[GENERAL MEETING 6:00 p.m.]
[00:00:11]
THE WEST JORDAN PLANNING COMMISSION MEETING. OCTOBER 21ST, 2025. TONIGHT, WE'LL EXCUSE COMMISSIONER ROBERTS AND COMMISSIONER ANDERSON. FIRST ON THE AGENDA IS THE PLEDGE OF ALLEGIANCE AND MARKED US SO GRACIOUSLY AGREED TO LEAD US. ALRIGHT. PLEASE REPEAT THE PLEDGE OF ALLEGIANCE AFTER ME. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. THANK YOU. THANK YOU. OKAY, NEXT IS BUSINESS ITEMS. FIRST ON THE
[1. Approve Minutes from October 7, 2025]
BUSINESS ITEM AGENDA IS THE APPROVAL FROM THE MINUTES FROM OCTOBER 7TH. ANY COMMENTS OR MOTIONS AND LOOKS LIKE COMMISSIONER HATCH. I'LL GO AHEAD AND MAKE A MOTION TO APPROVE. COMMISSIONER GONZALES I'LL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. CARRIES FIVE. NOTHING. NEXT ON OUR BUSINESS ITEM IS[2. Approve 2026 Meeting Schedule]
APPROVAL OF THE 2026 MEETING SCHEDULE. DID EVERYBODY HAVE A CHANCE TO TAKE A LOOK AT THAT? AND IS THERE ANY QUESTIONS OR CONCERNS OR ANY CHANGES. COMMISSIONER GONZALES, I DON'T HAVE ANY QUESTIONS OR CONCERNS. I JUST WANT TO MAKE NOTE THAT IT STILL SAYS 2025 ON THE DOCUMENT ITSELF. YEAH, THE DATES ARE 2026. I JUST WANTED TO MAKE NOTE OF THAT. AND THEN IF THERE'S NO OTHER QUESTIONS OR COMMENTS, I'LL GO AHEAD AND MAKE A MOTION TO APPROVE THE MEETING SCHEDULE. OKAY. WE HAVE A MOTION. COMMISSIONER ALLEN. I'LL SECOND. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OPPOSED. OKAY. AND THAT CARRIES FIVE. NOTHING.THOUGHT MAYBE WE'RE GOING TO TRY TO CANCEL ALL THE MEETINGS. OKAY. NEXT IS PUBLIC HEARING
[3. Lopez Plaza; 1454 West 7800 South; Preliminary Site Plan and Conditional Use Permit for Restaurant, Fast Food; CC-F Zone; Tacos Lopez/Dioniro Lopez (applicant) [Tayler Jensen #34305, 34305; parcel 21-27-476-045, 020]]
WITH FINAL ACTION BY THE PLANNING COMMISSION. AND IN SLOW LOPE LOPEZ PLAZA AT 1454 WEST 1700 SOUTH, A PRELIMINARY SITE PLAN AND CONDITIONAL USE PERMIT FOR RESTAURANT, FAST FOOD. TACO LOPEZ AND DINO LOPEZ. IS THAT HOW YOU SAY THAT? OR WHOEVER'S REPRESENTING YOU COULD JUST COME UP AND STATE YOUR NAME AND. GOOD EVENING. THANK YOU. SO MY NAME IS JEFF VINCENT, AND I'M THE ARCHITECT. REPRESENT THE OWNER OF THE PROJECT. SO THAT'S WHY DO I NEED TO EXPLAIN WHAT WE'RE DOING? IS THAT WHAT THE PURPOSE OF THIS. IF YOU COULD. SO IT'S A CURRENTLY TWO SITES. WE'RE COMBINING THOSE TWO SITES INTO ONE SINGLE SITE. AND ON THAT SITE WILL BE CONSTRUCTING TWO BUILDINGS. ONE BUILDING IN THE REAR WILL BE THE LOCATION FOR THE TACOS LOPEZ RESTAURANT. AND THEN THERE'S ALSO ADDITIONAL SPACE THAT WILL BE JUST SHELL FOR RIGHT NOW. LEASE SPACE. THE SECOND BUILDING THAT'S ON THE SOUTH END OF THE PROPERTY, ON THE ON THE EAST SIDE, IS A TWO STORY STRUCTURE. THE MAIN FLOOR WILL BE RETAIL OR, WELL, NOT I SHOULDN'T SAY RETAIL BUSINESS OR THEY'LL AGAIN, THEY'LL BE LEASE SPACES. AND THEN THE SECOND LEVEL IS APARTMENTS THAT MR. LOPEZ INTENDS TO PROVIDE FOR THOSE THAT HE EMPLOYS IN HIS RESTAURANT HERE IN THE, IN THE REAR. SO THERE'S SIX, SIX UNITS UP THERE. SO THAT'S, THAT'S IT IN A NUTSHELL. I CAN I CAN ANSWER ANY QUESTIONS OR CONCERNS. HAVE ANY QUESTIONS FOR THE APPLICANT. OKAY. WE HAVE SOME. WE'LL CALL YOU BACK UP. APPRECIATE IT. THANK YOU.YEP. THANK YOU OKAY TAYLOR. ALL RIGHT. THANK YOU. COMMISSION AND CHAIR I THINK MR. VINCENT COVERED MOST OF IT. JUST HIGHLIGHTS HERE. THIS IS A CCF ZONE. SO THAT IS A FORM BASED ZONE RATHER THAN EUCLIDEAN. KIND OF WENT OVER THAT A LITTLE BIT DURING THE TRAINING WITH THE DIFFERENCE BETWEEN THOSE TWO ARE IN THE FUTURE LAND USE MAP. HERE IS CITY CENTER TRANSIT ORIENTED DEVELOPMENT. SO DCC ZONE FALLS WELL WITHIN THAT. THE REASON FOR THE
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CONDITIONAL USE PERMIT IS BECAUSE OF THE DRIVE THROUGH ELEMENT TO THE TACO LOPEZ. SO WE HAVE TO MAKE SURE IT'S MEETING THOSE REQUIREMENTS, WHICH IS SIX STACKING SPACES.IT'S ACTUALLY QUITE A LONG DRIVEWAY HERE, ABOUT 17 STACKING STALLS. THE OTHER THING TO BE CONSIDERED WITH THIS IS THE NORTH AND TO THE WEST ARE SOME SINGLE FAMILY RESIDENTIAL. AND SO BECAUSE OF THAT, THAT TRIGGERS A NEED FOR A SIX FOOT MASONRY WALL ALONG THOSE PROPERTY LINES, AS WELL AS 20FT OF LANDSCAPE BUFFERING, WHICH YOU CAN SEE THERE. SO ON THE NORTH SIDE, IT SHOULD BE NOTED THAT THAT 20FT STARTS AFTER THE DRIVEWAY. SO THE DRIVE THROUGH IS ABOUT 18FT WIDE. THEN YOU HAVE 20FT OF BUFFERING AND A SIX FOOT WALL BETWEEN THEM AND THE PROPERTIES TO THE NORTH, AND SIMILARLY TO THE ONES ON THE WEST, THE ELEVATIONS HERE, THEY DO A GOOD JOB OF COMPLYING. THERE WAS ONE THING STAFF NOTED ON THESE. ON THE SOUTH ELEVATION, THERE WASN'T QUITE ENOUGH GLASS. SO THAT IS ONE OF THE CONDITIONS THAT WE INCLUDED IN THE STAFF REPORT. I DID GET AN EMAIL FROM THE APPLICANT BEFORE THIS MEETING SHOWING THAT THESE HAVE BEEN UPDATED, AND THEY WILL COMPLY WITH THAT STANDARD. SO AS WE GO THROUGH THE FINAL REVIEW, WE'LL MAKE SURE THAT THAT COMPLIES. BUT IT LOOKS LIKE THEY'VE MADE THAT CHANGE ALREADY. SO THESE ARE JUST THE FLOOR PLANS. WE TOUCHED ON ALL THAT NEXT STEPS FOR THIS IS FINAL SITE PLAN WHICH IS A STAFF LEVEL APPROVAL AND BUILDING PERMITS WHICH IS ALSO STAFF LEVEL. SO WE ARE RECOMMENDING APPROVAL WITH THOSE FOUR REQUIREMENTS OF APPROVAL. AND I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. COMMISSIONER HATCH, COULD YOU GO BACK TO THE PLANT, THE PLANS, THE FLOOR PLANS, YOU WENT BY THAT SO QUICKLY? TELL ME WHERE THE DRIVE THROUGH IS ON THIS. OH, THERE WE GO. THANK YOU. SO THE DRIVE THROUGH AND THE STACKING LANE. SO THE DRIVE THROUGH IS THE STACKING LANE. I KNOW, BUT TELL ME WHERE. SHOW ME WHERE THAT IS ON. I'M HAVING A HARD TIME VISUALIZING HERE.
IT MIGHT BE EASIEST TO DO IT ON OKAY. HERE. SO WE CAN SEE AT THE VERY TOP OF THE SCREEN IS WHERE YOU WOULD COME INTO THE DRIVE THROUGH. YEP. AND THEN YOU'D WRAP AROUND THE BUILDING LIKE THAT AND EXIT THERE. GOT IT. THANK YOU. I'VE GOT ONE QUESTION AND I DON'T KNOW IF YOU'VE ADDRESSED THIS WITH MAYBE EVEN OUR CITY ENGINEERS TRAFFIC. THIS IS JUST PROBABLY DURING PEAK HOUR TIMES COMING OUT OF THAT. PLACE RIGHT NOW IS REALLY BAD BECAUSE THE TRAFFIC GETS BACKED UP. AND I KNOW PEOPLE ARE KIND OF, I'LL JUST SAY, NOT VERY COURTEOUS WHEN THEY'RE TRYING TO LET PEOPLE THROUGH, TRYING TO BE APPROPRIATE HERE. ANYWAY, THAT WOULD BE MY ONLY CONCERN WITH COMING OUT ONTO 7800 SOUTH. YEAH, TRAFFIC IS ALWAYS GOING TO BE CONSIDERED AT PEAK HOUR DURING RUSH HOUR HERE AT 7800. AND ONE THING THIS DOES DO THAT DOES IMPROVE THE TRAFFIC SITUATION IS RIGHT NOW THERE'S CURRENTLY TWO LOTS THERE. EACH OF THOSE HAVE A LEGAL ACCESS ONTO 78TH. SO THIS WILL BE REDUCING IT DOWN TO A SINGLE LEGAL ACCESS ONTO 78TH. SO IT WILL BE FEWER ACCESSES. GRANTED THERE'S GOING TO BE MORE TRIPS COMING INTO HERE. BUT. WE'VE LOOKED AT IT AND THEY'VE DONE WHAT THEY CAN TO TO HELP WITH THAT. BUT THEY'RE NOT GOING TO HELP US SOLVE THE PROBLEM WITH 7800 OF THIS. AND IT PROBABLY WILL BE BAD AT RUSH HOUR IF YOU CAN SOLVE THE PROBLEMS FOR 7800 SOUTH. I'D REALLY APPRECIATE THAT. YEAH. SO SO WHAT WE CAN DO IS WE CAN LIMIT THE THE AMOUNT OF WIDTH OF THE DRIVE ACCESS WHICH WE HAVE DONE AND REDUCE IT TO ONE. YOU KNOW, WE'RE LOOKING AT THE CCF ZONE.
IF THIS WHOLE AREA THAT HAD THAT BLUE ON THAT MAP DEVELOPS THE CCF, YOU NOTICE IT HAD A MAXIMUM PARKING, NOT A MINIMUM PARKING THAT WOULD CUT DOWN ON MAYBE HOW MUCH DRIVING WAS IN THIS AREA. SO IN 40 YEARS, IF THIS WHOLE AREA REDEVELOPS PEOPLE MIGHT JUST BE WALKING THERE AND THEY DON'T HAVE TO WORRY ABOUT THEIR CARS. BUT FOR RIGHT NOW, YES, FOR SURE, THERE WILL BE SOME TRAFFIC. THANK YOU. I JUST HAVE ANOTHER QUESTION ON THE TRAFFIC. COULD YOU MAKE THE EXIT THEN? IF YOU'RE ONLY HAVING ONE ENTRANCE AND EXIT, I CAN SEE SOMEBODY TRYING TO TURN EAST ON 7800 AND THEN NOBODY IS ALLOWED TO LEAVE BECAUSE THEY'RE THEY CAN'T EXIT DURING RUSH HOUR. SO COULD YOU MAKE IT A A RIGHT OUT? ONLY ON THE EXIT. WE WILL DEFINITELY HAVE OUR TRAFFIC ENGINEER LOOK AT THAT AT THE FINAL. I DON'T WANT TO SPEAK FOR WHAT IS THE BEST TRAFFIC. OKAY, JUST PUTTING A BUG IN YOUR HEAD. AGREE WITH THAT. BECAUSE I TRAVEL 7800 SOUTH QUITE FREQUENTLY AND THAT IS ALWAYS A PROBLEM. DURING RUSH HOUR TRAFFIC, CARS ACTUALLY ARE BLOCKING WESTBOUND TRAFFIC BECAUSE THEY'RE TRYING TO GO EASTBOUND. AND I'VE EVEN SEEN SOME PRETTY SIGNIFICANT ACCIDENTS BECAUSE OF THAT. SO IF YOU HAD ADDRESSED THAT, THAT
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WOULD PROBABLY BE REALLY GOOD. OKAY. ANY OTHER QUESTIONS FOR STAFF? OVER HERE. OH YEAH. SO SO HOW MANY PARKING SPACES ALL TOGETHER. 74 PARKING SPACES AS WELL AS 17 STACKING STALLS IN THE DRIVE THROUGH. OKAY. AND FOR THE RESIDENCES, ARE THOSE INCLUDED IN THE THE PARKING FOR THE RESIDENT AREA IS THAT INCLUDED IN THE 70? WHATEVER. YES. OKAY. WHERE ON HERE WOULD THEY WOULD THEY HAVE A DESIGNATED PARKING SPOT? NO DESIGNATED PARKING SPOTS. OKAY.YEAH, BUT THEY COULD PARK ANYWHERE IN THAT PARKING LOT. CORRECT. OKAY. ALL RIGHT. THANK YOU. OKAY. ANY OTHER QUESTIONS? MR. ALLEN? I THIS IS A CURIOSITY. SO IF THERE IS NO DESIGNATED PARKING FOR THE PEOPLE THAT ARE LIVING THERE, AND THE PEOPLE LEAVE AND FIND THAT ALL THE PARKING STALLS HAVE BEEN TAKEN, WHAT DO THEY DO? PARK ACROSS THE STREET? I DON'T KNOW, THERE'S NOTHING TO STOP THEM FROM DESIGNATING RESIDENTIAL PARKING SPOTS AS THEY BUILD THIS OUT AND RESERVING THOSE, BUT THERE'S NONE THAT ARE REQUIRED. WE DON'T HAVE ANY REQUIRED PARKING STALLS FOR RESIDENTS IN THE ZONE, SO THAT'S NOT TO SAY THEY COULDN'T DO SOMETHING, BUT THERE'S NO REQUIREMENTS THAT WE CAN PLACE ON THAT. OKAY, OKAY.
AND THAT THAT WAS ABSOLUTELY KEY. SO YEAH WE'RE NOT WE'RE FOLLOWING CODE I THINK AS WE LOOK AT BUILDING OUT THIS TRANSIT OVERLAY ZONE IN PARTICULAR, ESPECIALLY WITH THE MIXED USES, WE NEED TO MAKE SURE THAT WE HAVE SOMETHING REGARDING DESIGNATING PARKING FOR RESIDENTS OF THOSE AREAS. SO I'D ENCOURAGE A LOOK AT THE CODE. BUT IN THE MEANTIME THIS SEEMS TO MATCH. OKAY. ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL BE GIVEN THREE MINUTES. PLEASE STATE YOUR NAME.
AND IF YOU'RE ONLINE, RAISE YOUR HAND. HI. THANK YOU FOR ALLOWING ME TO ADDRESS YOU TODAY. MY NAME IS SUSAN WATTS AND I AM THE PROPERTY OWNER AT THE NORTH END OF THE PROPOSED NEW LOPEZ PLAZA. I APPRECIATE THIS DEVELOPMENT OF THIS PROPERTY BECAUSE I HOPE IT WILL HELP ELIMINATE THE VAGRANT PROBLEM THAT HAS BEEN EXISTED HERE. BUT THE PROPOSED RESTAURANT FOR THIS SPACE IS ONE THAT IS SUPER BUSY AND HAS A FLOOD OF PEOPLE ALL THE TIME.
I KNOW THIS BECAUSE I'VE WATCHED THIS RESTAURANT OVER THE PAST FEW YEARS, GOING FROM A TRAILER IN THE ORIGINAL PARKING LOT OF THE ANAYA'S MARKET TO THE CURRENT STOREFRONT LOCATION AND THE AMOUNT OF TRAFFIC PEOPLE, THAT'S OF GREAT CONCERN TO ME.
I JUST WANT TO KNOW THE PLAN TO CONTROL THE NOISE, EMISSIONS, LIGHTS, SMELL AND PEOPLE THAT WILL NOW BE IN THIS SPACE. WHILE I UNDERSTAND THIS POINT, I REALLY HAVE NO SAY IF THE RESTAURANT IS COMING OR NOT, BUT THERE IS SOME THINGS I WOULD LIKE TAKEN INTO CONSIDERATION. THIS PROPERTY CURRENTLY HAS SEVERAL LARGE TREES AND SHRUBBERY THAT ACT NOT ONLY AS A SAFETY BARRIER, BUT ALSO AS NOISE AND EMISSIONS BARRIER TO THE CURRENT TRAFFIC THAT IS DENSE ON 7800 SOUTH. SOME OF THESE TREES SIT AT THE BACK OF MY PROPERTY AND ARE VERY LARGE. THERE ARE OVER 100FT HIGH, OVER SIX FEET IN DIAMETER. THESE TREES ALSO SIT DIRECTLY ON MY PROPERTY LINE, WHICH ACTUALLY CROSSES BETWEEN ME AND THE NEW PROPOSED LOPEZ PLAZA. IF THEY WERE CUT IN HALF, THEY WOULD SURELY DIE. AND I'VE BEEN TOLD BY THE ARCHITECT THAT THEY'LL JUST TAKE THEM DOWN. I DON'T HAVE A SAY. I'M RESPECTFULLY ASKING THAT WHEN LANDSCAPING IS DONE FOR THIS NEW BUSINESS, I WOULD LIKE TO SEE MATURE TREES PUT IN THIS PLACE TO REPLACE THESE TREES. I WOULD LIKE THESE TREES TO INCLUDE POPLAR TREES AND PINE TREES. THESE TYPES OF TREES WOULD DETER NOISE, EMISSIONS, LIGHTS, SMELL AND BE A DETERRENT FOR PEOPLE WANTING TO COME OVER THE FENCE. I'M ALSO REQUESTING THAT SHRUBBERY BE PLACED AT THE BOTTOM OF THESE TREES TO HELP WITH THE LEVEL OF SECURITY THAT'S ALREADY CURRENTLY THERE. I'M REQUESTING THAT THESE TREES BE PLACED A MINIMUM OF TEN FEET AWAY FROM THE PROPERTY FENCE THAT WILL BE INSTALLED, SO THAT PEOPLE CANNOT CLIMB THE FENCE AND MAKE THEIR WAY ONTO MY PROPERTY. I'M REQUESTING THE NEW SHRUBBERY NEEDS TO BE DENSE AND A COUPLE OF FEET HIGH TO DETER PEOPLE FROM CLIMBING THIS FENCE. THIS HAS BEEN A PROBLEM. I WOULD
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LIKE TO SEE A FENCE THAT IS NON CLIMBABLE AND SECURITY TO ENSURE THE SAFETY OF MY PROPERTY, WHICH DIRECTLY BACKS THIS PROPERTY. I WOULD LIKE TO SEE EITHER STAMPED CONCRETE PANELS THAT ARE CURRENTLY USED ON FREEWAYS. THE ARCHITECT SAID THIS WAS SOMETHING THAT WAS POSSIBLE. HE'S BEEN TO MY PROPERTY. I'M REQUESTING THAT NO DUMPSTERS BE PLACED ON THE NORTH END OF THIS DEVELOPMENT. THE REASON FOR THIS IS IT WILL BRING UNWANTED RATS AND MICE, AND I WORK HARD TO CONTROL THE MOUSE POPULATION. OVER THE 15 YEARS I'VE LIVED HERE. YOUR TIME IS UP. THANK YOU, THANK YOU. ANYBODY ELSE WISH TO SPEAK ON THIS ITEM? ANY HANDS UP! THERE'S NOBODY ONLINE. OKAY, WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING THIS BACK UP TO THE COMMISSION FOR COMMENT AND OR MOTION. COMMISSIONER ALLEN, I THINK THERE'S SOME GOOD COMMENTS IN THERE APPOINTED. I WANT TO SEE IF WE CAN ADDRESS THEM, I'M SURE. STAFF IS OVER THERE MAKING NOTES. I KNOW I CAN POINT OUT SOMETHING LIKE LIGHT, FOR EXAMPLE, THAT DOES FALL WITHIN CITY ORDINANCE TO MAKE SURE THERE'S NO LIGHT POLLUTION.GOING PAST THE PROPERTY LINE DOESN'T MEAN THAT YOU'RE NOT SEEING LIGHTS. IT JUST MEANS THAT IT'S NOT ILLUMINATING BEYOND THERE. MAYBE I'LL JUST TURN IT OVER TO TO YOU AND LET YOU TAKE A LOOK AT IT. YEAH. NO. THANK YOU. SO I THINK STARTING WITH THE LAST COMMENT ABOUT DUMPSTER LOCATIONS, WE CAN SEE THOSE DUMPSTER LOCATIONS ON THE SITE PLAN HERE. BOTH OF THOSE ARE LOCATED SOUTH OF THAT NORTHERN BUILDING. SO THOSE ARE BOTH WITHIN THE PARKING LOT. IT SHOULD BE UP THERE AND THEN DIRECTLY TO THE NORTH. SO THOSE ARE AWAY FROM THE PROPERTY LINES. THE THE NEXT QUESTION WAS THE FENCE. THAT'S A SIX FOOT FENCE. IT DOES HAVE A REQUIREMENT OF BEING MASONRY. SO IT'D BE VERY SIMILAR TO SOMETHING YOU SEE ALONG LIKE 90TH. THAT STAMPED CONCRETE WOULD BE APPROPRIATE IF THAT'S KIND OF THE WAY THE PLANNING COMMISSION WOULD LIKE US TO GO. THEY DO HAVE A NUMBER OF TREES WHICH THEY WILL HAVE TO PLACE IN THE LANDSCAPING. WE CAN DEFINITELY MAKE A REQUEST OF WHAT TYPE. I THINK IT IS APPROPRIATE TO HAVE THOSE SET BACK AWAY FROM THE PROPERTY LINE, SO SOMEBODY CAN'T CLIMB THEM. IF THAT IS THEIR CONCERN, WE WILL BE LOOKING AT THOSE LANDSCAPE PLANS IN DETAIL AT THE FINAL SITE PLAN STAGE. I CAN'T SPEAK TO THE QUESTION ABOUT TREES ON THE PROPERTY LINES RIGHT NOW. SLIGHT CONCERN THAT SOME OF THOSE TREES MIGHT BE ACTUALLY LISTED AS INVASIVE SPECIES IN UTAH. SO IF THOSE ARE LISTED AS INVASIVE SPECIES TYPE TREES AND THEY ARE ON THE APPLICANT'S PROPERTY, THEY PROBABLY WILL HAVE TO REMOVE THEM. BUT OBVIOUSLY IF THEY'RE OFF THEIR PROPERTY, THERE'S NOTHING THEY'RE GOING TO BE ABLE TO DO TO THOSE. SO THEY'LL BE SOMETHING WE'LL HAVE TO TAKE A BIGGER LOOK AT AT THE LANDSCAPING PHASE OF THIS.
AGAIN, YOU MENTIONED IT. LIGHT TRESPASS. THAT CAN'T BE MORE THAN ONE FOOT CANDLE AT PROPERTY LINES. AND I THINK WE SHOULD JUST ACKNOWLEDGE THAT, YOU KNOW, VAGRANCY HAS BEEN AN ISSUE IN THIS AREA. AND IT YOU KNOW, I WOULD BE VERY SURPRISED IF IT HADN'T CAUSED A NUISANCE TO THOSE NEIGHBORS. LUCKILY, WITH SO MANY PEOPLE COMING TO THIS, I KNOW THAT'S THAT'S A PLUS AND MINUS BECAUSE THERE'S SO MANY PEOPLE THAT TENDS TO HAVE EYES ON THE STREET, AND THAT DOES TEND TO REDUCE SOME OF THOSE VAGRANCY ISSUES JUST WITH THE AMOUNT OF PEOPLE IN THE AREA. SOUND WOULD JUST FALL UNDER THE NOISE ORDINANCE, WHICH THE COUNTY HAS WITH THE APPROPRIATE NOISE LEVEL IS. SO IF IT VIOLATED THAT, THEY WOULD JUST FILE A FILE NUISANCE COMPLAINT WITH THE CITY. AND WE FOLLOW UP ON THAT LIKE WE DO WITH OTHER PROPERTIES. YEAH, I THINK I ANSWERED THEM ALL. YEAH I THINK SO AS WELL. AND THANK YOU FOR DOING THAT. VERY WELL STATED. I THINK IT'S IMPORTANT JUST FROM YOU MENTIONED THIS EARLIER, THE ONLY REASON THIS IS COMING TO THE PLANNING COMMISSION TODAY IS BECAUSE OF THE DRIVE THROUGH. AND SO THAT'S REALLY WHAT WE'RE FOCUSED ON IS THE CONDITIONAL USE ASSOCIATED WITH THE DRIVE THROUGH. AND IT FEELS LIKE THOSE ARE THOSE CONDITIONS ARE BEING SET TO RESOLVE ANY NEGATIVE IMPACT THAT WOULD BE ASSOCIATED WITH THE DRIVE THROUGH. WE DO LIKE TO ASK OUR PET QUESTIONS. WE'RE THRILLED THAT SOMEBODY CAME UP AND MADE A COMMENT. I HOPE THAT THE ANSWERS AT LEAST SATISFY. AND WHAT I DO IS ENCOURAGE YOU TO TALK TO TAYLOR AFTER THE THE MEETING OR, OR GIVE THE OFFICE A CALL SOMETIME DURING THE WEEK IF THERE ARE ANY FURTHER QUESTIONS TO TALK THROUGH IT. BUT THAT'S MY $0.02. THANK YOU. ANYBODY WANT TO MAKE A MOTION OR. COMMISSIONER HATCH? I'LL GO AHEAD AND MAKE A MOTION. OH, TAYLOR'S GOING TO PULL IT UP
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FOR ME. THANK YOU. I MOVE THAT THE PLANNING COMMISSION APPROVE A CONDITIONAL USE PERMIT FOR RESTAURANT FAST FOOD GENERAL FOR LOPEZ PLAZA ON APPROXIMATELY 1.88 ACRES AT 1454 WEST 7800 SOUTH, SUBJECT TO ALL CONDITIONS AND REQUIREMENTS OF APPROVAL. WE DO HAVE A MOTION. COMMISSIONER GONZALEZ, I WILL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. IT CARRIES FIVE. NOTHING. THANK YOU. ONE MORE TO GO. ONE MORE. OKAY. NEXT IS PUBLIC HEARINGS. WE HAVE TWO MOTIONS. WE NEED THE SITE PLAN.ONE MORE MOTION. ONE MORE. I MOVE THAT THE PLANNING COMMISSION APPROVE A PRELIMINARY SITE PLAN FOR LOPEZ PLAZA, LOCATED AT APPROXIMATELY 1454 WEST 1700 SOUTH, SUBJECT TO ALL REQUIREMENTS FOR APPROVAL. OKAY, WE HAVE A MOTION. MR. GONZALEZ. I WILL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY.
CARRIES FIVE. NOTHING. THANK YOU FOR KEEPING ME ON TRACK. OKAY. NEXT IS PUBLIC HEARING
[4. Sandra’s Place Rezone; 1490 West 8600 South; Rezone 1.47 acres from A-5 (Agricultural 5-acre lots) Zone to R-1-8 (Single-family residential 8,000 square foot lots minimum) Zone; Wixom Investments, LLC/Brandon Wixom (applicant) [Mark Forsythe; #34852; parcel 21-34-480-016]]
WITH FINAL WITH PLANNING COMMISSION RECOMMENDATIONS TO THE CITY COUNCIL FOR FINAL ACTION. THIS IS SANDRA'S PLACE. REZONE 1490 WEST 8600 SOUTH. REZONE 1.47 ACRES FROM AN A5 AGRICULTURAL ACRE LOT ZONE TO AN R1 EIGHT SINGLE FAMILY RESIDENTIAL 8000 SQUARE FOOT LOT, MINIMUM. LOOKS LIKE BRANDON WIXOM. HELLO. CAN EVERYBODY HEAR ME NOW? YEAH.OKAY. NOW, MY NAME IS BRANDON WIXOM, AND I'VE BEEN A REAL ESTATE AGENT, BROKER AND DEVELOPER FOR QUITE SOME TIME. I'M REALLY EXCITED ABOUT YOUR CITY BECAUSE IT'S SUCH AN AWESOME CITY. YOU HAVE GREAT MOUNTAIN VIEWS. AND THIS FIRST PICTURE I JUST WANTED TO I FOUND THIS OLD CLIP WITH THE SUGAR FACTORY IN THE TRAIN COMING THROUGH HERE WITH THE VIEW OF THE MOUNTAINS, AND IT KIND OF EMBODIES WHAT THE CITY WAS BUILT ON, THE SUGAR CANE, THE FARMING, AND NOW IT'S IT'S BECOME SUCH A GREAT CITY. AND SO I'M LOOKING FOR MORE PROJECTS IN THE CITY. YEAH. I WANTED TO JUST TELL YOU WHAT WE'RE TRYING TO DO. WE'RE ENABLING THIS LITTLE SUBDIVISION, SANDERS PLACE, AFTER THE CURRENT OWNER WHO HAS INHERITED THE PROPERTY. WE WANT TO DO SIX SINGLE FAMILY LOTS ON THIS PROPERTY. IT'S AT 1490 WEST, 8600 SOUTH, JUST SIX BLOCKS DOWN THE ROAD, JUST RIGHT OFF THE REDWOOD ROAD. THE CURRENT ZONING IS A5 AGRICULTURAL FIVE MEANING FIVE ACRE MINIMUM, AND IT CURRENTLY DOESN'T HAVE THAT. IT'S ONLY 1.47 ACRES. WE WOULD LIKE IT TO BE R1 EIGHT, WHICH WOULD ALLOW FOR SINGLE FAMILY HOMES WITH UP TO THREE CAR GARAGES. THE FUTURE LAND USE MAP AND I'LL SHOW IN A MINUTE. IT DESIGNATES LOW DENSITY, LOW DENSITY RESIDENTIAL, WHICH IS WHAT R1 EIGHT IS. AND WE JUST WANT TO BUILD SOME NICE, BEAUTIFUL HOMES THAT WILL ATTRACT FAMILIES AND WORKING PROFESSIONALS TO COME INTO WEST JORDAN. THIS IS A GENERAL PLAN UP HERE. THE CITY CENTER HERE IS UP. AS YOU CAN TELL, IT'S KIND OF HARD TO SEE ON THIS, BUT WE KIND OF KNOW WHERE WE ARE JUST DOWN THE STREET AND THEN OVER. I'VE ZOOMED IN ON THE NEXT SLIDE. SO HERE'S THE SUBJECT PROPERTY. YOU CAN ACCESS IT OFF OF REDWOOD ROAD DOWN 8600 SOUTH OR ON 1500 WEST IN THE CORNER THERE AND IMMEDIATELY TO THE TO THE SOUTH, 1500 WEST THAT IS CURRENTLY ZONED R1 EIGHT. AND THEN IF YOU GO DOWN 8600 SOUTH AND UP, IT'S YOU CAN SEE THE R1 EIGHT IS IN. THERE IS THE ROADS GO. AND SO TO ME IT MAKES MORE SENSE TO HAVE THIS CONNECTED NEIGHBORHOOD IN THE SAME ZONING OF R1 EIGHT. WE ARE KIND OF DEBATING BETWEEN R1 AND R1 TEN, BUT THE FACT THAT A5 JUST DOESN'T MAKE SENSE ANYMORE. AT ONE TIME IT DID. THEY HAD TEN ACRES AND THEY HAVE SINCE SOLD OFF PROPERTY AND AND DEVELOPED IT. LET'S GO TO THE NEXT ONE. HERE'S THE FUTURE LAND MAP. AS YOU CAN SEE, IT'S TOTALLY CONSISTENT WITH LOW DENSITY RESIDENTIAL. CAN YOU GO TO THE NEXT THE FEATURES OF THE PROPERTY? IT'S MAINLY FLAT. THERE'S SEVERAL LARGE TREES ALONG THE WEST SIDE OF THE PROPERTY. BEAUTIFUL MOUNTAIN VIEWS TO THE EAST. AND AGAIN THE CURRENT ZONING IS A5, WHICH IS OBSOLETE FOR THE ACTUAL USE AND IT'S NOT ALIGNED WITH THE FUTURE LAND USE MAP. HERE'S A PICTURE OF THE CURRENT HOME THAT'S ON THE PROPERTY. THERE'S A HOME AND A GARAGE, AND THEN THE NEXT PICTURE THAT JUST SHOWS ANOTHER ANGLE THAT THAT'S 8600 SOUTH, THAT KIND OF JUST
[00:25:04]
DEAD ENDS THERE INTO THE PROPERTY. AND HERE'S A VIEW OF THE FIELD IN THE BACK WITH SOME NICE HOMES ON BOTH SIDES. SO ACCESS AS I MENTIONED WILL BE OFF OF IT'S A PRIVATE LANE OFF OF 8600 SOUTH. WE'RE GOING TO HAVE FIVE FOOT WIDE SIDEWALKS TO ACCESS. SO THE HOMES WILL HAVE ACCESS TO THE 8600 SOUTH. ALL UNITS SHOULD BE 2 TO 3 CAR GARAGES, DEPENDING ON WHAT THE PEOPLE WANT. AND ALSO BECAUSE IT IS A PRIVATE LANE, WE'RE GOING TO MARK THE ROAD AS MUCH AS IS REQUIRED BY THE CITY TO LET PEOPLE KNOW THAT THEY CANNOT PARK ON THE PRIVATE LANE.THEY NEED TO PARK IN THE DRIVEWAYS OR IN THE GARAGES. HERE'S KIND OF A DIAGRAM. THIS IS THIS ISN'T OUR MOST UPDATED ONE, BUT IT KIND OF SHOWS YOU HOW 8600 SOUTH COMES IN. AND THEN WE'LL HAVE THE PRIVATE LANE THAT GOES UP AND HAMMERHEADS SO THAT EMERGENCY VEHICLES COULD GET IN AND OUT OF THE PROPERTY. AND THESE WILL BE NICE LOTS. THEY'RE PROBABLY GOING TO BE ABOUT 10,000FT■!S PR LOT. BUT WE WANTED TO WE THOUGHT R1 EIGHT IS GOOD BECAUSE YOU HAVE THE GOOD SETBACKS THAT ARE THAT ARE CONCURRENT WITH THE NEIGHBORHOOD COMING UP. CAN YOU GO TO THE NEXT SLIDE? SO HERE'S AN IMAGE OF A POTENTIAL HOME THAT WE WOULD BUILD ON THERE. THIS ONE IS A TWO CAR GARAGE TWO STORY. AND WE COULD BUILD RAMBLERS AS WELL. BUT WE WANT TO BUILD A NICE PRODUCT. THIS IS AA3 CAR GARAGE HERE. SO THEY'RE GOING TO BE NICE NICE HOMES. AND WE THINK THEY'LL ATTRACT THE RIGHT TYPE OF PEOPLE THAT WANT TO LIVE IN THE COMMUNITY AND BECOME PART OF IT. YOU'LL ALSO INCREASE THE TAX BASE AND AND HAVING SIX FAMILIES HERE TOO, YOU'LL HAVE MORE KIDS GOING INTO SCHOOL SYSTEM. WE'VE ALSO LOOKED INTO WHAT IT WOULD TAKE AS FAR AS THE THE UTILITIES. IS THERE ANOTHER PICTURE THERE'S AT THE END OF IT? OKAY. I'LL ADDRESS RIGHT NOW THE THE WALKABILITY AND PUBLIC TRANSPORTATION. SO AS YOU KNOW, ALMOST ANYTHING YOU NEED IS WITHIN A COUPLE MILES OF THIS LOCATION. I BELIEVE WE'RE JUST A MILE AWAY RIGHT NOW. AND YOU COULD JUMP ON THE TRACKS AND BE ANYWHERE YOU WANT. YOU CAN BE TO THE UNIVERSITY OF UTAH DOWNTOWN.
WITHIN 30 MINUTES. YOU CAN GO TO OGDEN. YOU CAN GO TO PROVO. SO WE THINK THAT THESE HOMEOWNERS THAT COME TO THE NEIGHBORHOOD AND THEY'RE MORE ENVIRONMENTAL CONSCIOUS AS WELL, THEY MAY DRIVE THEIR VEHICLES LESS. NOW EVERYBODY LIKES TO HAVE THEIR OWN CAR. BUT IN THIS CITY, IF YOU LIVE CLOSE TO THE THE TRACK STATION, WHICH IS PRETTY CLOSE, YOU COULD ACTUALLY MAYBE NOT EVEN HAVE A CAR IN A BIKE TO GET AROUND. HERE'S A MAP OF THE TRACKS STATION. YOU GUYS ARE AWARE OF THAT, AND THERE'S ALSO A LOT OF GREAT PARKS. IN THE NEXT SLIDE, THERE'S A MAP OF ALL THE CITY PARKS IN THE AREA. YOU HAVE THE PARK THAT WE'RE AT NOW, THE NEW WHEELS PARK. THERE'S GOLF COURSES. THERE'S A LOT OF THINGS THAT ARE GOING TO ATTRACT FAMILIES AND WORKING PROFESSIONALS TO COME INTO WEST JORDAN. YOU GOT THE NEW LIBRARY AND THERE'S THE LITTLE KIDS PARK OVER THERE. SO I BELIEVE THAT ALLOWING A ZONE CHANGE TO R1 EIGHT IS CONSISTENT WITH THE GENERAL PLAN. THE ZONE CHANGE ZONE CHANGE WOULD HELP WEST JORDAN HAVE MORE ATTAINABLE HOUSING STOCK TO OFFER TO OUR RESIDENTS, AND THIS WOULD ALSO ALLOW SIX NEW OWNERS OR FAMILIES TO BECOME PART OF THE WEST JORDAN COMMUNITY. WE'VE ALSO LOOKED AT THE IMPACT IT WOULD HAVE ON UTILITIES RIGHT ALONG 8600 SOUTH, THE SEWER, THE WATER, EVERYTHING GOES RIGHT DOWN THERE. IT'D BE EASY TO CONNECT INTO THAT. WE'VE CONSULTED WITH STAFF WHO'S DONE A GREAT JOB, AND THEY'VE ALSO ASKED US TO TALK TO THE WATER ENGINEER. WE'VE MET WITH THEM. THERE'S ENOUGH. THERE'S AN IRC, THERE'S ENOUGH IRCS THAT WOULD SERVICE THIS PROPERTY FOR SIX HOMES, THAT IT WOULDN'T BE OF ANY DETRIMENT TO THE CITY WATER SUPPLY, WHICH IS ACTUALLY A BIG CONCERN, CONCERN FOR THE CITY, BECAUSE WE DON'T HAVE OUR OWN WATER. WE RELY ON ON A DIFFERENT MUNICIPALITY FOR THAT. SO I JUST ASK THAT YOU WOULD PLEASE VOTE IN FAVOR OF THIS AND ALLOW US TO HELP BEAUTIFY THE COMMUNITY AND ATTRACT MORE FAMILIES HERE. THANK YOU. IS THERE ANY QUESTIONS, ANY QUESTIONS FOR THE APPLICANT? IF WE HAVE ANY, WE'LL CALL YOU BACK UP. THANK YOU. THANK YOU. MARK. YES. THANK YOU. YES. THE APPLICANT PRETTY MUCH COVERED A LOT OF THIS. SO THERE'S I'LL JUST TOUCH ON A FEW POINTS MOSTLY WITH THE DENSITY. SO JUST FOR A LITTLE BIT OF CLARIFICATION, WE CREATED THIS DENSITY MAP JUST TO KIND OF STUDY THE DENSITY IN THE AREA, GIVE YOU A GOOD IDEA OF WHAT'S GOING ON THERE. BUT YEAH, ACCORDING TO THE GENERAL PLAN FOR THE LOW DENSITY RESIDENTIAL LAND USE DESIGNATION THAT HAS A DENSITY RANGE OF 3.1 TO 5 DWELLING UNITS PER ACRE. SO AS
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YOU CAN SEE HERE, A LOT OF A LOT OF THE NEIGHBORHOOD IS PRETTY MUCH WELL WITHIN THAT RANGE. AND THE PROPOSED DENSITY, FOUR DWELLING UNITS PER ACRE WILL FIT THAT PRETTY WELL. AND THEN JUST MOVING ON TO THE UTILITIES AGAIN, THE APPLICANT SPOKE A LOT ABOUT THIS, BUT THIS JUST KIND OF GIVES YOU AN IDEA OF WHERE THOSE ARE. AND THAT SHOULD BE PRETTY SIMPLE TO TIE THAT IN AND AND MAKE THAT WORK. AS FAR AS NEXT STEPS GO IN THE THE APPROVAL PROCESS, THIS WILL GO TO THE CITY COUNCIL FOLLOWING THIS PLANNING COMMISSION HEARING. THAT'LL BE A PUBLIC HEARING IN WHICH THE CITY COUNCIL WILL MAKE A DECISION TO APPROVE OR DENY THE REZONE. NOW, IF APPROVED, THAT'S JUST THAT. JUST APPROVES THE ZONE. THEY WOULD STILL NEED TO GO THROUGH THE REVIEWS FOR THEIR CONSTRUCTION DRAWINGS. SO THE PRELIMINARY MAJOR SUBDIVISION WOULD BE THE NEXT STEP. THAT'LL GO THROUGH STAFF REVIEW AND THEN TO THE PLANNING COMMISSION FOR ANOTHER PUBLIC HEARING. LOOKING AT THIS IN A LOT MORE DETAIL AND FOLLOWING THAT PUBLIC HEARING, IT'LL GO TO STAFF AGAIN FOR FINAL REVIEWS AND FINAL APPROVAL. SO THAT'S ABOUT IT. I CAN ANSWER ANY QUESTIONS. YOU HAVE ANY QUESTIONS FOR STAFF? COMMISSIONER ALLEN, SHOULD YOU GO BACK TO THE. THIS WILL BE THE PLAT MAP. SO THERE ARE I'VE GOT TWO QUESTIONS REGARDING THE ROADWAYS. I KNOW THIS IS PROBABLY THE NEXT STEP. I GO BACK SORRY. PARCEL MAP. THAT'S A GOOD ONE. SO THIS WILL BE NEXT STEP IF THE REZONE IS APPROVED. BUT I'M CURIOUS. THERE'S A STRIP IMMEDIATELY TO THE WEST OF THE PROPERTY THAT'S PRETTY NARROW. IS THAT CITY PROPERTY FOR FUTURE ROAD. IS THAT PRIVATE? NO. SO THAT'S PRIVATE PROPERTY. THAT'S ACTUALLY A PRIVATE DRIVEWAY TO THE HOME JUST IN THE NORTH WEST CORNER THERE. OKAY. SO AND THEN BOTH OF THOSE ARE OWNED BY THE SAME PERFECT PERFECT. LOOKING AT THE PARCEL MAP OR SORRY, THE THIS AS WELL AS THE PLAT MAP, IT DOESN'T LOOK LIKE THAT PORTION OF 8600 SOUTH OR 1500 WEST HAS BEEN OFFICIALLY DEDICATED. YES. SO AS PART OF THE PRELIMINARY SUBDIVISION, THEY WILL NEED TO DEDICATE THAT SECTION. SO IT'LL BASICALLY JUST BE AN ELBOW INTERSECTION WITH A PRIVATE LANE COMING RIGHT OFF OF IT. PERFECT. THAT WAS GOING TO BE THE NEXT QUESTION. ALL RIGHT. THANKS. ANY OTHER QUESTIONS FOR STAFF.OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING HERE TO SPEAK ON THIS ISSUE WILL BE GIVEN THREE MINUTES. PLEASE COME UP TO THE PODIUM AND STATE YOUR NAME. GOOD EVENING. MY NAME IS KATE SIMONETTI. I'M A RESIDENT HERE IN WEST JORDAN. AND THANK YOU FOR YOUR TIME. DEAR COUNCIL MEMBERS, I'M WRITING TO FORMALLY OPPOSE THE PROPOSED ZONING MAP AMENDMENT TO REZONE THE PROPERTY LOCATED AT 1490 WEST 8600 FROM AN A5 TO AN R1 EIGHT, WHICH MEANS UP TO EIGHT HOMES. LESS SQUARE FOOTAGE. IF YOU DO THE SQUARE FOOTAGE, IT'S 1.47 ACRES. AS A RESIDENT OF WEST JORDAN, A MEMBER OF THE AFFECTED COMMUNITY, I BELIEVE THIS ZONING CHANGE IS INCONSISTENT WITH BOTH THE ESTABLISHED NEIGHBORHOOD CONTEXT AND THE INTENT OF THE CITY LAND USE POLICIES, THE EXTENT THE EXISTING A5 ZONING HAS PRESERVED A LOW DENSITY, SEMI-RURAL CHARACTER THAT IS INTEGRAL TO THE IDENTITY OF THIS AREA. IN CONTRAST, THE PROPOSED R8 DESIGNATION WOULD PERMIT LOT SIZES AND DENSITIES THAT ARE INCONGRUOUS WITH ADJACENT DEVELOPMENTS, WHICH CURRENTLY CONSISTS OF LARGER AGRICULTURAL OR ESTATE SIZED PARCELS. THIS ABRUPT SHIFT IN DEVELOPMENT PATTERN WAS DISRUPT AND CONTINUE CONTINUED CONTINUITY AND VISUAL COHESION OF THE NEIGHBORHOOD. IN ADDITION TO BEING INCOMPATIBLE WITH SURROUNDING LAND USES, THE PROPOSED REZONING RAISES SIGNIFICANT SIGNIFICANT CONCERNS, INCLUDING BUT NOT LIMITED TO, INCOMPATIBILITY. INCOMPATIBILITY WITH ESTABLISHED CHARACTER. THE AGRICULTURAL ZONING SUPPORTS OPEN SPACE PRIVACY AND RURAL RESIDENT ENVIRONMENT. INTRODUCING AN R8 DENSITY WOULD PERMANENTLY ALTER THE AREA'S ESTABLISHED CHARACTER AND DIMINISH THE QUALITIES THAT LONGTIME RESIDENTS VALUE AND RELY UPON INFRASTRUCTURE AND TRAFFIC IMPACTS. THE EXISTING ROADWAYS AND PUBLIC INFRASTRUCTURE WERE NOT DESIGNED TO ACCOMMODATE THE INCREASED TRAFFIC AND SERVICE
[00:35:03]
DEMAND ASSOCIATED WITH HIGHER RESIDENTIAL DENSITIES. SUCH IMPACT WOULD COMPROMISE ROADWAY SAFETY AND CREATE CONGESTION, AND PLACE UNNECESSARY STRAIN ON CITY SERVICES. THE PUBLIC WORKS CANNOT KEEP UP WITH THE CURRENT DEMAND, AND THIS WILL PUT ADDITIONAL STRAIN ON THE DEPARTMENT. THREE PRESENT A PRECEDENT FOR FUTURE HIGH DENSITY DEVELOPMENT. APPROVAL FOR THIS ZONING CHANGE WOULD SET A CONCERNING PRECEDENT, POTENTIALLY ENCOURAGE SIMILAR APPLICATIONS, AND RESULT IN A PIECEMEAL EROSION OF THE NEIGHBORHOOD'S RURAL IDENTITY OVER TIME FOR INADEQUATE INFRASTRUCTURE PLAN. EXISTING STORMWATER SYSTEMS ARE NOT DESIGNED FOR INCREASED RUNOFF OF A PROJECT THIS SIZE, SO SIMPLY DRAINING INTO THE ADJOINING SUBDIVISION MAY NOT BE ENOUGH. FIVE ENVIRONMENTAL AND QUALITY OF LIFE AGRICULTURAL ZONING SUPPORTS CLEAR, CLEANER AIR, REDUCED NOISE AND THE PRESERVATION OF GREEN SPACE. TRANSITIONING TO SMALLER RESIDENTIAL LOTS WOULD RESULT IN INCREASED IMPERVIOUS SURFACES, REDUCED OPEN SPACE, AND POTENTIAL NEGATIVE ENVIRONMENTAL IMPACTS. FOR THESE REASONS, I RESPECTFULLY URGE THE CITY COUNCIL TO DENY THIS REZONING. YOUR YOUR TIME IS UP. THANK YOU. MY NAME IS SANDRA DIXON AND I'M THE PROPERTY OWNER. MY PARENTS BOTH PASSED AWAY AND IT'S NOT EVEN AGRICULTURE ANYMORE. IT'S UNDER TWO ACRES. THEY'RE SINGLE FAMILY HOMES SURROUNDING IT. I DON'T SEE A PROBLEM. I THINK IT'S A GOOD IDEA. THAT'S ALL I HAVE TO SAY. THANK YOU. HELLO. MY NAME IS DALE BENNETT WITH BENCHMARK ENGINEERING. I'M THE ENGINEER SURVEYOR OF RECORD ON THIS PROJECT. AND AS FAR AS ALL THE UTILITIES, THEY'RE THERE, WE'VE LOOKED AT THEM, WE'VE EVALUATED THEM. WE TALKED TO THE CITY, AND I DON'T SEE ANY PROBLEMS WHATSOEVER. AND AS FAR AS THE DENSITY TO THE NORTH AND TO THE SOUTH, DIRECTLY TO THE SOUTH IS THE R1 EIGHT, DIRECTLY TO THE SOUTHWEST IS R1 EIGHT. I THINK IT'S VERY MUCH INCONSISTENT WITH WHAT'S THERE. AND WE REALLY NICE SINGLE FAMILY HOMES. AND IF YOU HAVE ANY QUESTIONS REGARDING ENGINEERING, FEEL FREE TO ASK ME NOW IF YOU'D LIKE. SO WE DON'T HAVE ANY QUESTIONS. THANK YOU. APPRECIATE IT. MY NAME IS DOUG DICKEY. I OWN THE HOUSE THAT'S DIRECTLY TO THE SIDE THAT'S MOST AFFECTED BY THIS CHANGE. I'VE OWNED THE HOUSE FOR TEN AND A HALF YEARS. 1458 WEST AUTOMOTIVE CIRCLE. THE CHALLENGES THAT I SEE WITH THIS IS FITTING. ALL OF THE HOMES AROUND ME ESSENTIALLY ARE JUST SHY OF HALF AN ACRE ALL THE WAY DOWN, BOTH TO TO THE OTHER. I DON'T KNOW WHAT DIRECTION IT IS, BUT THE THE PROPOSAL OF PUTTING SIX OR MORE HOUSES IN THERE IS IS COMPLETELY DIFFERENT THAN OUR OUR AREA THREE HOUSES THAT MAY SEEM MORE PLIABLE. MY BACKYARD ANY HOUSES DIRECTLY TO THE BACK. EVERYBODY'S GOING TO BE LOOKING DIRECTLY INTO MY BACKYARD. THE ENTIRE LENGTH OF THESE THREE HOMES WILL BE LOOKING INTO MY BACKYARD. SO TWO STORY HOMES WOULD WOULD BE AN ISSUE. I HAVE DAUGHTERS, WE HAVE HOT TUB. I HAVE ISSUES WITH WITH THE THE FACT THAT MAYBE TWO STORY HOMES HAVING LIKE A DAYBREAK STYLE HOUSING DEVELOPMENT RIGHT NEXT TO MY HOUSE, MY BACKYARD OF MY HOUSE HAS ISSUES. AND AS FAR AS THE SEWAGE, THE DRAINS, ABOUT EVERY 3 OR 4 DAYS, THE DRAIN IN MY CUL DE SAC STARTS POURING WATER BACK OUT OF THE DRAIN THAT COMES FROM THE OTHER CORNER OF THE HOUSE THAT THEY WOULD BE TAKING DOWN. SO WATER IS AUTOMATICALLY COMING INTO THE DRAIN AND COMING OUT OF MY DRAIN ON A EVERY COUPLE DAY BASIS. AND THAT THAT HASN'T CHANGED FOR TEN YEARS. SO I DON'T I DON'T THINK ADDING MORE WATER INTO THE INTO THE DRAINS IS GOING TO REDUCE. IT'S SIMPLY GOING TO POND MORE WATER INTO MY CUL DE SAC. YOU CAN ASK[00:40:02]
ANYBODY ON THE CUL DE SAC AND IT'S IT'S SEWAGE WATER THAT'S COMING OUT. IT'S IT HAS A NASTY SMELL. AND THE KIDS ARE OFTEN, YOU KNOW, GOING OUT THERE AND PUTTING LITTLE THINGS IN THIS WATER. SO I THINK IT'S AN ISSUE. SIX HOUSES I THINK IS JUST ABSOLUTELY TOO MUCH. IT'S GOING TO LOOK LIKE DAYBREAK. IF YOU'VE EVER DRIVEN A TRUCK INTO THE HOUSES IN DAYBREAK, THERE'S NO PLACE TO PARK. IT'S IT'S MADE FOR MAKING PEOPLE TO WALK. BUT IF YOU'RE GOING TO WALK FROM THIS LOCATION, YOU'RE GOING TO HAVE TO WALK A HALF MILE TO GET TO RED REDWOOD.PEOPLE AREN'T GOING TO BE WALKING THAT FAR. AND AND JUST TO THE SIDE OF THAT, YOU COULD SEE THE, THE HOMES THAT HAVE LIKE 4 OR 5 ACRES ALL THE WAY DOWN THAT ROAD. THEY WOULD BE WALKING PAST ALL THOSE HOMES. SO. THANK YOU. ANYBODY ELSE? GOOD EVENING. MY NAME IS AMBER AND I WAS ASKED TO PRESENT SUBMIT TO YOU THE NEIGHBORHOOD. PETITION THAT WE DID. AND IT HAS 22 SIGNATURES FROM THE NEIGHBORS. ALL IN OPPOSITION TO THIS DEVELOPMENT. I HAVE ANOTHER COPY HERE THAT YOU CAN PASS AROUND AS WELL. THEY DON'T OPPOSE DEVELOPING THE LAND.
THEY OPPOSE THE NUMBER OF HOMES GOING IN AND THE IMPACT THAT THAT WILL HAVE ON THEM. AND EVERYTHING SURROUNDING THAT. THIS IS A MAP OF ALL OF THE NEIGHBORS THAT ARE OPPOSED TO THIS DEVELOPMENT GOING IN, UNDERSTANDING THAT. AND THAT'S ALL I HAVE TO SAY. THANK YOU, THANK YOU. MY NAME IS JASON. JUST NORTH OF THIS PROPERTY. AND MY CONCERN AGAIN, JUST TO BASICALLY THE SAME AS WHAT EVERYBODY ELSE IS, IS OPPOSING THIS PROPERTY FOR IS TOO MANY HOUSES, WHICH IS GOING TO PUSH THOSE HOUSES CLOSER TO MY PROPERTY. AND I'M GOING TO HAVE A TWO STORY HOUSE STARING DOWN INTO MY BACKYARD. AND I KNOW THAT MY NEIGHBOR HAS A POOL, AND THEY OFTEN HAVE YOUNG CHILDREN, AS WELL AS TEENAGE GIRLS SWIMMING IN THAT POOL OFTEN. AND I CAN ONLY IMAGINE THE TWO STORY HOUSE JUST STARING RIGHT DOWN INTO THAT PROPERTY. IT JUST DOESN'T SEEM APPROPRIATE. BUT AND AGAIN, I THINK THAT I THINK THERE'S JUST TOO MANY HOUSES PROPOSED ON THIS PROPERTY. I WOULD I WOULD BE OKAY WITH LESS MAYBE 3 OR 4 HOUSES, JUST SO THAT THOSE PROPERTIES CAN BE BACKED OFF OF MY PROPERTY, OR AT LEAST THE BUILDING CAN BE BACKED OFF OF MY PROPERTY A LITTLE BIT TO GIVE US SOME A LITTLE BIT OF PRIVACY. THANK YOU, THANK YOU. ANYBODY ELSE? ANYBODY ONLINE? THERE'S NOONE ONLINE. OKAY. WE WILL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT UP TO THE COMMISSION FOR COMMENT AND OR MOTION. I DID. WHEN I WAS REVIEWING THIS PACKET AND I WAS DISCUSSING THIS, WHETHER WHEN I SAW THIS, THE ONE R8 OR ONE R TEN WOULD BE MORE APPROPRIATE. AND I THINK IT COULD GO EITHER WAY SO I COULD SEE THAT. BUT IF MY CALCULATIONS ARE CORRECT EITHER WAY, A 10,000 SQUARE FOOT PROPERTY LINE OR 8000 IS NOT GOING TO MAKE A HUGE DIFFERENCE.
YEAH, CHANGE ISN'T FUN. BUT YOU KNOW, FIRST OF ALL, THANK EVERYBODY FOR SHOWING UP. AND I DON'T KNOW IF I SHOULD BE FLATTERED OR OFFENDED THAT WE WERE REFERRED TO AS THE CITY COUNCIL. IT'S A JOKE. THE CITY COUNCIL WILL BE MEETING AND YOU'LL HAVE THE OPPORTUNITY TO TALK TO THEM AS WELL. BUT FROM A PLANNING COMMISSION STANDPOINT, WE TAKE A LOOK AT THIS AND WE SAY, DOES THIS MEET CODE? AND AT THIS POINT, YEAH, IT MEETS THE ZONING REGULATION.
IT IS LOW DENSITY FOR AN R1 EIGHT. IF YOU LOOK AT THE HOMES IMMEDIATELY TO THE SOUTH, TAKE THE THREE HOMES IN A ROW IMMEDIATELY TO THE SOUTH AND PUT THEM IN THERE. YOU CAN PUT SIX OF THOSE LOTS WITH ROOM TO SPARE. THIS ABSOLUTELY MEETS THE CHARACTER AND THE THE WAY
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THAT THE COMMUNITY HAS DEVELOPED AROUND IT. AND SO FROM THAT PERSPECTIVE, IT'S GOING TO BE DIFFICULT TO PUSH AGAINST IT. AND THE COMMENT AS FAR AS THE WATER COMING UP INTO YOUR PROPERTY, CONTACT THE CITY, BECAUSE THAT SHOULD BE SOMETHING THAT THEY CAN THEY CAN ADDRESS. SO, OKAY, COMMISSIONER HATCH, I ALSO FEEL LIKE THIS IS A REALLY GREAT FIT FOR THIS AREA. I THINK SIX HOMES IS BEING R1 8RR1 TEN. IT'S THE SAME SAME THING, 10,000 SQUARE FOOT LOTS. I THINK THE PRODUCT LOOKS NICE, ALTHOUGH TONIGHT WE'RE ONLY APPROVING THE ZONING. SO THE THE THE HOW THE LAYOUT OF THE LAND HAS YET TO BE DONE, BUT WE CAN ANTICIPATE WHERE IT'S GOING. BUT I THINK IT'S A GREAT FIT BASED ON IT'S A GREAT INFILL PROJECT. I THINK IT IT WORKS GREAT FOR THE SPACE THAT WE HAVE. SO I REALLY APPRECIATE THE THE LANDOWNER AND THE BUILDER FOR THE WORK THEY'VE DONE TO MAKE THIS FIT WITHIN THE NEIGHBORHOOD. THANK YOU. DOES ANYONE WANT TO MAKE A MOTION OR ANY MORE COMMENTS? COMMISSIONER MARK, DO YOU HAVE A MOTION UP? OH, LOOK AT THIS. I HAVE OTHER PEOPLE THAT ARE PREPARED BASED ON THE INFORMATION THE FINDINGS SET FORTH IN THE STAFF REPORT. UPON THE EVIDENCE EXPLANATION RECEIVED TODAY, I MOVE TO THE PLANNING COMMISSION FOR A POSITIVE RECOMMENDATION TO CITY COUNCIL TO REZONE THE PARCEL, COMPRISING 1.47 ACRES AND LOCATED AT 1490 WEST 8600 SOUTH, FROM AN A5 ZONE TO AN R1 EIGHT ZONE. COMMISSIONER HATCH, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE, AYE. ANY OPPOSED? OKAY. CARRIES FIVE. NOTHING. NOW, JUST A SIDE NOTE. THIS IS JUST A RECOMMENDATION TO THE CITY COUNCIL. THEY WILL BE PRESENTED AND THEY WILL HAVE ANOTHER PUBLIC HEARING. SO IF YOU WISH TO SPEAK THEN THAT THAT WOULD BE OUR OPPORTUNITY ALSO. SO WE APPRECIATE YOUR INPUT. THANK YOU. COMMISSIONER GONZALEZ. I WILL MAKE A MOTION THAT WE ADJOURN OUR* This transcript was compiled from uncorrected Closed Captioning.