Consent Calendar

[2. My Haven Day Support; 1227 West 9000 South; Conditional Use Permit for Adult Daycare; SC-2 Zone; My Haven Host Home/Wendy Kichiro (applicant) [Megan Jensen/Nathan Nelson #34528; parcel 27-02-301-093]]

COMMISSIONERS HERE PRESENT. OKAY. NEXT ON THE CALENDAR OR AGENDA IS PUBLIC HEARING WITH FINAL ACTION BY THE PLANNING COMMISSION. AND FIRST IS MY HAVEN DE SUPPORT. 122 SEVEN WEST 9000 SOUTH CONDITIONAL USE PERMIT FOR ADULT DAYCARE. IN A TWO ZONE. AND WENDY. KUSHIRO. IS HOW YOU SAY THAT I BOTCH NAMES REALLY BAD, SO IF I DO, I APOLOGIZE. WOULD YOU LIKE TO COME UP AND. STATE YOUR NAME? MY NAME IS CAROLINE KUSHIRO AND I'M LISA KIICHIRO. SO OUR OUR COMPANY IS MY HAVEN DE SUPPORT. IT IS. WE ARE REQUESTING THE PERMIT FOR AN ADULT DAYCARE FOR ADULTS WITH DISABILITIES. THE HOURS WILL BE FROM 8 A.M. TO 2 P.M. WE PLAN TO START WITH THREE STAFF AND FOUR CLIENTS. THE CLIENTS WILL BE DROPPED OFF AND PICKED UP FROM THE LOCATION. THE DAY PROGRAM IS A PLACE FOR ADULTS WITH INTELLECTUAL DISABILITIES TO COME AND SOCIALIZE, MAKE FRIENDS, GETTING OUT INTO THE COMMUNITY AND LEARN NEW SKILLS. LIKE SHE SAID, WE'VE APPLIED FOR A CONDITIONAL USE PERMIT FOR A DAY PROGRAM CENTER, AND WE BELIEVE IT DOES ALIGN WITH THE GOALS AND POLICIES OF THE CITY OF WEST JORDAN. IT WILL PROVIDE ESSENTIAL, COMMUNITY BASED SERVICES THAT SUPPORT OLDER INDIVIDUALS WITH DISABILITIES. THE PROJECT CONTRIBUTES TO AN INCLUSIVE AND SUPPORTIVE CITY, WITHOUT ALTERING THE RESIDENTIAL CHARACTER OR FUNCTION OF THE SURROUNDING AREA. THE STATE PROGRAM WILL NOT HAVE ANY DETRIMENTAL EFFECTS ON THE GENERAL PLAN OF THE CITY. THE USE IS COMPATIBLE WITH THE INTENT OF THE ZONING DISTRICT, AS IT IS A LOW INTENSITY DAYTIME OPERATION THAT PRODUCES MINIMAL NOISE AND TRAFFIC, WITH ALL ACTIVITIES TAKING PLACE INDOORS UNDER QUALIFIED SUPERVISION, AND IT IS ADEQUATE IN SIZE AND SHAPE TO ACCOMMODATE ITS INTENDED USE. WE DO NOT REQUIRE ANY ADDITIONAL SCREENING, BUFFERING OR LANDSCAPING, AND ALL SITE PLAN REQUIREMENTS HAVE BEEN MET.

TRAFFIC AND PARKING IMPACTS WILL BE VERY MINIMAL. CLIENTS ARE TRANSPORTED TO AND FROM THE DAY PROGRAM, SO THE ONLY PARKING SPACES NEEDED ARE FOR STAFF AND ONE TRANSPORT VEHICLE. ONSITE

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PARKING WILL MEET CITY REQUIREMENTS AND PREVENT SPILLOVER INTO SURROUNDING AREAS. HOWEVER, WE DO PLAN TO START WITH THREE STAFF AND FOUR CLIENTS, AND THEN WE HAVE PLANS TO EXPAND IN THE FUTURE IN ACCORDANCE WITH DSPD APPROVED OCCUPANCY RATES. SO THE CONDITION THAT WAS IMPOSED TO THIS DETERMINATION IS THAT WE WILL COMPLY WITH THE CURRENT SUBMITTED APPLICATION, LETTER OF INTENT AND SITE PLAN REGARDING NUMBER OF STAFF AND CLIENTS, AND ANY DEVIATIONS FROM THESE SHALL BE REVIEWED BY ALL PERTINENT DEPARTMENTS OF THE CITY OF WEST JORDAN. NO HEAVY EQUIPMENT, COMMERCIAL DELIVERY VEHICLES OR HIGH TRAFFIC VOLUMES ARE EXPECTED. IT WILL NOT INTERFERE WITH OTHER PROPERTIES WITHIN WITHIN THE VICINITY, NOR WILL IT CREATE NEED FOR ANY ADDITIONAL ESSENTIAL CITY SERVICES OR UTILITIES. THE CENTER WILL FULLY COMPLY WITH APPLICABLE BUILDING FIRE HEALTH CODES AND PUBLIC SAFETY GUIDELINES. THE FIRE DEPARTMENT HAS REVIEWED THE PLANS AND HAVE NO CONCERNS. STAFF WILL BE TRAINED IN EMERGENCY PROCEDURES, AND SAFETY PROTOCOLS WILL BE IN PLACE TO ENSURE CLIENT WELL-BEING WITHOUT PLACING UNDUE DEMANDS ON LOCAL PUBLIC SAFETY SERVICES. IN SHORT, THIS IS A QUIET, COMMUNITY SERVING OPERATION THAT ENHANCES LOCAL QUALITY OF LIFE AND MEETS A CRITICAL NEED, ALL WHILE PRESERVING NEIGHBORHOOD COMPATIBILITY AND CONFORMING TO THE BROADER VISION AND GOALS OF WEST JORDAN'S GENERAL PLAN. THANK YOU FOR YOUR TIME AND CONSIDERATIONS, AND PLEASE LET US KNOW IF YOU HAVE ANY QUESTIONS. THANK YOU VERY MUCH. THAT WAS VERY WELL PRESENTED.

OH, OH, BEFORE YOU SIT DOWN, JUST A COUPLE QUESTIONS. SORRY. NO, THANK YOU VERY MUCH. IS YOUR LICENSING BASED ON SQUARE FOOTAGE FOR HOW MANY PEOPLE YOU CAN BRING IN? YES. YES. OKAY.

WHAT'S THE MAXIMUM AMOUNT YOU COULD BRING IN THEORETICALLY WITH YOUR SPACE. SO WE DON'T KNOW YET BECAUSE THE STATE STILL HAS TO COME IN TO CERTIFY THE LOCATION THEMSELVES AND TELL US THE AMOUNT OF OCCUPANCY WE CAN HAVE IN THERE, AND THEN WE WILL RELATE THAT INFORMATION TO THE CITY OF WEST JORDAN. OKAY. AND HOW SOON WOULD YOU THINK YOU'D NEED ANOTHER STAFF MEMBER? I DON'T THINK WE DON'T. WE WOULDN'T NEED ANOTHER STAFF MEMBER UNTIL WE HAD ABOUT LIKE MORE THAN TEN. SO FOR NOW, WE'RE OKAY. OKAY. THANK YOU. ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. WE WILL CALL YOU UP IF WE NEED ANY. OH, SORRY. COMMISSIONER ALLEN. SORRY. HE HE ASKED MUCH BETTER THAN I EVER COULD, BUT A FOLLOW UP QUESTION ON THE NUMBER OF OCCUPANTS. I UNDERSTAND YOU'VE GOT TO WAIT FOR THE STATE CERTIFICATION. SOME OF THOSE THINGS. DO YOU HAVE A ROUGH BALLPARK ON WHAT YOU THINK THE AMOUNT OF CLIENTS WOULD BE AVAILABLE? SO WE THINK ALL TOGETHER IN THE IN THE FACILITY, WE'D PROBABLY SERVICE AT LEAST 15 INCLUDING STAFF. SO ABOUT NO MORE THAN THAT. WE WOULDN'T SEE ANYTHING APPROVED HIGHER THAN THAT. WONDERFUL.

THANK YOU, THANK YOU. OKAY. ANY OTHER QUESTIONS BEFORE I MAKE ANOTHER MISTAKE? OKAY. NOW YOU CAN GO AHEAD AND HAVE A SEAT AND WE'LL CALL YOU UP. THANK YOU. MEGAN. THANK YOU. CHAIR I'LL JUST FILL IN A FEW EXTRA ITEMS. SO THE ZONING IS A COMMUNITY SHOPPING CENTER ZONE. THIS IS JUST A PICTURE OF THE UNIT THAT THEY WILL BE GOING IN. SOME EXTRA INFORMATION. THEY WILL BE DOING MOST ACTIVITIES OUT IN THE COMMUNITY, DOING RECREATIONAL ACTIVITIES. AND THEN SOMETIMES THE CLIENTS WILL BE AT THE CENTER, BUT MOSTLY THAT WILL BE USED FOR A DROP OFF AND KIND OF COLLECTION POINT BEFORE GOING OUT INTO THE COMMUNITY. LIKE THEY MENTIONED, THEY'LL HAVE START WITH THREE STAFF MEMBERS AND FOUR INDIVIDUALS. AND SO REALLY THE PARKING IS BASED ON THE EMPLOYEES OF THE DAYCARE, THE USE IN THE PARKING TABLE. AND SO WE BELIEVE THAT THERE'S ENOUGH PARKING FOR THE AMOUNT OF EMPLOYEES THAT THEY'LL HAVE ON ON SITE, AND WE'LL BE ABLE TO ACCOMMODATE THE DROP OFF AND PICK UP. SO WE'VE JUST PLACED ONE CONDITION, RECOMMENDED CONDITION OF APPROVAL, WHICH IS THAT IF THEY PLAN TO EXPAND, THEN THEY WILL JUST SUBMIT THAT TO US ON THE NUMBER OF CLIENTS THAT THEY WILL BE EXPANDING TO SO THAT WE CAN JUST MAKE SURE THAT PARKING STILL LOOKS GOOD AND IT CAN STILL ACCOMMODATE THAT. AND SO WE'RE RECOMMENDING APPROVAL WITH THAT ONE CONDITION, AND I'M HAPPY TO ANSWER ANY QUESTIONS. ANY QUESTIONS FOR STAFF. COMMISSIONER ALLEN I. WHAT DO WE CONSIDER JUST GIVING THEM

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APPROVAL UP TO A FOR STAFF AND 11 PEOPLE. OR DO WE NEED TO WAIT FOR THAT STATE REQUIREMENT TO COME BACK? I'M CONCERNED BECAUSE THE PLANNING COMMISSION'S ROLE IS TO MITIGATE DETRIMENTAL EFFECTS. AND, DUNCAN, YOU CAN CHIME IN, BUT THAT I DON'T THINK THAT KNOWING THE NUMBER OF STAFF MEMBER IS REALLY SOMETHING THAT MITIGATES THE DETRIMENTAL EFFECT TO THE COMMUNITY. SO NO, I AGREE, AND THE THOUGHT ABOUT A SLIGHT INCREASE IN NUMBER OF STAFF OR NUMBER OF PEOPLE BEING SERVED PROBABLY IS NOT AS MUCH AN ISSUE FOR US AS THE CITY AS IT WOULD BE FOR THE DEPARTMENT OF HEALTH AND HUMAN SERVICES OR WHATEVER STATE AGENCY IS SUPERVISING THIS. THEY'LL KEEP TRACK OF WHETHER THEY'VE GOT ADEQUATE FACILITIES FOR THE NUMBER OF PEOPLE. RIGHT. SO I YEAH, I DON'T THINK OUR MAIN CONCERN, LIKE LARRY SAID, IS IF THERE'S A SOMETHING TO MITIGATE THERE AND IF THERE'S NOTHING REALLY TO MITIGATE, THEN IT PROBABLY DOESN'T MATTER FOR US.

RIGHT? SO I MEAN, JUST HELP ME UNDERSTAND BY THAT LOGIC, WHY DO WE HAVE THAT ON THAT, THAT CONDITION ON THERE. WHY DO WE HAVE WHAT WHY WHY DID WHY DO WE IMPOSE THAT CONDITION? WAS THAT CONDITION IMPOSED AT ALL? I MEAN, HE WAS LOOKING AT FOR PARKING TO MAKE SURE THAT WE HAVE ENOUGH PARKING FOR ALL THE EMPLOYEES. AND SO THAT WAS THE MAIN CONCERN WITH THAT, NOT NECESSARILY THE OCCUPANCY OF THE BUILDING, BUT PARKING ON SITE AND PARKING IS A DETRIMENTAL EFFECT. YOU CAN'T ENFORCE, YOU KNOW, BUT IT'S ALSO REGULATED BY OUR CODE AND NOISE, HOURS OF OPERATION, THAT TYPE OF THING. YOU KNOW, I THINK THAT IF THEY FILLED THE BUILDING UP WITH 100 PEOPLE, THAT WOULD BE A PROBLEM. IT WOULD BE MORE OF A FIRE ISSUE BUSINESS LICENSE, YOU KNOW, DEPARTMENT OF HEALTH AND HUMAN SERVICES. SO PLANNING COMMISSION IS LARGELY LOOKING AT THE AREA AROUND SO. AND I THINK FROM THOSE TWO PERSPECTIVES, ONE IS ON THE PLANNING COMMISSION, I AGREE WITH YOU. I THE CONDITION OF APPROVAL CAUGHT ME A LITTLE BIT OFF GUARD BECAUSE IT FELT LIKE IT WAS OUTSIDE OF OUR JURISDICTION. BUT THE SECOND ASPECT IS WE OFTEN FORGET ABOUT THESE AFTER THE FACT AND INCLUDING THE INDIVIDUALS THAT ARE RUNNING THE BUSINESS. I DON'T WANT TO SET UP A SITUATION WHERE THEY MIGHT FIND THEMSELVES BACKWARDS ON SOMETHING, ESPECIALLY IF IT'S NOT NECESSARY. SO THAT'S THE REASON I BRING IT UP AND ASK THE QUESTION. ANY OTHER QUESTIONS FOR STAFF? ARE ALL OF THE OTHER. I GUESS, LOCATIONS IN THAT BUILDING OCCUPIED RIGHT NOW? YES. OKAY. AND WITH THAT, THERE WERE ABOUT 16 OPEN PARKING SPACES AT THE TIME YOU VISITED. YEAH. OKAY. SO IT SEEMS LIKE THERE'S PLENTY OF PARKING FOR WHAT THEY WANT TO DO. YEAH. RIGHT. OKAY. THANKS. OKAY. ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. SO IF YOU WISH TO SPEAK ON THIS ITEM, YOU WILL BE GIVEN THREE MINUTES. PLEASE COME UP TO THE PODIUM AND STATE YOUR NAME. IF YOU ARE ONLINE, RAISE YOUR HAND IF YOU'RE ON THE PHONE. STAR NINE. THERE ARE NO HANDS RAISED ONLINE. OKAY, THEN WE WILL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT UP TO THE COMMISSION FOR EMOTION AND OR COMMENTS. COMMISSIONER HATCH, I JUST HAVE TO SAY THANK YOU FOR YOUR PRESENTATION. IT WAS VERY WELL PUT TOGETHER AND VERY ORGANIZED, AND IT HELPS US SO MUCH WHEN YOU'RE THAT WELL PREPARED. SO THANK YOU. I WOULD LIKE TO MAKE A MOTION UNLESS ANYONE HAS A THOUGHT OTHERWISE BASED. GO AHEAD JIMMY, JUST I HAD ONE THOUGHT IF IT'S OKAY WITH WITH STAFF AND WITH THE CITY. IT SEEMS LIKE SINCE THERE'S ADEQUATE PARKING, WE COULD JUST GIVE THEM, YOU KNOW, UP TO FIVE EMPLOYEES AND NOT HAVE TO COME BACK TO THE CITY FOR ANYTHING UP TO THAT LEVEL, BECAUSE THAT SEEMS LIKE THAT WOULD MAXIMIZE THEIR OCCUPANCY ANYWAY BASED ON WHAT THEY THINK THEY'RE GOING TO BRING IN FOR CLIENTS. DOES THAT STILL FOLLOW THE RULES? DUNCAN? YEAH, THAT'S THAT'S WITHIN YOUR REALM OF BEING ABLE TO ADD INTO YOUR MOTION, IF YOU'D LIKE. I DON'T I DON'T UNDERSTAND THE REASONING BEHIND THAT, COMMISSIONER ANDERSON, TO AVOID THEM HAVING TO COME BACK TO THE CITY FOR THE NEXT EMPLOYEE THAT THEY WANT TO HIRE AND THEN THE NEXT EMPLOYEE THAT THEY WANT TO HIRE, JUST GIVE THEM UP TO FIVE EMPLOYEES, AND THEN THEY DON'T HAVE TO COME BACK UNTIL THEY EXCEED FIVE EMPLOYEES. OKAY, I DIDN'T I DIDN'T REALIZE THAT THAT REQUIREMENT WAS IN PLACE, THAT THEY HAD TO COME BACK TO THE

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CITY WITH EACH NEW EMPLOYEE. OKAY. YEAH, IT'S IN THE CONDITIONS IMPOSED UNDER THE PARKING SECTION. OKAY. THERE IT IS. ALL RIGHT. THANK YOU. SO BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THIS STAFF REPORT, AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVED THE CONDITIONAL USE PERMIT FOR AN ADULT DAYCARE LOCATED ON 1227 WEST 90TH SOUTH, 90,000 SOUTH. WITH THE CONDITIONS OF APPROVAL LISTED ON THE STAFF REPORT. WITH THE ADDITION OF UP TO FIVE EMPLOYEES. OKAY, WE HAVE A MOTION. COMMISSIONER GONZALEZ, I'LL SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND.

ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SEVEN. NOTHING. THANK YOU. OKAY. NEXT IS

[3. Heritage Forever Living; 6671 South Redwood Road; Conditional Use Permit for Adult Daycare; P-O Zone; Heritage Forever Living, LLC/Yvette Kaufusi (applicant) [Megan Jensen/Nathan Nelson #34505; parcel 21-22-402-035]]

HERITAGE. FOREVER LIVING, 6671 SOUTH REDWOOD ROAD. A CONDITIONAL USE PERMIT FOR ADULT DAYCARE. POOL ZONE HERITAGE FOREVER LIVING WITH YVETTE CAPUZZI. ALL RIGHT. LET ME WOLFGRAMM. I'M STANDING IN FOR BEHALF OF YVETTE KAUFUSI. I'VE JUST BEEN BROUGHT IN AT THE 11TH HOUR. I WISH I COULD BORROW HER PRESENTATION. WELL DONE. NOW YOU'VE GOT COMPETITION. THANK YOU. I SAID, I'VE JUST BEEN BROUGHT ON AS THE ACCOUNTANT FOR HERITAGE FOREVER LIVING. AND THEY'RE APPLYING FOR THE CONDITIONAL USE PERMIT FOR THE DAILY TREATMENT GROUP PROGRAM.

AND FROM WHAT THE MR. HIBBERT HAS PREPARED SO FAR, WE AGAIN, AND I'M JUST GOING TO RECITE WHAT SHE'S LISTED IF IT'S OKAY. SO THAT I DON'T MISS A BEAT HERE. MR. BEAR FEELS THAT THE FACILITY IS OF COURSE, AT THE COMMUNITY BASED, AND ITS INTENT IS TO PROVIDE DEVELOPMENT ACTIVITIES, INTERACTION WITH THE COMMUNITY AT LARGE AND TO DEVELOP NOT ONLY SOCIAL SKILLS, BUT MINGLING WITH. OTHER INDIVIDUALS WHO ARE NOT, WHO DO NOT HAVE THOSE DISABILITIES SO THAT THEY HAVE THE OPPORTUNITY TO DEVELOP TO EXPERIENCES IN THE COMMUNITY AT LARGE. A LOT OF THE ACTIVITIES ARE COMMUNITY BASED. HOWEVER, THERE ARE MOMENTS WHEN THOSE ACTIVITIES ARE THE WEATHER, NOT PERMITTING, WHERE THEY HAVE TO BRING THOSE ACTIVITIES WITHIN THE FACILITY AND THEREFORE THE FACILITY THAT THEY'RE LEASING RIGHT NOW WOULD ACCOMMODATE THOSE THOSE EVENTS, WHEN THEY HAVE TO BRING THOSE ACTIVITIES IN-HOUSE AND THOSE ACTIVITIES WOULD BE VERY MINIMAL. THE CARD GAMES, SOMETIMES WE MAY HAVE TO HELP THEM LEARN BEHAVIORAL.

ACTIVITIES, HOW TO INTERACT AS WELL. SOME OF THE THINGS THAT NOT ALWAYS CAUGHT AT HOME, THEY GO OVER AND REVIEW THOSE ACTIVITIES WHEN THEY'RE IN THE FACILITY. WE'VE ALSO FELT THAT THE STAFFING WE HAVE ON HAND, WE HAVE CURRENTLY JUST FOR CLIENTS, AND WE HAVE A RATIO OF 2 TO 4.

IF WE SEE AN INCREASE, WE WILL INCREASE THE STAFFING APPROPRIATELY. THE DEPARTMENT OF SERVICES FOR THE DSP, THEY HAVE GOT ONE PER TEN CLIENTS. SO WE WILL START BASED ON A 1 TO 2 RATIO MEANING ONE STAFF OVER TWO CLIENTS. AND AS WE SEE THE NEED OR THE CLIENT BASE INCREASE, WE WILL AGAIN PETITION THE ZONING COMMITTEE FOR THAT PERMISSION FOR THAT ALLOWANCE. BUT RIGHT NOW WE'RE GOOD WITH JUST TWO STAFF MEMBERS ON HAND, WITH FOUR CLIENTS. WE ALSO LOOKED AT THE AGAIN, PARKING. WE FEEL THAT THE ACTIVITIES OR THE NUMBER OF EMPLOYEES THAT WE HAVE WOULDN'T AFFECT THE AVAILABLE PARKING SLOTS THAT ARE AVAILABLE. A LOT OF TIMES OUR PROGRAM IS A 9 TO 3. THE CLIENTS, THE PARENTS OF THE PROVIDERS, THEY BRING THEIR THEIR CLIENTS TO THE FACILITY.

IT'S A 9 TO 3 OUR. ACTIVITY. SO THERE'S NO ADDITIONAL CARS THAT ARE PARKED IN THOSE PARKING SLOTS. WE HAVE OUR OWN TOILET FACILITIES WITHIN THE WITHIN THE FACILITY THERE. SO THERE'S NO NONE OF OUR STUDENTS GO OUTSIDE THE OFFICE THAT WE HAD. AND I CAN'T THINK OF ANY OTHER

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INFRACTIONS OR THAT WOULD AFFECT THE COMMUNITY AT LARGE OF THE ACTIVITY THAT WE ARE CONDUCTING ON THE PREMISES OR OUTSIDE THE PREMISES. AND THAT'S ALL I HAVE TO PRESENT TO THE ZONING COMMITTEE AT THIS POINT. I WELCOME ANY, ANY QUESTIONS THAT YOU MAY HAVE AS WELL. ANY QUESTIONS FOR THE APPLICANT, COMMISSIONER ANDERSON? YES. THANK YOU. SO IT LOOKS LIKE YOUR FACILITY IS ALREADY LICENSED FOR UP TO 20 ADULTS, RIGHT? OKAY. AND SO YOU WOULD ANTICIPATE TEN STAFF MEMBERS IF YOU GET FULLY IF WE GET TO THAT POINT. OKAY. RIGHT. OKAY. COMMISSIONER HOLLINGSWORTH, SO I UNDERSTAND THAT YOU'RE GOING TO HAVE MOSTLY OUTDOOR ACTIVITIES. WOULD THAT BE OUT IN THE COMMUNITY OR WHAT WOULD THAT POSSIBLY OUT IN THE COMMUNITY PARKS, LOCAL REC CENTERS AND AS WELL AS ON THE CITY ZOOS, MUSEUMS, THOSE KINDS OF ACTIVITIES AS WELL? OKAY. AND WHAT PERCENTAGE OF THE TIME IT WOULD BE ON PREMISES VERSUS OUTSIDE CURRENTLY, BECAUSE OF THE SUMMER, WE WOULD PROBABLY BE A 70 TO 30 RATIO, 70% OUTSIDE, 30% IN THE PREMISES. AND DEPENDING ON WEATHER AS WELL, WE FORESEE THAT IT'S GOING TO BE BAD WEATHER. WE'LL HAVE THOSE ACTIVITIES INSIDE. OKAY. ALL RIGHT. THANK YOU. OKAY. ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CALL YOU UP IF WE HAVE ANY OTHER QUESTIONS. MEGAN. THANK YOU. SO THIS PROPERTY IS IN A PROFESSIONAL OFFICE ZONE. YOU CAN SEE THE SITE THERE. AND THE ZONING. SO LIKE WAS MENTIONED THEY WILL ALSO BE DOING ACTIVITIES OUT IN THE COMMUNITY AND SOMETIMES WILL BE AT THE FACILITY. AND THEY DO. THEY ARE APPROVED FOR UP TO 20 INDIVIDUALS. WE ALSO WENT OUT ON SITE AND THEY HAD I THINK AROUND 60 OPEN PARKING STALLS. SO WE'VE RECOMMENDED THE SIMILAR CONDITION OF APPROVAL AS WE DID ON THE LAST ONE, WHICH THE COMMISSION MIGHT WANT TO HAVE A DISCUSSION ABOUT, BUT WE DON'T SEE ANY OTHER DETRIMENTAL EFFECTS FROM THIS USE. AND SO WE'RE RECOMMENDING APPROVAL. ANY QUESTIONS FOR STAFF? COMMISSIONER ANDERSON? YOU KNOW, IF THE OTHER TENANT LOCATIONS ARE FULLY OCCUPIED OR IF THERE'S VACANCIES, I'M NOT 100% SURE IF IT'S FULLY OCCUPIED. BUT MOSTLY I THINK I LISTED THE OTHER USES IN THE STAFF REPORT AS WELL. OKAY. ANY OTHER QUESTIONS FOR STAFF? WELL, ACTUALLY, JUST ONE MORE. WOULD IT BE I MEAN, IS IT BURDENSOME FOR YOU IF THEY COME BACK AND SAY, WELL, WE'RE READY TO HIRE A NEW EMPLOYEE, SO COME AND REVISIT US, OR WHAT WOULD YOUR PROCESS BE. OTHER OTHER.

AND IF WE DIDN'T OTHERWISE JUST ALLOCATE UP TO TEN FOR EXAMPLE. YEAH I WOULD I WOULD LOOK AT YOU KNOW THEY COULD CONTACT JUST THE PLANNING DEPARTMENT. NOT THAT THEY WOULD HAVE TO COME BACK TO PLANNING COMMISSION, YOU KNOW. BUT THEY COULD CONTACT US. AND THEN I'D PROBABLY GO LOOK OR ONE OF THE PLANNING STAFF MEMBERS WOULD GO LOOK AT THE SITE AND JUST SEE HOW MANY THEY'RE PROPOSING, AND IF THAT'S GOING TO CAUSE ANY PARKING OR TRAFFIC ISSUES BEYOND WHAT WE THINK THE SITE COULD HANDLE. AND ALSO PROBABLY LOOK AT IF ANY OF THE OTHER TENANTS HAVE CHANGED AND THEIR PARKING REQUIREMENTS AS WELL. OKAY. ANY OTHER QUESTIONS FOR STAFF? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. SO IF YOU'RE HERE TO SPEAK ABOUT THIS YOU'LL BE GIVEN THREE MINUTES.

PLEASE APPROACH THE PODIUM AND STATE YOUR NAME. OR RAISE YOUR HAND IF YOU'RE ON ZOOM. THERE ARE NO HANDS RAISED. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. MICHIGAN COMMISSIONER ALLEN, I'M A LITTLE BIT CURIOUS DOWN HERE, SO WE'RE ON THE SAME PAGE WHEN IT COMES TO THESE LAST 200 OR 106. THAT WAS THE LAST ONE. BUT THERE'S IT SEEMS LIKE THERE'S ENOUGH PARKING THERE LIMITED AT 20. CLIENTS. SO I ONE QUESTION I HAVE PROBABLY SHOULD HAVE ASKED THE APPLICANT, BUT THE NUMBER OF POTENTIAL EMPLOYEES. BUT EVEN IF IT'S SAY 6 OR 10 POTENTIAL EMPLOYEES, I GUESS I'M COMFORTABLE JUST

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GETTING RID OF IT. THAT'S MY THOUGHT. YEAH, I'M COMFORTABLE AS WELL. HOWEVER, IF STAFF FELT STRONGLY ABOUT IT BECAUSE IT'S A LARGER FACILITY AND THERE ARE QUITE A FEW MORE TENANTS, IF THAT, IF THEY FELT LIKE, WELL, I'D REALLY LIKE TO GO OUT AND SEE IF THERE'S, YOU KNOW, A DIFFERENT USAGE FROM ANOTHER TENANT THAT MIGHT IMPINGE THIS, THEN, YOU KNOW, IF STAFF WANTS TO DO IT, THAT'S FINE. BUT I, I LIKEWISE WOULD JUST GIVE THEM UP TO TEN AND NOT HAVE TO HAVE THEM EVER COME BACK. DOES STAFF FEEL STRONGLY ONE WAY OR THE OTHER? I FEEL IT WOULD PROBABLY BE OKAY SINCE IT'S A PROFESSIONAL OFFICE ZONE. LIKELY. THERE'S NOT A LOT OF OTHER CLIENTS COMING IN FOR OTHER BUSINESSES. SO YEAH. MR. ALLEN. ALL RIGHT. WELL, I'LL, I'LL BUTCHER THIS BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT. UPON THE EVIDENCE RECEIVED TODAY, I MOVE THE PLANNING COMMISSION, APPROVE THE CONDITIONAL USE PERMIT FOR AN ADULT DAYCARE LOCATED AT 6671 SOUTH REDWOOD ROAD. WITH THE CONDITIONS OF APPROVAL LISTED IN THE STAFF REPORT. WITH THE EXCEPTION OF UP TO TEN EMPLOYEES BEFORE THEY NEED TO COME BACK TO STAFF. WE HAVE A MOTION, COMMISSIONER ANDERSON. SECOND. THAT AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SEVEN. SEVEN. NOTHING. THANK YOU. OKAY. NEXT IS DOLLAR TREE, 7741 SOUTH

[4. Dollar Tree; 7741 South 5600 West; Preliminary Site Plan; SC-2 Zone; Peterson Development Co., LLC/Paul Stringham (applicant) [Mark Forsythe/Nathan Nelson #33930; parcel 20-25-351-016]]

5600 WEST. A PRELIMINARY SITE PLAN AND AN SC TWO ZONE WITH PETERSON DEVELOPMENT AND PAUL STRINGHAM. HI. GOOD EVENING. SO MY NAME IS STEVEN LORD. I'LL BE REPRESENTING THE APPLICANT FOR THE NEW DOLLAR TREE RETAIL STORE WITHIN THE HIGHLANDS LANDING SHOPPING CENTER. THIS PRESENTATION WILL DEMONSTRATE HOW THE DESIGN COMPLIES WITH ALL WEST JORDAN CITY ORDINANCES, DEPARTMENTAL REQUIREMENTS, AND SPECIFIC APPROVAL CRITERIA. THE PROPOSED DOLLAR TREE WILL OCCUPY 1.26 ACRE LOT IN THE HEART OF HIGHLANDS LANDING. THE SC TWO ZONE PROPERTY, WHILE MOSTLY VACANT, BENEFITS FROM EXISTING INTERNAL DRIVE AISLES, SHARED PARKING, SIDEWALKS AND LANDSCAPING FROM THE BOARD OF HIGHLANDS LANDING SUBDIVISION. THE SINGLE STORY BUILDING INCLUDES STRATEGICALLY PLACED PARKING TO THE WEST, A LOADING AREA TO THE NORTH, AND LANDSCAPING TO THE EAST TO BUFFER THE ADJACENT RESIDENTIAL ZONE. OUR DEVELOPMENT ADHERES TO THE WEST JORDAN CITY'S FUNDAMENTAL REQUIREMENTS. THE DESIGN FULLY COMPLIES WITH ALL APPLICABLE WEST JORDAN CITY CODE ORDINANCES, PROVISIONS AND STANDARDS. ALL NECESSARY WEST JORDAN CITY DEPARTMENTAL REQUIREMENTS ARE SATISFIED FOR PRELIMINARY SITE PLAN APPROVAL.

WE ALSO ACKNOWLEDGE THE PRELIMINARY SITE PLANS ONE YEAR VALIDITY FROM THE APPROVAL DATE.

AS PER WEST JORDAN CITY CODE. THE PROJECT ADDRESSES EACH OF THE PLANNING COMMISSION SEVEN CRITERIA FOR PRELIMINARY SITE PLAN APPROVAL CRITERIA ONE. GENERAL PLAN ZONE, SORRY, GENERAL PLAN, AND ZONE INTENT. THE DOLLAR TREE IS LOCATION WITHIN THE C-2 COMMUNITY.

COMMERCIAL ZONE ALIGNS PERFECTLY WITH THE GENERAL PLANS VISION FOR MEDIUM SCALE RETAIL AS TRAVEL, AND AS AS WEST JORDAN'S ONLY DOLLAR STORE IN THE FAR WEST SIDE. IT FULFILLS A UNIQUE COMMUNITY NEED, REDUCING TRAVEL AND SUPPORTING ECONOMIC DEVELOPMENT. THE DESIGN ALSO INCORPORATES BUFFERING AND SAFETY FEATURES FOR THE SURROUNDING AREAS. A CRITERIA NUMBER TWO THE NO NEGATIVE IMPACT ON ADJACENT PROPERTIES. THE SINGLE STORY BUILDING IS COMPARABLE IN HEIGHT TO THE EXISTING COMMERCIAL STRUCTURES, AND IS SET BACK APPROXIMATELY 200FT FROM FUTURE RESIDENTIAL HOMES WITH ADEQUATE TRAFFIC TRAFFIC FLOW CONFIRMED BY THE TRAFFIC ENGINEER AND PROPER DRAINAGE, THE PROJECT ENSURES NO NEGATIVE IMPACT ON NEIGHBORING COMMERCIAL OR RESIDENTIAL PROPERTIES. CRITERIA THREE FUNCTIONAL RELATIONSHIP OF STRUCTURES. THE DEVELOPMENT SEAMLESSLY INTEGRATES WITH HIGHLANDS HIGHLAND LANDING'S EXISTING INFRASTRUCTURE. IT UTILIZES SHARED DRIVEWAYS AND PARKING, PROVIDES A SAFE, ADA COMPLIANT PEDESTRIAN CONNECTION TO THE MAIN ENTRANCE. THE LOADING AREAS AND SCREEN DUMPSTERS ARE DISCREETLY PLACED AWAY FROM THE RESIDENTIAL ZONES AND CUSTOMER TRAFFIC, FOSTERING A FUNCTIONAL RELATIONSHIP WITHIN THE SHOPPING CENTER. CRITERIA NUMBER FOUR APPROPRIATE ARCHITECTURAL CHARACTERISTICS, CHARACTER AND FEATURES. THE BUILDING'S ARCHITECTURAL STYLE COMPLEMENTS THE REST OF THE HIGHLANDS. LANDING'S CONTEMPORARY DESIGN, FEATURING PAINTED CONCRETE, BLOCK, STUCCO, AND STOREFRONT WINDOWS. THERE WILL BE A FOUR FOOT STUCCO SCREEN WALL WHICH WILL EFFECTIVELY HIDE ANY ROOFTOP EQUIPMENT, AND PILASTERS MEET ARCHITECTURAL REQUIREMENTS. THE LANDSCAPING COVERS OVER 15% OF THE DISTURBED AREA, AND LIGHTING LEVELS WILL NOT EXCEED THE ONE FOOT CANDLE BEYOND THE PROPERTY LINES, WITH THE 15 FOOT LIGHT

[00:55:05]

POLES WITH THE LIGHT SHINING DOWN MEETING THE RESIDENTIAL DISTRICT RESTRICTIONS, THE DESIGN REVIEW COMMITTEE PROVIDED A UNANIMOUS POSITIVE RECOMMENDATION ON THE ARCHITECTURAL FEATURES. CRITERIA NUMBER FIVE SAFE AND CONVENIENT CIRCULATION AND PARKING. THE SITE CIRCULAR TRAFFIC FLOW APPROVED BY THE FIRE MARSHAL ENSURES EFFICIENT ACCESS. THE MAIN ENTRANCE INCLUDES A WIDE SIDEWALK, ADA COMPLIANT SPACES, AND A NEW CROSSWALK CONNECTING TO THE PUBLIC SIDEWALK. THE PROPOSED 43 PARKING SPACES, WHICH REQUIRED ADMINISTRATIVE RELIEF, WHICH WAS GRANTED, ARE SUFFICIENT GIVEN THE SHARED PARKING WITHIN HIGHLAND LANDING AND TYPICAL DOLLAR STORE NEEDS AND CRITERIA. NUMBER SIX ADEQUATE PUBLIC PUBLIC FACILITIES AND SERVICES. EXISTING WATER, SEWER, STORMWATER, PUBLIC AND TELECOM UTILITY LINES ARE ADEQUATE TO SERVE THE DEVELOPMENT, AS CONFIRMED BY THE PUBLIC UTILITY DEPARTMENT. THE FIRE DEPARTMENT HAS APPROVED THE SITE ACCESS AND WATER SURFACE ABILITY, NOTING A QUICK RESPONSE TIME FROM THE NEAREST FIRE STATION. IN SUMMARY, THE PROPOSED DOLLAR TREE DEVELOPMENT, HIGHLANDS LANDING, MEETS ALL THE PRELIMINARY SITE PLAN REQUIREMENTS. THIS PROJECT WILL BE A VALUABLE COMMUNITY ASSET, PROVIDING NEEDED SERVICES WHILE ADHERING TO ALL CITY STANDARDS AND HARMONIZING WITH ITS SURROUNDINGS. WE APPRECIATE STAFF'S RECOMMENDATION FOR APPROVAL AND I'M HAPPY TO ANSWER ANY QUESTIONS. THANK YOU. ANY QUESTIONS FOR THE APPLICANT, COMMISSIONER ANDERSON, THANK YOU VERY MUCH. THE PROJECT WENT BEFORE THE DESIGN REVIEW COMMITTEE. I'M WONDERING IF YOUR DESIGN CHANGED IN ANY RESPECT BASED ON THE COMMENTS FROM THAT MEETING? AS FAR AS I'M AWARE, ON THE ARCHITECTURAL SIDE, WE IF THERE ARE ANY CHANGES THAT WERE PROPOSED, WE SUBMITTED THOSE AND CHANGE THOSE, AND THAT'S AFTER THAT WE GOT THE POSITIVE RECOMMENDATION. OKAY, OKAY. THANK YOU. ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CALL YOU UP IF YOU HAVE ANY. THANK YOU. MARK. ALL RIGHT.

THANK YOU. AND THANK YOU TO THE APPLICANT FOR DOING A GREAT JOB IN THEIR PRESENTATION. SO I'M JUST GOING TO GO OVER SOME A FEW QUICK LITTLE TIDBITS HERE. BUT JUST GOING OVER THE ZONING AS THE APPLICANT SAID THIS IS IN THE C-2 ZONE. IT'S A RETAIL USE. IT'S PERMITTED USE IN THAT ZONE.

WE'VE GOT A NEW SUBDIVISION COMING INTO THE RESIDENTIAL SUBDIVISION COMING INTO THE EAST THAT'S UNDER CONSTRUCTION RIGHT NOW, BUT IT'S AT A GOOD DISTANCE THAT IT SHOULDN'T BE AFFECTED AND BUT SHOULD BE CLOSE ENOUGH THAT IT CAN GET SOME GOOD PEDESTRIAN TRAFFIC AND GOOD BUSINESS TO THAT SITE. THE APPLICANT MENTIONED THE ADMINISTRATIVE RELIEF, SO I'M NOT GOING TO GO TOO MUCH INTO THAT. ON THE PARKING. THEY ALSO DID GET SOME ADMINISTRATIVE RELIEF ON THE TWO LANDSCAPE ISLANDS IN THE PARKING LOT. JUST BECAUSE OF THE EXISTING DRIVEWAYS THAT REALLY KIND OF CONSTRICT THE SITE. THERE WAS REALLY NO WAY TO INCREASE THOSE TO EIGHT FEET. SO THOSE HAVE BEEN REDUCED TO SIX FEET. BUT THAT WAS GRANTED BACK ON MAY 6TH. SO. THEN THE LANDSCAPING THEY'RE LOOKING THEY'RE LOOKING GOOD THERE. I SHOULD CLARIFY ONE THING AGAIN WITH THESE EXISTING DRIVEWAYS THAT ARE SURROUNDING THE SITE. IT WAS A LOT OF THOSE WERE PREEXISTING CONDITIONS. SO IT WAS REALLY DIFFICULT TO MEET THE LANDSCAPING REQUIREMENTS BASED ON THE PARCEL AREA AS A WHOLE. AND SO THAT'S PARTLY THE REASON WHY WE'RE GOING BY THE DISTURBED AREA FOR THEIR LANDSCAPING, SO THAT THEY CAN ACTUALLY PHYSICALLY MAKE THAT HAPPEN AND MEET THOSE REQUIREMENTS. SO AND THEN JUST THE LAST THING THE AT THE DRC, JUST TO ANSWER YOUR QUESTIONS ON THAT. YEAH. THERE WAS A REQUEST THAT THE GATES BE SOLID METAL INSTEAD OF THE WOOD PANELING. AND SO THE APPLICANT HAS CHANGED THAT TO MEET THAT REQUIREMENT.

SO BASED ON THAT, STAFF IS RECOMMENDING APPROVAL. AND I'D BE HAPPY TO ANSWER ANY QUESTIONS YOU HAVE. I JUST GOT ONE QUICK QUESTION ON THE ADMINISTRATIVE CHANGE THAT WAS JUST FOR ONE PARKING STALL. CORRECT. AS FAR AS THE PARKING STALL, CORRECT? YEAH. THEY WERE REQUIRED TO HAVE 44 PARKING SPACES. THEY'RE SHOWING 43. SO. BUT THAT DOES NOT INCLUDE THE HANDICAPPED PARKING. CORRECT. IT DOES THAT. SO WE'RE TAKING AWAY ONE OF THE HANDICAPPED. NO NO NO NO. SO THE REQUIRED PARKING INCLUDES ALL PARKING SPACES. SO TYPICAL AND HANDICAPPED. SO WE TAKE BOTH OF

[01:00:02]

THOSE INTO ACCOUNT OKAY I HOPE THAT ANSWERS YOUR QUESTION. OKAY. ANY OTHER QUESTIONS FOR STAFF? COMMISSIONER ALLEN GO BACK TO THE SITE PLAN. JUST I THINK TWO SLIDES BACK. ONE MORE FORWARD. SORRY. I BRING THIS ONE UP BECAUSE YOU HAVE THE SITE TRIANGLE ON THE RIGHT VERY CLEARLY OUTLINED. I'M CONCERNED ABOUT THE LOOKS LIKE PARKING BEHIND THE BUILDING. AND SO I'M IN MY MIND TRYING TO TAKE THAT SITE TRIANGLE AND FLIP IT OVER TO THE OTHER SIDE. FROM A SAFETY PERSPECTIVE, I'VE BEEN THROUGH THIS AREA QUITE A BIT. STILL HAS A LOT MORE TO GROW. IT'S EVENTUALLY GOING TO BECOME A LITTLE BIT QUIETER, A LITTLE BIT SLOWER, A LITTLE BIT EASIER TO WALK. BUT RIGHT NOW, WHERE IT'S OPEN, PEOPLE ARE ZIPPING THROUGH THERE. WHAT TRAFFIC CALMING MEASURES DO WE HAVE COMING AROUND THAT BUILDING, AND WHAT SITE DO WE HAVE AVAILABLE TO MAKE SURE SOMEBODY IS TRYING TO BACK OUT FROM ONE OF THOSE? SOMEBODY DOESN'T FLIP AROUND THAT CORNER AND SMACK INTO THEM. THAT'S A GOOD QUESTION. IT'S NOT REALLY A WHOLE LOT OTHER THAN WHAT YOU'RE SEEING HERE. THEY DO HAVE SOME STOP BARS THAT ARE SPACED A LITTLE BIT FURTHER BACK. SO THAT MIGHT MITIGATE IT TO SOME EFFECT. BUT BUT YEAH THAT'S PRETTY MUCH IT. FORGOT THAT I LEFT IT ON OKAY. BUT BECAUSE THERE'S I'M GOING TO HOPEFULLY TRY TO ANSWER MY OWN QUESTION. SO IT'S ON THE RECORD AS WE GO THROUGH. BUT WE HAVE A STOP SIGN THERE. SO IF PEOPLE ARE HEADING WEST AND WANT TO TURN NORTH AT THAT LOCATION, THEY'RE GOING TO HAVE TO COME TO A FULL STOP, WHICH MEANS THEY'RE HOPEFULLY NOT JUST ZIPPING AROUND THAT CORNER. IN OTHER WORDS, IF THERE WERE A COLLISION, IT'S PROBABLY THE FAULT OF SOMEBODY BREAKING A LAW. YEAH, BECAUSE A LOT OF THE TIMES, MOST OF THE SPEEDING TRAFFIC WOULD PROBABLY BE HEADING NORTH OR SOUTH OR NORTH IN THIS CASE. SO THE VISIBILITY, I MEAN, THEY SHOULD BE ABLE TO SEE ONCOMING TRAFFIC COMING UP THROUGH THERE, ESPECIALLY IF THEY'RE TURNING RIGHT. TURNING LEFT, YOU KNOW, THEY'LL THEY'LL BE ABLE THAT CLEAR VISION WILL EXTEND A LITTLE BIT FURTHER UP TO THAT INTERSECTION. SO I WOULD THINK THERE SHOULD BE A LITTLE BIT MORE VISIBILITY BEING ABLE TO SEE THAT. BUT. OKAY. THAT'S HELPFUL. THANKS. COMMISSIONER ANDERSON, ALONG THOSE LINES, WHEN WE'RE LOOKING DOWN AT THAT CORNER. IS THERE A DESIGNATION OF WHAT SORT OF LANDSCAPING IS SUPPOSED TO BE IN THERE? I MEAN, COULD YOU COULD YOU MANDATE THAT IT'S SMALL, SHORT LANDSCAPING SO PEOPLE CAN SEE OVER IT? YEAH. SO THERE'S RIGHT NOW THEY'RE SHOWING ONE TREE. WE DO REQUIRE ONE TREE, AT LEAST ONE TREE TO BE THERE TO MEET THE LANDSCAPING REQUIREMENTS. BUT IN THIS CASE IT'S A DECIDUOUS TREE. SO IT'S NOT LIKE IT'S AN EVERGREEN TREE WHERE IT'S GOING TO COVER A LARGE AREA OF THAT CLEAR VISION AREA. SO WE COULD ASK THEM TO EITHER MOVE IT BACK OR OR USE A SMALLER TREE AS WELL, SO THAT THAT'S ANOTHER OPTION WE COULD DO. COMMISSIONER ALLEN, COULD WE PROVIDE RELIEF IN REMOVING THE TREE OR IS THAT OUTSIDE OF OUR JURISDICTION? WELL, RIGHT NOW THERE'S THEY'RE SHOWING SEVEN TREES THERE. SO IF THEY ADDED ANOTHER TREE IN ONE OF THE ISLANDS, WE COULD REMOVE IT. SO RIGHT NOW THEY'RE AT THE MINIMUM AMOUNT FOR PARKING LOT LANDSCAPING TREES. ANY OTHER QUESTIONS FOR STAFF? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. YOU'LL BE GIVEN THREE MINUTES. IF YOU WISH TO SPEAK ON THIS ITEM, COME UP TO THE PODIUM, STATE YOUR NAME. RAISE YOUR HAND IF YOU'RE ONLINE. THERE ARE NO HANDS RAISED ONLINE. OKAY, WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING. BRING IT UP TO THE COMMISSION FOR COMMENT AND OR MOTIONS. COMMISSIONER ALAN, FOR MY $0.02, I WOULD SUGGEST THAT WE JUST ALLOW THAT OTHER TREE TO GO AWAY, REMOVE IT. I THINK IT IS GOING TO CREATE SOME SAFETY CONCERNS, BUT I'M NOT SUPER INVESTED IN THAT EITHER. SO IF SOMEBODY FEELS OTHERWISE, I THINK IT'S FINE. I THINK IF WE JUST HAVE THEM MOVE IT SOMEWHERE ELSE AND THAT STILL MEETS THE CITY STANDARDS AND ELIMINATES THAT. I'M COUNTING NINE TREES ON HERE. 11 IF WE COUNT THE TWO ON

[01:05:08]

THE BOTTOM, WHICH I CAN'T QUITE TELL IF PART OF THIS PROJECT OR NOT. YEAH. RELOCATED. IF POSSIBLE, REMOVE IT. IF NOT. I DON'T KNOW IF ANYBODY ELSE CARES. THE PINE TREES RIGHT THERE WAS. I'M OKAY WITH THAT. BUT. COMMISSIONER ALLEN DIDN'T HAPPEN TO PUT THE MOTION PROPOSED. MOTION UP. YOU DID SAY YOU'RE INCREDIBLE. YES, I REMEMBER THIS TIME. IT'S NOT THAT WE'RE LAZY. IT'S THAT THEY DO SUCH A GOOD JOB OF PUTTING THIS TOGETHER. SO BASICALLY, THE INFORMATION IS SET FORTH IN THE STAFF REPORT. UPON THE EVIDENCE EXPLANATION RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVED THE PRELIMINARY SITE PLAN FOR DOLLAR TREE, LOCATED AT 7741 SOUTH 5600 WEST, IN THE SC TWO ZONE. WITH THE REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT, ADDING AS WELL FOR THE STAFF TO WORK WITH THE. APPLICANT.

APPLICANT. THANK YOU. I'M TRYING TO REMEMBER THE WORK WITH THE APPLICANT TO RELOCATE THE TREE IN THE SOUTH WEST CORNER OF THE BUILDING TO ANOTHER LOCATION, AND IF FOR SOME REASON THAT DOESN'T WORK, ALLOWING STAFF TO REMOVE THAT AS PART OF THE PROCESS OR PART OF THE APPROVAL.

COMMISSIONER GONZALEZ, I WILL SECOND THAT MOTION. DO WE HAVE A MOTION AND A SECOND? ANY QUESTIONS ON THE MOTION? OKAY. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SEVEN. NOTHING.

[5. Holiday Inn Express; 7228 South Campus View Drive; Preliminary Site Plan and Conditional Use Permit for Hotel and Height exceeding 40 feet; P-O Zone; Maruti Hospitality, LLC/Sanket Chaudhari (applicant) [Mark Forsythe/Todd Johnson/Dave Murphy/Mike Jensen #34432, 34434; parcel 21-29-152-007, 001]]

OKAY. NEXT IS THE HOLIDAY INN EXPRESS AT 7228 CAMPUS DRIVE. THE PRELIMINARY SITE PLAN AND CONDITIONAL USE PERMIT FOR HOTEL AND HEIGHT EXCEEDING 40FT. IT'S AN APPEAL ZONE. AND MARATHI HOSPITALITY IS THE APPLICANT. AND SINK IT. CHAS HARDY I'M SORRY, I'M TERRIBLE WITH NAMES, SO. NO. YOU'RE OKAY. MY NAME IS JEREMIAH LARSON. I'M A REPRESENTATIVE FOR THE HOLIDAY INN EXPRESS. SEE? NOW, I COULD HAVE SAID THAT NAME. NO, NO. YOU'RE FINE. FIRST, I'D JUST LIKE TO EXPRESS GRATITUDE FOR EVERYONE HERE. SPENDING TIME AND DEDICATION TO MAKING THE CITY BETTER. AS A RESIDENT, I DO APPRECIATE THE COMMITMENT THAT IS HERE. PRESENT. ALSO, WORKING WITH THE CITY STAFF HAS BEEN REALLY GOOD. THE PROCESSES, EVERYTHING FOR THE APPLICATION HAS BEEN REALLY STRAIGHTFORWARD AND OPEN COMMUNICATION, SO I DO APPRECIATE THAT. SO OUR HOLIDAY INN EXPRESS AND SUITES, WE'RE IN A EXCITED TO INTRODUCE THIS TO THE CITY. FOR THE LOCATION OF THIS. WE BELIEVE IT ALIGNS AND ENHANCES THE SURROUNDING COMMERCIAL AREA THAT IS LOCATED IN. THE RENDERING HERE REFLECTS THE CHARACTER, SCALE AND QUALITY WE AIM TO BRING TO THIS AREA.

FOR OUR ZONING. WE ARE. IN THE ZONING APPROVE FOR A HOTEL SITE. THE ZONING COMPLIANCE LETTER STATES FOR THE USE AND CONSISTENCY FOR THIS HOLIDAY INN TO BE ESTABLISHED HERE, AND MEETS THE GENERAL PLAN AND INTENT OF THE DISTRICT. WE'VE ADDRESSED THE CRITERIA FOR THE CONDITIONAL USE PERMIT, INCLUDING THE COMPATIBILITY WITH NEIGHBORING USES, INFRASTRUCTURE, CAPACITY, TRAFFIC, PROPOSED MITIGATIONS WHERE NEEDED, AND WE HAVE RESOLVED AND THE IMPACTS THAT HAVE BEEN PRESENTED AS CONCERNS WITH THIS SITE. OUR PRELIMINARY SITE PLAN HAS BEEN DESIGNED TO COMPLY WITH ALL THE CITY STANDARDS. THE BUILDING LOCATION, HEIGHT, SETBACKS AND ORIENTATION ARE CONSISTENT WITH THE NEIGHBORING BUILDINGS AND GENERAL LOCATION. THE HEIGHT WAS A IS A CONCERN WITH IT BEING OVER THE 40 FOOT MINIMUM. WE ARE WORKING WITH THE DEPARTMENT OF AIRPORTS AND IN PROCESS OF RECEIVING THAT APPROVAL FOR AN AIRSPACE EASEMENT WITH THEM FOR APPROVAL OF OUR OUR BUILDING HEIGHT. THE ACCESS AND

[01:10:01]

CIRCULATION HAS BEEN PLANNED TO ENSURE SAFE VEHICLE AND PEDESTRIAN MOVEMENT FROM THE PUBLIC RIGHT AWAY TO OUR BUILDING ACCESS. THE DESIGN REFLECTS THE FUNCTIONAL AND VISUAL RELATIONSHIP WITH SURROUNDING BUILDINGS AND REINFORCES THE COMMERCIAL CHARACTER OF THIS AREA. WE'VE HAD THIRD PARTY UTILITY MODELING FOR THIS SITE. WE HAVE COMPLETED WATER AND SEWER MODELING, AND THE RESULTS CONFIRM THAT THE SITE HAS THE NEEDED UTILITY CAPACITY WITH NO OFFSITE IMPROVEMENTS REQUIRED. ALL DESIGNS MEET CITY ENGINEERING STANDARDS AND OUR CIVIL PLANS REFLECT THESE FINDINGS. THIS ENSURES THAT THE DEVELOPMENT WILL NOT BURDEN PUBLIC SYSTEMS AND IS READY TO INTEGRATE INTO THE EXISTING UTILITY INFRASTRUCTURE. IN CLOSING, DUE TO OUR PROXIMITY TO THE AIRPORT, AS I MENTIONED BEFORE, WE ARE COORDINATING WITH THE WITH THEM AND IN OUR PRELIMINARY DISCUSSIONS, THEY HAVEN'T BROUGHT ANY DRASTIC CONCERNS TO OUR ATTENTION. AND AS I MENTIONED, WE ARE IN COMMUNICATION AND PROCESS OF RECEIVING THAT. EASEMENT APPROVAL. WE APPRECIATE EVERYONE'S TIME. AS I ALSO SAID BEFORE, AND WE'RE COMMITTED TO WORKING CLOSELY WITH THE CITY AND PURSUING THIS ACCEPTANCE. THANK YOU. ANY QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CALL YOU UP IF YOU HAVE ANY. THANK YOU. MARK. ALL RIGHT. THANK YOU CHAIR. SO I'LL JUST AGAIN I'LL JUST KIND OF GO OVER SOME SOME MINOR DETAILS HERE. BUT SO IN ADDITION TO THIS BEING LOCATED IN THE ZONE, IT'S ALSO LOCATED IN AN AIRPORT OVERLAY BEING NEXT TO THE SOUTH VALLEY REGIONAL AIRPORT. AND SO AS PART OF THAT, THAT OVERLAY IS THAT MAIN PURPOSE IS JUST TO MAKE SURE THAT THERE'S NO IMPACTS GENERATED BY THE BUSINESS THAT WOULD INTERFERE WITH AIRCRAFT LIKE SMOKE, DUST, FLASHING LIGHTS, THINGS LIKE THAT. SO HOTEL, WE DON'T SEE ANY ANY OF THOSE IMPACTS. WE'RE NOT ANTICIPATING ANY OF THOSE. THE BUILDING HEIGHT IS ACTUALLY WELL WITHIN THE HEIGHT LIMITS FOR THIS ZONE. IN FACT, IT'S PRETTY DIFFICULT TO EXCEED THOSE HEIGHT REQUIREMENTS. REASON BEING IS BECAUSE THOSE HEIGHT RESTRICTIONS PRETTY MUCH START AT 150FT ABOVE THE SURFACE OF THE RUNWAY, WHICH IS WHAT THEY CALL THE HORIZONTAL ZONE. AND SO WITH THIS BILL BUILDING BEING JUST BARELY ABOVE 50FT, IT'S NOT EVEN GOING TO BE ANYWHERE CLOSE TO THAT. SO. ONE THING THOUGH, THAT THE AIRPORT OVERLAY DOES REQUIRE FOR HOTELS, IT'S A LITTLE BIT UNIQUE, IS NOT NECESSARILY SOUNDPROOFING, BUT IT'S SOUND MITIGATION. SO MITIGATING THE SOUND FROM AIRCRAFT FOR CUSTOMERS AND MAKING SURE THAT THE INSIDE NOISE LEVELS ARE 65DB OR LESS. SO WE DO HAVE A CONDITION OR WE'RE PROPOSING A CONDITION OF APPROVAL TO THAT EFFECT. AND A LOT OF THAT WILL BE CHECKED DURING THE BUILDING PERMIT PROCESS THROUGH THE BUILDING AND SAFETY DEPARTMENT. ANOTHER CONDITION OF APPROVAL THAT WE'RE SUGGESTING IS RELATED TO THE ORIENTATION OF THE BUILDING, WHICH, ACCORDING TO THIS, THEY'RE ALREADY MEETING. BUT WHAT WE HAVE IS ON THE SITE NEXT DOOR, THAT'S A DATA CENTER THAT HAS AN OUTDOOR ARRAY OF SATELLITE ANTENNAS. SO BASICALLY THE CONCERN WAS ANY INTERFERENCE IN SIGNAL FROM THE BUILDING, WITH THIS BEING A 50 FOOT TALL BUILDING. IT'S REALLY PRETTY PRETTY MUCH NO MATTER WHERE YOU PUT IT ON THE SITE, IT'S GOING TO BE DIFFICULT TO MITIGATE THAT. SO REALLY THE BEST WAY IS TO JUST KIND OF ORIENT THAT PERPENDICULARLY TO THE TO THE ARRAY TO MAKE SURE, OR AT LEAST TO LIMIT THE AMOUNT OF BLOCKAGE FROM ANY SIGNALS COMING IN. SO, SO AGAIN, WE'VE SUGGESTED A CONDITION OF APPROVAL ON THAT. AND THEN JUST LOOKING AT THE PARKING REAL QUICK, WE REQUIRED ONE SPACE PER UNIT. THEY'VE GOT 88 UNITS. SO THEY'RE PROVIDING 90 PARKING SPACES. SO THEY'RE GOOD ON THE PARKING. THEY'VE GOT TWO ACCESSES THAT ARE COMING OFF OF CAMPUS VIEW DRIVE ONE ON THE NORTH, ONE ON THE SOUTH. SOUTH ONE IS A SHARED ACCESS. SO

[01:15:05]

THEY'LL BE CONSTRUCTING 20FT OF THAT WHICH, WHICH IS WIDE ENOUGH FOR TWO WAY TRAFFIC. AND THEN THE REMAINING PORTION OF THAT DRIVEWAY WILL BE INSTALLED WHEN THE PROPERTY OF THE SOUTH DEVELOPS. THE DESIGN REVIEW COMMITTEE HAS LOOKED AT THIS. THEY LOOKED AT THIS BACK ON MARCH 25TH OF THIS YEAR AND FORWARDED A POSITIVE RECOMMENDATION TO THE PLANNING COMMISSION, ONE QUESTION THAT CAME UP DURING DURING THAT SESSION WAS BUILDING MATERIALS.

AND SINCE THAT TIME, THE APPLICANT HAS CLARIFIED WHAT THOSE ARE. SO THE MAJORITY OF THE BUILDING'S GOING TO BE IN AN EIFS. IT'S KIND OF SIMILAR TO STUCCO, BUT IT'S A LITTLE BIT MORE. ENERGY EFFICIENT. AND THEN SOME OF THESE KIND OF WOOD COLORED TAN ACCENTS YOU CAN SEE HERE, THOSE ARE ACTUALLY METAL, BUT IT'LL HAVE KIND OF MORE OF A WOOD LOOK TO IT. SO BUT OTHER THAN THAT THE SITE PLANS MEETING ALL THE BUILDING SETBACKS MEANING LANDSCAPING REQUIREMENTS. SO STAFF IS RECOMMENDING APPROVAL OF THE PRELIMINARY SITE PLAN AND THE CONDITIONAL USE PERMIT. ANY QUESTIONS FOR STAFF, COMMISSIONER HOLLINGSWORTH? SO I HAVE A CONCERN WITH THE DATA CENTER, WITH THE 50 FOOT HEIGHT OF THE BUILDING AND THE LOCATION OF THE ARRAY OF SATELLITE DISHES, THEY'RE POTENTIALLY TAKING OUT HALF OF THOSE SATELLITE DISHES. IF THAT BECOMES A PROBLEM, WHAT'S THE MITIGATION THAT WOULD BE REQUIRED? THE ONLY MITIGATION THAT IS REALLY POSSIBLE IS JUST, LIKE I WAS SAYING, ORIENTING THAT BUILDING PERPENDICULAR RATHER THAN PARALLEL TO THAT ARRAY, JUST TO KIND OF MITIGATE THE EFFECT, PER STATE LAW, ON CONDITIONAL USES, WE CAN'T COMPLETELY ELIMINATE DETRIMENTAL IMPACTS. THE MOST WE CAN DO IS REALLY JUST MITIGATE THEM. OKAY. SO ELEVATING THE DISHES UP TO A HIGHER LEVEL WOULD NOT BE IN CONSIDERATION. WELL, WE'D HAVE TO ELEVATE THEM ABOVE 50FT, WHICH WOULD BE QUITE DIFFICULT, BUT NOT NECESSARILY 50FT. THEY'RE POINTING IN A CERTAIN LOCATION. SO JUST IT MIGHT BE HALF OF THAT, YOU KNOW. SO JUST CONCERNED WITH DETRIMENTALLY IMPACTING THE DATA CENTER. YEAH I'M A LITTLE CONFUSED WHAT YOU'RE ASKING. WELL I GUESS I JUST DON'T KNOW HOW WE WOULD MAKE SURE THAT WE DON'T CREATE A PROBLEM FOR ANOTHER PROPERTY OWNER THAT WILL CAUSE A LITIGATION ISSUE BETWEEN THE TWO PROPERTY OWNERS. YEAH. THE OTHER THE OTHER SIDE OF THAT COIN, TOO, IS WE WOULDN'T WANT TO IMPOSE ANY CONDITION CONDITIONS THAT WOULD RESULT IN A TAKING OR BASICALLY NOT ALLOWING THEM TO BUILD THEIR HOTEL AT ALL. I AGREE WITH THAT TOO, BUT I'M JUST TRYING TO FIGURE OUT WHAT IS THE BEST WAY TO PREVENT THIS FROM BECOMING A PROBLEM. YEAH, AND I DON'T KNOW IF THERE IS A WAY. OKAY, SO THE PROPERTY OWNER NEXT DOOR IS NOTIFIED AND I BELIEVE THE APPLICANT HAS BEEN WORKING WITH THEM. ON THE ARRAY.

AND THEY HAVEN'T GIVEN THE CITY ANY OBJECTIONS TO THE PLACEMENT OF THE HOTEL OR IF IT'LL IMPACT THEIR OPERATION. YOU KNOW, THE FORTUNATELY OR UNFORTUNATELY IN THE UNITED STATES, YOUR PROPERTY RIGHTS END AT THE PROPERTY LINE AND SO YOU CAN'T IMPACT SOMEONE I DON'T RECALL IN DUNCAN. YOU CAN CORRECT ME IF I'M WRONG, BUT I DON'T RECALL ANYTHING IN LAW THAT REQUIRES ANY KIND OF EASEMENT FOR THIS TYPE OF RADIO ANTENNA FACILITY ON SOMEONE ELSE'S PROPERTY, AM I CORRECT OR. YEAH, WITHOUT THERE BEING SOME OTHER SPECIFIC FACTS REQUIRING IT THAT I WOULD AGREE.

I DON'T I DON'T THINK APPROVAL OF THIS WILL PUT THE CITY IN ANY KIND OF LITIGATION. OKAY. THANK YOU. I FEEL LIKE IT'S HELPFUL TO ASK THESE TYPES OF QUESTIONS, BUT YEAH, I DON'T SEE ANYTHING THAT RAISES ANY LEGAL LIABILITY ISSUES. ALL RIGHT. THANK YOU. ANY OTHER QUESTIONS FOR STAFF?

[01:20:06]

OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. BE HERE TO SPEAK ON THIS ITEM. YOU'LL BE GIVEN THREE MINUTES. APPROACH THE PODIUM OR RAISE YOUR HAND ONLINE IF YOU'RE ONLINE. THERE ARE NO HANDS RAISED. OKAY. WE WILL GO AHEAD AND CLOSE PUBLIC HEARING AND BRING IT UP TO THE COMMISSION FOR COMMENT AND OR MOTION. COMMISSIONER ALLEN, I LOVE THAT YOU GUYS PUT THIS STUFF UP. THAT IS A VERY WELL REASONED. SO THANK YOU FOR THAT PROCESS. BASED ON THE INFORMATION FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE PRELIMINARY SITE PLAN FOR HOLIDAY INN EXPRESS, LOCATED AT 7228 SOUTH CAMPUS VIEW DRIVE IN THE ZONE. WITH THE REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT. MR. HATCH, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SEVEN. NOTHING. I REALLY WANT TO MAKE A COMMENT HERE ABOUT NOT BEING SMART, BUT STAYING AT A HOLIDAY INN EXPRESS LAST NIGHT.

I WAS GOING TO SAY SOMETHING LIKE THAT TOO. SO. ALL RIGHT, BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE EXPLANATION RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE CONDITIONAL USE PERMIT FOR A HOTEL AND FOR A BUILDING EXCEEDING 40FT IN HEIGHT FOR HOLIDAY INN EXPRESS, LOCATED AT 7228 SOUTH CAMPUS VIEW DRIVE IN THE ZONE, WITH CONDITIONS OF APPROVAL LISTED IN THE STAFF REPORT. I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES SEVEN. NOTHING. OKAY. NEXT WILL BE THE CLAY HOLLOW B LOT EIGHT 7811 SOUTH

[6. Clay Hollow B Lot 8; 7811 South 5600 West; Preliminary Site Plan; P-C Zone; Peterson Development/Barrett Peterson (applicant) [Tayler Jensen/Todd Johnson #34594; parcel 20-36-101-010]]

5600 WEST AT PRELIMINARY AND FINAL SITE PLAN PC ZONE WITH PETERSON DEVELOPMENT AND BARRETT PETERSON THE APPLICANT. HI. GOOD EVENING. I'M DANIEL GOODWIN WITH AWA ENGINEERING. I'LL BE REPRESENTING BARRETT PETERSON AND PETERSON DEVELOPMENT AGAIN. WE'RE HERE SEEKING PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR CLAY HOLLOW LOT EIGHT. JUST BY WAY OF REFERENCE, CLAY HOLLOW LOG EIGHT IS LOCATED ON THE SOUTHEAST CORNER OF 5600 WEST AND 7800 SOUTH. IT'S HIGHLIGHTED THERE. YOU CAN SEE THAT IT'S SURROUNDED PRETTY WELL DEVELOPED OUT WITH THE O'REILLY AUTO PARTS AND THE DEL TACO BEING ADJACENT. AND THEN THERE'S ONE VACANT LOT, WHICH WILL BE A FUTURE UTA RIDESHARE, WHICH IS PLANNED. OVERALL. THE DEVELOPMENTS, JUST TO GIVE YOU SOME BACKGROUND, IT'S 2.48, 2.04 ACRES IN SITE. AND IT WILL BE A RETAIL, COMMERCIAL RETAIL BUILDING. WE DO BELIEVE THAT IT MEETS THE REQUIREMENTS FOR SITE PLAN APPROVAL THROUGH THE CRITERIA AND CRITERIA. ONE IS THAT IT MEETS THE INTENT OF THE ZONING AND GENERAL PLAN. THE GENERAL PLAN FOR THIS AREA IDENTIFIES THAT IT SHOULD, THAT EACH COMMERCIAL BE IS INTENDED TO BE LOCATED NEAR OR WITHIN NEIGHBORHOODS. AGAIN, THE ADJACENT. THE ADJACENT DEVELOPMENT TO THIS IS COMMERCIAL, BUT IN THE VICINITY IS RESIDENTIAL DEVELOPMENT. SO WE MEET THE INTENT OF THE GENERAL PLAN THERE. IT'S ALSO ZONED AS PLANNED. COMMUNITY AND RETAIL. GENERAL RETAIL IS A PERMITTED USE WITHIN THAT, WITHIN THAT ZONING. THE SECOND CRITERIA IS THAT IT MEETS THE REQUIREMENTS FOR BUILDING HEIGHT, LOCATION, ACCESS POINTS.

AND IT WILL NOT NEGATIVELY IMPACT ADJACENT NEIGHBORS. YOU CAN SEE FROM THE FROM THE ZONING MAP THAT'S PRESENTED THERE. BUT WE'LL HAVE ACCESS POINTS. THERE'S AN EXISTING ACCESS POINT THAT WILL BE UTILIZED OFF OF 5600 WEST, WHICH WILL BE A FULL ACCESS. THERE'S A PROPOSED RIGHT IN OFF OF 7800 SOUTH, WHICH WOULD SERVE THIS DEVELOPMENT. THE THIS COMMERCIAL DEVELOPMENT BUT ALSO THE DEL TACO WOULD BENEFIT FROM THAT. AS FAR AS MEETING THE REQUIREMENTS OF ZONING. THIS SITE PROVIDES 116 PARKING STALLS. I BELIEVE 61 ARE REQUIRED BY ZONE. SO WE MEET AND EXCEED THE PARKING REQUIREMENTS. THE LANDSCAPE REQUIREMENTS ARE MET, SETBACK REQUIREMENTS ARE MET, AND BUILDING HEIGHT IS ALL CONSISTENT WITH PC ZONING. SO SOMEONE'S BATTERY'S ABOUT TO

[01:25:04]

DIE. SO. GOTTA LOVE TECHNOLOGY. IF IT DIES, YOU KNOW MY PRESENTATION IS OVER, SO NO, AS FAR AS FUNCTIONALITY IN RELATIONSHIP, THE NEXT CRITERIA, WE BELIEVE THAT IT FITS IN FUNCTIONALLY JUST AS FAR AS THE USE. IT'S CONSISTENT WITH THE USE AND THE ADJACENT AREAS. AND BY SHARING ACCESS, IT KIND OF TIES THE DEVELOPMENT NICELY TOGETHER, BOTH WITH COMMERCIAL ACCESS, VEHICLE ACCESS AND PEDESTRIAN ACCESS. AS FAR AS THE HEIGHT, LOCATION, MATERIALS, COLOR, TEXTURE, SETBACKS AND MASS, THAT'S CRITERIA FOR THIS IS AGAIN, THE ELEVATIONS CONSISTENT WITH THE OTHER PRESENTATIONS TONIGHT HAVE BEEN PRESENTED TO DRC, AND THEY'VE RECOMMENDED APPROVAL BASED ON THE ELEVATIONS SUBMITTED. WITH THAT I'LL POINT OUT THAT THE IN ADDITION TO THE ELEVATIONS, WHAT'S UNIQUE ABOUT THIS IS THE DUMPSTER ENCLOSURE IS FULLY SCREENED AND COVERED, AS IS THE PROPOSED PALLET STORAGE. THOSE ARE FULLY SCREENED, WHICH IS ABOVE WHAT IS WHAT IS NORMAL AS FAR AS THE FIFTH CRITERIA, INGRESS, EGRESS AND PEDESTRIAN TRAFFIC CIRCULATION AGAIN I POINTED OUT, WILL BE UTILIZING EXISTING ACCESS OFF OF 5600, WHICH SERVES THE CLAY HOLLOW SUBDIVISION. WITH THE FULL ACCESS, THERE'S A THREE QUARTER ACCESS ON 7800 SOUTH, A LITTLE BIT TO THE TO THE WEST THAT'S NOT PRESENTED HERE. AND THEN THERE WILL BE AN ADDITIONAL RIGHT IN ACCESS THAT THAT THAT IS YOU CAN SEE ON THE SITE PLAN ABOVE, AS FAR AS THE ARCHITECTURAL CHARACTER, THE ELEVATIONS WILL UTILIZE A COMBINATION OF SEVERAL DIFFERENT ARCHITECTURAL FEATURES STONE VENEER, CHARCOAL, BRICK VENEER, CMU AND IT'LL ALSO HAVE AWNINGS AND ACCENTS JUST TO PROVIDE A NICE YOU KNOW, IT WON'T BE A BLAND LOOKING BUILDING AS FAR AS THE LAST CRITERIA IS NOT NEGATIVELY IMPACTING PUBLIC FACILITIES. WE'VE WORKED WITH CITY STAFF TO ENSURE THAT, YOU KNOW, WATER SEWER DEMANDS CAN BE MET AS FAR AS ACCESS, BUT THERE'S NO NO ISSUES WITH WITH TRAFFIC AND ACCESS. WE WILL RETAIN STORMWATER ON SITE AND DISCHARGE THE TO THE SYSTEM. AND THAT HAS BEEN LOOKED AT AND EVALUATED TO NOT NEGATIVELY IMPACT ANY, ANY OF THE ADJACENT DEVELOPMENTS. SO WITH THAT, I GUESS IF THERE'S ANY QUESTIONS, ANY QUESTIONS FOR THE APPLICANT, COMMISSIONER ALAN, IS THIS A SITUATION WHERE IF YOU BUILD IT, SOMEONE'S GOING TO COME OR IS THERE A POTENTIAL I WHAT I'M ASKING, IS THERE A POTENTIAL FOR ANY OF THIS ARCHITECTURE TO CHANGE AS A RESULT OF A CLIENT? WE'VE WE'VE BEEN WORKING WITH THE TENANT THAT WE CAN'T DISCLOSE WHO IT IS. AND SO IT'S BEEN MORE IN LINE WITH WHAT THEY'VE WANTED, THAT IF WE BUILD IT, THEY ARE COMING. OKAY. YEAH.

OKAY. ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CALL YOU BACK UP IF WE HAVE ANY.

THANK YOU. OKAY. TAYLOR. ALL RIGHT. THANK YOU. CHAIR AND COMMISSION. I THINK DANIEL REALLY COVERED MOST OF IT. SO I'M JUST GOING TO HIT THE AT A GLANCE HERE. SO IT'S 2.04 ACRES.

IT'S A VACANT LOT COMMERCIAL DISTRICT AS TALKED ABOUT IT EXCEEDS PARKING WITH 116 STALLS WHEN ONLY 63 ARE REQUIRED. IT DOESN'T MEET SETBACKS. OUR LANDSCAPING STANDARDS ARE FULFILLED, FULFILLED, AND IT'S A PERMITTED USE IN THE PC ZONE. IF APPROVED TONIGHT, THE NEXT STEP WOULD BE FINAL SITE PLAN APPROVAL, A STAFF LEVEL AND THEN A BUILDING PERMIT. SO IT WAS MY BAD THAT IT'S LISTED AS PRELIMINARY AND FINAL APPROVAL TONIGHT. IT SHOULD JUST BE PRELIMINARY. JULIE ASKED ME TO CHECK THAT AND I SAID IT WAS GOOD AND THEN I DID NOT CATCH THAT. SO MY APOLOGIES THERE WITH THAT, HAPPY TO ANSWER ANY QUESTIONS THE COMMISSION MIGHT HAVE. OKAY. ANY QUESTIONS FOR STAFF? I JUST HAVE A COMMENT. LISTEN TO JULIE. WORDS TO LIVE BY. OKAY, THIS HAS BEEN NOTED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, BE GIVEN THREE MINUTES. APPROACH THE PODIUM, STATE YOUR NAME. RAISE YOUR HAND IF YOU'RE ONLINE. I DON'T SEE ANY HANDS RAISED ONLINE. OKAY. WE'LL GO AHEAD AND CLOSE PUBLIC HEARING. BRING IT BACK UP TO THE COMMISSION FOR COMMENT AND OR MOTION. COMMISSIONER ALAN, I'M NOT SURE

[01:30:07]

I CAN RECOMMEND A MOTION WITHOUT UNDERSTANDING WHO'S GOING TO BE IN THERE. I'M JUST KIDDING. JUST READ. I'M LOOKING AT THE RED AND THE BLUE AND THE BRICK. ANYWAY, I MOVED TO THE PLANNING COMMISSION APPROVED PRELIMINARY SITE PLAN FOR CLAY HOLLOW PHASE B, LOT EIGHT RETAIL LOCATED AT 7811 SOUTH 5600 WEST. SUBJECT TO ALL REQUIREMENTS OF APPROVAL. COMMISSIONER GONZALEZ, I WILL SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SEVEN. NOTHING. THANK YOU. WE'RE LOOKING FORWARD TO THE TENANT.

[7. Highlands South Lot 2 Pad D; 5653 West 7800 South; Preliminary Site Plan and Conditional Use Permit for Restaurant, Fast Food; SC-2 Zone; Barrett Peterson/Peterson Development (applicant) [Tayler Jensen/Todd Johnson #34466 & #34470 parcel #20-35-226-016]]

OKAY. NEXT IS HIGHLAND SOUTH, LOT TWO, PAD D 5653 WEST 1700 SOUTH. PRELIMINARY SITE PLAN AND CONDITIONAL USE PERMIT FOR RESTAURANT FAST FOOD AND AN SC TWO ZONE PETERSON DEVELOPMENT WITH BARRETT PETERSON AGAIN. AND I ASSUME YOU'RE PROBABLY. ONE MORE TIME. IT'S DEJA VU. SO NOW AGAIN I'M DANIEL GOODWIN WITH AWA. I'LL BE REPRESENTING PETERSON DEVELOPMENT ON THIS ITEM. SO ON THIS WE'RE SEEKING PRELIMINARY SITE PLAN APPROVAL WITH A CONDITIONAL USE. SINCE IT IS A FAST FOOD USE IN THE SC TWO ZONE. SO IT DOES REQUIRE A CONDITIONAL USE. THIS IS RELATIVELY CLOSE TO THE ONE WE JUST PRESENTED. BUT YEAH THE LOT HIGHLIGHTED THERE IS I'LL PUT IT SANDWICHED BETWEEN HOME DEPOT AND THE MO. IT'S KIND OF STARTING TO FILL IN SOME OF THE COMMERCIAL DEVELOPMENT THERE. THIS I CAN SHARE A LITTLE MORE ON THIS ONE. IT'S BASICALLY A TWO RETAIL FAST FOOD DRIVE THROUGH. SO EACH RETAIL COMPONENT WILL HAVE A DRIVE THROUGH. ONE OF THEM IS GOING TO RIGHT NOW THE INTENT WOULD BE ONE AS LITTLE CAESARS AND ONE AS DAVE'S HOT CHICKEN. SO EACH WOULD UTILIZE A DRIVE THROUGH COMPONENT AND WOULD BE SOMEWHAT, YOU KNOW, CONSISTENT WITH WITH THE DEVELOPMENT THAT'S THERE WITH THE MO BEDS AND KIND OF THE FAST FOOD BUSINESSES THAT ARE THERE. AND, YOU KNOW, WE FEEL THAT IT MEETS THE REQUIREMENTS AGAIN, FOR PRELIMINARY SITE PLAN APPROVAL WITH THE CRITERIA. THIS IS ZONED FOR C2. SO IT IS A. THE BASICALLY THE C2 ALLOWS FOR THIS TYPE OF USE. AS FAR AS THE PROPOSED SITE DEVELOPMENTS, HEIGHTS, LOCATION, ACCESS POINTS AND TOPOGRAPHY. THIS WAS KIND OF MASTER PLANNED FOR THIS USE, SO IT'S GOING TO NOT HAVE ANY ADDITIONAL ACCESS. IT'LL UTILIZE EXISTING ACCESS. THE PRIMARY ACCESS WILL BE OFF OF 5600 WEST, WHICH WILL SERVE THIS PAD AS WELL AS THE EXISTING PADS TO THE SOUTH. IT ALSO CAN GET ACCESS FROM THE HOME DEPOT, WHICH IS FARTHER TO THE SOUTH. THAT THAT OTHER ACCESS IT DOES HAVE PEDESTRIAN CONNECTIVITY BETWEEN THE PADS AND ALSO OFF OF THE SIDEWALK ON ON 7800 SOUTH, THE SITE. IT DOES MEET THE REQUIREMENTS AS FAR AS THE SC ZONE FOR PARKING. IT PROVIDES 41 PARKING STALLS WITH 40 REQUIRED, AND I DID MENTION THAT IT HAS THE DOUBLE DRIVE THROUGH. SO IT 12 I THINK SIX PER PER DRIVE THROUGH WOULD BE REQUIRED. AND IT PROVIDES 21 WITH THE CU SPACE THAT THE ADVANTAGE OF HAVING THE DOUBLE DRIVE THROUGH IS IT WRAPS ALL THE WAY AROUND THE BUILDING. SO YOU GET THE INCREASED QUEUING FOR DRIVE THRUS. AS FAR AS THE MEETING, THE FUNCTIONAL RELATIONSHIP WITH WITH THE ADJACENT DEVELOPMENTS. AGAIN, THIS THIS KIND OF TIES IN WITH WITH THE EXISTING STRUCTURES AND DEVELOPMENT THAT'S ADJACENT TO THEIR THE FAST FOOD USES IT. THIS WILL UTILIZE THE SAME ACCESS AS BOTH PEDESTRIAN AND VEHICULAR AS FAR AS HEIGHT, LOCATION, MATERIALS, COLOR. THE FOURTH CRITERIA, THE ELEVATION THAT'S PRESENTED THERE. THIS IS CONSISTENT WITH THE PAD B AND PAD. PAD B AND C ELEVATIONS, WHICH ARE ALREADY BUILT. SO IT'LL TIE NICELY WITH THOSE. AND IT'S CONSISTENT IN MATERIAL TYPE. THIS HAS BEEN PRESENTED TO DRC AND THEY THEY'VE ACCEPTED IT AND APPROVED THE ELEVATIONS THERE. THEY'LL BASICALLY BE TAN SPLIT BROCK TAN SPLIT, ROCK COLORED, CHARCOAL GRAY SPLIT FACED ROCK WITH A MIX OF GLASS AND STUCCO. AS FAR AS PUBLIC FACILITIES, THIS SHOULD NOT NEGATIVELY IMPACT ANY PUBLIC FACILITIES WE'VE LOOKED AT. AGAIN, I THINK I'VE HIGHLIGHTED

[01:35:01]

THAT EXISTING ROADWAYS AND ACCESS HAS BEEN ESTABLISHED AS FAR AS THE WATER SUPPLY. IT'S BEEN MASTER PLANNED AND THERE'S EXISTING METERS THAT HAVE ALREADY BEEN PLANNED IN PLACE, AS WELL AS SEWER STUBS TO THE DEVELOPMENT IN ANTICIPATION OF THIS USE. SO WITH THAT, IF THERE'S ANY QUESTIONS. ANY QUESTIONS FOR THE APPLICANT. COMMISSIONER HOLLINGSWORTH, SORRY, I'M FULL OF QUESTIONS TONIGHT. SO WITH THE TWO DRIVE IN DRIVE THRUS, HOW IS THAT GOING TO WORK BETWEEN THE TWO WINDOWS? THAT'S A GOOD THAT'S A GOOD QUESTION. SO IN MY OPINION COVID KIND OF CHANGED DRIVE THRUS AND EVERYONE STOPPED GOING INTO STORES AND EVERYONE HAD TO HAVE A DRIVE THROUGH. AND SO THIS IS WHAT WE CALL A CROSSOVER DRIVE THROUGH. AND THAT YOU HAVE TWO DIFFERENT DRIVE THROUGH WINDOWS, ONE FOR EACH, ONE FOR EACH BUSINESS. AND THEN THE FIRST IS AS CARS ENTER, YOU CAN SEE THAT THERE'S TWO LANES. BASICALLY THE FIRST YOU, THE INSIDE LANE WOULD BE SERVED BY THE FIRST DRIVE THROUGH WINDOW. AND THEN WHERE THERE'S ON THE I DON'T KNOW IF YOU CAN SEE IT ON THE NORTH SIDE THERE. AT THAT POINT THEY CROSS OVER AND THAT ONCE YOU'VE GONE THROUGH THE DRIVE THROUGH, YOU END UP ON THE OUTSIDE LANE AND THE OUTSIDE LANE SWITCHES TO THE INSIDE LANE OF THAT. THERE'S THAT STRIPED AREA WHERE THAT CROSSOVER OCCURS AND THERE'S NO STRIPING IT. IT SEEMS LIKE IT WOULD BE CONFUSING. YEAH, WE'VE WE'VE ACTUALLY DONE A COUPLE OF THESE NOW AND THEY WORK FAIRLY WELL. SO THERE'S ONE IN BRIGHAM CITY AND THERE'S ONE IN KAYSVILLE THAT HAVE BASICALLY THE SAME CONCEPT. AND THEY'VE THEY'VE WORKED WELL. WHEN I PRESENTED THIS TO PETERSON, THEY HAD THE SAME, SAME, SAME QUESTIONS LIKE, IS THIS GOING TO REALLY WORK? AND IT DOES WORK ACTUALLY PRETTY WELL. ALL RIGHT. THANK YOU. YEP I THINK IT'S ALL ABOUT SIGNAGE. IT'S ALL ABOUT SIGNAGE. YOU HAVE TO HAVE IT SIGNED AND STRIPED.

AND IF SOMEONE BLOCKS IT THEN IT THEN IT DOESN'T WORK. SO YEAH WE HAVE TO SIGN IT. VERY WELL.

THAT'S THE KEY. YEAH. COMMISSIONER ROBERTS, YOU MAY HAVE JUST BARELY ADDRESSED THIS, BUT ANOTHER QUESTION WITH REGARD TO THE DRIVE THROUGH, I SIT ON THE DRC AND ONE OF OUR QUESTIONS THAT WE HAD THAT I'M EXCITED TO GET TO ASK YOU PERSONALLY IS THERE ANY SORT OF TRAFFIC CONTROL IN THE MIDDLE OF THAT DRIVE THROUGH WHERE THE CROSSOVER HAPPENS TO PREVENT ONE WINDOW FROM GETTING SUPER BLOCKED THERE BY THE. YEAH, YEAH, THERE'S THE ONLY TRAFFIC CONTROL IS THE SIGNAGE. SO THERE'S NOT LIKE AN ACTIVE GATE OR ANYTHING THAT STOPS THE CAR FROM GOING. YEAH, IT'S BASICALLY JUST BY SIGNAGE THAT ONCE YOU CROSS THROUGH YOUR WINDOW YOU'RE DIRECTED TO SWITCH LANES. AND THEN THERE'S AN AREA THAT'S STRIPED JUST TO, TO NOT BLOCK AND NOT OBSTRUCT. SO BUT AS FAR AS LIKE ACTIVE TRAFFIC CONTROL, THERE'S NO NO GATES OR, OR MOVING BOLLARDS OR ANYTHING LIKE THAT. OKAY. YEAH. I DIDN'T I DIDN'T ANTICIPATE THAT. BUT THERE IS CLEAR SIGNAGE RATHER THAN JUST A HOPE THAT YOU FIGURE IT OUT. YEAH. HOPE THAT YOU FIGURE IT OUT. HOPEFULLY YOU GET TO THE RIGHT SPOT. YOU DON'T END UP WITH A PIZZA WHEN YOU WANT A CHICKEN. RIGHT? EXACTLY. GREAT. THANK YOU. JUST TOSS A COIN, TOSS A COIN. YOU CAN GET EITHER OR RIGHT. ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CALL YOU UP IF YOU HAVE ANY.

TAYLOR. THANK YOU. CHAIR I AGREE WITH WHAT THE APPLICANT HAS SAID. I THINK HE DID A GOOD JOB OF SUMMARIZING THE PROJECT. SO I DON'T HAVE ANYTHING TO ADD UNLESS YOU HAVE QUESTIONS FOR ME. ANY QUESTIONS FOR STAFF? OKAY. AGAIN, THIS HAS BEEN NOTED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON IT, PLEASE COME UP AND GIVE US YOUR NAME. YOU'LL HAVE THREE MINUTES OR RAISE YOUR HAND IF YOU'RE ONLINE. THERE'S NO HANDS RAISED ONLINE. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING. BRING IT UP TO THE COMMISSION FOR ACTION OR COMMENT. COMMISSIONER HATCH, I'LL GO AHEAD AND MAKE A MOTION. I MOVE THAT THE PLANNING COMMISSION APPROVE A CONDITIONAL USE PERMIT FOR RESTAURANT FAST FOOD. GENERAL FOR HIGHLAND SOUTH, LOT TWO, PAD D, ON APPROXIMATELY 1.087 ACRES AT 5653 WEST 7800 SOUTH, SUBJECT TO ALL CONDITIONS AND REQUIREMENTS OF APPROVAL. WE HAVE A MOTION. COMMISSIONER ROBERTS. I WILL SECOND THAT MOTION AND A MOTION AND SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY, COMMISSIONER HATCH, I MOVE THAT THE PLANNING COMMISSION APPROVE A PRELIMINARY SITE PLAN FOR HIGHLAND SOUTH, LOT TWO, PAD D, LOCATED AT 5653 WEST 7800 SOUTH, SUBJECT TO ALL REQUIREMENTS OF APPROVAL. COMMISSIONER ROBERTS, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES

[8. Merced Creek; 5600 West 8600 South; General Plan Amendment for 19.313 acres from Medium Density Residential, Community Commercial, and Regional Commercial to High Density Residential, Master Development Agreement/Plan, and Rezone 19.313 acres adding the Interchange Overlay (IOZ) Zone; Nicholai Lazarev / The Boyer Company (applicant) [Tayler Jensen/Nate Nelson #34226, #34227, & #34228 Parcels 26-02-260-002, 26-02-260-004, 26-02-260-006 & 26-02-200-036]]

SEVEN. NOTHING. OKAY. NEXT ON OUR AGENDA IS PUBLIC HEARINGS WITH PLANNING COMMISSION

[01:40:03]

RECOMMENDATIONS TO THE CITY COUNCIL FOR FINAL ACTION. AND FIRST ON THAT ONE IS MERCED CREEK, 5600 WEST 8600 SOUTH. AMEND THE FUTURE LAND USE MAP FOR 19.313 ACRES FROM MEDIUM DENSITY RESIDENTIAL, COMMUNITY, COMMERCIAL AND REGIONAL COMMERCIAL TO HIGH DENSITY RESIDENTIAL. REZONE THE 19.313 ACRES ADDING THE INTERCHANGE OVERLAY THE IOC AND MASTER DEVELOPMENT PLAN. THE BOYER COMPANY. NIKOLAI WAS HOW DO YOU SAY IT'S IMPOSSIBLE? LAZARA OKAY, WELL, I'M JUST GETTING ALL THESE HARD NAMES. COME ON UP AND. HEY, I GOT YOUR FIRST NAME RIGHT. THAT IS TRUE. I'VE GOTTEN EVERY VARIATION OF THAT ONE TOO. I TRULY APPRECIATE EVERYONE'S TIME TONIGHT AND ALL THE EFFORTS, ESPECIALLY ON THE NAME. BUT AS STATED, MY NAME IS NIKOLAI LAZAREV. I'M WITH THE BOYER COMPANY. WE'RE EXCITED TO PRESENT THIS OPPORTUNITY, THIS COMMUNITY TO YOU TONIGHT, AND WE REALLY, SINCERELY APPRECIATE ALL THE HARD WORK AND EFFORT THAT HAS GONE IN FROM STAFF FROM START TO FINISH. AND WHEN WE CAME TO THE COMMITTEE AS A WHOLE, IT WAS BACK IN JUNE OF 2024. SO IT'S BEEN ALMOST A YEAR NOW THAT WE'VE BEEN WORKING ON THIS PROJECT, AND A LOT HAS GONE INTO IT. I BELIEVE WE HAVE MORE THAN A FEW SLIDES PREPARED, SO THIS SHOWS THE PROJECT OUTLINE. SO WE'RE BOUNDED TO THE NORTH BY THE 8600 OVERPASS AND OVERPASS, AND THE 5600 WEST. A LOT OF THIS LAND ACTUALLY WAS ALSO ASSEMBLED. THERE WAS UDOT LAND THAT WAS RUNNING RIGHT THERE IN THE MIDDLE. IT WAS ABANDONED AT THE TIME IN 2024. THAT WAS A LITTLE BIT OF AN ISSUE TO BE ABLE TO WHO WAS GOING TO OWN IT, WHO WAS GOING TO MAINTAIN IT. WE ACTUALLY ENDED UP PURCHASING IT. SO WE'RE GOING TO OWN AND MAINTAIN IT, AND IT HELPED WITH ALSO BEING ABLE TO PROVIDE THE REQUISITE PARKING FOR THE COMMUNITY. NEXT SLIDE. THIS IS AGAIN AS STATED, PART OF THE INTERCHANGE OVERLAY ZONE A THAT SPECIFIES AND THIS IS AN ADOPTED ORDINANCE THAT SPECIFIES THAT RESIDENTIAL INTENSITY IS ON THE NORTHERN SIDE OF THE SITE, AND TO THE SOUTH IS REGIONAL COMMERCIAL. THIS RIGHT NOW IS OWNED BY THE RDA, AND OUR HOPE IS THAT IN PROVIDING THESE ROOFTOPS THAT IT WILL FURTHER ENHANCE THE VALUE OF THE RDA LAND TO THE SOUTH. JUST KNOWING THAT ROOFTOPS FOR RETAIL IS A WINNING COMBINATION. NEXT SLIDE PLEASE. THIS SHOWS THE FUTURE LAND USE MAP RIGHT NOW WITH MEDIUM DENSITY RESIDENTIAL TO THE NORTH AND THEN ALSO A PART OF IT BEING REGIONAL COMMERCIAL OR COMMERCIAL ZONED THAT WAS ALSO PURCHASED FROM THE RDA WITH OUR PARTNERS. AND WE'RE ASKING THIS AREA TO BASICALLY BE REZONED TO HIGH DENSITY RESIDENTIAL. SO BOTH THESE ZONES CAN BE CONSOLIDATED INTO ONE. IT SQUARES OFF THE SITE, AND IT MAKES IT SO THAT WE HAVE HIGH DENSITY RESIDENTIAL TO THE NORTH, AND THEN A SQUARE KIND OF REGIONAL COMMERCIAL SITE TO THE SOUTH. NEXT SLIDE PLEASE. AND AGAIN, THIS SHOWS THE HASH MARK OF THE PROPOSED ZONING MAP, WHERE WE WOULD REZONE TO HIGH DENSITY RESIDENTIAL FOR THE ENTIRETY OF THE SITE. I DIDN'T STATE THE ACREAGE, SORRY, THE DENSITY. IT'S AT 30.26. IT'S A 584 HOME COMMUNITY SPLIT INTO THREE PHASES. SO 268, 164 AND 152. THIS IS A CONCEPTUAL SITE PLAN. SO THE SITE PLAN THAT YOU SEE TO THE YOU KNOW I'D SAY PLAN WEST IS THE SITE PLAN THAT WE HAVE WORKED ON FOR THE PAST YEAR WITH STAFF. AND THIS IS THE SITE PLAN, THE CONCEPTUAL SITE PLAN ON PLAN EAST IS REGIONAL COMMERCIAL. IT'S BIG BOX RETAIL TO GIVE A VISION OF WHAT COULD BE ON THE RDA LAND. BUT AS PART OF THE INTERCHANGE OVERLAY ZONE, TO BE ABLE TO PROVIDE A COMPREHENSIVE OVERVIEW AND UNDERSTANDING OF HOW BOTH USES WOULD MIX TOGETHER. THIS IS THE RENDERED SITE PLAN THAT SHOWS OUR COMMUNITY TO BE HONEST.

WE'RE REALLY PROUD OF IT. WE'VE SPENT A LOT OF TIME AND A LOT OF EFFORT TO BE ABLE TO PROVIDE AMPLE GREEN SPACE, SIGNATURE AMENITIES, INTERCONNECTED TRAIL SYSTEMS, COVERED PARKING BE IT CARPORT OR GARAGES, AMPLE SURFACE PARKING AND ENHANCED ENTRY AS YOU SEE, WITH PAVERS THAT COME INTO A ROUNDABOUT WHERE WE HAVE OUR CLUBHOUSE WITH A RESORT STYLE POOL AND SPA, I HONESTLY COULD WE ACTUALLY HAVE PICTURES OF THE AMENITIES SO I WON'T JUMP TO THAT, BUT WE CAN GO TO THE NEXT SLIDE. FROM THE MULTIFAMILY TYPOLOGY, ARCHITECTURE AND DESIGN. WE'VE ENGAGED GREAT PARTNERS IN FFKR ARCHITECTS. THEY'RE PREEMINENT ARCHITECTS IN OUR IN OUR STATE THAT HAVE DONE REALLY HIGH QUALITY PROJECTS. WE FELT THAT THIS WAS APPROPRIATE FOR WHAT WE WANTED TO PROVIDE HERE, KNOWING THAT THIS IS PART OF A COMPREHENSIVE PLAN WITH THE

[01:45:03]

REGIONAL COMMERCIAL, WE WANTED TO PROVIDE SOMETHING OF ABSOLUTE QUALITY THAT WAS GOING TO STAND THE TEST OF TIME. AND SO WITH THAT, WE'VE BLENDED KIND OF MORE OF A TRADITIONAL STYLE WITH A MODERN STYLE WITH SLOPED ROOFS, BUT ALSO GABLED COMPONENTS. WE ACTUALLY HAVE FOUR DIFFERENT TYPES OF FIBER CEMENT SIDING WITH DIFFERENT COLORWAYS, AS WELL AS A WOOD FINISH. STUCCO IS ALSO INCLUDED, BUT ALSO AMPLE GLASS ON GROUND FLOOR TRANSPARENCY AND IN THE FLOORS ABOVE. SO YOU CAN SEE THAT HERE. THIS TO THE LEFT OF THE PAGE, TO THE RIGHT OF THE PAGE, IS JUST A RENDERING OF OUR PROPOSED CLUBHOUSE, AS YOU CAN SEE, WITH EXPANSIVE GLASS THAT WILL ALSO HAVE A FULL, FULLY DESIGNED DESIGNER KITCHEN BILLIARDS WE CAN PROBABLY INCLUDE, AND WE MOST LIKELY WILL INCLUDE OTHER AMENITIES FOR THE RESIDENTS IN THERE TO BE ABLE TO LOUNGE AND RELAX AND HAVE FUN AND BE ENTERTAINED. THIS INTEGRATED TRAIL SYSTEM IS ACTUALLY PROBABLY ONE OF OUR PROUDEST THINGS IN THIS COMMUNITY. AND NOT ONLY IS IT AN INTEGRATED TRAIL SYSTEM IN TERMS OF THE COMMUNITY ITSELF THAT IS PUBLICLY ACCESSIBLE, BY THE WAY, FROM ANYBODY THAT WOULD WANT TO ACCESS THESE TRAILS, BUT YOU'LL SEE IN THE NEXT SLIDE THAT IT IS ACTUALLY INTERCONNECTED WITH THE ROUNDWOOD PARK. SO WE DID THAT ON ON PURPOSE. THAT WAS SOMETHING THAT WE FEEL REALLY STRONGLY ABOUT, IS THAT WE WANT THIS TO FEEL COHESIVE, NOT ONLY FROM THE COMMUNITY ITSELF, BUT WITH ITS CONTEXT AT LARGE. WE THINK THAT THIS WILL ALSO BE A AMENITY TO THE COMMUNITY, SURROUNDING COMMUNITIES, PEOPLE WHO WANT TO RUN, PEOPLE WHO WANT TO BIKE. THEY LITERALLY HAVE A LOOP THAT THEY CAN NOW USE THAT GOES THROUGH OUR SECURE COMMUNITY WITH EYES ON THE STREET, EYES ON THE TRAIL. NO ONE, NO ONE'S ON THIS TRAIL IN ANY TYPE OF UNSAFE, YOU KNOW, MOMENT WHERE THERE'S NOT EYES ON THAT TRAIL. AND WE FEEL REALLY PROUD ABOUT WHAT WE'VE ACCOMPLISHED AND WHAT WE HOPE TO BUILD. WE PROVIDE AMPLE OPEN SPACE. AS I SAID BEFORE, WE ACTUALLY PROVIDE 12% OPEN SPACE AND 24% LANDSCAPING. THAT'S AN EXCESS OF CODE. THIS WAS A DIRECT BENEFIT OF ALSO PURCHASING THE UDOT PIECE. THAT ALLOWED US TO ACTUALLY ADD MORE OPEN SPACE THAT WE WILL MAINTAIN. THESE ARE WHERE WE GO THROUGH OUR SIGNATURE AMENITIES. AND SO WE HAVE A RESORT STYLE POOL AND SPA, INCLUDING THE CLUBHOUSE, A OVERSIZE PLAYGROUND, PICNIC AREA WITH CUSTOM PLAY STRUCTURES. AND WE ALSO HAVE A FULLY AMENITIZED COMMUNITY GARDENS WHERE PEOPLE CAN HARVEST THEIR OWN FRUITS AND VEGETABLES THROUGHOUT THE YEAR. AND THESE ARE JUST RENDERINGS, CONCEPTUAL RENDERINGS OF WHAT THIS WILL, WHAT THIS WILL LOOK LIKE. WE'VE ALSO INCLUDED A SIGHTLINE STUDY, BECAUSE WE WANT TO SHOW THAT WE'RE ACTUALLY THINKING ABOUT THIS, HOW WE FIT WITHIN THE CONTEXT AND THE COMMUNITY. THIS IS ACTUALLY TAKEN FROM TWO SEPARATE POINTS ALONG 8600. AND TO SHOW THAT 8600, IN AND OF ITSELF, NOW THAT THAT IS BUILT, PROVIDES A NATURAL BUFFER BETWEEN THE RESIDENTIAL TO THE NORTH AND OUR COMMUNITY TO THE SOUTH. SO IN CLOSING, WE'RE EXTREMELY PROUD ABOUT THIS COMMUNITY AND THE WORK THAT WE'VE DONE THUS FAR. WE'RE GRATEFUL FOR YOUR CONSIDERATION, AND WE'RE GRATEFUL FOR THE STAFF'S POSITIVE RECOMMENDATION. WE APPRECIATE AND LOOK FORWARD TO ANY QUESTIONS YOU MAY HAVE, AND THANKS FOR THE CONSIDERATION.

OKAY. ANY QUESTIONS FOR THE APPLICANT? OKAY. WE'LL GO AHEAD AND CALL YOU UP IF WE HAVE ANY.

TAYLOR. YEAH. THANK YOU. CHAIR. JUST TOUCHING ON THIS A LITTLE BIT. I THINK YOU DID A GOOD JOB TALKING ABOUT THE ESTHETICS OF THE PROJECT. SO GETTING MORE INTO THE NITTY GRITTY NUMBERS, THERE'S THREE DIFFERENT APPLICATIONS WE'RE LOOKING AT TONIGHT. FIRST IS THE GENERAL PLAN AMENDMENT FROM A MEDIUM DENSITY AND THE TWO COMMERCIALS TO HIGH DENSITY RESIDENTIAL THAT ALLOWS FOR UP TO 75 DWELLING UNITS PER ACRE. AS YOU'VE SEEN, THEY'RE PROPOSING 30.2. AND WE'RE INCLUDING THAT IN THE MDA AS A MAXIMUM DENSITY FOR THE PROJECT. IT IS 584 DWELLING UNITS. THE MIX ON THAT IS 352 STUDIO OR ONE BEDROOM. YOU GOT A FURTHER 204 TWO BEDROOM UNITS AND 28 THREE BEDROOM UNITS. WHEN THIS WENT TO A COMMITTEE OF THE WHOLE IN JUNE, 12TH OF LAST YEAR, THEY HAD TWO DIFFERENT CONCEPTS WHICH THEY PRESENTED TO THE COUNCIL. ONE HAD 560 UNITS, ONE HAD 592. THERE WAS A ROBUST DISCUSSION AT THAT MEETING, BUT ULTIMATELY I THINK THE MINUTES ARE INCLUDED IN YOUR PACKET. THE CITY COUNCIL CONSENSUS WAS TOWARDS SUPPORTING THIS DENSITY, AND THEY HAD ALSO ASKED FOR PARKING REDUCTIONS AT THAT TIME. AND THE COUNCIL HAD SAID THEY WERE WILLING TO CONSIDER THAT WITH SOME REFINED DETAILS LATER, WHICH WE'RE STARTING TO SEE NOW.

AND THE COUNCIL ACKNOWLEDGED THAT THIS WAS SUITABLE FOR THE AREA. SO TALKING ABOUT THAT

[01:50:04]

PARKING REQUEST FIRST, IF WE WEREN'T GIVING ANY REDUCTION, 1152 PARKING STALLS WOULD BE REQUIRED. THAT COMES TO ABOUT 1.972 PER UNIT. THE WAY WE CALCULATE THAT IS 1.5 PARKING SPACES PER UNIT FOR THE ONE BEDROOMS, TWO PARKING SPACES PER UNIT FOR THE TWO BEDROOMS, AND THEN TWO AND A HALF PARKING SPACES PER UNIT FOR THE THREE BEDROOMS, AS WELL AS ONE GUEST STALL FOR EVERY FOUR DWELLING UNITS. WHAT THEY'RE PROPOSING IS 39 STALLS SHORT OF THIS, SO NOT A DRASTIC REDUCTION. IT'S 1113. IT'S STILL 1.9058 STALLS PER UNIT. AND WE WANTED TO BE SURE, THOUGH, THAT, YOU KNOW, IF YOU HAVE A ROOM, YOU'RE RENTING A ROOM. RENTS ARE ALREADY HIGH ENOUGH THAT YOU HAVE SOME PARKING INCLUDED IN THAT. SO AS PART OF THAT CONSIDERATION, ANYONE THAT BUY OR RENT A ONE BEDROOM OR STUDIO WOULD HAVE ONE FREE ASSIGNED SURFACE STALL AS PART OF THEIR RENT, SO NO ADDITIONAL CHARGE FOR THAT. IF YOU'RE RENTING A 2 OR 3 BEDROOM APARTMENT, YOU'D HAVE TWO FREE SURFACE STALLS WHICH ARE ASSIGNED. THERE'S NO REDUCTION TO THE GUEST PARKING STALLS. THERE'S STILL ONE PER FLOOR, AND THEN THERE'S SOME COVERED PARKING AND GARAGE PARKING, WHICH WOULD THEN BE AVAILABLE FOR ADDITIONAL RENT. SO THAT'S KIND OF WHAT THEY'RE ASKING FOR. SO IT'S A WAY TO KIND OF MEET BOTH OF SAFEGUARDING THE CITIZENS WHO WILL BE LIVING THERE, BUT ALSO ACKNOWLEDGING THE REQUEST FOR PARKING REDUCTION. SO THE NEXT STEPS FOR THIS PROJECT ARE STILL QUITE A WAYS TO GO. WE'VE BEEN WORKING ON THIS FOR A YEAR, AND WE PROBABLY HAVE AT LEAST A YEAR LEFT. THE GENERAL LAND, THE GENERAL PLAN AMENDMENT, THE REZONE AND THE MASTER DEVELOPMENT PLAN AGREEMENT ALL NEED TO GET A RECOMMENDATION TONIGHT AND THEN HAVE A PUBLIC HEARING AT CITY COUNCIL WHO WILL MAKE THE FINAL DECISION. THEN THERE WOULD BE A PRELIMINARY PLAT AND SITE PLAN. BOTH OF THOSE WOULD COME BACK FOR PUBLIC HEARINGS AT THIS BODY. AND THEN FINALLY A FINAL FIGHT SITE PLAN AND THE FINAL PLAT, WHICH WOULD BE STAFF LEVEL APPROVALS BEFORE THEY COULD GET THEIR BUILDING PERMITS. AND THEN YOU INCLUDE WE INCLUDED IN THE PACKET, BUT THESE ARE THE RECOMMENDED CONDITIONS OR REQUIREMENTS FOR APPROVAL. ONE THING WE'VE LOOKED AT THIS FROM A UTILITY STANDPOINT. WE HAVE THE ERCS TO SERVICE THIS, BUT IT IS ASKING FOR MORE THAN WE HAD ENVISIONED ON THIS PORTION THAT WE SOLD THEM. SO THE REST OF THOSE ERCS WILL HAVE TO COME FROM THE CITY OWNED RDA TO THE SOUTH. WE'RE CURRENTLY NEGOTIATING WITH THE DEVELOPER ON WHAT THAT COST IS GOING TO BE. SO WE'RE WORKING WITH FAITH. THEY'VE BEEN WORKING IN GOOD FAITH WITH US ON THAT AS WELL. WE'RE JUST WORKING ON THOSE NUMBERS, BUT THAT WILL NEED TO BE WORKED OUT AND INCLUDED IN THE MDA. PRIOR TO THAT GOING TO CITY COUNCIL. BUT WE'RE REALLY CLOSE. WE THINK THAT'S KIND OF WHAT I HAVE. I'M HAPPY TO ANSWER ANY QUESTIONS THAT YOU MIGHT HAVE. I GOT ONE QUESTION IS ABOUT THE USE. NOW. WHEN I WAS GOING THROUGH THE PACKET, I WAS REALLY KIND OF CONFUSED. SO THERE'S ENOUGH WATER AND SEWER AND STUFF FOR WHAT IS ALREADY PROPOSED, BECAUSE THE ONE LETTER I SAW FROM SOME OF THE STAFF SAID THERE WAS ZERO WATER AVAILABLE, OR MAYBE I MISREAD IT WHEN I WAS GOING THROUGH IT. YES. SO THE CITY MASTER PLAN IS FOR 29.3 ERC OF WATER PER ACRE AT THIS LOCATION, AND THEY'RE ASKING FOR 30.26. AND SO WE HAVE THAT 29.3 ON THE CITY PROPERTY TO THE SOUTH. BUT TO SEND THOSE ERCS UP HERE, IT WOULD REDUCE THE ERCS ON THE CITY OWNED PROPERTY. SOME OF THAT DISCUSSION ABOUT WHAT MIGHT HAPPEN IN THE FUTURE AS JORDAN VALLEY CHANGES THE WAY THAT THEY ARE DEALING WITH WATER. THAT'S THEORETICAL. THAT COULD HAPPEN IN THE FUTURE, BUT THIS PROJECT IS COMING IN BEFORE ANY THEORETICAL CHANGES TO THE JORDAN VALLEY CONTRACT. SO THAT WAS JUST LOOKING AT LIKE A WORST CASE SCENARIO. IF THIS WAS LACKING. OKAY. SO YES, WE HAVE THE ERCS. THEY'LL JUST NEED TO BE PURCHASING SOME OF THE CITIES THAT WOULD HAVE BEEN ON THE CITY RDA PROPERTY. SO THE DEVELOPER IS GOING TO PURCHASE THAT. BUT THEN WHAT ARE WE GOING TO DO AS FAR AS THE RDA, OR IS THAT GOING TO BE UP TO US TO KIND OF TRY TO FIGURE THAT OUT AT A LATER TIME? YEAH, I THINK IT'S GOING TO BE UP TO US TO FIGURE OUT. WE'LL LIKELY TRY TO ENTITLE SOMETHING ON THE CITY OWNED RDA BEFORE JORDAN VALLEY MAKES ANY CHANGES TO THEIR CALCULATIONS. OKAY. AND I REALIZE THIS IS JUST A RECOMMENDATION TO THE CITY COUNCIL ANYWAY, BUT I KIND OF HAD SOME OF THOSE QUESTIONS, AND I DON'T KNOW IF OTHER PEOPLE PROBABLY KNOWS A LOT MORE ABOUT THIS THAN ME. SO THAT'S WHY I'M ASKING THE QUESTIONS, BECAUSE HE

[01:55:06]

ALREADY KNOWS. I AGREE WITH THAT TOO. ALL RIGHT. ANY OTHER? I DON'T HAVE A QUESTION ABOUT ERCS YOU. YOU TOUCHED THEM ALL. I'M ACTUALLY I KNOW IT'S ONLY 39 UNITS. EVERY HIGH DEVELOPMENT, APARTMENT COMPLEX AREA THAT I'VE GONE THROUGH HAS PEOPLE PARKING OUTSIDE OF THE DEVELOPMENT ON THE PUBLIC ROAD. AND I DON'T WANT TO SEE THAT HAPPEN HERE. THEY'RE MOST LIKELY NOT GOING TO BE PARKING OFF OF, YOU KNOW, THE NEW ROAD THAT GOES OVER MOUNTAIN VIEW. BUT I COULD SEE THE PARKING FROM THIS EASILY SPILLING OVER INTO THE COMMERCIAL, WHICH IS GOING TO BE ALSO UNDESIRABLE. AND JUST LIKE COMMISSIONER THOMAS STATED, THIS IS A RECOMMENDATION. AND OF COURSE THE CITY COUNCIL WILL DO WHAT THEY WANT TO. BUT I AM VERY ANTAGONISTIC TOWARD THAT. NUMBER FOUR, I REALLY THINK THAT THEY NEED TO HAVE THE FULL AMOUNT OF PARKING STALLS, IF NOT MORE, THAT WE CAN'T REQUIRE MORE. WE'VE GOT TO STOP AT THE CODE. BUT THAT'S MY $0.02. SURE. AND JUST TO ADDRESS THAT, AS STAFF, WE'RE ALWAYS GUN SHY TO TAKE ANY OF THESE PARKING REDUCTIONS. AND FRANKLY, THE ONLY REASON WE'RE CONSIDERING IT IS BECAUSE THE COUNCIL SAID THEY WERE OPEN TO IT IN COMMITTEE OF THE WHOLE. BUT I THINK BEFORE THAT COMMITTEE OF THE WHOLE, I LOOKED AT, YOU KNOW, BOYER AND TOLD THEM, DON'T, DON'T PROPOSE THIS BECAUSE IT'S NOT GOING TO GO ANYWHERE. SO WE'RE TAKING THE DIRECTION FROM THE COUNCIL ON THAT. THAT'S WHY WE'RE GOING WITH THIS. COMMISSIONER HOLLINGSWORTH OKAY. SO A COUPLE OF THINGS. I GOT THREE DIFFERENT THINGS HERE. SO FIRST WITH THE PARKING, I AGREE, BIG, BIG CONCERN ABOUT PARKING ON THE STREET 56 WEST. THAT'S A THAT'S A NONSTARTER. WHEN YOU HAVE THAT MANY UNITS. I JUST WENT TO VISIT A FRIEND IN AN APARTMENT BUILDING AND THEY HAD TWO STALLS FOR VISITORS NEAR THE BUILDINGS THAT I WAS AT, AND ONE STALL WAS REALLY SMALL, COULD BARELY FIT INTO IT. THE OTHER STALL WAS TAKEN BY A RESIDENT. HE WAS WALKED TO HIS APARTMENT, SO THERE'S NO PLACE FOR VISITORS TO PARK. AND THAT BECAME THAT BECOMES A PROBLEM. WHERE DID THE VISITORS GO? YOU HAVE THAT MANY RESIDENTS? WHERE DO THE VISITORS GO? YEAH, SO THAT'S A VALID QUESTION. OUR CODE REQUIREMENT FOR VISITOR PARKING IS ONE VISITOR STALL PER FOUR UNITS, AND THERE IS NO REDUCTION TO THE VISITOR STALLS PROPOSED WITH THIS. SO IF THERE'S ENOUGH, I THINK THAT'S UP FOR INTERPRETATION. BUT IT DOES MEET OUR MINIMUM STANDARD FOR OUR CODE. SO HOW DO WE ENFORCE IT THAT THE VISITOR STALLS AREN'T TAKEN BY? THAT WILL BE UP TO THE APARTMENT COMPLEX TO ENFORCE.

ONE THING I DID WANT TO MENTION THOUGH, IS THERE WILL BE NO PARKING ON 5600 OR 86. YOU KNOW, THOSE WILL BE BOTH SIGNED AS NO PARKING. AND THERE'S ACTUALLY A NEW STATE LAW THAT WHERE YOU HAVE BIKE LANES, IT'S AGAINST THE LAW TO PARK ON THE ROAD THERE. SO THERE WILL BE NO PARKING THERE. THAT WILL BE PART OF THE MDA. THAT WILL BE NO PARKING SIGNS ADDED AS PART OF THEIR DEVELOPMENT. SO THAT'S THE CASE. OKAY. YEAH. I ALSO DO WANT TO MENTION THAT THAT'S A GOOD POINT. UTA IS DEVELOPING A NEW IT'S NOT BRT BUT IT'S BRT. THE 5600 WEST BRT FASTBUS. THERE WILL BE A STOP ABOUT A THIRD OF A MILE FROM HERE. IT GOES FROM 5600 OLD BINGHAM HIGHWAY STATION ALL THE WAY TO SALT LAKE INTERNATIONAL AIRPORT, AND THEN ACTUALLY INTO SALT LAKE CENTRAL STATION. SO THAT HAS A 15 MINUTE HEAD TIMES, AND IT RUNS SEVEN DAYS A WEEK. AND SO THAT SHOULD ALSO BE ONE OF THE REASONS WHY WE CAN'T CONSIDER PARKING REDUCTION HERE IS BECAUSE THIS IS ON A MASS TRANSIT LINE. IS THAT THE SIMILAR. SORRY TO INTERRUPT. GO AHEAD TO LIKE WHAT UTA HAS ON OR 3500 GOING FROM THAT'S NOT SHAKEN. CAN YOU MAYBE EXPLAIN A LITTLE BIT. IT IT DOESN'T HAVE A DEDICATED LANE FOR THE BUSSES. THEY'LL THEY'LL JUST BE FREQUENT SIMILAR. BUT IT DOESN'T HAVE THE DEDICATED CENTER LANE. OKAY. BUT THERE WILL BE LIKE LIKE TAYLOR SAID, 15 MINUTE HEAD TIMES. IT'LL BE THEY ALSO HAVE LIGHT CONTROL ON THE BUSSES SO THEY WILL BE ABLE TO TURN SIGNALS. YEAH. OKAY. YEAH. IT'LL BE ABOUT AS HIGH A LEVEL OF SERVICE AS THEY CAN PROVIDE VIA BUS. OKAY. THAT ANSWERED THAT. SO SORRY TO INTERRUPT. NO PROBLEM. THAT'S A GOOD QUESTION. THE SECOND ONE ON THE ERCS. AREN'T WE KICKING THE PROBLEM DOWN THE ROAD? I MEAN,

[02:00:05]

THE WHOLE IDEA TO HAVE THESE REQUIREMENTS IS TO MAKE SURE THAT WE'RE NOT OVERLOADING THE SEWAGE SYSTEMS. AND IF WE'RE GOING TO TAKE AND SELL SOME FROM THE REDEVELOPMENT AGENCY TO THIS ENTITY, WHEN THOSE COMMERCIAL LOTS GET CREATED, ISN'T THAT GOING TO CAUSE A PROBLEM, THAT WE'RE GOING TO PUT THE BURDEN ON THEM TO HELP BUILD OUT THE NEW FACILITIES FOR THE SEWAGE? SO FIRST, SEWAGE ISN'T GOING TO BE A CONCERN. WATER IS MORE OF THE LIMITING FACTOR HERE. AND I GUESS THE GOOD THING, GOOD THING, BAD THING, WHATEVER COMMERCIAL USES, UNLESS IT'S A HOTEL, THEIR IRC COUNTS ARE GOING TO BE DRASTICALLY LOWER THAN THE RESIDENTIAL DEMAND. SO.

SO WE, AS WE'RE PLANNING TO DO COMMERCIAL THERE, THE CONCEPT IS BIG BOX. THAT'S SOMETHING THAT THEY DIDN'T JUST DO BY THEMSELVES. THEY TALKED WITH US BEFORE THEY PUT THAT DOWN. WE DON'T SEE THAT AS AS LIMITING AS A FACTOR AS IT COULD BE OTHERWISE. OKAY. AND THEN ON YOUR YOUR LITTLE PRINTOUT HERE THAT WE'VE BEEN READING THROUGH TODAY, WE MENTIONED THAT WE'RE, WE'VE PURCHASED OR THEY PURCHASED THE ABANDONED ROAD FROM 56. IS THAT REALLY THE OLD NEW BINGHAM HIGHWAY THAT THEY PURCHASED? SO THEY PURCHASED NEW BINGHAM HIGHWAY? YEAH, NEW BINGHAM HIGHWAY, BUT IT'S ALSO JUST ABOUT 7000FT■!S A LITTLE BT MORE. AND IT'S FROM WHAT THE OLD ALIGNMENT IS, YOU CAN SEE KIND OF ACROSS THE STREET WHERE ARCTIC CIRCLE IS. THERE'S THAT HALF MOON, THERE'S AN IDENTICAL ONE OF THOSE ON THE OPPOSITE SIDE NEXT TO THAT TOP BUILDING ON THE NORTH EAST CORNER. SO THEY'LL JUST BE PURCHASING THAT RIGHT THERE TO JUST STRAIGHTEN THAT OFF. IT'S ABANDONED RIGHT OF WAY THAT WHEN THE ROAD GOT STRAIGHTENED OUT IN 2004, BECAME THE CITY'S PROPERTY. WE HAD SOME UTILITIES AND EASEMENTS THROUGH THERE, BUT THERE'S NOT REALLY ANYTHING WE CAN DO WITH IT. SO WE'RE GOING TO BE SELLING IT TO THEM. THEY'RE GOING TO BE ABLE TO USE THAT FOR LANDSCAPING, AND IT HELPS THEM GET THEIR BUILDINGS A LITTLE BIT CLOSER TO THE ROAD, WHICH IS ALSO SOMETHING THAT WE WANT. ALL RIGHT. I APPRECIATE YOUR ANSWERS. THANK YOU. MR. ANDERSON. THANK YOU. COULD YOU GO BACK TO THAT SLIDE THAT HAD THE FIVE POINTS? THIS ONE RIGHT HERE. YEAH THAT'S THE ONE. PERFECT. SO I WANTED TO UNDERSTAND ON THE PARKING WITH THE GARAGE PARKING STALLS TO BE RENTED. IS THAT INCLUDED IN THE 1113 STALLS. IT IS. SO IF PEOPLE DON'T WANT TO RENT THEM, I MEAN, THE LIKELY OUTCOME IS THAT THEY'RE GOING TO PARK IN THE VISITOR SPOTS AND NOT PAY FOR THOSE SPOTS. SO EVERY UNIT WILL HAVE 1 OR 2 DEDICATED SURFACE STALLS. OKAY. AND IF THEY WANT TO PURCHASE A COVERED STALL OR A GARAGE STALL, THAT'S SOMETHING THEY CAN PURCHASE IN ADDITION TO THEIR RENT, BUT THEY WILL STILL HAVE TWO STALLS ASSIGNED TO THEM IF THEY HAVE A THREE BEDROOM OR TWO BEDROOM, ONE STALL ASSIGNED TO THEM IF THEY HAVE A ONE BEDROOM APARTMENT, RIGHT. BUT IF THEY HAVE THREE CARS, FOR EXAMPLE, AND THEY DON'T WANT TO PAY FOR THAT GARAGE STALL, THEN THEY'LL JUST PARK IN A VISITOR SPOT. SO MY I GUESS MY QUESTION IS, WHY WOULD WE GIVE A REDUCTION ON PARKING STALLS IN GENERAL? AND THEN ALSO OF THOSE REMAINING REDUCED PARKING STALLS, HAVE SOME OF THEM BE FOR ADDITIONAL CHARGE, WHICH SEEMS TO FORCE THE ISSUE OF RESIDENTS PARKING IN THE VISITOR SPOTS, MAKING VISITORS HAVE NOWHERE TO PARK. YEAH, SO THEY DID INCLUDE A PARKING STUDY. THEY LOOKED AT MULTIPLE MULTIFAMILY DEVELOPMENTS ALL ACROSS THE WASATCH FRONT. THEY CALCULATED WHAT THOSE PARKING RATIOS WERE, AND THEN THEY ADDED ADDITIONAL, I THINK, 5% BUFFER ON THE EDGE OF THAT TO CALCULATE WHAT THOSE COUNTS WERE GOING TO BE. IT'S ALSO IMPORTANT TO REMEMBER THAT, YOU KNOW, IF THE 584 OVER HALF OF THESE ARE STUDIO AND ONE BEDROOM. SO THE LIKELIHOOD THAT THOSE ARE GOING TO BE, YOU KNOW, 3 OR 4 CAR HOUSEHOLDS IS JUST NOT ACCURATE. IT'S GOING TO BE PROBABLY ONE CAR, MAYBE, MAYBE TWO CARS FOR A VAST MAJORITY OF THESE UNITS. AND SO IT IS A DECISION FOR THE COUNCIL TO MAKE. BUT I THINK WE'RE WE'RE FAIRLY COMFORTABLE WITH THE NUMBERS. THEY'RE NOT THEY'RE NOT ORDERS OF MAGNITUDE OFF OF WHAT THEY WOULD BE ASKING FOR IF THEY WERE JUST MEETING OUR TYPICAL STANDARDS. AND BETWEEN THAT, THE COMMERCIAL IS JUST COMING IN AND BEING ON A TRANSIT LINE. I THINK IT'S A FAIR ASK IF IT'S WRONG AND THE PLANNING COMMISSION

[02:05:02]

WANTS TO RECOMMEND A DENIAL OF THAT. THAT'S DEFINITELY WITHIN YOUR PURVIEW, THOUGH. OKAY, I DON'T HAVE ANY FURTHER QUESTIONS. I'LL JUST SAVE IT FOR OUR COMMENT PERIOD. COMMISSIONER ROBERTS, I KIND OF HAVE A FOLLOW UP QUESTION FOLLOWING COMMISSIONER ANDERSON'S, WHICH IS, DO WE HAVE A COUNT ON HOW MANY COVERED STALLS THERE ARE THAT ARE GOING TO BE FOR RENT? I'M SURE I DO. I DON'T HAVE OFF THE TOP OF MY HEAD. I HAVE A GUESSTIMATE AT ALL. I WOULD ASK THE APPLICANT APPLICANT TO COME UP. THEY'RE MORE IN TUNE TO THOSE NUMBERS. OKAY. YEAH. ALL RIGHT. YEAH. IF YOU COULD COME UP AND. I CAN LET ME PULL IT UP REAL QUICK, I'M GOING TO ANSWER THE QUESTION. I WANT TO MAKE SURE I ANSWER THE QUESTION, BUT I ALSO WANT TO MAKE SURE THAT I CAN ADDRESS WHAT'S BEEN SPOKEN ABOUT IN TERMS OF PARKING AND VISITOR STALLS. COMMISSIONER, YOU'RE NOT WRONG. THAT HAPPENS A LOT AT COMMUNITIES. AND WE HAVE TO WE ACTUALLY HAVE TO ENFORCE AGAINST IT BECAUSE IT ACTUALLY CREATES A LOT OF PROBLEMS WITHIN FOR THE RESIDENTS. SO EVERY SINGLE CAR THAT ENTERS THE COMMUNITY HAS TO BE REGISTERED. IF YOU ARE A GUEST, YOU HAVE TO REGISTER. IF YOU'RE A RESIDENT, YOU HAVE TO REGISTER IF YOUR CAR IS NOT REGISTERED. WE HAVE ACTIVE TOWING AND PATROLLING EVERY NIGHT, EVERY DAY THAT IF YOU ARE NOT REGISTERED, IT READS YOUR LICENSE PLATE, YOUR TOWED, AND THAT'S HOW WE ENFORCE IT BECAUSE THAT'S THAT'S AN ISSUE FOR US OPERATIONALLY, EVEN MORE SO THAN THAN JUST ABOUT ANYTHING ELSE. BECAUSE IF THE LAST THING THAT WE WANT AS, AS OWNERS AND OPERATORS IS TO, IS TO DISRUPT THE COMMUNITY, AND WE DON'T WANT THOSE CALLS BECAUSE ACTUALLY IT CAN GET FOR SOME OTHER COMMUNITIES, IT GETS VERY UGLY EVEN AT A AT A CITY LEVEL, AND WE WANT TO AVOID THAT ALTOGETHER. SO THAT'S HOW WE ENFORCE THAT COMPLETELY. IT'S ACTUALLY IT'S VERY, VERY STRICT ON HOW WE ENFORCE OUR PARKING ON THESE COMMUNITIES. AND I SHOULD HAVE TOUCHED ON THAT. OKAY. SO LET ME ASK YOU A QUESTION BASED ON THAT. I HAVE A FRIEND THAT'S GOING TO BE LIVING THERE. THEORETICALLY, AND I JUST WANT TO VISIT HIM FOR A FEW MINUTES. I HAVE TO GET REGISTERED BEFORE I CAN PARK THERE. YOU DO. HOW DO I DO THAT? THE RESIDENT WILL REGISTER YOUR VEHICLE WHEN YOU WHEN YOU PARK INTO YOUR GUEST.

SO WE HAVE BASICALLY AN APP. WE HAVE A COMMUNITY WIDE APP THAT EFFECTIVELY YOU HAVE TO REGISTER WITH MANAGEMENT. IF YOU WANT TO STOP IN THERE, YOU ACTUALLY CAN STOP IN ONLY AT STALLS THAT ARE BASICALLY RIGHT AT THE CLUBHOUSE AT THE LEASING AREA. BUT IF YOU WANT TO STAY OVERNIGHT OR IF YOU'RE VISITING YOUR FRIEND AND YOU'RE GOING TO STAY FOR 15 MINUTES OR AN HOUR, AND THAT TOW TRUCK PULLS UP AND IS PATROLLING AND YOU ARE NOT REGISTERED, YOU WILL BE TOWED. THERE WILL BE SIGNAGE TO WARN PEOPLE. YES, WE HAVE TO BECAUSE WE HAVE TO ACTUALLY INCLUDE IT IN OUR LEASE SO THE RESIDENTS ARE AWARE AND THEN WE HAVE TO MAKE IT CANDIDLY. WHAT WE WANT TO MAKE SURE IS NOT ONLY DO WE HAVE SIGNAGE, BUT WE ALSO WANT THE RESIDENTS THEMSELVES TO TELL THEIR GUESTS YOU WILL BE TOWED, LIKE, ALL RIGHT, THANK YOU. NO PROBLEM. LET ME GET YOU THE ANSWER ON THE CARPORT. PARKING. WE HAVE 1020 SURFACE STALLS, 625 CARPORTS AND 93 DETACHED GARAGES. I WOULD LIKE TO NOTE AS WELL, THAT IN ALL OF OUR COVERED PARKING IN OUR SUBURBAN PRODUCTS, THERE ARE 100% LEASED. WE HAVE NO EXCESS IN CARPORTS OR DETACHED GARAGES. DID YOU COULD YOU GIVE THAT NUMBER AGAIN? I'M NOT SURE THAT I FOLLOWED THE MATH ON THAT. SO WE HAVE SORRY OF THE. DETACHED GARAGES, 93 SURFACE. THE CARPORTS ARE NO. 9322. IS IT 625 OF THE SURFACE STALLS? IT'S 625 WITH THE SURFACE STALLS. SO TOTAL 1026 25 OF THOSE SURFACE STALLS BEING CARPORTS, HAVING A CARPORT. OKAY. SO OF THE 1113 STALLS, 625 OF THEM ARE THE CARPORT, ONES HAVE A CARPORT, HAVE A CARPORT, HAVE A CARPORT. BUT AND I IN THE END, BECAUSE WE'RE ASSIGNING THE STALLS TO THE UNITS, THE STALL COMES WITH THE UNIT. SO THERE ARE MOST LIKELY GOING TO BE UNITS WITHOUT A CHARGE THAT HAVE A CARPORT STALL. YEAH. THAT'S THE THAT'S THE QUESTION I HAD IS HOW MANY ARE ACTUALLY RESERVED FOR THE RENT OR CHARGE. SO EACH EVERY UNIT AS BASICALLY SHOWN THAT EVERY SINGLE UNIT WILL HAVE A ONE BEDROOM WILL HAVE A STALL, BE IT A STALL OR IN THIS CASE

[02:10:03]

BECAUSE OF THE AMOUNT OF CARPORTS, A POTENTIALLY CARPORT STALL, THE DETACHED GARAGES WILL BE FOR RENT, BUT THERE WILL BE AN ASSIGNED STALL TO THAT UNIT AND THAT'S GOING TO BE INCLUDED IN THE RENT IF IT'S OVER. AND ABOVE THAT, FOR INSTANCE, A SURFACE STALL THAT DOESN'T HAVE A CARPORT THAT WOULD BE FOR CHARGE OR YEAH, THAT WOULD BE FOR RENT, AND THEN THE TWO BEDROOMS AND THREE BEDROOMS WOULD HAVE TWO STALLS ASSIGNED INCLUDED IN THE RENT. RIGHT. AND NOT I MEAN, NOT TO PRESS THE POINT. AND MAYBE YOU DON'T HAVE THE MATH, BUT I'M JUST WONDERING, DO YOU KNOW HOW MANY TOTAL STALLS ARE FOR RENT VERSUS THE NET? YEAH, THE NET OF THE TWO, I CAN SAY WE WOULD HAVE TO CALCULATE THE CARPORTS IN TERMS OF HOW MANY OF THE CARPORTS IN EXCESS OF THE ASSIGNED STALLS WOULD BE FOR RENT, BUT I CAN SAFELY SAY THAT THE 93 DETACHED GARAGES THAT WE KNOW WILL BE SO, FOR INSTANCE, WHEN WE'RE CALCULATING THIS, THE 93 DETACHED GARAGES, WE KNOW THAT WE'RE GOING TO RENT THOSE FOR A CHARGE. BUT IN TERMS OF HOW IT'S ASSIGNED FOR ALL OF THESE DIFFERENT UNITS, IN TERMS OF THE AMOUNT OF CARPORTS, WE WOULD HAVE TO GET THAT MATH. THANKS. AWESOME. SO GOING BACK TO MY QUESTION, ROUGHLY HALF OF THE STALLS ARE ARE CARPORTS, CARPORTS OR GARAGES, RIGHT? I MEAN, IT'S A LITTLE BIT OVER HALF BUT BALLPARK HALF. YES, BUT SO I GUESS I GUESS I'M TRYING TO GET AT OR I'M TRYING TO UNDERSTAND IF THERE'S ONLY 500 TOTAL UNCOVERED PARKING SPOTS AND. PRESUMABLY THAT YOU'LL ASSIGN AS MANY OF THOSE AS YOU CAN TO PEOPLE WHO DON'T WANT A CAR, WHO DON'T WANT TO PAY FOR A CAR PARK BEFORE YOU START GIVING CARPORTS AWAY. WHERE TO GUESTS PARK IF ALL YOU KNOW, IF ALL OR MOST OF THE UNCOVERED SPOTS ARE GOING TO RESIDENTS WHO DON'T WANT TO PAY FOR OR HAVE A SECOND CAR, YOU KNOW, BECAUSE I'M ASSUMING THE THREE BEDROOM AND TWO BEDROOM UNITS, SINCE THEY HAVE TWO SPOTS DEDICATED. I MEAN, JUST WITH UNITS ALONE, WE'RE ALREADY WELL OVER WHAT THERE IS AS FAR AS UNCOVERED PARKING. SO LIKE YOU SAID, YOU HAVE TO USE THE YOU HAVE TO YOU HAVE TO GIVE AWAY COVERED PARKING. EVEN IF YOU'RE EVEN IF YOU DON'T COLLECT ON IT. YES.

BUT IF YOU DON'T SELL THAT OR YOU'RE GOING TO LEAVE COVERED PARKING AS GUEST PARKING AND ASSIGN OUT ALL THE UNCOVERED PARKING AS BEST AS YOU CAN. OR AND I UNDERSTAND THIS IS ALL HYPOTHETICAL, BUT YEAH, LIKE YOU SAID, THERE ARE 100% RENTED OUT, BUT HYPOTHETICAL EXISTS BECAUSE EVENTUALLY IT'S NOT HYPOTHETICAL, YOU KNOW, 100%. AND THESE ARE GREAT QUESTIONS.

AND THE CONCLUSION IS THAT WE'RE GOING TO PRIORITIZE THE GUEST PARKING STALLS BEING THE SURFACE STALLS. BECAUSE GIVEN THE FACT THAT WE HAVE THESE COVERED STALLS THAT WE'RE GOING TO ASSIGN TO THESE UNITS, THAT'S GOING TO COME WITH THE UNITS, WE'RE GOING TO PRIORITIZE THE COVERED PARKING TO OUR RESIDENTS SO WE CAN GET THEM OUT OF THE ELEMENTS. THAT'S GOING TO BE FOR SURE. THE SURFACE STALLS WILL MOST LIKELY BE WHERE WE WOULD SITUATE THE GUEST PARKING, BUT THE GUEST PARKING HAS TO BE SPREAD OUT AMONG ALL THREE PHASES, MEANING THAT WE HAVE TO MAKE SURE THAT THERE'S GUEST GUEST PARKING THAT'S PROXIMATE TO EACH BUILDING SO THAT WE DON'T, YOU KNOW, GUESTS ARE NOT GOING TOO FAR. BUT IN THAT, THAT WOULD BE COMPLETELY THERE WOULD BE SIGNS THAT ARE VERY CLEAR, GUEST PARKING HAS TO BE REGISTERED OR YOU WILL BE TOWED.

BUT TO YOUR POINT, COMMISSIONER, YOU KNOW, YEAH, WE WOULD PRIORITIZE THE CARPORTS, THE COVERED FOR THE RESIDENTS. SO JUST TO CLARIFY, THE MDA WILL STATE THAT 146 STALLS MUST BE GUEST PARKING SO THEY'LL HAVE AT LEAST 146, BECAUSE THAT'S ONE STALL PER 44 UNITS. SO THERE'LL BE 146 GUEST PARKING STALLS THROUGHOUT THE DEVELOPMENT. OKAY. SO THE WAY THAT YOU GUYS WILL, WILL HANDLE THAT MORE THAN LIKELY WILL BE YOU'LL SIPHON OUT YOUR 146 GUEST STALLS, AND THEN YOU'LL ASSIGN RESIDENT STALLS TO THE REST OF THE EMPTY PART OR THE REST OF THE UNCOVERED PARKING, AND THEN INTO COVERED PARKING AS A AS A FALLBACK BASED ON BASED ON PEOPLE WHO AREN'T PAYING FOR COVERED PARKING. EXACTLY, EXACTLY. AND WHAT WE HAVE FOUND TO BE HONESTLY THE EASIEST IS WE LITERALLY STRIPE THE STALLS. WE NUMBER THE STALL, SO IT'S ASSIGNED TO THE UNIT THAT MAKES IT EASIEST FOR US. SO THERE'S NO IT BECOMES AN OPERATIONAL NIGHTMARE WHEN IT'S A FIRST COME, FIRST SERVE. SOME PEOPLE DO THAT. WE PREFER TO DO IT WHERE IT'S ACTUALLY NUMBERED.

OKAY, WELL THAT GIVES ME A LITTLE BIT OF PEACE OF MIND AND KIND OF ANSWERS THAT QUESTION ABOUT, YOU KNOW, A LOT OF CONVOLUTED PARKING STUFF. NO. THANK YOU FOR GOING WAY ABOVE AND BEYOND ON THAT DETAIL. OH, NO. ABSOLUTELY. THANK YOU FOR ASKING THE QUESTIONS.

COMMISSIONER ANDERSON. JUST TO BE FAIR FOR YOU, I ACTUALLY DO WANT TO GIVE THIS COMMENT AND SEE WHAT YOU WOULD HAVE TO HOW HOW YOU WOULD RESPOND. SO I DON'T LIKE THAT WE ARE GIVING A REDUCTION OF PARKING STALLS IN GENERAL, BUT I REALLY DON'T LIKE THAT YOU'RE FURTHER REDUCING THE PARKING STALLS BY HAVING AT LEAST 93 OF THEM BE FOR RENT. SO WHILE THE CODE REQUIRES YOU TO

[02:15:09]

HAVE 152 STALLS, YOU'RE, YOU KNOW, YOU'RE PROPOSING TO GET RELIEF FOR 39, BUT THEN YOU WANT TO CHARGE FOR ANOTHER AT LEAST 93. AND SO YOU'RE ACTUALLY REDUCING WHAT THE CODE WOULD REQUIRE BY WELL OVER 120, 150 STALLS TO GET YOU MORE MONEY ON THE PROJECT. SO I REALLY DON'T LIKE I DON'T UNDERSTAND WHY WE AS A CITY WOULD GIVE THAT SORT OF A CONCESSION AND THEN FURTHER REDUCE THE FREE PARKING TO ALLOW YOU TO MAKE MONEY ON THE PARKING. THAT DOESN'T SEEM RIGHT WHEN THE CITY CODE IS FOR THE BENEFIT OF ALL RESIDENTS TO LIMIT YOUR, YOU KNOW, PARKING RUNOFF INTO OTHER PLACES, I DON'T I DON'T SEE HOW WE'RE DOING JUSTICE TO THE CITY BY GIVING YOU THAT REDUCTION AND THEN ALLOWING YOU TO MAKE MONEY ON ANOTHER 9300, WHATEVER STALLS. SO THAT WOULD BE MY COMMENT THAT WOULD GO TO THE CITY COUNCIL. BUT WHILE YOU'RE HERE, WHAT WOULD YOU SAY IN RESPONSE TO THAT? NO, I APPRECIATE THE COMMENT AND I'M GRATEFUL FOR IT BECAUSE WE ACTUALLY HAVE THE DATA THAT WE RAN WITH HALES ENGINEERING OUR ACTUAL PARKING STUDY. GIVEN THE FACT THAT THE COMMITTEE AS A WHOLE, IT WAS REALLY IT WAS ONE OF THE TOP ISSUES THAT WAS DISCUSSED WHEN WE RAN THAT STUDY WITH THE INTERNATIONAL TRANSPORTATION ENGINEERS CODE AND WITH A 5% BUFFER, THEY CONCLUDED THAT THE TOTAL NUMBER OF PARKING STALLS FOR OUR UNIT MIX WAS 852, WHEN THEY ACTUALLY RAN A STUDY FOR ALL OF COMPARABLE PROJECTS IN AND AROUND WEST JORDAN, THEY CONCLUDED THAT THE TOTAL USAGE WAS 839. SO AT 1113, WE'RE ACTUALLY AT AN EXCESS OF 274 STALLS BASED ON ACTUAL USAGE.

WHILE WE APPRECIATE THE CODE, AND WE APPRECIATE ACTUALLY WHAT THE CITY IS TRYING TO ACHIEVE TO NOT HAVE ANY TYPE OF EXCESS PARKING, WE KNOW THERE'S NOT GOING TO BE ANY PARKING ALONG 8600, AND WE KNOW THERE'S NOT GOING TO BE ANY PARKING ALONG 56. WE ALSO KNOW THAT THIS IS GOING TO BE BUS RAPID TRANSIT. THERE ARE PEOPLE DO USE THIS, ESPECIALLY RENTERS, AND THEY USE PUBLIC TRANSIT. AND THAT WILL FURTHER ALLEVIATE THE CONCERN WITH THAT. THE 93 DETACHED GARAGES, THIS IS ACTUALLY SOMETHING THAT'S DESIRED FROM FROM THE RESIDENTS THEMSELVES.

THEY LIKE TO BE ABLE TO HAVE THESE DETACHED GARAGES BECAUSE THEY'RE ACTUALLY HAVING A LOWER RENT RATE BY NOT HAVING COVERED PARKING, LIVING IN A SURFACE PARKED COMMUNITY. BUT AT THE SAME TIME, SOME OF THEM REALLY DO WANT TO PARK THEIR VEHICLE IN A DETACHED GARAGE. THERE'S A COST TO BUILD THOSE GARAGES. THOSE GARAGES ACTUALLY ARE NOT AS EASY AS ONE WOULD THINK THAT YOU WOULD THINK. IT WOULD JUST BE BUILT LIKE A SHED ACTUALLY ISN'T. AND THERE'S A LOT THAT GOES INTO THAT. SO WE CHARGE FOR THAT BECAUSE WE NEED AN ECONOMIC RETURN FOR THE COST THAT WE'RE INCURRING TO BUILD THOSE DETACHED GARAGES. SO THIS WAS SOMETHING THAT WE KIND OF PUT TOGETHER IN OUR MDA, MDP AND THE STUDIES. AND I'M GRATEFUL FOR THE QUESTION BECAUSE THAT'S HOW I WOULD RESPOND, IS THAT WE REALLY HAVE TRIED TO DO OUR HOMEWORK AND OUR DUE DILIGENCE, AND WE'RE TRYING TO BE GOOD STEWARDS OF THE COMMUNITY BY, YOU KNOW, WE'RE NOT TRYING TO MAKE I WOULD SAY THAT WE'RE NOT TRYING TO MAKE MORE MONEY ON THE PARKING STALLS FOR THE SAKE OF MAKING MORE MONEY, IS BECAUSE WE GENUINELY BELIEVE THAT WE WILL HAVE NO PARKING ISSUES BASED ON THE DATA THAT WE'VE PROVIDED. THANK YOU, THANK YOU. OKAY, ANY MORE QUESTIONS? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. SO IF YOU'RE HERE TO SPEAK ABOUT THIS, YOU'LL HAVE THREE MINUTES.

PLEASE STATE YOUR NAME. SO MY NAME IS STEVE ANDERSON. AND. YOU KNOW, GENERALLY THIS WAS ZONED TO BE MEDIUM DENSITY HOUSING. CORRECT. THE BRIDGE, THE GAP BETWEEN WHAT I CALL MY BACKYARD AND WHAT THEY'RE PROPOSING. SO I TOOK A DIRECT IMPACT WHEN 8600 BUILT A BRIDGE OVER MOUNTAIN VIEW, BECAUSE MY BACKYARD USED TO HAVE A NICE VIEW. I LOST EQUITY IN MY HOME BECAUSE OF THAT BRIDGE, AND NOW I'M LOOKING AT LOSING MORE EQUITY IN MY HOME BECAUSE OF HIGH DENSITY HOUSING.

THERE'S A DIRECT IMPACT ON SCHOOLS. OUR SCHOOLS IN THE AREA ARE ALREADY TAXED, AND NOW YOU'RE GOING TO BRING 584 MORE UNITS IN THERE. SO IT'S GOING TO TAX THEM EVEN FURTHER. THE INFRASTRUCTURE STRAIN. WE ALREADY KNOW IT'S HARD ENOUGH TO GET FROM. SAY, REDWOOD ROAD TO

[02:20:03]

THE OTHER SIDE OF THE MOUNTAIN VIEW. SO IF YOU BRING IN ANOTHER 1200 CARS OR PLUS CARS, IT'S GOING TO PUT THE STRAIN THERE. MY PROPERTY VALUES, LIKE I SAID, HAVE ALREADY DROPPED AND THEY'RE GOING TO FURTHER DROP BECAUSE OF THAT. MEDIUM DENSITY HOUSING WAS TO BRIDGE THE GAP. IT WAS PROPOSED TO BRIDGE THE GAP BETWEEN OUR NEIGHBORHOOD AND HIGH DENSITY HOUSING. SO NOW WHY WOULD WE AS A CITY, ALLOW THAT GAP TO BE TAKEN AWAY? AND ME, AS A HOMEOWNER, I WANT TO FIGHT WITH EVERYTHING I CAN BECAUSE I DON'T WANT TO SEE HIGH DENSITY HOUSING IN MY DIRECT BACKYARD.

SO HOW IS THIS GOING TO BENEFIT A HOMEOWNER? AND ALSO SOMEBODY THAT HAS THEIR KIDS GOING TO SCHOOL? SO MY QUESTION TO THEM IS WHY? WHY PROPOSE SOMETHING WITH SO MANY UNITS. IN SUCH A SMALL AREA THAT'S ALREADY IN A TAXED AREA? AS FAR AS SCHOOLING, AS FAR AS SHOPPING, AS FAR AS JUST INFRASTRUCTURE. SO HOW DO THEY ANSWER THAT? OVERCROWDING, I MEAN. OUR PARKS ARE ALREADY CROWDED AND NOW YOU'RE GOING TO BRING THEY SAY THEY'RE GOING TO BRING IN AMENITIES IN THAT AREA.

ARE THOSE GOING TO BE OPEN TO THE PUBLIC? ARE THEY GOING TO BE JUST FOR RESIDENTS? BECAUSE THERE'S A LOT OF THINGS THAT THAT COME INTO MY MIND WHEN I SEEN THIS. YEAH, I'M A YEAR LATE. I KNOW THIS WAS A YEAR AGO, BUT WHAT DO THEY SAY? OKAY, SIR, YOUR TIME IS UP. THANK YOU.

MY NAME IS JUSTIN ANDERSON, AND I'M NOT PLEASED WITH THIS. WITH THIS? SITUATION. BECAUSE AS MY HUSBAND SAID, THIS HAS ALREADY REDUCED OUR HOUSE VALUE. I WORK SO HARD DAY AND NIGHT. I WALK IN THE RAIN, IN THE SUN, IN THE HEAT, IN THE COLD, AS A CROSSING GUARD. AND I WORK AT THE SCHOOL TO HELP THE SCHOOL. I'M NOT. I DON'T HAVE THAT MUCH MONEY. THE ONLY INHERITANCE THAT I HAVE TO LEAVE TO MY DAUGHTER IS THAT HOUSE. WE STRUGGLE TO HAVE THAT HOUSE. MY HUSBAND HAS BEEN IN FINANCIAL DIFFICULTY AND BECAUSE THEY STOLE OUR SOCIAL SECURITY NUMBER AND WE PUT 15 YEARS, WE STRUGGLE TO GET INTO HOUSING. AND NOW WE FINALLY GOT THE HOUSE BY THE GRACE OF GOD. AND THIS IS WHAT IS HAPPENING. YES, WE HAVE SCHOOL. OUR THE HIGH SCHOOL IS ALREADY OVERCROWDED AND I DON'T KNOW HOW MANY THOSE RESIDENTS. WHERE ARE THOSE CHILDREN GOING TO GO TO SCHOOL IN COPPER HILL OR IN FOX HOLLOW? THAT IS ALREADY TOO MUCH OVERCROWDED POPULATION FOR THAT PLACE. AND YES, IT WAS AMERICAN DREAM FOR EVERY AMERICAN HOMEOWNER TO HAVE TO HAVE A HOUSE OF THEIR OWN.

AND I DON'T SEE THIS AS MAKING AMERICA HAVE AMERICAN OWNER HAVE THEIR DREAM BECAUSE IT'S FOR RENT. IT'S NOT FOR HOMEOWNER TO OWN IT. IT'S FOR THE RICH PEOPLE TO KEEP ON GETTING RICH. AND THAT IS NOT HELPING AMERICANS TO BE HOMEOWNER. THIS IS TO HELP THE RICH PEOPLE GET RICH. AND I'M NOT PLEASED WITH THAT BECAUSE IT DEVALUE MY HOUSE VALUE BY SO MUCH AND NOW IS GOING TO EVEN MAKE IT WORSE. I CAN'T EVEN SIT IN MY BACKYARD BECAUSE OF THE OVERHEAD, THE NOISE, THE TRAFFIC IS SO BAD I DON'T I WE WANT TO INVITE YOU PEOPLE. SORRY. EXCUSE ME FOR MY LANGUAGE AND MY ACCENT. I'M NOT FROM AMERICA. BECOME A US CITIZEN NOW. AND THIS. IT HURT ME AS A US CITIZEN. THIS IS MY DREAM. TO HAVE TO HAVE A PLACE THAT I CAN SEE AND SLEEP IN PEACE WITHOUT ALL THE NOISE FROM THE TRAFFIC. I CAN SLEEP IN MY BACKYARD. WE'VE BEEN IN THAT HOUSE FOR FIVE YEARS. I HAVEN'T BEEN ABLE TO SIT IN MY BACKYARD EVEN BEFORE THE BRIDGE. IT WAS

[02:25:05]

TOO OVERCROWDED, THE NOISE WAS UNBEARABLE. AND NOW ON TOP AGAIN, I LOSE MY PEACE OF MIND AND THE AND THE PRIVACY. I LOST MY PRIVACY AND ALL OF THESE RESIDENTS THAT ARE GOING TO COME. I DON'T KNOW HOW SECURE AM I GOING TO BE LIVING IN THAT NEIGHBORHOOD, AND I CANNOT AFFORD LIVING SOMEWHERE ELSE BECAUSE THE PRICES OF HOUSES ARE UP. THANK YOU MA'AM, YOUR YOUR TIME IS UP. ANYBODY ELSE WOULD LIKE TO SPEAK ON THIS? IF YOU'RE ONLINE, PLEASE RAISE YOUR HAND.

THERE ARE NO HANDS RAISED ONLINE. OKAY. ALSO, I THINK ALL OF YOU GUYS HAVE SEEN THE EMAIL THAT WAS SENT OUT, SO WE'LL ADD THAT TO THE MINUTES ALSO. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENT AND OR ACTION. J OR CHAIR, THERE IS ONE. THEY DID RAISE THEIR HAND. OKAY. SORRY, WE WILL NOT CLOSE THE PUBLIC HEARING. GO AHEAD AND STATE YOUR NAME. JEREMY. JEREMY? YEAH. CAN YOU HEAR ME? OKAY. YES WE CAN. THANK YOU. THANK YOU. SO MY NAME IS JEREMY DRAPER. I ALSO LIVE IN THE PERRY HOME COMMUNITY JUST NORTH OF THAT PROPOSED DIVISION OR COMMUNITY. AND I HAVE TO SAY, TOO, I AGREE WITH YOU, ANDERSON, THAT WE DON'T HAVE THE INFRASTRUCTURE OUT HERE FOR THE ADDED POPULATION, IF YOU WILL.

SO THE TRAFFIC ALREADY IS PRETTY, PRETTY HIGH, RIGHT? SO GETTING FROM THE WRATH TO REDWOOD OR EVEN CROSS MOUNTAIN VIEW IS PRETTY, PRETTY BAD THESE DAYS. SO I'M KIND OF CONCERNED WITH WITH THE NEW TRAFFIC AND POPULATION THERE, THE BURDEN THAT'S GOING TO HAVE ON MY HOME AS WELL IS, YOU KNOW, FAR AS TAXING GOES AND THE VALUE. AND THEN ALSO THESE SCHOOLS LIVE ALL THOSE ADDITIONAL UNITS, YOU KNOW, WHERE THOSE WHERE THOSE STUDENTS GOING TO GO. YOU KNOW, WE HAVE TWO SCHOOLS ON EITHER SIDE OF US CURRENTLY. AND JUST WITH THE ADDED TRAFFIC FOR THAT, THE LACK OF INFRASTRUCTURE THAT THOSE SCHOOLS ARE GOING TO HAVE DUE TO THE POPULATION INCREASE, I'M QUITE CONCERNED THAT THAT'S GOING TO LOOK LIKE OUTSIDE OF YOU KNOW, I'M CONCERNED TO YOU WITH, YOU KNOW, CRIME RATE GOING UP, YOU KNOW, YOU NEVER KNOW WHO'S GOING TO MOVE IN THERE.

BUT BEING A FORMER RENTER MYSELF AND, YOU KNOW, CONCERNED WITH PEOPLE PARKING ON THE STREETS WHERE, YOU KNOW, YOU MAY HAVE A COUPLE OF, YOU KNOW, STALLS ASSIGNED TO A 2 TO 3 BEDROOM.

BUT IF YOU KNOW, YOU HAVE A THIRD CAR, MOVE MY WIFE, YOU HAVE THREE VEHICLES, YOU'D BE FORCED TO USE A GUEST PARKING. AND MEANWHILE, I AGREE WITH, YOU KNOW, HAVING A TOW COMPANY COME IN AND, YOU KNOW, DO THEIR DUE DILIGENCE WITH, YOU KNOW, TOWING THOSE THAT ARE NOT REGISTERED, THEY'RE NOT GOING TO BE ABLE TO REALLY IDENTIFY WHO IS A GUEST AND WHO'S A RESIDENT. SO THAT SHOULD BE KIND OF CONSIDERED AS WELL. SO I JUST THINK IT'S GOING TO BE JUST WAY OVERCROWDED IN THIS AREA. AND THAT'S WHY THE BRIDGE WAS PUT THERE TO BEGIN WITH, WAS TO ALLEVIATE SOME OF THAT THREAT THROUGH TRAFFIC FROM 90TH NOW DEVIATED IN TO MY NEIGHBOR'S BACKYARDS. SO YEAH, I JUST HOPE THAT'S TAKEN INTO CONSIDERATION WITH, YOU KNOW, THE LACK OF INFRASTRUCTURE THAT'S THAT'S GOING TO DO TO OUR, YOU KNOW, THE VALUE OF OUR HOMES. SO THAT'S ALL I GOT TO SAY. THANK YOU FOR THE TIME. THANK YOU JEREMY. BEFORE I CLOSE IT FOR A FINAL TIME. LET'S WAIT.

OKAY. NOW WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING BEFORE I BRING IT UP TO THE BODY HERE.

THIS BODY IS JUST A RECOMMENDED RECOMMENDING BODY TO THE CITY COUNCIL. SO I WANT TO MAKE SURE EVERYBODY'S AWARE OF THAT. WE DO REALLY APPRECIATE YOUR COMMENTS. BUT IF YOU WANT TO SEE THIS FURTHER, EXCUSE ME, YOU'LL HAVE ANOTHER OPPORTUNITY WITH THE CITY COUNCIL. OKAY. WITH THAT BEING SAID, ANY COMMENTS, COMMISSIONER ANDERSON? YES. AND THIS THIS MAY BE SOMETHING WE'LL NEED SOME STAFF HELP, BUT DO WE HAVE AN UNDERSTANDING TO ADDRESS SOME OF THE CONCERNS ABOUT INFRASTRUCTURE AND BURDEN ON SCHOOLS AND, YOU KNOW, LACK OF THINGS? DO WE HAVE AN UNDERSTANDING OF HOW MUCH TAX REVENUE, PROPERTY TAX REVENUE WOULD COME IN FROM THIS TYPE OF A DEVELOPMENT, AS OPPOSED TO THE TAX REVENUE THAT WOULD HAVE COME IN IF WE LEFT IT AS MEDIUM DENSITY HOUSING. SO DOES MORE TAX REVENUE COME IN IF WE DO THIS MASTER DEVELOPMENT OR DOES

[02:30:03]

LESS TAX REVENUE COME IN? YEAH, THAT'S A GOOD QUESTION. FIRST, TO TOUCH ON YOUR QUESTION ABOUT INFRASTRUCTURE. WE HAVE THE INFRASTRUCTURE IN THIS LOCATION. WE HAVE TWO COLLECTOR ROADS AND A FREEWAY THAT BORDER THIS. WE HAVE TALKED ABOUT THE UTILITY CONSIDERATIONS. THAT'S THAT'S CONSIDERED. AND WE HAVE ENOUGH THERE. WE'RE NOT ABLE TO BY LAW ACCOUNT FOR WHAT THE IMPACT WILL BE ON SCHOOLS, SCHOOL DISTRICTS OR THEIR OWN GOVERNMENT AGENCY. AND THEY HAVE THEIR OWN TAX AND WAY THAT THEY TAILOR. IT'S HARD TO UNDERSTAND YOU. COULD YOU TALK INTO THE MIC? YEAH. SORRY.

WE'RE NOT ABLE TO TAKE ACCOUNT THE IMPACT ON SCHOOLS AS PART OF OUR LAND USE ACTIONS. THE SCHOOL DISTRICT IS A GOVERNMENT BODY AND THEY HAVE THEIR OWN WAYS TO ADDRESS THAT. TO YOUR QUESTION ON WHAT WILL HAVE A HIGHER TAX ROLE TO THE CITY, IT'S THIS DEVELOPMENT COMPARED TO MEDIUM DENSITY RESIDENTIAL. THIS WILL PROVIDE A LOT MORE TAXES TO THE CITY. THIS THIS DEVELOPMENT THAT THE MODIFIED OR THE MASTER DEVELOPMENT AGREEMENT PROVIDES A LOT MORE TAX REVENUE. AND IS THAT BASED ON THE PROPERTY TAX BILLING, THE PORTION OF THE PROPERTY TAX THAT COMES TO THE CITY, CORRECT. IT'S THE NUMBER OF THINGS. YES. AND THE AMOUNT OF SERVICES THAT YOU NEED TO PROVIDE FOR A HIGHER DENSITY IS ACTUALLY LOWER PER CAPITA THAN WHEN YOU DECREASE THE DENSITY.

RIGHT. BUT JUST TO KIND OF TO HELP THE RESIDENTS ADDRESS THEIR CONCERNS, IF THIS IF THIS PROJECT BRINGS IN A LOT MORE PROPERTY TAX REVENUE, OF WHICH THE SCHOOL DISTRICTS AND THE COUNTY SHARE IN, CORRECT, THEN THEY WOULD GET MORE MONEY AND THEREFORE WOULD BE ABLE TO PROVIDE MORE SCHOOL BUILDINGS AS A RESULT OF THIS PROJECT, COMPARED TO MEDIUM DENSITY HOUSING. CORRECT? OKAY. JUST WANT TO MAKE SURE THAT'S A FAIR STATEMENT TO SOMEWHAT ADDRESS WHAT WE CAN IF WE CAN. SO MY GENERAL COMMENT IS, AS YOU'VE AS YOU'VE HEARD, I REALLY DON'T LIKE THE IDEA THAT WE'RE REDUCING THE PARKING AND THEN FURTHER GRANTING THE ABILITY TO RENT SPACES. I MEAN, IF YOU'RE SUPPOSED TO HAVE A LIMIT 152 SPACES, THEN HAVE 152 SPACES, AND IF YOU NEED AN ACCOMMODATION OF 39 STALLS, OKAY, BUT I DON'T WANT YOU TO TAKE ANOTHER HUNDRED AND MAKE PEOPLE PAY FOR THOSE, BECAUSE I REALLY THINK THAT WHAT'S GOING TO HAPPEN IS YOUR FRIENDS ARE GOING TO BE PARKING AT, I DON'T KNOW WHAT THE COMMERCIAL AROUND THERE IS, BUT AT THE HOME DEPOT OR WHATEVER, AND THEY'RE GOING TO SAY, WELL, I'M ONLY GOING TO BE THERE FOR THREE HOURS. WELL, YEAH, JUST PARK AT THE HOME DEPOT AND JUST RUN OVER, YOU KNOW, AND SEE ME.

SO I, I JUST, I, I CAN'T GET AROUND THE FACT THAT IT'S ONE THING TO REDUCE PARKING, BUT IT'S AN ENTIRELY DIFFERENT THING TO THEN TAKE ANOTHER HUNDRED STALLS OR MORE AND MAKE PEOPLE PAY FOR THOSE, BECAUSE I DON'T THINK THEY'RE GOING TO PAY FOR THEM. AND I THINK THEY'RE GOING TO SKIRT THE SYSTEM BY PARKING WHEREVER THE OVERFLOW CAN BE. SO I DON'T KNOW THAT WE NECESSARILY MAKE A NEGATIVE RECOMMENDATION, OR IF WE CAN DO LIKE A LINE ITEM VETO, I REALLY DON'T KNOW WHAT OUR PROCEDURE IS. AND MAYBE, DUNCAN, YOU'RE GOING TO HAVE TO HELP WITH THIS A LITTLE BIT OF WHAT WE CAN AND CAN'T DO OR LARRY, BUT THAT THAT'S MY GENERAL CONCERN. AND IF THAT'S SHARED, THEN I'D LIKE TO EXPLORE HOW WE ADDRESS IT. I THINK IT'S JUST UNDER THAT MDA. SO THE SECOND ONE THAT WE HAVE HERE, WE'RE TALKING ABOUT SUBJECT REQUIREMENTS APPROVAL. WE JUST EITHER STRIKE OR MODIFY REQUIREMENT NUMBER 3 OR 4, WHICHEVER THAT IS ON PARKING. SO I AGREE WITH THE SENTIMENT. COMMISSIONER HATCH, I PRESUME THERE WILL BE A TRAFFIC STUDY DONE AT SOME POINT. THEY'VE DONE THREE. THEY'VE DONE THREE TRAFFIC. THEY HAVE DONE THREE TRAFFIC STUDIES. AND THERE'S EVEN THOUGH THIS COULD BE AT EXCESS OF, LET'S SAY, I DON'T KNOW, THOUSAND CARS OR LESS, IT'S NOT GOING TO IMPACT OR IT WILL IMPACT. DO WE KNOW. YEAH.

SO ONE CONDITION. NUMBER FIVE I THINK IT IS ON THE MASTER DEVELOPMENT PLAN IS THEY'LL HAVE TO DEVELOP A SIGNAL THERE ON 5600. THEY'LL SAY THAT THEIR WARRANTS SHOW THAT THAT'S NOT ACTUALLY MET YET, BUT IT WAS PART OF THE CELL. BUT WE HAVE LOOKED AT THIS VERY CLOSELY.

THAT'S WHY WE'VE ACTUALLY HAD THREE TRAFFIC STUDIES, BECAUSE OUR TRAFFIC ENGINEER HAS GONE BACK AND FORTH, AND WE SHOW THAT WE CAN HANDLE THE TRAFFIC WITH THIS PROJECT. GREAT. THANK YOU.

AND THEN JUST ONE LAST QUESTION FOR THOSE WHO DO THIS FOR A LIVING, WHAT DOES HAVING A RENTAL APARTMENT OR A DEVELOPMENT LIKE THIS DO TO PROPERTY VALUES? I HAVE READ SOME THINGS ONLINE WHERE IT DOESN'T IMPACT PROPERTY VALUES. I IT ACTUALLY INCREASES PROPERTY VALUES BECAUSE OF THE IT INCREASES THE WHOLE AREA. WITH COMMERCIAL AND MORE PEOPLE LIVING THERE. BUT I'VE ALSO READ SOME NEGATIVE THINGS ABOUT HOW THIS IMPACTS PROPERTY VALUES. SO I MEAN I DON'T KNOW IF THAT'S SOMETHING WE CAN ADDRESS AT THIS POINT OR IF ANYONE HAS ANYTHING THAT THEY'D LIKE TO ADD BECAUSE I DON'T KNOW. SO I COULD PROBABLY ADDRESS A FEW OF THESE

[02:35:05]

ISSUES YOU'VE RAISED. PROBABLY START WITH THE PROPERTY VALUES, TYPICALLY AS A LAND USE AUTHORITY AND PLANNING COMMISSION, YOU'RE NOT FOCUSED ON PROPERTY VALUES, RIGHT? THAT'S SOMETHING THAT THE COUNCIL CAN FOCUS ON. OR APPRAISERS OR OTHER PROFESSIONALS, BUT IS NOT PART OF THE YOUR EVALUATIVE PROCESS. RIGHT. THIS PARTICULAR SET OF APPLICATIONS YOU'RE LOOKING AT TONIGHT, THE SECOND PART OF MY ANSWER IS, YOU KNOW, YOU'RE FOCUSED ON THE RECOMMENDING ON THE LEGISLATIVE ACTIONS, RIGHT TO THE COUNCIL. SO YOU'RE LOOKING AT THE MAP AMENDMENTS FOR THE FUTURE LAND USE MAP, THE REZONE AND ALSO THE MASTER DEVELOPMENT PLAN. SO THOSE ARE ARE THINGS WHERE YOU DO HAVE A FAIR AMOUNT OF DISCRETION IN MAKING YOUR RECOMMENDATIONS. REMEMBER THAT THERE'S THE CRITERIA IN THE STAFF REPORT. IF YOU WERE TO MAKE A NEGATIVE RECOMMENDATION, YOU'D HAVE TO IDENTIFY ONE OF THOSE CRITERIA AND REASONS WHY THERE WAS A NEGATIVE MOTION. IF YOU FIND POSITIVE IN ALL, THEN YOU'D OF COURSE MAKE A POSITIVE RECOMMENDATION. NOTHING PRECLUDES YOU THIS. THIS MAY BE THE THIRD PART OF MY ANSWER FROM MAKING A POSITIVE RECOMMENDATION, BUT IDENTIFYING CERTAIN CONCERNS THAT YOU STILL HAVE AND MAKING IT, BECAUSE I THINK THAT'S HELPFUL TO THE COUNCIL, RIGHT. A LOT OF TIMES, ESPECIALLY WITH THESE RECOMMENDATIONS TO THE COUNCIL, LIKE THIS, VERY NUANCED. THE COUNCIL, I THINK, APPRECIATES MORE THAN JUST A NEGATIVE OR A POSITIVE RECOMMENDATION. I THINK THEY APPRECIATE WHAT INDIVIDUAL CONCERNS ARE. AND THEN, YOU KNOW, SPECIFICALLY, YOU KNOW, WHY YOU THINK THAT WAY. RIGHT. AND EVEN IF YOU DON'T HAVE A WAY TO RESOLVE IT, AT LEAST THE COUNCIL IS AWARE OF THE CONCERN. THEY CAN TAKE THAT INTO ACCOUNT AS THEY'RE MAKING A FINAL DECISION. I THINK I THINK THAT'S HELPFUL BECAUSE YOU'RE ADDING A WHOLE NOTHER LAYER, RIGHT? I MEAN, THE STAFF HAS HAS INDICATED THEIR THOUGHTS, CONCERNS AND SO FORTH. YOU CAN ADD YOUR ADDITIONAL THOUGHTS AND CONCERNS AND IDEAS. SO HOPEFULLY THAT'S HELPFUL AND RESPONSIVE TO YOUR MAIN CONCERNS THAT YOU JUST IDENTIFIED. AND I'M ASKING THE QUESTION JUST FOR THE FOR THOSE RESIDENTS WHO HAVE LIVED HERE AND PUT MONEY INTO THEIR HOMES.

AND I MEAN, WE CAN VERY HARSHLY SAY YOUR RIGHTS END AT YOUR PROPERTY LINE. BUT EVEN THOUGH THAT'S ACCURATE, IT STILL DOESN'T APPEASE THAT. YOU'VE NOW GOT TO DEAL WITH ALL THIS OTHER STUFF GOING ON. SO I'M JUST TRYING TO FIGURE OUT HOW TO HOW TO ASSUAGE THE FEELINGS OF LOSS THAT THE HOMEOWNERS ARE FEELING. AND I REALIZE THAT'S VERY MUCH OUT OF OUR PURVIEW. YEAH. I'M I, I WOULD AGREE ON THE PARKING. HOWEVER I HAVE SEEN IN OTHER DEVELOPMENTS, THE WHEN YOU CAN RENT A GARAGE UNIT OR RENT A RENT A GARAGE, IT REALLY IS A SELLING FEATURE. AND THE BENEFIT IS, IS IT MAKES ALL THE OTHER UNITS BECAUSE IT'S SURFACE PARKING OR JUST COVERED PARKING.

IT MAKES THE DEVELOPMENT LESS EXPENSIVE FOR RENT. SO BY CREATING A FEW GARAGES FOR THOSE THAT WANT TO PAY FOR IT, IT REDUCES. IT REDUCES THE COST OF THE WHOLE UNIT, ALL THE UNITS.

SO I CAN SEE WHY THEY'RE DOING THAT, BECAUSE IT DOES MAKE IT. IT'S MORE BENEFICIAL FOR EVERYONE. AND THEN THOSE THAT WANT TO INCUR THAT COST CAN. SO I DON'T HAVE A PROBLEM WITH THE PARKING. I THINK THE DEVELOPMENT'S REALLY NICELY DONE. I THINK IT'S GOING TO BE A GREAT ADDITION TO THE WEST SIDE. I THINK THERE'S SOME FINE TUNING THAT NEEDS TO HAPPEN, BUT I THINK THEY'RE THEY'RE ON THE RIGHT TRACK. OKAY. DOES ANYBODY WANT TO MAKE A MOTION? EITHER POSITIVE OR NEGATIVE? I'VE GOT STILL OH SORRY. SORRY TWO. THE TWO ISSUES AND ONE OF THEM IS PARKING. I STILL HAVE A PROBLEM WITH THE USE WHERE THEY HAVE TO PURCHASE THE USE FROM RDA. I THINK THE EU SHOULD STILL BE THERE FOR THAT. SO THOSE ARE STILL MY TWO CONCERNS REGARDLESS. AND I MIGHT JUST ADD, I, I DO APPRECIATE COMMISSIONER HATCH'S STATEMENT ON HOW THE COVERED PARKING HELPS TO LOWER THE RENT OF THE REST. MY CONCERN WITH THAT IS I THINK THAT RENT IS GOING TO BE DICTATED JUST BY THE MARKET IN GENERAL. AND SO WHAT I THINK IS THE COVERED PARKING OR THE PAID FOR GARAGES JUST BECOME A WINDFALL BECAUSE I WHILE IN THEORY THAT RENT SHOULD SUBSIDIZE THE RESIDENTIAL RENT, I DOUBT THAT ACTUALLY HAPPENS IN

[02:40:05]

PRACTICE BECAUSE I THINK A ONE BEDROOM IS GOING TO GO FOR WHAT A ONE BEDROOM GOES FOR. AND I DON'T THINK THERE'S GOING TO BE ANY PARTICULAR CONSIDERATION OF, WELL, WE'LL REDUCE OUR MARKET RENT BY 5% BECAUSE WE'RE GETTING GARAGE RENT. SO I JUST IN PRACTICE, I'M NOT SURE IF THAT HAPPENS, UNFORTUNATELY. BUT. SO I THINK AT THE END OF THE DAY, DUNCAN HIT IT SQUARE ON OUR RESPONSIBILITY ISN'T TO DECIDE WHETHER OR NOT THEY'RE GOING TO MAKE ANY MONEY ON ON THIS DEVELOPMENT. IT'S JUST TO DETERMINE WHETHER OR NOT THEY'RE MEETING CODE. AND I DO AGREE WITH BOTH STATEMENTS ON THE PARKING. I'M KIND OF AMBIVALENT ON WHETHER OR NOT THEY CHARGE FOR PART OF THE PARKING, BUT I ALSO DON'T WANT TO SEE IT DROP, ESPECIALLY WITH THAT AS IS. SO I GUESS I'M HALFWAY BETWEEN THE TWO. I DO HAVE SOME CONCERNS ON THE ERAS, BUT AT THE SAME POINT THAT'S ALSO OUTSIDE OF OUR PURVIEW. WE CAN MAKE A RECOMMENDATION TO MAKE SURE THAT THE CITY COUNCIL IS PAYING ATTENTION TO THAT. I'M SURE THAT THE CONVERSATIONS WE HAVE AT JORDAN VALLEY ABOUT REASSESSING AND REGAINING, MAYBE SOME OF THOSE CAN PLAY INTO WHAT THAT COST IMPLICATION MIGHT BE. BUT ULTIMATELY, I THINK THAT ALL APPLIES TO THIS MASTER DEVELOPMENT AGREEMENT RECOMMENDATION. IF IT IS A POSITIVE APPROVAL, I THINK WHOEVER MAKES THAT RECOMMENDATION SHOULD BE CONSIDERING JUST PUTTING THAT INTO THOSE RECOMMENDATIONS. SO I, I WOULD BE HAPPY TO DO THE FIRST AND THE THIRD, BUT I DON'T KNOW IF I'M THE RIGHT PERSON TO MAKE THE RECOMMENDATION ON THE SECOND. SO IF EVERYBODY'S OKAY, I'LL START ON ON THE FIRST. BUT GO AHEAD. JUST JUST TO CLARIFY, I'M NOT I'M NOT SO MUCH CONCERNED THAT THEY'RE GOING TO MAKE MONEY ON THE PARKING. WHAT I DON'T LIKE IS THAT THEY'RE FURTHER IN MY MIND, FURTHER REDUCING THE ALLOWED PARKING. SO YES, IF THEY MEET CODE FANTASTIC, THEY DON'T MEET CODE. THEY'RE ASKING FOR A CONCESSION. AND THEN ON TOP OF THAT, WHAT I PERCEIVE IS THE DANGER OF AND THERE'S ANOTHER 93 THAT WE'RE TAKING AWAY BECAUSE THEY'RE PROBABLY NOT ALL GOING TO GET RENTED. AND FRIENDS AND NEIGHBORS ARE GOING TO PARK AT WHATEVER IS CLOSE BY AND NOT PAY FOR IT. SO THAT'S THAT'S MY CONCERN. IF THEY MAKE MONEY ON IT OR NOT, THAT DOESN'T REALLY IMPACT. I DON'T LIKE THAT WE'RE GIVING A 39 STALL CONCESSION.

PLUS, IN MY MIND AT LEAST ANOTHER 93 CONCESSION. THAT'S MY FEAR. OKAY. AND I'LL HAVE TO ADD MY $0.02. AND I THINK COMMISSIONER ALLEN STATED THERE, THEY DO THIS FOR A LIVING. THIS IS THEIR BUSINESS. THEY WANT IT TO BE SUCCESSFUL. THEY WANT TO BE ABLE TO DEVELOP MORE IN UTAH.

SO I THINK THEY'RE GOING TO DO ALL THEY CAN TO MAKE THIS SUCCESSFUL. AND IT'S NOT UP TO US TO DECIDE WHETHER THEY MAKE MONEY OR HOW THEY MAKE MONEY. BUT AS LONG AS THEY FOLLOW THE CODE AND WE HAVE VERY STRICT CRITERIA THAT WE HAVE TO FOLLOW, AND AS LONG AS THEY MEET THAT CRITERIA, THEN AWAY WE GO. READY FOR THE FIRST MOTION. ALL RIGHT. I MOVE THAT THE PLANNING COMMISSION MAKE A RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR THE PROPOSED MERCER CREEK GENERAL PLAN AMENDMENT, AMENDING THE FUTURE LAND USE MAP FOR MEDIUM DENSITY RESIDENTIAL AND REGIONAL COMMERCIAL TO HIGH DENSITY RESIDENTIAL. COMMISSIONER GONZALEZ, I'LL SECOND THAT MOTION. CAN WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? AND I'LL SAY NAY, I WILL OPPOSE IT. OKAY. CRITERIA. WE DON'T HAVE TO SAY IT, BUT IT'S BECAUSE OF THE PARKING ISSUE AND BECAUSE OF THE USE. SO. I MEAN, I'M I'LL MAKE MYSELF THAT PART OF IT. BUT YEAH. ANYBODY WANT TO DO THE MASTER DEVELOPMENT AGREEMENT I'LL TAKE A STAB AT IT UNLESS SOMEBODY FEELS APPROPRIATE. WELL I JUST I HAVE ONE QUESTION. SO ASSUMING THAT I'M FINE WITH EVERYTHING EXCEPT FOR THE 0.4 ON THE PARKING, CAN I MAKE A MOTION THAT GIVES A POSITIVE RECOMMENDATION EXCEPT FOR THAT? OR DO I HAVE TO JUST GIVE A BLANKET NEGATIVE RECOMMENDATION? OKAY. OKAY, WELL THEN I'LL MAKE A MOTION. I MOVE THAT THE PLANNING COMMISSION MAKE A RECOMMENDATION OF APPROVAL. POSITIVE RECOMMENDATION TO THE CITY COUNCIL FOR THE. IS IT MERCED OR MERCED? MERCED. OKAY. MERCED CREEK MASTER DEVELOPMENT PLAN AGREEMENT SUBJECT TO THE REQUIREMENTS OF APPROVAL, INCLUDING STRIKING POINT FOUR ON THE RECOMMENDATION MODEL THAT WE'VE SEEN TONIGHT AND NOT ALLOWING 93 OR ANY STALLS TO BE FOR RENT UNTIL THE APPLICANT REACHES THE CODE REQUIRED. NUMBER OF STALLS. GO AHEAD, COMMISSIONER GONZALEZ. I'LL

[02:45:06]

SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? ANY OPPOSED? NAY, NAY.

SO, HOW MANY NAMES DO WE HAVE? FOUR. FOUR NAYS. DO YOU WANT TO DO A ROLL CALL? SORRY, JULIE.

OKAY, COMMISSIONER ANDERSON, I, COMMISSIONER ROBERTS, I COMMISSIONER HOLLINGSWORTH. NAY, COMMISSIONER. HATCH. NAY. COMMISSIONER. THOMAS. NAY. COMMISSIONER. ALLEN. NAY.

COMMISSIONER. GONZALEZ I FAILED 3 TO 4. SO IT FAILED. OKAY. SO YOU HAVEN'T TAKEN ANY ACTION YET. SOMEBODY COULD MAKE A DIFFERENT MOTION, HOWEVER. I WILL REDO THE MOTION. I MOVE THAT THE PLANNING COMMISSION MAKE A RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR THE MERCED CREEK MASTER DEVELOPMENT PLAN AGREEMENT, SUBJECT TO THE REQUIREMENTS OF APPROVAL. OKAY, WE HAVE A MOTION. OH, SORRY. OH, YEAH. ALL RIGHT. I'LL GO AHEAD AND MAKE A SECOND OR SECOND IT. OKAY. ALL IN FAVOR? AYE. ANY OPPOSED? SORRY, JULIE. COMMISSIONER GONZALEZ. NAY. COMMISSIONER. HATCH. YAY! YES, COMMISSIONER. THOMAS. YAY! COMMISSIONER.

ALLEN. NAY. COMMISSIONER. HOLLINGSWORTH. YAY! OKAY. COMMISSIONER. ROBERTS. NAY.

COMMISSIONER. ANDERSON. NAY. OKAY. AGAIN. IT FAILED 3 TO 4. CAN I GIVE IT A TRY? OKAY. ALL RIGHT, COMMISSIONER ALLEN, NOW I'M GETTING EVERYBODY MIXED UP A DISCUSSION FIRST. MAYBE. YEAH.

OKAY. HERE'S HERE'S WHAT I'M THINKING IS I'M NOT QUITE ENTIRELY ON THE FOR RENT SIDE, BUT I'M NOT 100% FOR THE GIVING UP ON THE 39 STALLS. AND I THINK I WOULD RECOMMEND THAT WE JUST SAY WITHOUT THE REDUCTION IN STALLS AND CALL IT AT THAT AND LET THE CITY COUNCIL RUN IT FROM THERE. WELL, WE CAN GO AHEAD AND MAKE A NEGATIVE RECOMMENDATION AND THE CITY COUNCIL CAN.

THEY'RE THE ONES THAT ARE GOING TO HAVE TO ADOPT IT AND FORMALIZE IT AND ALL THAT KIND OF STUFF ANYWAY. BUT AT LEAST WE'VE STATED OUR, OUR VIEW, THE NEGATIVE RECOMMENDATION IS STILL GOING TO HAVE TO PASS THOUGH. NO, WE CAN DO A NEGATIVE RECOMMENDATION. FOR WHAT IT'S WORTH, I, I WOULD AGREE, COMMISSIONER ALLEN, WITH WITH YOUR MOTION IF YOU WANT TO TRY IT. OKAY. SO WHAT IS YOUR MOTION. ALL RIGHT. SO MY MOTION IS GOING TO BE EXACTLY WHAT IT SAYS HERE. EXCEPT WE'RE JUST GOING TO REMOVE THE REDUCTION IN PARKING STALLS FROM NUMBER FOUR.

SO WE WOULD REQUIRE THOSE 39 TO BE PUT BACK IN AS A RECOMMENDATION TO THE CITY COUNCIL. OKAY. WE CALL THAT THE MOTION. I THINK THAT'S A GOOD EXPLANATION OF WHAT THE MOTION YOU'RE GOING TO MAKE. BUT I STILL WOULD RECOMMEND YOU ACTUALLY. I'LL GIVE IT A TRY.

YEAH. ALL RIGHT. I MOVE THAT THE PLANNING COMMISSION MAKE A RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR THE MERCED CREEK MASTER DEVELOPMENT PLAN AGREEMENT, SUBJECT TO THE REQUIREMENTS OF APPROVAL, EXCEPTING IN NUMBER FOUR, REMOVING THE REDUCTION IN STALLS FOR PARKING. COMMISSIONER ROBERTS, I WILL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? NAY, NAY. WE HAVE TWO NAYS. NO REDUCTION. JUST TWO. SO IT DOES PASS. BUT. AND YOU DON'T NEED TO KNOW. THE NAYS ARE ALL RIGHT. PASSED 5 TO 2. ALL RIGHT.

LET'S TRY TO DO THE LAST ONE. COMMISSIONER ALLEN, THIS ONE'S STRAIGHTFORWARD. RIGHT. I MOVE THAT THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE MERCED CREEK REZONE OF 19.32 ACRES, ADDING THE INTERCHANGE OVERLAY ZONE TO THE PROPERTY, SUBJECT TO THE REQUIREMENTS OF APPROVAL.

[02:50:01]

COMMISSIONER ROBERTS, I WILL SECOND THAT AGAIN. OKAY. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? NAY. OKAY. WHO? ALL RIGHT. WE FINALLY DID THAT ONE. YOU KNOW WHAT.

I GOT ALL HEY, LARRY. YEAH? ALL RIGHT. WE'RE BACK IN SESSION. OKAY. NOW WE'RE ON TO ITEM

[9. General Plan Text Amendment – Moderate Income Housing; Amend the West Jordan General Plan Chapter Eight “Moderate Income Housing Strategies”; City of West Jordan (applicant) [Larry Gardner]]

NUMBER NINE, THE GENERAL PLAN, TEXT AMENDMENT, MODERATE INCOME HOUSING, AMEND THE WEST JORDAN GENERAL PLAN, CHAPTER EIGHT, MODERATE INCOME HOUSING STRATEGIES. CITY OF WEST JORDAN, LARRY GARDNER. ALL RIGHT. AND SO, COMMISSIONER HATCH, THOMAS AND ALAN, PROBABLY REMEMBER WHEN WE WERE GOING THROUGH THIS ORIGINALLY WITH THE MODERATE INCOME HOUSE STRATEGIES. I DON'T QUITE KNOW IF THE REST OF YOU WERE. SO I'LL DO A LITTLE BIT OF A PRIMER. WANTED INCOME, HOUSING STRATEGIES ARE REQUIRED BY THE STATE OF UTAH, AND THEIR THOUGHT IS THAT IF MUNICIPALITIES ARE REQUIRED TO HAVE STRATEGIES THAT MORE MODERATE INCOME HOUSING WILL BE BUILT, MODERATE INCOME HOUSING IS ANYTHING THAT IS 80% OR LOWER THAN THE AREA MEDIAN INCOME. OKAY. AND SO I DON'T REALLY WANT TO GET ANY MORE IN DETAIL TO THAT BECAUSE WE COULD TAKE ALL NIGHT TALKING ABOUT IT.

AND I DON'T WANT TO BUT NO, SORRY. BUT ANYWAY, SO WE'RE REQUIRED TO HAVE THESE STRATEGIES ARE ALL THEY'RE ALL IN STATE CODE. WE ALL HAVE TO WE HAVE TO USE THESE STRATEGIES OR COME UP WITH OUR OWN. BUT THERE HAPPENS TO BE 26 OF THEM. SO WE JUST ADOPT THE STRATEGIES THAT ARE IN THERE. AND THIS THE PLANNING COMMISSION IS JUST MAKING A RECOMMENDATION TO THE CITY COUNCIL. NOW, THREE YEARS AGO WHEN WE DID THIS, WE, AS YOU CAN SEE, HAD STRATEGIES G AND V.

AND SO WE'VE EITHER GOT TO THE POINT WHERE WE PROGRESSED FAR ENOUGH ALONG IN THE STRATEGY THAT THEY NEED TO BE AMENDED. SO WE NEED A LITTLE MORE TIME, OR WE NEED TO ADD SOME STEPS TO THESE STRATEGIES. SO WE'RE NOT GETTING RID OF THESE FOUR STRATEGIES, BUT THEY NEED TO BE AMENDED FOR ONE REASON OR ANOTHER. IT'S USUALLY WE NEED MORE TIME TO FULFILL THEM BECAUSE AS A FEW OF YOU MAY REMEMBER, WE WERE KIND OF SHOOTING IN THE DARK A FEW YEARS AGO. HOW LONG THIS WOULD TAKE? IT WAS SOMETHING NEW TO ALL MUNICIPALITIES, AND SO WE TOOK OUR BEST SHOT. THIS TO SAY THAT. BUT THINGS MOVE SLOWER THAN THAN WE WANTED THEM TO. AND SO STRATEGY A IS TO REZONE REZONE DENSITIES. AND INTERESTINGLY ENOUGH, IT WAS JUST A PROJECT YOU WERE TALKING ABOUT. THAT IS ONE OF OUR STRATEGIES FOR MODERATE INCOME HOUSING. AND SO WE JUST NEEDED TO UPDATE OUR BENCHMARK DATES FOR ADOPTING THE TO 2020 5TH OCTOBER 2025, AND THEN ACTUALLY APPROVING THE DEVELOPMENT AGREEMENT BY JULY 31ST, 2025, WHICH IS COMING RAPIDLY. AND THEN THE ENTIRE PROJECT AT LEAST HAVE THAT THROUGH THE PLANNING PROCESS BY JUNE 1ST, 2026. SO IN A YEAR. STRATEGY G IS. THIS IS. DEALING MORE WITH THE CITY CENTER ZONE ACROSS THE STREET AMENDING THE ORDINANCE. THAT'S THE WAY I'LL PUT IT. THAT IS PROBABLY THE SIMPLEST WAY TO PUT IT, GIVING OURSELVES A LITTLE MORE TIME SO THAT WE CAN DO THAT BY DECEMBER 2026. I THINK IT WAS ORIGINALLY BY THE END OF THIS YEAR, WHICH IS NOT GOING TO HAPPEN. STRATEGY J IS AND THIS IS PROBABLY THIS IS REFLECTIVE OF ANOTHER DEVELOPMENT THAT HAS BEEN APPROVED. IT'S THE 111 PROJECT THAT USES THE INTEGRATED HOUSING ORDINANCE THAT ACTUALLY, IF YOU REMEMBER, HAS SOME BUILT IN INCOME RESTRICTED MONITORING INCOME DWELLING UNITS. AND SO WE ARE MOVING THAT STRATEGY A LITTLE, GIVING OURSELVES SOME MORE TIME, ABOUT A YEAR FOR

[02:55:05]

THOSE TO BE ACTUALLY IN ONE OF THE PHASES PLANNED FOR AND APPROVED BY DECEMBER 31ST, 2026.

AND STRATEGY V IS, OF COURSE, ANOTHER STATIONARY PLAN THAT WE'RE WORKING ON. THE PLANNING COMMISSION RECOMMENDED THE COUNCIL ADOPTED AND THE TWO STATIONARY, THREE STATIONARY PLANS THAT HAVE BEEN ACCEPTED BY THE STATE ARE GARDNER VILLAGE, THE CITY CENTER, AND THE 5600 WEST. NOW, THE CITY IS WORKING ON A REVISION TO THE JORDAN VALLEY TOD STATIONARY PLAN. SO AGAIN, WE'RE GIVING OURSELVES A LITTLE MORE TIME TO DO THAT. BUT DECEMBER 31ST, 2026 AND THE DEPARTMENT OF WORKFORCE SERVICES, WHO THEY GO TO, THEY REVIEW. THESE VERY METICULOUSLY AND THEY MAKE SURE WE FOLLOW THROUGH WITH ALL OF OUR BENCHMARKS AND MEASURES, STRATEGIES TO BE ADDED. NOW, A COUPLE OF THEM. I HAVEN'T GOT ALL OF THE BENCHMARKS. AND THE MEASURES IN THIS POWERPOINT, BUT THEY ARE IN YOUR STAFF REPORT STRATEGY V AGAIN, IS THAT AND I THINK. ANYWAY, I THINK I THINK THE STATIONARY PLAN YOU'LL HAVE TO EXCUSE ME IS W. NOW THAT WAS THE STATE CHANGING THEIR LETTERING NOT ME, BUT I'LL MAKE SURE THAT'S CORRECT BEFORE IT GOES TO THE CITY COUNCIL. BUT THE NEW STRATEGY IS TO LOOK AT DEVELOPING MODERATE INCOME HOUSING PROJECT FOR RESIDENTS WHO ARE DISABLED OR 55 YEARS OR OLDER, AND THE REASON WE'VE ADDED THIS IS THE CITY DOES HAVE A PIECE OF PROPERTY ON THE VERY NORTH END OF THE CITY ALONG 5600 WEST THAT THEY'RE LOOKING AT SURPLUS, AND IT'S ABOUT TWO AND A HALF ACRES. AND RATHER THAN SELL THAT OFF AT THIS POINT, I THINK IT WOULD BE GOOD FOR THE CITY TO LOOK AT AND ANALYZE WHETHER IT BE GOOD TO BUILD ONE OF THESE PROJECTS ON THAT, THAT PROPERTY, RATHER THAN JUST SELL IT OFF, OR WHO KNOWS WHAT WOULD GO IN THERE. AND THEN STRATEGY R, THIS IS A NEW PROGRAM THAT WAS CREATED BY THE STATE OF UTAH OR. YES, IT'S ACTUALLY A LAW THAT A CITY CAN CREATE A HOME OWNERSHIP PROMOTION ZONE. AND I THINK THIS WAS PUSHED BY GOVERNOR COX TO DO. AND IT'S LESS THAN TEN ACRES. IT REQUIRES A UP ZONE TO A MINIMUM OF SIX UNITS PER ACRE. THEY DON'T HAVE TO HAVE A GARAGES. PEOPLE HAVE TO LIVE THERE FOR A MINIMUM OF FIVE YEARS. IT'S A HOME OWNERSHIP ZONE. WE HAVE IDENTIFIED A PIECE OF PROPERTY. I DON'T REALLY WANT TO LET THAT OUT WHERE IT CAN BE DONE. IT'S OWNED BY A JURISDICTION THAT WAS TALKED ABOUT TONIGHT THAT IS INDEPENDENT OF THE CITY. SO YOU CAN GUESS WHO THAT IS. AND WE WANT TO MAYBE LOOK AND SEE IF THEY ARE WILLING TO PART WITH THIS SIX ACRES TO DO THIS TYPE OF DEVELOPMENT. THEY HAVE LOOKED AT SELLING SURPLUS, THIS PROPERTY IN THE PAST. I THINK THIS WOULD BE A PERFECT LOCATION FOR IT. IT WOULD ALSO IT WOULD ALL BE SINGLE FAMILY HOMES. IT WOULD ALL BE, YOU KNOW, HOME OWNERSHIP, AND IT WOULD MEET MODERATE INCOME HOUSING GUIDELINES OF 80% OR LESS THAN THE AREA MEDIAN INCOME STRATEGIES THAT ARE REMOVED. I'D SAY ALL FOUR OF THESE STRATEGIES. THE REASON THAT I'M PROPOSING THAT THE PLANNING COMMISSION RECOMMEND THEY BE REMOVED IS WE F. M, O, AND T ALL REQUIRED PARTNERS, AND EVERY ONE OF THEM WERE UNWILLING TO PARTNER WITH THE CITY IN DOING THIS. AND SO THERE'S NO REASON FOR US, FOR US TO CONTINUE TO BEATING THAT DEAD HORSE BECAUSE IT'S DEAD. AND SO UNLESS THE PLANNING COMMISSION WANTS TO KEEP THEM IN, WE'LL HAVE TO COME UP WITH SOME VERY. I DON'T KNOW, SOME VERY FLEXIBLE STANDARDS TO GET THESE PARTNERS TO COME BACK IN. AND IT USUALLY WHAT IT INVOLVES IS A LARGE CAPITAL OR PROPERTY DONATION FROM WESTERN CITY TO MAKE IT HAPPEN. ANYWAY, I'VE SAID A LOT. DO YOU HAVE ANY

[03:00:08]

QUESTIONS FOR ME ABOUT THIS? I DO HAVE A QUESTION AND IT'S MORE OF A GENERAL QUESTION. I LISTENING TO THE LEGISLATIVE SESSION, THEY MENTIONED REMOVING CITIES CODE TO HAVE TWO CAR GARAGES, AND I DON'T KNOW IF THAT'S SOMETHING WEST JORDAN IS PLANNING ON DOING CITYWIDE, OR IS IT JUST GOING TO APPLY TO THIS NEW HOME PROMOTION ZONE? I MEAN, I UNDERSTAND WHY THEY'RE RECOMMENDING IT. I DON'T LIKE THE RECOMMENDATION. I THINK WE DO NEED TO HAVE GARAGES IN OUR CITY, BUT I DON'T KNOW IF THAT IS GOING TO BE A REQUIREMENT THAT NOW THAT CAN NO LONGER BE A PART OF OUR CODE. WELL, THE LEGISLATURE DIDN'T GO THAT FAR THIS SESSION TO REQUIRE THAT. I THINK IT'S STILL I THINK IT'S STILL IN THE ETHER OUT THERE. OUR COUNCIL, THE COUNCIL WILL HAVE TO SAY, DOESN'T GENERALLY HAVE A LOT OF HEARTBURN OVER THAT ANY LONGER. AND THE REASON BEING IS THAT DEVELOPERS ARE IN THE BUSINESS TO MAKE MONEY AND BUILD A PRODUCT THAT PEOPLE WANT TO BUY. I THINK IT WOULD BE HARD PRESSED UNLESS YOU FORCED THEM NOT TO BUILD A GARAGE, BECAUSE IT'S VERY REGARDLESS OF WHAT THEY SAY, THEY'RE VERY CHEAP TO BUILD AND THEY'RE VERY ATTRACTIVE TO HOMEOWNERS, YOU KNOW, AND THE, YOU KNOW, AND EVEN THIS THIS HOME OWNERSHIP ZONE IS THEY STILL COULD BUILD A GARAGE. WE JUST CAN'T REQUIRE IT. AND SO I DON'T KNOW IF THAT ANSWERS YOUR QUESTION OR NOT, BUT THAT DOES. MY FEAR WAS THEY WERE GOING TO MAKE IT NOT WE WOULDN'T WE WOULDN'T BE ALLOWED TO REQUIRE THAT. AND I WANT TO MAKE SURE WE CAN REQUIRE. YEAH.

AND I THINK LAST WINTER, DUNCAN, WE HAD A FRANK DISCUSSION WITH THE COUNCIL AND THEY SEEMED TO BE COMING TO GRIPS WITH IT, THAT THEY DON'T SEEM TO BE TERRIBLY UPSET BY THE WHOLE BECAUSE THEY KNOW IT'S NOT GOING TO IT'S NOT GOING TO BE IT'S NOT GOING TO BE CITY WIDE. IT'S JUST NOT GOING TO HAPPEN. SO. SO ONE OF THE THINGS THAT I REMEMBER TALKING ABOUT, ASSUMING I'M REMEMBERING CORRECTLY, IS THIS NOTION OF THE MODERATE INCOME HOUSING. IF YOU END UP WITH A DEVELOPMENT AND THEY HAVE A CERTAIN NUMBER OF UNITS THAT ARE MODERATE INCOME, IT'S GREAT FOR THE FIRST PEOPLE THAT GET IN, BUT THEN IT JUST KIND OF GETS LOST IN THE NEXT PERSON, JUST BUYS IT AT MARKET RATE AND THEN JUST DISAPPEARS. HOW DOES THAT CHANGE WITH THE HOME OWNERSHIP ZONE AND HOW DO THEY WORK ON THE LIKE THE FIVE YEAR AGREEMENT AND THOSE KINDS OF THINGS? I ASSUME THERE'S GOT TO BE SOMETHING CONTRACTUAL. WELL, I CALL IT THE FULL LAWYER EMPLOYMENT ACT BECAUSE THERE'S SOME VERY DEMANDING AGREEMENTS. AND LUCKILY WE WON'T HAVE TO ENFORCE IT BECAUSE IT'S DONE BY A GROUP. THE STATE OF UTAH HAS SET UP. AND SO. YOU KNOW, I DON'T KNOW WHAT THE DOCUMENTS OR THE LEGAL REQUIREMENTS WILL BE, BUT THEY HAVE TO BE HAVE TO STAND FOR FIVE YEARS. AND WHAT IT REMINDS ME OF IS THE FEDERAL GOVERNMENT BEFORE THEY ADOPTED COMMUNITY DEVELOPMENT BLOCK GRANT, THEY HAD SOMETHING CALLED THE 235 PROGRAM, WHERE IT WAS BASED UPON YOUR INCOME. JAY PROBABLY REMEMBERS IT. AND EVERYTHING HAD TO BE VERIFIED ON INCOME. AND IF YOU STAYED THERE OVER 20 OR 30 YEARS, THEN YOU COULD JUST SELL IT AT MARKET RATE. BUT OTHER THAN THAT, THEN YOU HAD TO PAY BACK OR AND SO IT SEEMS TERRIBLY COMPLICATED TO ME, BUT THAT'S THE STATE'S ISSUE THERE. WE JUST HAVE ALL WE HAVE TO DO IS ADOPT THE ZONE. THEN THEY TAKE CARE OF THE ADMINISTRATION OF ALL THAT. SO THAT'S ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK, YOU GOT THREE MINUTES. IF YOU'RE ONLINE, RAISE YOUR HAND. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING. BRING IT BACK UP TO THE COMMISSION FOR COMMENT AND OR ACTION. COMMISSIONER ALAN, I MOVE TO FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL AMENDING THE MODERATE INCOME HOUSING STRATEGIES OF THE MODERATE INCOME HOUSING ELEMENT OF THE GENERAL PLAN. WE HAVE A MOTION. DO WE HAVE A SECOND COMMISSIONER GONZALEZ, I WILL SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT ONE CARRIES SEVEN. NOTHING. WHAT I HAVE HEARD IS THAT MODERATE INCOME HOUSING STRATEGIES MAY BE GOING AWAY NEXT YEAR WITH SOMETHING EVEN WORSE. SO TO. US WHO'S OUR LOBBYIST UP AT THE STATE CAPITOL? CAN WE PUT A MORATORIUM

[03:05:06]

ON DEVELOPERS BEING ON THE LEGISLATIVE? I THINK THAT'S CALLED VOTING. NO. ALL RIGHT.

[10. Text Amendment – Short Term Rentals; Amend the West Jordan City Code Sections 13-5A-2, 13-5B-2, 13-5C-4,13-5I-4, 13-5J-4, 13-5M-2, 13-5N-4, and 13-6K-4 of Title 13 adding “Short Term Rentals” as a permitted use and Section 13-2-3 Definitions; city-wide applicability; City of West Jordan (applicant)]

THE FINAL ITEM IS TEXT AMENDMENT SHORT TERM RENTALS. AMEND THE WEST JORDAN CITY CODE, SECTION 3-5A-2 13 5B-2 13. DASH 5C-4 13 DASH 551. OR IS THAT 5I5, DASH 413. DASH 5J-4 13. DASH 5M-2 13.

DASH FIVE AND DASH FOUR AND 13. DASH 6K-4 OF TITLE 13. ADDING SHORT TERM RENTALS AS PERMITTED.

USE AND SECTIONS 13 DASH 2-3. DEFINITION. CITYWIDE APPLICABILITY. LARRY. SO THE DEFINITION OF A SHORT TERM RENTAL IS A RESIDENTIAL UNIT, OR ANY PORTION OF A RESIDENTIAL UNIT THAT THE OWNER OF RECORD OR THE LESSEE OF THE RESIDENTIAL UNIT OFFERS FOR OCCUPANCY FOR FEWER THAN 30 CONSECUTIVE DAYS. WE PROBABLY ALL KNOW IT AS WHAT IS A VRBO OR AIRBNB, OR ONE OF THOSE. THE CITY COUNCIL PASSED A. I GUESS, A DUNCAN. IT WAS A CODE, YOU KNOW, REGULATING SHORT TERM RENTALS IS BUSINESS LICENSED. HOWEVER, THEY JUST DID IT AS A BUSINESS LICENSE. BUT I TOLD THEM, WELL, THAT'S GREAT, BUT THERE'S NO ZONES WHERE IT'S ALLOWED AT THIS POINT. SO THEY NEEDED TO FOLLOW UP WITH MAKING IT LEGITIMATE IN THE LAND USE. YOU KNOW, AND I'M NOT NAIVE ENOUGH THERE PROBABLY OCCURRING IN WEST JORDAN NOW. AND THEY'LL THEY'LL OCCUR REGARDLESS OF WHETHER PEOPLE HAVE LICENSES OR NOT. BUT THE CITY HAS A WAY TO LICENSE THEM NOW. AND SO THE PROPOSED ORDINANCE WOULD ALLOW SHORT TERM RENTALS AS A PERMITTED USE IN THE ZONES RESIDENTIAL ZONES, WITH THE EXCEPTION OF THE RM ZONE, WHICH IS A, THE ZONES THAT ALLOW MOBILE HOMES, RESIDENTIAL ZONES, PC, PRD, CITY CENTER ZONE, CITY CENTER CORE AND CITY CENTER FRAME. AND YOU MIGHT WONDER WHY ISN'T IT IN THE CITY CENTER RESIDENTIAL ZONE? BECAUSE THAT'S A TRAILER PARK. OKAY, AT THIS POINT, INTEGRATED HOUSING ZONE. IT'D BE THE INTEGRATED HOUSING L WHICH ALLOWS WHICH IS SINGLE FAMILY, TWO FAMILY HOMES AND TRIPLEXES, THE INTEGRATED HOUSING D, WHICH IS ALL OF THOSE, PLUS A MULTIPLEX WHICH IS UP TO A SIX PLEX. THE IOC, BUT IT ALLOWS IT ONLY IN THE SINGLE FAMILY CONDOMINIUMS AND TOWNHOMES, SOUTHWEST QUADRANT.