INFORMATION FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE EXPLANATION RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE PRELIMINARY SITE PLAN FOR THE 7800 SOUTH VETERINARY CLINIC, LOCATED AT 5293 WEST 700 SOUTH IN THE PC ZONE. WITH THE REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER HATCH, I'LL SECOND THAT. OKAY, WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX.

NOTHING. COMMISSIONER ALAN, BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT, AND UPON THE EVIDENCE EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE CONDITIONAL USE PERMIT FOR VETERINARY SERVICES FOR THE 7800 SOUTH VETERINARY CLINIC, LOCATED AT 5093 7800 SOUTH AND THE PC ZONE, WITH THE CONDITIONS OF APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER HATCH, I'LL SECOND THAT. WE HAVE A MOTION AND SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SIX. NOTHING. NEXT IS THE DRY CREEK

[4. Dry Creek Highlands Phases 2, 3, 4 & 5; 8800 South 6700 West; Preliminary Subdivision Plat (98 lots on 22.3 acres); P-C Zone; Ivory Development LLC/Ben Hansen (applicant) [Mark Forsythe/Todd Johnson/Dave Murphy/Paul Brockbank #31804; parcel 26-03-251-004]]

OR IS THERE SOMEBODY HERE REPRESENTING IVORY? ROSS? OH, ROSS. SORRY TO BREAK YOU AWAY.

YEAH. SO IT'S HELPFUL. YEAH, IT'S PRETTY STRAIGHTFORWARD. IF YOU REMEMBER, I THINK LAST YEAR WE WERE HERE BEFORE YOU TO UPDATE THE SUB AREA PLAN. WE HAD SUBMITTED A PRELIMINARY PLAT, BUT HAD MADE SOME CHANGES TO THE LAYOUT AND DIDN'T MATCH THE SUB AREA PLAN. SO WE UPDATED THAT AND NOW THIS PRELIMINARY PLAT MATCHES THE APPROVED SUB AREA PLAN. AND WE'RE EXCITED TO GET

[00:30:03]

SO THIS AGAIN IS LOCATED IN A IN A DIFFERENT PC ZONE FURTHER TO THE SOUTH OF THE PREVIOUS ITEM THAT YOU LOOKED AT. THIS IS IN THE DRY CREEK HIGHLANDS, FORMERLY THE JONES RANCH, MASTER PLANNED AREA. SO THE MASTER PLAN WAS ORIGINALLY APPROVED BACK IN 2000. AND THEN, AS ROSS MENTIONED, THE SUB AREA ONE PLAN, WHICH THIS IS A PART OF, WAS RECENTLY AMENDED JUST LAST YEAR. SO THIS IS GOING TO KIND OF FILL IN THE REMAINING AREAS OF, OF SUB AREA ONE. IT WON'T FILL IN EVERYTHING, BUT WE'LL PROBABLY COMPLETE ABOUT TWO THIRDS OF IT. SO JUST TO GIVE YOU AN IDEA. SO THIS IS GOING TO CONSIST OF A TOTAL OF 98 RESIDENTIAL LOTS, ALL OF WHICH ARE SINGLE FAMILY RESIDENTIAL. AND THESE WILL RANGE FROM DIFFERENT LOT SIZES THAT REALLY KIND OF FALL INTO THREE DIFFERENT CATEGORIES. SO LDR WHICH IS LOW DENSITY RESIDENTIAL. THESE ARE LOTS THAT RANGE FROM ABOUT 10,000 UP TO 18,000FT■!S. THE MDR, WHICH IS MEDIUM DENSITY RESIDENTIAL, RANGES FROM ABOUT 7000 TO ABOUT 14,000FT■!S. AND THEN THE HDR, WHICH IS THE HIGH DENSITY RESIDENTIAL, THOSE WILL BE AS SMALL AS 4000FT■!S AND THEN UP O THE BIGGEST ONE, WHICH IS 12,000FT■!S. SO, SO MOST MOST OF THEM ARE GOING TO BE KIND OF IN THAT LOWER RANGE. BUT YOU WILL HAVE SOME OUTLIERS THAT KIND OF TEND TO BE A LITTLE BIGGER. AND THEN LOOKING AT THE OVERALL DENSITY HERE, WE'RE LOOKING AT 4.39 DWELLING UNITS PER ACRE OVERALL FOR ALL THE PHASES TWO THROUGH FIVE, WHICH IS BELOW THE MAXIMUM FIVE DWELLING UNITS PER ACRE FOR THE ENTIRETY OF DRY CREEK HIGHLANDS. SO THEY'RE WITHIN THAT RANGE THERE. WITH THIS ONE, THERE'S IN THIS PARTICULAR SECTION OF DRY CREEK HIGHLANDS, THERE'S NOT GOING TO BE ANY MAJOR AMENITIES OR OPEN SPACE HERE. PRETTY MUCH THE ONLY THING IS JUST A SMALL TRAIL CONNECTING TWO BLOCKS. YOU CAN KIND OF SEE IN THAT NARROW PARCEL THERE. BUT THIS WILL JUST BE KIND OF A TRAIL, PAVED ASPHALT TRAIL FOR PROVIDING A SAFE ROUTE TO SCHOOL AND CONNECTING THE EAST WEST ENDS OF DRY CREEK HIGHLANDS. SO THE SIDES OF THAT, WE'D LIKE TO SEE THOSE LANDSCAPED SIMILARLY TO OTHER PASS THAT HAVE ALREADY BEEN BUILT. FURTHER TO THE WEST.

SO KIND OF KEEPING WITH THAT SAME CONSISTENT THEME. SO WE'VE INCLUDED THAT AS A CONDITION OF APPROVAL. THEN JUST LOOKING AT THE TIMING OF EVERYTHING. SO THIS IS A PHASING PLAN HERE.

GIVE YOU KIND OF AN IDEA. ONE ONE IMPORTANT ITEM IS JONES RANCH DRIVE WHICH IS THERE ON THE ON THE WEST SIDE THERE THAT THAT MAJOR COLLECTOR ROAD. WE'RE THE CITY. AND IVORY IS HOPING THAT THAT WILL BE BUILT KIND OF ON ITS OWN. SIMILAR TO 8600 SOUTH. HOPEFULLY BEFORE WE GET TO THE FINAL PHASE, PHASE FIVE. BUT IN THE EVENT THAT THAT DOESN'T HAPPEN, THERE'S A PLAN FOR IT TO PUT IN THAT ROAD AND ALL THE AMENITIES THAT GO WITH THAT WITH PHASE FIVE. SO THAT WOULD INCLUDE A STREETSCAPE WALL WHICH GOES ALONG THE IT WOULD BE THE EAST SIDE OF THAT COLLECTOR ROAD. SO AGAIN, THAT WOULD BE BUILT EITHER WITH THE ROAD ITSELF OR WITH PHASE FIVE. SO YOU CAN KIND OF SEE THAT THERE. THEN AS FAR AS OTHER FENCING GOES, THE THERE'S A SPLIT RAIL FENCE THAT GOES ALONG THE BARNEY'S CREEK WASH TO THE NORTH. SO THIS WILL BE THE SAME MATERIALS THAT WERE APPROVED IN THE SUBAREA ONE PLAN. BUT. WHEN IT COMES TO FENCING, IT'S THE PLANNING COMMISSION'S RESPONSIBILITY TO APPROVE THOSE MATERIALS. SO BASICALLY THEY'RE JUST KEEPING WITH THOSE SAME SAME MATERIALS THAT HAVE ALREADY BEEN APPROVED. AND THEN FINALLY

[00:35:03]

STATE YOUR NAME. IF YOU'RE ON ZOOM, RAISE YOUR HAND. AND IF YOU'RE ON THE PHONE. STAR NINE.

ALL RIGHT. CHRIS MCCONAUGHEY, WEST JORDAN RESIDENT. THIS IS THE ONE THAT REALLY CAUGHT MY ATTENTION THAT HAS ME OUT HERE TONIGHT IN PERSON. NOT IN OPPOSITION TO ANYTHING IN THE PLAN. ONE THING I DID NOTICE GOING OVER THE STAFF REPORT WAS THERE WAS ONE SPOT WHERE IT TALKED ABOUT THE ADDITIONAL AMENITIES TO BE CONSTRUCTED TO BE COMPLETED BEFORE, I THINK IT WAS A 301ST UNIT RECEIVED ITS OCCUPANCY. AND I WASN'T SURE IF THAT MATCHED THE LANGUAGE OF THE MDA, BECAUSE I THOUGHT THERE WAS A MODIFICATION THAT SAID IT HAD TO BE EVERYTHING HAD TO BE SUBSTANTIALLY STARTED BY THE 301ST. SO I JUST WANT TO MAKE SURE THAT THERE WASN'T AN ISSUE WITH THAT. BUT THAT WAS THE STAFF REPORT I WAS LOOKING AT. I COULDN'T GET ALL OF THE DOCUMENTS TO LOAD ONLINE. ASIDE FROM THAT, I DID WANT TO COMPLIMENT IVORY FOR THEIR OPENNESS TO COMMUNICATION AND WILLINGNESS TO MAKE MODIFICATIONS TO THE PLAN.

THAT'S COME FORWARD. I'LL TALK WITH ROSS A FAIR AMOUNT, BUT THERE'S ALSO QUITE A FEW OTHER FOLKS THAT I'VE RAISED. WELL, AS WE'VE TALKED ABOUT EVERYTHING FROM THAT WASH THAT GOES THROUGH, VERY MUCH APPRECIATE SOME OF THE CONCERNS THAT HAVE BEEN HEARD ABOUT THAT VOICED CONCERN ABOUT HAVING THAT AS AN OPEN WASH THAT DROPS DOWN ANYWHERE FROM 12 TO 16 FOOT. I CANNOT SAY THANK YOU ENOUGH TO GREG DAVENPORT FOR HELPING FIND A WAY THAT THAT COULD POTENTIALLY BE PIPED AND USE IN A MUCH BETTER FASHION FOR RECREATION. THERE'S OTHER LITTLE THINGS THAT YOU'LL NOTICE, LIKE WITH THE TOWNHOMES. YOU CAN KIND OF SEE IT ON HERE ON THE EAST SIDE OF THE TOWNHOMES, THERE'S A LITTLE SIDEWALK THAT GOES UP RIGHT NEXT TO WHERE THE ELEMENTARY SCHOOL IS. THAT WAS A REQUEST FROM THE COUPLE YEARS AGO THAT THERE BE SOME SORT OF WALKING PATH FROM THE NEIGHBORHOOD WHERE ALL THESE HOMES ARE TO THAT ELEMENTARY SCHOOL. THERE'S A LOT OF DETAIL THAT HAS GONE INTO THIS, AND A LOT OF THE NUANCE THAT I VERY MUCH APPRECIATE THEIR WILLINGNESS TO LISTEN TO. THAT SAID, WITH A PLAN THIS SIZE, YOU'RE GOING TO HAVE ISSUES, YOU'RE GOING TO HAVE MISTAKES, YOU'RE GOING TO HAVE OVERSIGHTS.

VERY MUCH APPRECIATE ALL THE WORK THAT THE PLANNING STAFF, THE BUILDING STAFF, THE ENGINEERING STAFF, THE ADMINISTRATIVE STAFF HAVE PUT INTO MAKING SURE THAT THIS PROJECT REALLY GOES WELL. THERE ARE A LOT OF A LOT OF HOMES THAT ARE GOING TO BE OUT THERE. WHAT IS IT? SOMETHING NORTH OF 550 ACRES. AND AGAIN, I JUST REALLY APPRECIATE YOUR TIME GOING THROUGH WITH A FINE TOOTH COMB TO MAKE SURE THAT EVERYTHING LOOKS RIGHT, SO THAT WE HAVE SOMETHING THAT THE CITY OF WEST JORDAN CAN BE PROUD OF FOR DECADES AND DECADES INTO THE FUTURE. SO I'M SUPPORTIVE OF WHAT'S BEEN PROPOSED. BUT VERY APPRECIATIVE OF THE ADJUSTMENTS THAT ARE MADE AS NECESSARY. THANK YOU. THANK YOU. PRETTY STONE 6761. POISON OAK.

[00:40:05]

OKAY. WE WILL GO AHEAD AND CLOSE THIS PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR COMMENTS AND ANSWER THE QUESTIONS. YEAH. GO. MARK, DO YOU WANT TO. YEAH. YEAH I CAN ADDRESS THOSE QUESTIONS. SO THE TOWNHOMES THAT HE WAS REFERRING TO, THOSE ARE ALREADY CONSTRUCTED OR MOSTLY CONSTRUCTED. THAT'S JUST ON THE EAST SIDE OF THIS PROPOSED SUBDIVISION. SO THOSE THOSE ARE ALREADY BUILT. AND THEN AS FAR AS TOWNHOMES ARE AT LEAST AS FAR AS THE CITY CONSIDERS TOWNHOMES, WE CONSIDER THOSE TO BE MULTI-FAMILY AT THE MOMENT.

THERE'S BEEN SOME DISCUSSIONS OF POTENTIALLY CHANGING THAT THAT LARRY MAY BE ABLE TO SPEAK TO, BUT HISTORICALLY THAT'S HOW WE'VE VIEWED THEM. WELL, FROM A REAL ESTATE PERSPECTIVE, THESE ARE ALL FOR SALE PRODUCT. SO THEY'RE NOT WHAT WE WOULD CONSIDER. NONE OF THESE IS ARE APARTMENT COMPLEX BECAUSE APARTMENT COMPLEX IS A BUILDING THAT'S ALL UNDER ONE ROOF, BUT THEY'RE LEASED INDIVIDUALLY. ALL OF THESE TOWNHOMES ARE ON THEIR OWN LOT. THEY'RE ALL SOLD INDIVIDUALLY. SOLD INDIVIDUALLY. SO THE LOT LINE, INSTEAD OF BEING A FENCE, IS THE DEMISING WALL BETWEEN THE UNITS. BUT THEY ARE CONSIDERED. TOWNHOMES ARE CONSIDERED SINGLE FAMILY IN THE STATE OF UTAH. NOW, MARK IS CORRECT THAT WEST JORDAN CONSIDERS EVERYTHING THAT'S ATTACHED TO MULTI-FAMILY DEVELOPMENT. HOWEVER, YOU KNOW, THE LITTLE NUANCE IS THAT PEOPLE CAN BUY THESE INDIVIDUALLY. NONE OF THEM. IT'S NOT A FOR RENT PRODUCT. IT'S ALWAYS HAS BEEN INTENDED TO BE AN OWNER OCCUPIED COMMUNITY. SO THE TRUE DEFINITION IS IF IT'S AN OWNERSHIP OF SINGLE UNIT, THEN IT WOULD BE CLASSIFIED TECHNICALLY AS A SINGLE FAMILY IN THE STATE OF UTAH. YES. OKAY. ANY OTHER QUESTIONS FOR STAFF? ANY MOTIONS? HOW DID YOU DO IT, COMMISSIONER HATCH? I'LL GO AHEAD AND MAKE A MOTION BASED ON THE FINDING IN FOR. OH. THANK YOU. BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT, AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE PRELIMINARY MAJOR SUBDIVISION FOR DRY CREEK HIGHLANDS PHASES TWO, THREE AND FOUR AND FIVE, LOCATED AT 8800 SOUTH 6700 WEST IN A PC ZONE. WITH THE CONDITIONS AND REQUIREMENTS FOR APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER GONZALEZ. I WILL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. OKAY.

[5. Text Amendment Title 14-5-5 - Streets; Amend the West Jordan City Code to allow flexibility for stub end streets. West Jordan City Council (Applicant)]

AMEND THE CITY, THE WEST JORDAN CITY CODE TO ALLOW FLEXIBILITY FOR STUB END STREETS. ALLEN IS PRESENTING. ALLEN ANDERSON. THANK YOU COMMISSIONER. I'M HERE ON BEHALF OF THE WEST JORDAN CITY COUNCIL AND SOME PROPOSED TEXT AMENDMENT THAT THEY'VE PROPOSED. THIS IS IN TITLE 14 FIVE FIVE AS IT RELATES TO STUB STREET CONNECTIVITY. WHEN DEVELOPERS BUILD IN NEIGHBORHOODS, THEY AND THERE'S SOME VACANT LAND NEXT TO THEM THEY MAY STUB STREETS IN SO THAT FUTURE DEVELOPMENT CAN TIE IN. MAKES IT EASY FOR EMERGENCY SERVICES AND MAKES IT EASY TO

[00:45:05]

AND THERE WAS A FAVORABLE RECOMMENDATION FROM THE PLANNING COMMISSION CAME TO THE CITY COUNCIL. AND WHAT THEY WERE PROPOSING WAS TO INSTEAD OF HAVING THAT STUB STREET TO THE SINGLE FAMILY NEIGHBORHOOD, GO STRAIGHT THROUGH THE GEM APARTMENT COMPLEX. THEIR MAJOR VARIATION WAS TO KIND OF GO AROUND IT AND KIND OF MAKE A TRAFFIC CALMING, WHICH IS SOMETHING OF INTEREST TO THE CITY COUNCIL. THAT PROPOSAL WAS MODIFIED BY THE COUNCIL, OR THERE WAS AN AMENDMENT JUST TO THAT MAJOR VARIATION. THAT MAJOR OR THAT AMENDMENT WAS EVENTUALLY VETOED BY THE MAYOR AND THEN OVERRIDDEN BY THE CITY COUNCIL, WHICH IS PERMITTED UNDER STATE LAW, TO BE ABLE TO OVERRIDE A VETO ON JANUARY 14TH. AND FROM THAT VETO OVERRIDE, THE COUNCIL WANTED TO ADDRESS SOME OF WHAT THEY FELT WERE THE SHORTCOMINGS IN 1455. THE PRIMARY REASON FOR THAT AMENDMENT WAS BECAUSE THERE WAS DISPARATE USES BETWEEN A SINGLE FAMILY NEIGHBORHOOD CONNECTING TO AN APARTMENT COMPLEX, A HIGHER, HIGHER IMPACT USE. AND SO IT WAS KIND OF INCONSISTENT WITH THE COUNCIL'S VISION FOR WHAT THEY SAY THEY SAW ON STUB STREETS. SO THEY PROPOSED SOME AMENDMENTS THAT THEY AGREED TO AT THE FEBRUARY 11TH COMMITTEE OF THE WHOLE WORK SESSION, WHERE THEY KIND OF DELIBERATED AND CAME UP WITH WHAT THEY DETERMINED WAS FEASIBLE. THE SPONSORS OF THE AMENDMENTS, WHICH ARE COUNCIL MEMBER KENT SHELTON AND COUNCIL MEMBER KELVIN GREEN, MET WITH MEMBERS OF STAFF ENGINEERING PLANNERS TO MAKE SURE IT WOULD WORK. AND EVERYBODY WAS IN AGREEMENT THAT THESE WOULD BE GOOD AMENDMENTS GOING FORWARD.

IT WOULD ALSO HELP IN THE FUTURE WHEN THERE'S SOME DISPARATE CONNECTIVITY BETWEEN DIFFERENT USES. THAT THERE WOULD BE A WAY FOR THE CITY TO ADDRESS THOSE, RATHER THAN THE PROCESS WE WENT THROUGH PREVIOUSLY. SO I'M HERE TO ANSWER ANY QUESTIONS FOR YOU. THE HOPE IS THAT YOU WOULD PROVIDE A FAVORABLE RECOMMENDATION FOR THE CITY COUNCIL TO ADOPT THIS LAND USE CODE. COMMISSIONER HATCH. MY QUESTION IS JUST ON ON KEEPING OUR COMMUNITY CONNECTED. IN READING THROUGH THE COMMITTEE OF THE WHOLE NOTES, ETC. I WOULD LIKE TO SEE US CONNECT MORE THAN LESS AND THAT WOULD BE MY ONE CONCERN IS I THINK I THINK IT'S BEING MANAGED WELL THOUGH BY NOT MAKING IT A REQUIREMENT, BUT GIVING OPTIONS, BUT JUST TO VOICE MY OPINION THAT MORE CONNECTIVITY BETWEEN RESIDENTS, IN MY OPINION, IS BETTER THAN SILOING OFF DIFFERENT COMMUNITIES. AND I BELIEVE THAT'S THAT'S THE DESIRE OF THE CITY COUNCIL AS WELL. ANY OTHER COMMENTS? THANK YOU FOR YOUR TIME THIS EVENING. THANK YOU. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, PLEASE COME UP. YOU'LL HAVE THREE MINUTES TO SPEAK. STATE YOUR NAME. IF YOU'RE ONLINE. RAISE YOUR HAND. IF YOU'RE ON THE PHONE. STAR NINE. I HIT ALL OF THE OTHER PUBLIC HEARINGS. MIGHT AS WELL GET THIS ONE AS WELL.

CHRIS MCCONAUGHEY, WEST JORDAN RESIDENT. THIS ONE IS A LITTLE BIT TRICKIER FOR ME. I HAVE SOME VERY INTENSE, STRONG FEELINGS ABOUT STUB STREETS. I KNOW COMMISSIONER ROBERTS LIVES IN AN AREA WHERE THERE ARE STUB STREETS IN THE NEIGHBORHOOD THAT END AT LOCK WALLS. COMMISSIONER THOMAS OR CHAIR THOMAS JUST A LITTLE BIT NORTH OF WHERE YOU LIVE. YOU'VE GOT THE SAME THING RIGHT UP THERE. THE. SO I'D LIKE I'D LIKE THE IDEA OF BEING ABLE TO FORCE THE CONNECTION TO THOSE STREETS. BUT AT THE SAME TIME, I'D LIKE THE ABILITY FOR A LITTLE BIT OF FLEXIBILITY WHEN IT'S CLEAR THAT THINGS NEED TO CHANGE. AND PERHAPS OLD DEVELOPMENT DESIRES AREN'T GOING TO RESULT IN A REALITY THAT REALLY MAKES SENSE. AND I'D RATHER NOT LEAVE US WITH SOMETHING THAT LOOKS REALLY WEIRD FOR DECADES AND DECADES. I REALLY DON'T KNOW WHAT TO SAY ON THIS ONE OTHER THAN, AGAIN, I APPRECIATE YOUR CONSIDERATION. I LOOK FORWARD TO HEARING YOUR THOUGHTS THAT GO ALONG WITH THE RECOMMENDATION TO THE CITY COUNCIL. THANKS FOR YOUR TIME.

THANK YOU. OKAY, I'LL GO AHEAD AND CLOSE PUBLIC HEARING AND BRING IT UP. BACK UP TO THE

[00:50:03]

IN FACT, IN ONE STREET IS RIGHT NEXT TO MY STREET AND TO GO VISIT MY NEIGHBORS, I LITERALLY HAVE TO GO AROUND THE CORNER DOWN 13TH WEST AND AROUND. SO FOR THAT PART OF IT, AND I REALIZED THAT WAS WAY BACK WHEN, ABOUT 30 SOME ODD YEARS AGO WHEN THEY WERE BUILDING THOSE HOMES.

SO THAT'S JUST MY $0.02 WORTH. COMMISSIONER, OR. YEAH, IF I MAY, CHAIR. YES, PLEASE. THERE ARE PROVISIONS IN THE CODE SPECIFICALLY ADDING TRAFFIC CALMING MEASURES WHEN THERE IS SOME DISCONNECT OR NOT DISCONNECT WHEN THERE IS HIGHER IMPACT USES CONNECTING TO A LOWER IMPACT USE. SO THE COUNCIL DOES WANT TO KEEP THE CONNECTIVITY AND PROVIDE SOME TOOLS TO HELP WHEN THEY NEED TO BE CONNECTED. AND THEY'RE LIKE LIKE IN THIS CASE, A SINGLE FAMILY NEIGHBORHOOD TO AN APARTMENT COMPLEX. AND I WOULD AGREE THAT'S FLEXIBILITY I THINK IS GOING TO BE THE KEY ON THIS. THERE'S ALSO FLEXIBILITY IN THIS IN THESE PROPOSED CODE CHANGES.

IF THERE'S A MASTER DEVELOPMENT PLAN, AN AGREEMENT, THEN THE COUNCIL CAN AUTHORIZE SOMETHING DIFFERENT THAN WHAT THE REGULAR RULES ARE IN THE MDA AND MDP. SO I THAT'S THAT'S PROBABLY IMPORTANT. AND THEN. THE OTHER ISSUE IS, IS THAT THERE HAVE BEEN SOME RECENT CHANGES IN THE LAW THAT WE HAVE TO BE CAREFUL HAVING STUB STREETS FOR THE SOLE OR MAIN PURPOSE OF JUST TRAFFIC FLOW. BUT OUR STATED PURPOSES IN THE PROPOSED CODE CHANGES AND IN REALITY, MOST OF THE TIME THEY REALLY ARE EFFECTIVELY FOR EITHER LOOPING WATER LINES OR FIRE RESPONSE. SO IT'S TYPICALLY INFRASTRUCTURE OR PUBLIC SAFETY, RIGHT. SO WHICH ARE VERY VALID REASONS TO, TO HAVE STUB STREETS. BECAUSE A LOT OF TIMES IF YOU DON'T HAVE THE ABILITY TO FINISH THAT WATER LOOP, YOU'RE NOT GOING TO GET IT LATER. IF ALL THE IF THERE'S IF WE IF WE HAVEN'T KEPT A STUB STREET, IT'S NOT GOING TO HAPPEN. AND AT SOME POINT WHERE OUR FIRE OUR WELL OUR CITY CODE REQUIRES CERTAIN RESPONSE TIMES OF 4 OR 5 MINUTES, WHATEVER THEY ARE. THAT'S NOT FEASIBLE IF WE DON'T HAVE ENOUGH ROADS WHERE AT THE DIFFERENT POINTS WHERE TRUCKS CAN GET THROUGH. SO ANYWAY, JUST THOUGHT I'D THROW OUT THOSE POINTS. THANK YOU. COMMISSIONER HOLLINGSWORTH. OKAY, SO I JUST NEED TO UNDERSTAND HOW THIS IS GOING TO WORK WHEN YOU HAVE A LOW DENSITY NEIGHBORHOOD WITH A STUB END AND THERE'S A NEW DEVELOPMENT THAT'S A HIGH DENSITY CONNECTING TO THAT STUB, THEN I CAN SEE I CAN UNDERSTAND THE TRAFFIC FLOW CONSIDERATIONS THERE. MY CONCERN IS, IS WHEN YOU HAVE A HIGH DENSITY AREA OF APARTMENTS, WHATEVER, YOU END UP SEEING A LOT OF APARTMENTS FILLING UP THE ROADWAY WITH PARKING. THEY'RE USING THE ROADWAY AS THEIR PERSONAL PARKING PARKING LOT. HOW DOES THIS HELP PREVENT THEM FROM USING THE RESIDENTIAL TO LOW DENSITY RESIDENTIAL AREAS AS THEIR PARKING LOT? THAT THAT'S A CHAIR, IF I MAY. GO AHEAD.

THAT'S A DIFFICULT. AND I'M NOT AN ATTORNEY, BUT I'M SITTING BY ONE. PUBLIC ROADS ARE GENERALLY OPEN FOR THE PUBLIC, SO THERE'S NOT REALLY MUCH. THERE ARE A COUPLE THINGS, BUT THERE'S NOT MUCH A CITY CAN DO OTHER THAN, YOU KNOW, IF IT'S JUSTIFIED TO PUT OR WARRANTED TO PUT UP NO PARKING SIGNS OR, YOU KNOW, RED CURBS. AND MAYBE SOMEBODY CAN ANSWER BETTER THAN ME, BUT BUT ON STREET PARKING IS KIND OF PERMITTED, NATURALLY, BECAUSE IT'S A PUBLIC STREET. IT'S A

[00:55:05]

I THINK YOU'LL PROBABLY AT SOME POINT SEE A FUTURE TEXT AMENDMENT THAT WILL FOCUS ON THAT ISSUE. INSTEAD, OTHER TOOLS ARE BEING USED TO ADDRESS THAT ISSUE. AND ONE OF THE MOST RECENT DEVELOPMENT AGREEMENTS. AND YOU'RE GOING TO SEE IT IN SOME BIG DEVELOPMENT AGREEMENTS COMING UP. THERE'S A PROVISION THAT WE'VE STARTED, INCLUDING THAT DEALS WITH THE PARKING ISSUE WITHIN THOSE DEVELOPMENTS, WHERE THEY HAVE TO PROVIDE THEIR OWN PARKING AND NOT FORCE THE PARKING ONTO NEIGHBORING DEVELOPMENTS AND SO FORTH. THE SAME IS TRUE FOR OUR BUSINESS LICENSING. THEY'RE IN THE PROCESS OF HAVING PROVISIONS IN THE GOOD LANDLORD PROGRAM OR BUSINESS LICENSING FOR RENTAL UNITS, MAKING SURE OR ENCOURAGING THAT WITH REDUCED FEES AND SO FORTH, THAT THOSE ORGANIZATIONS THAT ARE RENTING THESE RENTAL UNITS, THAT THEY PROVIDE ADEQUATE PARKING SO THAT IT DOESN'T WE'RE INCLUDED IN THE BASE RENT OR SOME SIMILAR TYPES OF CONCEPTS TO PREVENT THE OR AT LEAST TO ENCOURAGE THE PREVENTION OF PARKING GOING TO ADJACENT DEVELOPMENTS. SO I THINK IT'S GOING TO BE MORE THAN ONE TOOL. LIKE I SAID, AT A MINIMUM, IT'S DEVELOPMENT AGREEMENTS. IT'S THE RENTAL BUSINESS LICENSING, INCLUDING THE GOOD LANDLORD PROGRAM. AND AT SOME POINT WE MAY EVEN SEE A TEXT AMENDMENT. IT'S NOT AN EASY ISSUE. IT'S GOING TO TAKE A LOT MORE EFFORT. IT'S JUST THAT UNFORTUNATELY, THIS PARTICULAR TEXT AMENDMENT IN ITSELF DOESN'T ADDRESS THAT ISSUE. ALL RIGHT. THANK YOU. COMMISSIONER ROBERTS.

OH, COMMISSIONER ALLEN, WE'RE ALL ON. WE ALL WANT TO TALK TODAY. I THINK ONE THING WITH COMMISSIONER HOLLINGSWORTH'S QUESTION, AND IT MAY NOT BE GREAT FOR THINGS THAT HAVE ALREADY BEEN DEVELOPED, BUT MOVING FORWARD, ONE OF THE ONE OF THE WAYS THAT THAT WILL BE MANAGED IS WE WANT A TRANSITIONARY AREA. SO YOU'RE NOT GOING TO SEE A HIGH DENSITY RIGHT NEXT TO A LOW DENSITY. IT'S USUALLY A PARK OR WE STEP UP IN DENSITY AS WE MOVE THROUGH IT. SO HOPEFULLY THAT HELPS TO AND PROMOTES MAYBE SOME ROADWAYS, SOME PRIMARY COLLECTORS IN A WAY THAT WOULD GET AWAY FROM THAT. BUT THE QUESTION I HAD WAS MORE FOR THE.

TRANSPORTATION AND EMERGENCY. I, I DID READ THE PACKET. I PROBABLY DIDN'T SPEND QUITE ENOUGH TIME ON IT, BUT I DON'T RECALL SEEING ANYTHING THAT TALKED ABOUT HOW THESE STUB STREETS ARE MAINTAINED ON A TEMPORARY BASIS. SO, FOR EXAMPLE, I KNOW THAT THERE ARE.

OTHER CITIES THAT WILL MAKE IT SO THAT YOU'RE GOING TO HAVE A STUB STREET. IT HAS TO BE AT LEAST TEMPORARILY, A T OR A CUL DE SAC. SO THERE IS TURNAROUND CAPABILITIES. I DIDN'T SEE THAT IN HERE. IS THAT ADDRESSED HERE OR ELSEWHERE IN THE CODE, OR IS THAT SOMETHING WE'RE NOT INTERESTED IN DOING? WOULD THAT BE EVEN PART OF THE MASTER DEVELOPMENT PLAN? WELL, IF YOU EVEN IF YOU HAVE 2 TO 2 NEIGHBORHOODS NEXT TO EACH OTHER THAT ARE TWO SEPARATE MDAS. YOU KNOW WHAT, IF THAT STUB STREET IS THREE HOUSES IN, IT PROBABLY OUGHT TO END IN A CUL DE SAC OR

[01:00:02]

CHAIR. YES, IT COMES DOWN TO HOW LONG THE STUB STREET IS. YOU CAN GO UP TO 150FT IN LENGTH AND JUST END IT. IF IT GOES 151, THEN WE HAVE TO HAVE A TURNAROUND TO HAVE THE EMERGENCY VEHICLE GO DOWN, FORWARD, TURN AROUND AND COME BACK OUT FORWARD. SO IT REALLY DEPENDS ON HOW LONG THE STUB STREETS ARE. GENERALLY THE STUB STREETS THAT THAT WE SEE ARE, YOU KNOW, MAYBE A LOT THE LENGTH OF A LOT 50, 80FT MAYBE. BUT IF IT DOES GET INTO THE 150 FOOT LENGTH, THEN THE FIRE CODE REQUIRES A CUL DE SAC OR A HAMMERHEAD OR SOMETHING LIKE THAT TO TURN AROUND. THAT MAKES SENSE. IF IT'S IF IT'S A 100FT, THEN THAT IS ONE ARM OF THE HAMMERHEAD. ULTIMATELY, IT'S THE STUB PARCEL PORTION. SO. OKAY, THAT MAKES SENSE. THANKS. COMMISSIONER ROBERTS. SO I'M KIND OF FLABBERGASTING MYSELF ALREADY. AS CHRIS, AS CHRIS MCCONAUGHEY MENTIONED, I LIVE IN A NEIGHBORHOOD THAT HAS A COUPLE OF STUB STREETS THAT WERE ABANDONED AS WEST JORDAN GREW AND THE AREAS THAT WERE PLANNED RESIDENTIAL GOT ZONED COMMERCIAL. I'M ASSUMING THIS SCENARIO IS KIND OF THAT SAME SITUATION WHERE WHEN THE ORIGINAL NEIGHBORHOOD WAS BUILT, IT WAS PLANNED TO BE ONGOING RESIDENTIAL, AND IT'S CHANGED, AND NOW IT'S HIGHER DENSITY. AND I THINK THE SOLUTION THAT WE HAD HERE WAS A LOT BETTER SOLUTION THAN WHAT HAPPENED IN MY NEIGHBORHOOD, WHERE THEY JUST BASICALLY CLOSED OFF THE STUB WITH A WITH A MASONRY WALL. BUT I'M CURIOUS ABOUT THESE TYPES OF SITUATIONS. AND IN THE EVENT WHERE WE DID JUST BLOCK ANOTHER ONE OFF WITH A MASONRY WALL. AS COMMISSIONER ALLEN WAS OR I'M SORRY, AS COMMISSIONER ALLEN WAS JUST SAYING, HAVING IT, HAVING AN ALTERNATIVE OR AN OPTION TO CONVERT IT TO SOMETHING MORE USER FRIENDLY SEEMS LIKE A REALLY GOOD PLAN. JUST IN MY CASE. I AM LITERALLY ON THE STUB AND BECAUSE OF A WHOLE BUNCH OF CIRCUMSTANCES, I HAVE A REALLY RANDOM HOUSE THAT SITS IN THE MIDDLE OF THE STREET IN FRONT OF MY HOUSE. AS A RESULT, IT SEEMS LIKE IT WOULD HAVE BEEN A WAY BETTER OPTION TO CONVERT IT TO A CUL DE SAC. BUT ANYWAY, I'M JUST CURIOUS ABOUT IF THERE'S ANY ANYTHING WE CAN DO ANY PLAN FOR IN THE EVENT THAT THEY ARE, THAT THEY ARE JUST ABANDONED LIKE OUR NEIGHBORHOODS WAS OR. IF WE JUST GET STUBS LIKE MINE. YEAH. SO EVEN THOUGH THERE'S NOT SOMETHING SPECIFIC FOR THAT IN THIS PARTICULAR TEXT AMENDMENT, I THINK ALREADY EXISTING IN CODE, THERE ARE SOME PROVISIONS FOR THE COUNCIL BEING ABLE TO ABANDON STREETS OR VACATE THEM AS THE OFFICIAL TERM, OR IT'S IN STATE CODE AS WELL. VACATION OF STREETS. SO AND I THINK IT'S FAIRLY EASY TO DO SO WITH A SHORT STUB THAT'S MAYBE ONLY 100FT LONG OR LESS. THE THING TO KEEP IN MIND IS THAT TYPICALLY WHEN YOU VACATE A STREET, EVEN THOUGH IT HASN'T REALLY BEEN USED, SO TO SPEAK, YOU STILL HAVE TO MAKE SURE THAT TYPICALLY THAT THERE'S NO UTILITIES THAT ARE ACTIVELY BEING USED IN THE STREET. BUT GENERALLY SPEAKING, IF THERE'S IF THERE'S NO UTILITIES BEING USED AND SO FORTH, THAT THAT IS AN OPTION ALREADY. WE DON'T NEED ANY ADDITIONAL CODE PROVISION FOR IT. ONE OTHER QUESTION. THE AMENDMENT THAT WE'RE LOOKING AT MENTIONS DEDICATION. AND I'M ASSUMING IT REFERENCING TO A DIFFERENT PART OF THE CODE THAT WE DON'T HAPPEN TO HAVE HERE. AND I DIDN'T LOOK UP BEFOREHAND, BUT AT WHAT POINT DOES THE OWNER HAVE TO DEDICATE THAT STUB STREET TO THE CITY? BECAUSE THAT'S PART OF WHAT HAPPENED IN

[01:05:03]

RIGHT. AND SO TYPICALLY YOUR SCENARIO IS IMPOSSIBLE TO HAPPEN IF THE ENTIRE SUBDIVISION IS AND THE ROAD IS ALL DEDICATED AT ONE TIME ON ONE PLAT. AND I'M NOT SURE BECAUSE I DON'T KNOW THE HISTORY OF THE NEIGHBOR OR YOUR NEIGHBORHOOD, BUT MAYBE IT WAS DONE PIECEMEAL, A COUPLE LOTS AT A TIME, OR REALLY SMALL SUBDIVISIONS AT A TIME. AND SOMEHOW BY THE TIME THEY GOT TO THE LAST ONE, SOMEBODY DIDN'T DEDICATE WHAT WAS INTENDED TO BE DEDICATED. THAT'S WHY TYPICALLY, AND I THINK BEST PLANNING IS WHEN AN ENTIRE STREET IS DEDICATED ALL AT ONCE. RIGHT.

BECAUSE THEN YOU KNOW WHAT YOU'RE GETTING, AND IT'S IMPOSSIBLE FOR SOMEBODY TO BACK OUT BECAUSE IT'S ALL DONE AT ONCE, RIGHT? BUT, I MEAN, THERE ARE TIMES WHEN THAT DOESN'T HAPPEN. I MEAN, WE HAD A STREET DEDICATION AS THE FIRST SUBSTANTIVE ITEM ON OUR AGENDA TONIGHT, RIGHT? WHERE THERE WAS A CHALLENGE THAT CAME UP WITH THE PRIOR DEVELOPMENT. AND FINALLY IT GOT TAKEN CARE OF NOW. BUT EVEN IN THAT SITUATION, WITH THAT STREET DEDICATION THAT WE HAD EARLIER THIS EVENING, MY VIEW OF THE HISTORY IS HAD THE DEVELOPER DEDICATED EVERYTHING HE SHOULD HAVE DEVELOPED, EVEN WE WOULDN'T HAVE BEEN HERE TONIGHT DEDICATING IT. I'LL JUST PHRASE IT THAT WAY. SO I DON'T SAY TOO MUCH, BUT SOMEBODY DIDN'T DO WHAT THEY WERE SUPPOSED TO DO. AND THAT DEVELOPED A PROBLEM THAT WE HAD TO TAKE CARE OF THIS EVENING. SO IT'S RARE, BUT IT HAPPENS SOMETIMES. WE FIX IT LIKE TONIGHT. SOMETIMES IT'S HARD TO GET A FIX LATER. MAYBE IN YOUR SITUATION. I WISH I KNEW MORE ABOUT THE HISTORY, BUT I DON'T.

I ALL I CAN THINK, ALL I CAN GUESS IS THAT SOMEBODY DIDN'T DEDICATE THE WHOLE STREET ALL AT THE SAME TIME, ON THE SAME PLAT. I THINK IS OPTIMAL AND I APPRECIATE THE PEACE OF MIND.

MINE ACTUALLY PREDATES WEST JORDAN AS A CITY. IT WAS APPROVED BY WEST JORDAN TOWN COUNCIL. RIGHT. SO IT GOES BACK A LONG TIME. SO I ASSUMED THERE WAS SOME SOLUTION THERE, BUT I FIGURED I SHOULD ASK THE QUESTION JUST IN CASE IT WASN'T AS WELL COVERED AS I'D LIKE IT TO BE. YEAH, AND MAYBE LARRY OR SOMEBODY ELSE CAN ADD SOMETHING THAT I MAY HAVE MISSED OR DON'T.

DON'T KNOW. THAT WAS BEFORE LAWS WERE ALLOWED. BY WEST JORDAN. COMMISSIONER ALLEN. SO I JUST WANT TO RESTATE WHAT I, I THINK I UNDERSTAND AND SEE IF IT'S ACCURATE. A STUB STREET AS WE'RE LOOKING AT IT ON A FUTURE PLAT MAP. AND THIS REALLY IS JUST FROM HERE MOVING FORWARD, REALLY PROBABLY IS JUST GOING TO BE ABOUT 100FT UP TO 150FT. IF IT'S MORE THAN THAT, WE'RE GOING TO SEE IT WITH EITHER CUL DE SAC OR HAMMERHEAD ALREADY THERE. SO IF THAT'S ACCURATE, I THIS ALMOST SEEMS HARMLESS. OKAY. DOES ANYBODY WANT TO MAKE A MOTION OR WE STILL ON COMMENTS? IF THERE'S NO OTHER COMMENTS I WILL GO AHEAD AND MAKE A MOTION. GO AHEAD. I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL. WE HAVE A MOTION.

COMMISSIONER ALLEN. SECOND. MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY.

IT CARRIES SIX. NOTHING. COMMISSIONER GONZALES. I WILL MAKE A MOTION TO ADJOURN OUR MEETING. ALL RIGHT. WE ARE

* This transcript was compiled from uncorrected Closed Captioning.