[CALL TO ORDER]
          [00:00:11]
          AFTERNOON. WELCOME TO THE WEST JORDAN CITY COUNCIL COMMITTEE OF THE WHOLE. WE HAVE ALL MEMBERS OF OUR CITY COUNCIL, OUR STAFF AND SEVERAL FROM ADMIN AND STAFF AND VISITORS 
          [a.
 Discussion Regarding a Proposed Future Land Use Map Amendment and Rezone to Professional Office (P-O) for Approximately 86.14 Acres at 6170 West 7800 South to Support a Future HCA Hospital and Related Development ]
WITH US. WELCOME, EVERYONE. THE FIRST ITEM ON OUR AGENDA IS DISCUSSION REGARDING A PROPOSED LAND USE MAP, AMENDMENT AND REZONE TO PROFESSIONAL OFFICE FOR APPROXIMATELY 86.14 ACRES AT 6170 WEST 7800 SOUTH TO SUPPORT A FUTURE HCA HOSPITAL AND RELATED DEVELOPMENT. AND FOR THIS WE HAVE TAYLOR JENSEN. HE'S GOING TO BE OUR MAN TONIGHT. THANK YOU, CHAIR AND COUNCIL, I APPRECIATE THE CHANCE TO TALK TO YOU ABOUT THIS. THIS THE 86 ACRES THAT WE'RE TALKING ABOUT HERE. FOR THOSE OF YOU ON THE COUNCIL, YOU PROBABLY RECOGNIZE THIS AS WHAT WAS FORMERLY PROPOSED FOR BOWMAN'S ARROW. WE CAN SEE THE CURRENT FUTURE LAND USE MAP HERE. THERE'S A NUMBER OF DIFFERENT LAND USES ATTRIBUTED TO THIS PROPERTY, INCLUDING OPEN SPACE, REGIONAL OR COMMUNITY, COMMERCIAL, RESIDENTIAL AND LOW DENSITY RESIDENTIAL. THE PROPOSAL THAT WE CURRENT ZONING IS ALSO A 20 FOR THE WHOLE THING. SO THAT'S 20 ACRE MINIMUM SIZE LOTS. AND THE AGRICULTURAL USE TABLE. SO WE COULD LEAVE IT FOR FOUR LOTS AND SAVE WATER. ABSOLUTELY DRY. THE PROPOSAL THAT WE HAVE BEFORE US TONIGHT IS TO CHANGE THE FUTURE LAND USE DESIGNATION OF THE ENTIRE THING TO PROFESSIONAL OFFICE, AND THEN TO REZONE THE PROPERTY TO PROFESSIONAL OFFICE AS WELL. THAT WOULD ALLOW FOR HCA HEALTHCARE TO COME IN WITH THEIR FREESTANDING EMERGENCY ROOM. IT'S KIND OF A CONCEPT WE CAN SEE HERE. IF THIS IS SUCCESSFUL, THEN THEIR PLAN FOR THIS TO BE TO DEVELOP INTO A WHOLE HOSPITAL, WE CAN KIND OF SEE WHERE THAT WOULD BE, BUT THE HOSPITAL WOULD INCORPORATE INTO THE EMERGENCY ROOM. I THINK YOU MEAN WHEN SUCCESSFUL? YES. OKAY. IF. PEOPLE ON THE WEST SIDE OF THE CITY ARE GOING TO BE VERY CAREFUL, VERY HEALTHY, THEY'RE NEVER GOING TO USE IT. SO WE'RE ACCIDENTS. SO A LITTLE BIT MORE INFORMATION ON WHY WE WANT TO BRING THIS TO YOU AS A COUNCIL. APART FROM IT BEING A LAND USE CHANGES, THERE WILL BE A FUTURE APPLICATION FOR THIS SITE TO UTILIZE THE IOC. THIS HAS LONG BEEN A SITE WHERE WE ANTICIPATED WITH THE IOC BEING USED IN IOC CODE. THIS IS ONE OF THE DESIGNATED LOCATIONS AND THAT WOULD BE ALLOW FOR A MULTI-FAMILY RESIDENTIAL CONCEPT. THE ONLY REASON THIS IS COMING FORWARD WITHOUT THAT IS BECAUSE THE HOSPITAL IS READY TO MOVE FORWARD WITH THAT RESIDENTIAL CONCEPT ISN'T WE DON'T WANT TO HOLD THE HOSPITAL UP FOR THAT. THAT'S WE'RE HOLDING OUT FOR POSSIBLE. COMMERCIAL OFFICE. THE IOC IS ALSO ABLE TO BE PUT ON BECAUSE IT'S AN OVERLAY ZONE. 
          WE CAN PUT THAT OVER THE PROFESSIONAL OFFICE ZONE. AND THE WAY IT'S WRITTEN IS IT'S STANDARDS OVERWRITE WHATEVER IS UNDERNEATH OF IT. SO THAT DOESN'T PREVENT US FROM GOING DOWN THAT ROAD IN THE FUTURE WHEN THEY'RE READY FOR THAT. AND THEN JUST AS MENTIONED, WE HAVE SEEN THE CONCEPT FOR A FULL HOSPITAL. WE HAVE STAFF, AND THE HOSPITAL GROUP THEMSELVES WERE PRETTY CONFIDENT THAT THIS WILL BE A SUCCESSFUL SITE, AND WE'LL SEE THAT CONTINUE TO DEVELOP IN THE FUTURE. SO THE REQUEST WE'RE ASKING IS FIRST, DOES THE COUNCIL SUPPORT THE FUTURE LAND USE MAP AMENDMENT? SECOND, YOU SUPPORT THE PROFESSIONAL OFFICE REZONE. AND THEN THIRD, AS WE CONSIDER THAT RESIDENTIAL DEVELOPMENT ON THE NORTHERN 40 ACRES IN THE FUTURE, JUST SO WE CAN TELL AN APPLICANT WHEN THEY COME IN WHAT DENSITY RANGE WOULD BE APPROPRIATE IN THE COUNCIL'S EYES FOR THAT 40 ACRES, THAT ONE COSTCO. NO NO NO NO NO, YOU'RE WRONG. ONE COSTCO, ONE FERRIS WHEEL AND ONE STEAKHOUSE AND ONE TRADER JOE'S. OH MY GOODNESS, THAT WOULD BE SO AMAZING. FOR LOTS ON ITS FOUR LOTS. THAT'S FOUR LOTS ON 40 ACRES. THAT'S A THAT'S DOABLE. OKAY. ANY QUESTIONS FOR TAYLOR? I DIDN'T GET INTO THE DEEP ENOUGH TO KNOW IS THERE GOING TO BE A HELIPAD? YES, THERE WILL BE. OR JUST THE AIR IS, BUT HELIPAD HELIPADS ARE EXEMPT FOR HOSPITALS OR EXEMPT UNDER THE HELIPAD ORDINANCE. WE PASSED ABOUT FIVE AND A HALF YEARS AGO. COUNCIL MEMBER GREEN BROUGHT 
          [00:05:04]
FORWARD TO KEEP HELICOPTER PADS OUT OF THE CITY EXEMPT HOSPITALS. ALL RIGHT. ANY OTHER QUESTIONS? ALL RIGHT. DO WE SUPPORT THE FUTURE LAND USE MAP AMENDMENT? DOES ANYONE OPPOSE IT? NO. OKAY. I DON'T SEE ANY OPPOSED. ARE WE OKAY WITH THE REZONE FOR PROFESSIONAL OFFICE? ANY OPPOSED? NOT OPPOSED. I DO HAVE A QUESTION ON THAT ONE. OKAY. ARE THERE OTHER ZONES THAT HOSPITALS ARE PERMITTED IN OR IS IT JUST PROFESSIONAL. YEAH. SO THE RESEARCH BUSINESS PARK WOULD ALSO ALLOW IT. THEY'RE BOTH ZONES THAT COME UNDER THE PROFESSIONAL OFFICE. 
          FUTURE LAND USE DESIGNATION IS CONDITIONAL USE BOTH. OKAY. THE REASON I ASK IS BECAUSE WE ALLOWED RESIDENTIAL AND PROFESSIONAL OFFICE ZONES A FEW YEARS BACK AND STILL ROSE TO BE THE WRONG WAY. SO I THINK IF YOU'RE GOING TO BUILD RESIDENTIAL, ZONED RESIDENTIAL, IF YOU'RE GOING TO BUILD A SOLID OFFICE, BUT IT'S ONLY THE WHOLE THING ALLOWS FOR THE IOC AND FOR THE RESIDENTIAL COMPONENT YOU'RE TALKING ABOUT IN THE ZONE. I JUST THINK THAT IT SHOULD BE. I SHOULD CALL A SPADE A SPADE. THAT'S WHY I WAS WONDERING IF THERE WAS ANOTHER ZONING, MAYBE SPLIT IT IN TWO. AND ZONE IT THAT WAY. BUT THAT'S JUST MY THOUGHT. DO WE WANT TO CHANGE THE DESIGNATION? SO THAT'S WHAT I WOULD PREFER. I WOULD PREFER I MEAN, IF IT'S GOING TO BE 80 ACRES OF PROFESSIONAL OFFICE, THEN LET'S HAVE 80 ACRES OF PROFESSIONAL OFFICE. LET'S CALL A SPADE A SPADE. WE HAVE 40 ACRES OF PROFESSIONAL OFFICE SLASH HOSPITAL, 40 ACRES OF RESIDENTIAL OF DENSITY TO BE DETERMINED IN A SECOND. LET'S CALL THE RESIDENTIAL. RESIDENTIAL. I THINK THE TRANSPARENCY IS BETTER. THAT'S MY $0.02. I DON'T THINK WE HAVE ANY CONCERNS WITH THAT. JUST LET US KNOW WHICH RESIDENTIAL CATEGORY FEELS MOST APPROPRIATE. AS THE NEXT QUESTION. WE DO HAVE. WE DO HAVE A MEMBER FROM HCA. WOULD THE BODY WANT TO HEAR THEIR OPINION OR NOT ON SPLITTING IT? SO IT'S OKAY. 
          KRISTIN. YES, AND I DO. I DO HAVE A QUESTION AS WELL. I HAVE SOME MEMBERS FROM MY TEAM THAT ARE TELLING ME THEY CAN'T HEAR US IN THE ROOM. IS THERE ANYTHING THAT COULD BE DONE ABOUT THAT? FIX IT. ARE THEY ON ZOOM? THEY ARE. THEY ARE GOING IN THROUGH THE THROUGH THE THE LINK THAT WAS SENT TO THEM. CAN YOU SEE US? AVERY. IS THAT AVERY? STEVE. YEAH. THERE YOU ARE. YOU COME UP HERE AND I WILL FIGURE OUT. KRISTIN, WOULD YOU MIND JOINING US AT THE TABLE? THANK YOU. AND, KRISTIN, I'M SORRY I DIDN'T GET YOUR LAST NAME, BUT THIS LADY OVER HERE WOULD LOVE IT. YES, MY LAST NAME IS VAUGHN. AND IT'S V, AS IN VICTOR, A U G CHEN. THANK YOU. WE'LL GIVE MR. ANDERSON JUST A SECOND TO SEE IF WE CAN FIGURE OUT WHY PEOPLE ONLINE CAN'T HEAR. SHOULD WE KEEP TALKING SO THAT IF HE GOES SOMEWHERE ELSE AND HE'S TRYING TO HEAR US, IF WE'RE ALL SILENT, WE'LL GO. OKAY, THAT'D BE FUNNY. MAYBE ADDRESS COUNCILMAN JACOBS QUESTION. YEAH. IT'S VALID. AND THIS IS SOMETHING THAT WE'VE WE'VE KIND OF BATTED BACK AND FORTH. WHAT'S THE PROPER WAY TO SUPPORT THE HOSPITAL MOVING FORWARD WITH WHAT WE DO KNOW TODAY? IF WE DO REZONE THE NORTH 40 TO RESIDENTIAL AND GUESS THE COUNCIL WILL HELP US KIND OF FIGURE OUT THAT THAT THAT COMPONENT. BUT DEPENDING DEPENDING ON THAT DENSITY, THAT MIGHT DETERMINE THE ZONE, THE ZONING TOOL THAT WE USE FOR THAT, THAT ENSURE. SOME OF THE COUNCIL MEMBERS, THE INTERCHANGE OVERLAY ZONE WAS WRITTEN SPECIFICALLY FOR THIS PIECE OF PROPERTY. AND THAT DOES ALLOW HOSPITALS AND. INSTITUTIONAL USES. AND ALONG WITH THAT, THERE ARE SOME DESIGN CRITERIA THAT COME WITH THE BIOS. AND SO JUST THROWING THAT OUT THERE TO MUDDY THE WATERS A LITTLE MORE. BUT BUT IT WAS SPECIFICALLY WRITTEN FOR THIS INTERCHANGE AREA. TALK ABOUT THAT DESIGN CRITERIA A LITTLE BIT. YEAH, WE JUST HAVE THE WAY YOU BUILDING PLACEMENT AND THE TYPE OF FENESTRATION ON BUILDINGS, ARCHITECTURAL CHARACTERISTICS, LANDSCAPING, THAT TYPE OF THING. IS IT AN ELEVATED LEVEL OF. YES, YES. WE DID HAVE AN IMPACT ON I WOULD PREFER TO WHAT THEY WHAT THEY'VE SUBMITTED. BUT I DON'T 
          [00:10:02]
KNOW. WE'RE JUST AT THE VERY TIP OF THE ICEBERG I THEY'VE SUBMITTED THUS FAR. I DON'T PARTICULARLY THE RESIDENTIAL WAS NOT DESIGNED FOLLOWING THE INTERCHANGE OVERLAYS ON THE IOC IS AN OVERLAY. IT'S NOT A ZONE OF A STANDALONE ZONE. YES. SO IT'S GOT TO DECIDE WHAT'S UNDERNEATH IT BEFORE. IT'S NOT EXACTLY IS A MATTER OF TRANSPARENCY. OBVIOUSLY THE FUTURE LAND USE MAP IS A GUIDE IS POLICY GUIDE THAT WILL HELP THE ZONING COME IN LATER. SO IF THE COUNCIL WANTS TO BE WANTS TO INDICATE TO THE GENERAL PUBLIC THAT NORTH 40 IS GOING TO BE RESIDENTIAL, THEN WE CAN LOOK AT AN APPROPRIATE LAND USE DESIGNATION FOR THAT. AND THE ZONING, THE PROFESSIONAL OFFICE COULD STILL GO FORWARD ON THAT IF YOU SO CHOOSE. BUT THAT MIGHT ACHIEVE KIND OF BOTH. AND THEY ALSO DID WANT TO MENTION OUR CONVERSATIONS WITH THE HOSPITAL HAVE BEEN THAT WHEN THE RESIDENTIAL DEVELOPMENT COMES IN, WE WOULD LIKE TO PUT THE IOC OVER THE HOSPITAL SITE AS WELL. SO BECAUSE IT'S AN OVERLAY ON TOP OF THAT, SO THOSE UPDATE, THOSE INCREASED DESIGN ELEMENTS AND STUFF COULD BE SOMETHING WE COULD INCORPORATE TO THE HOSPITAL AS THEY COME IN FOR THEIR FUTURE PHASES. BUT THAT ALSO GIVES THEM MORE FLEXIBILITY ALONG 7000 SOUTH WHERE THERE MIGHT BE SOME RETAIL PADS, WHICH WOULDN'T BE THE ABLE TO BE USED AS FLEXIBLE. ZONE AS IT WOULD BE. SO, YOU KNOW, WE DO WANT THIS TO ALL BE. AS I MENTIONED, THIS WAS WRITTEN FOR THE KIND OF FINDING A WAY TO LET THE HOSPITAL MOVE FORWARD QUICKER THAN EVERYTHING ELSE. HERE'S MY QUESTION. WE KNOW WHAT THE UNDERLYING ZONING IS A 20. DOES IT HAVE GIVEN GIVEN THE IOC OVERLAY ZONE, CAN'T WE JUST SUPERIMPOSE THE IOC OVER THE A20 AND THE REQUIREMENTS OF THE IOC ARE GOOD. WE COULD THAT WOULD ALLOW US TO GET STARTED ON THE FREESTANDING E.R. THAT'S THE MAIN ISSUE IS WHAT DO WE NEED TO DO? WHY WOULD THAT STOP THE FREESTANDING E.R. BECAUSE HOSPITALS AREN'T ALLOWED TO AND THEY'RE NOT READY FOR THE IOC RIGHT NOW BECAUSE THEY'RE STILL PUTTING TOGETHER THE NORTH HALF, STILL HAS TO FOLLOW THE RULES OF THE UNDERLYING ZONE TO REPLACE IT. BUT IF WE'RE NOT READY TO GO FORWARD WITH THE IOC ZONE, THERE'S ONLY THE UNDERLYING ZONE. AND THE 20 DOESN'T ALLOW HOSPITALS. THAT'S WHAT I'M SAYING. IF WE IF WE MADE IT AN IOC, IF WE MADE IT AN IOC, WHAT STOPS THE E.R. FROM BEING BUILT? NOTHING. I JUST THINK THE HOSPITAL WANTS TO MOVE QUICKER THAN THE IOC WILL BE ABLE TO BE PREPARED. REQUIRES A MDA, AN MDP, SO IT NEEDS MORE INFORMATION. IT JUST NEEDS MORE INFORMATION. THAT'S WHAT I WAS GETTING. IT'S A TIMING THING IS IF WE DO AN IOC IT'S GOING TO BE I THANK YOU. THE POINT YOU'D HAVE TO GO THROUGH THE MDA AND MDP PROCESS THAT IS MORE DETAILED THAN WHAT WE'RE GOING THROUGH, NOW. OKAY. 
          ALL RIGHT. ANY ANYTHING FROM YOU KRISTIN? CAN I HEAR NOW? YEAH. WE'RE GOOD. OKAY. I HAVEN'T GOTTEN A TEXT THAT THEY CAN'T, SO OKAY. SO WE'LL GO WITH THAT. THEY PROBABLY CAN. 
          BUT NO, I DON'T I DON'T HAVE ANYTHING TO TO ADD TO WHAT TAYLOR HAS ALREADY STATED. SO I GUESS THE QUESTION IS DO WE ARE WE OKAY WITH THEO OR. WELL, ONE OTHER QUESTION IS WOULD YOU HAVE TO SUBDIVIDE TO APPLY A DIFFERENT ZONE TO THE SOUTH THAN THE NORTH? 40 NO, BECAUSE I MEAN, WE CAN LOOK HERE, WE CAN SEE THERE'S ALREADY A NUMBER OF DIFFERENT FUTURE LAND USE DESIGNATIONS. SO WE COULD JUST DO A FUTURE LAND USE DESIGNATION ON THE NORTH HALF OF RESIDENTIAL, WHATEVER WE WANT, AND THEN WE CAN VOTE TO CHANGE TO ANOTHER ZONE. SO IN THE FUTURE, OKAY, WHAT YOU'RE SAYING IS, IS WE DO WE PUT A ZONE AND THEN IF A FUTURE MAP DESIGNATION ON THE ZONE AS POA AND ON THE NORTH HALF OR THE NORTH 40, WE MAKE THE FUTURE LAND USE MAP. RESIDENTIAL, RESIDENTIAL MEET. WHATEVER THE NEXT DISCUSSION COMES INTO THE IT WOULD IT WOULD BE A BUT IT WOULD BE A RESIDENTIAL ZONE. SO EVERYBODY KNOWS THAT THAT'S GOING TO THE FUTURE. LAND USE OF THAT IS INTENDED TO BE RESIDENTIAL WITH WHAT YOU'RE GETTING AT. BUT WE'RE NOT DON'T HAVE TO ZONE IT OR DIVIDE IT UP TODAY TO DO THAT. CORRECT. I LIKE THAT IDEA. I LIKE THAT IDEA TOO. MY MY PREFERENCE WOULD BE LIKE A PRD SO THAT YOU COULD MIX SOME DENSITIES IN THERE AS OPPOSED TO. WE JUST DO. YEAH. I THINK THE FUTURE LAND USE MAP IS REALLY LOW, MEDIUM HIGH DENSITY. RIGHT? RIGHT. YEAH. SKIP AHEAD TO THE ZONE. 
          [00:15:07]
BUT YEAH, YEAH THAT'S TRUE BECAUSE THE OVERALL DENSITY YOU'VE GOT TO PICK A NUMBER. 
          AND IT DOESN'T ALL HAVE TO BE DEPENDING ON THE ZONE. IT DOESN'T HAVE TO BE SPREAD OUT LIKE IN R1 EIGHT IF IT'S A FORM BASED ZONE OKAY. SO WHERE IS OUR CONSENSUS OUT THERE. ARE WE ARE WE GOING WITH THE POA OR ARE WE GOING WITH SOMETHING ELSE? I LIKE THE POA FOR THE HOSPITAL PIECE I LIKE I LIKE THE POA FOR THE WHOLE LAND WITH FUTURE LAND USE DESIGNATION SPLIT WITH THE P, THE POA WITH A FUTURE LAND USE DESIGNATION AS RED ZONE RESIDENTIAL. 
          RESIDENTIAL. I JUST DON'T LIKE POA IF IT'S GOING TO BE RESIDENTIAL EITHER. YEAH. ALL RIGHT. WELL, OKAY, SO MY QUESTION FOR THE BODY IS DO I HAVE FOUR OR MORE THAT ARE WILLING TO SAY POA ON THE 40 ACRES FOR THE FOR THE HOSPITAL AND THE OTHER SOME RESIDENTIAL FOR THE FUTURE LAND USE? OR DO YOU WANT A POA ON THE WHOLE THING? POA ON WHOLE THING? SHOW ME THAT. WHAT? NO FUTURE LAND USE POA OR THE ZONING NEEDS TO CHANGE TO POA? YOU WANT THE WHOLE ZONE TO GO TO POA TODAY? YES. NOT THE FUTURE, BUT THE FUTURE. LAND USE MAP SHOULD SHOW RESIDENTIAL FOR THE PIECE THAT WILL BE EVENTUALLY RESIDENTIAL. YES, OKAY, BECAUSE THE FUTURE LAND USE MAP ISN'T A ZONE. YEAH THAT'S TRUE, IT'S JUST A FUTURE DESIGNATION. OKAY, SO I THINK THAT BALANCE TO ME, THAT BALANCE BOARD WITH THE FUTURE LAND USE MAP GOING THAT WAY. I'M NOT ON BOARD WITH THE ZONE GOING OKAY, BUT DO I HAVE FOUR TO GO WITH WHAT CALVIN JUST EXPLAINED? YES OKAY. ALL RIGHT. WE HAVE SIX. SO ANYTHING ELSE YOU WANT? DENSITY THING IS APPROPRIATE FOR TODAY BECAUSE IT CAN CHANGE. AND IN A MONTH YOU'RE GOING TO HAVE TWO NEW PLAYERS. SO I DON'T THINK IT'S FAIR. WHY WHY DO YOU NEED THE DENSITY TODAY. WELL WE JUST HAVE FIVE DIFFERENT RESIDENTIAL FUTURE LAND USE DESIGNATIONS. SO TO KIND OF GUIDE THAT DISCUSSION DO YOU WANT TO PUT IT IN. WHAT DO WE WANT IT UNDER. YEAH. WHAT IS WHAT IS REALLY MATTERS BECAUSE WE'RE GOING TO. IT'S FIVE 520 IS 5.1 TO 10 UNITS PER ACRE. MEDIUM AND HIGH DENSITY IS 10.1 TO 75 C. AND I DON'T THINK 75 IS A LITTLE HIGH. IT'S KNOWING KNOWING WHAT THE ISSUES WE WERE HAVING WITH UTILITIES WHEN BOWMAN'S ARROW WAS TALKING ABOUT PUTTING 250 300 UNITS THERE, I SEE GREG'S HEAD NODDING NORTH AND SOUTH. I THINK IF YOU WERE TALKING, I THINK IF YOU WERE TALKING THE MEDIUM DENSITY, THAT WOULD KEEP US CLOSER TO WHAT THE UTILITIES COULD PROVIDE, COULDN'T YOU, MR. DAVENPORT? DO YOU CONCUR? YOUR HEAD LOOKS LIKE YOU DO. I DO. OKAY, SO I WOULD BE MORE THAN TEN. WOULD BE QUITE A FEW STUDIES TO SHOW THAT WE COULD ACTUALLY DO THAT. SO IS ANYONE OPPOSED TO ESTABLISHING IT AS MEDIUM MEDIUM DENSITY ON THE LAND USE MAP? I DON'T KNOW. HONESTLY. I WOULD LOVE TO SEE HIGHER DENSITY THERE, BUT IF YOU CAN'T SUPPORT IT WITH OUR UTILITIES, WELL, I'M GOING TO INTERJECT THAT I'M I'M GLAD THAT YOU WOULD LOVE TO SEE THAT. BUT YOU WEREN'T HERE WHEN BOWMAN'S ARROW CAME AND THOSE RESIDENTS CAME AND WERE LIVID. SO IT WASN'T IT WASN'T. HE WAS UNDER THE RESIDENTS. THE RESIDENTS WEREN'T THE ISSUE. THE ISSUE WAS THERE'S NOT ENOUGH WATER. YEAH, WELL, THE RESIDENTS WERE NOT HAPPY EITHER. BUT IF YOU DO THIS ZONE, YOU HAVE YOU HAVE A RANGE UP TO TEN UNITS AN ACRE. AND THAT MEANS YOU CAN HAVE SOME VERY DENSE PROPERTY NEAR THE HOSPITAL AND SOME LESS DENSE NEAR THE HOUSES AND THE PARK. THAT'S ALL THAT FLEXIBILITY YOU HAVE NOW A RANGE. YOU HAVE A SPECTRUM, AND WE HAVE PLENTY OF ZONES THAT WOULD FIT IN THAT. WITH PRD, I OR INTEGRATED HOUSING PCS. ALL OF THOSE WOULD FIT THE THE NEW HOT ZONE WOULD FIT FBI STIRLINGSHIRE. DID YOU HAVE SOMETHING. SORRY TO KEEP JUMPING UP HERE. NO. YOU'VE GOT THINGS TO ADD. I THINK THIS IS A GOOD. GUIDEPOST FOR THE DEVELOPERS. EDGE HOMES HAS BEEN LOOKING AT POTENTIALLY DEVELOPING THE NORTH. IT'S GOOD FOR THEM TO HEAR THAT COUNCIL IS GENERALLY COMFORTABLE WITH THAT BEING SAID. YOU KNOW, DON'T BE SURPRISED IF THEY COME IF THEY DO THE UTILITY STUDIES AND COME UP WITH THE GAME PLAN THAT MAY MAY BUMP THAT UP. 
          THAT'S A BRIDGE TO CROSS IN THE FUTURE. BUT AT LEAST TONIGHT YOU CAN. YOU'RE GIVING THEM A GENERAL TARGET TO HIT. YEAH. WELL WE KNOW WHEN THE DENSITY WAS SUPER HIGH, WHAT THAT HAD 
          [00:20:03]
TO DO WITH THE SEWER LINE ALL THE WAY DOWN 78 TO THE AIRPORT AND BEYOND. AND IT WAS IT WAS WAY PRICEY. SO I THINK I THINK IF WE IF THERE'S, YOU KNOW, SOMEBODY DECIDES THAT THEY WANT TO BUILD HIGH DENSITY IN THERE AND THEY'RE WILLING TO PAY THE PRICE, THAT MAY BE THAT, THAT MAY BE OKAY. BUT I THINK IF WE SAY WHAT'S WHAT'S THE LEFT AND RIGHT BUMPERS RIGHT NOW OR SIX UNITS, FIVE AND A HALF, SIX UNIT, YOU KNOW, SIX UNITS AN ACRE TO TEN I AND THAT'S WELL WITHIN WITH BECAUSE EDGE IS BUILDING THE, THE, THE U111 PROJECT UP THERE THAT WITH THE INTEGRATED HOUSING ZONE THAT GOT APPROVED. BUT THOSE 341 OR SOMETHING UNITS, WHATEVER IT WAS, THAT WOULD BE PRETTY MUCH THE WHAT IF THEY, THEY COULD GO IN AND USE THE INTEGRATED HOUSING AND BUILD WHAT THEY'RE ACTUALLY BUILDING WITHOUT A WHOLE LOT EFFORT. SO I WOULD THINK I WOULD LIKE TO REMIND EDGE HOMES OF WHAT MR. COUNCIL MEMBER JACOBS SAID, BECAUSE I THINK THAT WOULD BE A REALLY GOOD IDEA TO COME IN WITH SOMETHING LIKE THAT, WHERE YOU BUILD A SIMILAR DENSITY AND MOVE ON. IF WE DON'T HAVE ANYTHING ELSE, CAN WE MOVE ON OR DO WE HAVE SOMETHING MORE PERTINENT JUST TO WAIT JUST BECAUSE WE'RE QUITE WITH THE DENSITY? JUST GIVE SOME GUIDANCE. THIS IS DEVELOPED KIND OF FUNNY BECAUSE THE MAPLES GO FROM DENSE TO LESS DENSE AS IT GETS CLOSER TO A FREEWAY, WHICH IS BACKWARDS. SO THE PEOPLE THAT LIVE IN THE LESS DENSE DON'T WANT TO LIVE NEAR THE HIGH DENSE, BUT YOU WANT HIGH DENSE BETWEEN THE LESS DENSE AND THE FREEWAYS. SO IT'S KIND OF IT'S YOU'RE WE'RE GOING TO HAVE WHEN IT DOES COME UP, WE'RE GOING TO HAVE A PR PROBLEM. WHEN THIS COMES FORWARD. SO JUST PUTTING THAT OUT THERE, KEEP THE DENSITY KIND OF AWAY FROM THE HOUSES AS MUCH AS POSSIBLE THAT ARE ALREADY THERE, THAT ARE SOME OF THE LARGER LOTS THAT WE HAVE OUT IN THIS END OF TOWN. AND, AND PUT THE DENSITY CLOSER TO THE HOSPITAL, CLOSER TO THE FREEWAY AND KIND OF TRANSITION, I THINK YOU'LL END UP WITH LESS OF A PR. I THINK THAT'S IMPORTANT. YOU KNOW, FOR THE DEVELOPERS. ALL RIGHT. ANYTHING ELSE FROM US, TAYLOR. NO, 
          [b.
 Discussion of a Proposed Future Land Use Map Amendment for the Conceptual Morelia Plaza II Shopping Center]
THAT'S VERY HELPFUL. THANK YOU. ALL RIGHT. THANK YOU, THANK YOU. NEXT ITEM ON OUR AGENDA IS A DISCUSSION OF A PROPOSED FUTURE LAND USE MAP AMENDMENT FOR THE CONCEPTUAL MORELIA PLAZA TWO SHOPPING CENTER, MR. FORSYTH. ALL RIGHT, SO THIS WILL BE REAL CONTROVERSIAL. SURE IT WILL BE. 
          YEAH. SO THIS IS THE PETITION FOR PLAZA TWO. WHAT THEY'RE REQUESTING IS GENERAL CHANGE TO THE GENERAL PLAN. FUTURE LAND USE MAP. THEY'VE GOT 3.36 ACRES. ONE CHANGE FROM PROFESSIONAL OFFICE TO COMMERCIAL DESIGNATION. AND THEY WANT TO REZONE THAT AS WELL AGAIN TO A COMMERCIAL ZONE. WE'VE RECOMMENDED THE THE ONE. BUT THE PLACE WE'RE LOOKING AT IS JORDAN MEADOWS MEDICAL CENTER PROPERTY AT 3354 WEST, 7800 SOUTH. YOU CAN SEE IT THERE ON THE MAP. SO THE MEDICAL CENTER'S THERE ON THE EAST SIDE. SO THEY'RE LOOKING AT SELLING OFF TWO THIRDS OF THE VACANT LAND THERE TO DEVELOP A COMMERCIAL SHOPPING CENTER THERE. BUT AS FAR AS SURROUNDING USES, WE'VE GOT THE WEST JORDAN CARE CENTER LIVING FACILITY TO THE NORTH. THERE THEY OWN THAT PRIVATE ROAD EAST THERE AS WELL. 7800 SOUTH TO SOUTH. AND THEN WEST IS THE COVE. SO THAT'S A SINGLE FAMILY RESIDENTIAL LAND. SO WHAT THEY'RE PROPOSING FOR THE FUTURE LAND USE MAP IS A CHANGE FROM CURRENT PROFESSIONAL OFFICE LAND USE DESIGNATION TO COMMERCIAL DESIGNATION. NOW, THERE'S A LITTLE BIT OF A CHANGE HERE FROM WHAT WAS IN YOUR PACKET THAT WAS BROUGHT TO MY ATTENTION RECENTLY, BUT ORIGINALLY WE HAD ADVISED THEM TO GO WITH THE COMMUNITY COMMERCIAL THAT WAS KIND OF MATCHING THE SURROUNDING LAND USE PATTERN. BUT IN LOOKING A LITTLE BIT MORE IN THE NARRATIVE OF THE GENERAL PLAN, IT SEEMS LIKE THE NEIGHBORHOOD COMMERCIAL DESIGNATION MIGHT MATCH THAT A LITTLE BIT MORE CLOSELY, JUST BECAUSE THE NARRATIVE FOR NEIGHBORHOOD COMMERCIAL AND THE NARRATIVE FOR C-1 ZONING CODE ARE PRETTY MUCH IDENTICAL. SO. BUT WE DID 
          [00:25:06]
WANT TO PUT IN THAT THEY CAN'T PUT IN. SO THE THE PURPOSE OF THE NEIGHBORHOOD COMMERCIAL IS A LITTLE BIT MORE OF A SMALLER TRADE AREA POPULATION. SO IT'S 10,000 OR LESS. AND THAT'S WITH THE COMMUNITY COMMERCIAL ZONE. IT'S MORE OF A RANGE OF 10,000 TO 15,000. SO THEY BOTH ALLOWED GAS STATIONS. SO THE THE LAND USE MAP WOULDN'T CHANGE THE ZONING. SO, SO SO WE'D STILL BE PROPOSING AN C-1. ALL I'M SAYING IS WITH THE FUTURE LAND USE MAP, WITH IT BEING NEIGHBORHOOD COMMERCIAL, THAT WOULD ALIGN MORE CLOSELY WITH THE C-1. SO OKAY. AND AND SO WE'VE GOT THE MAVERICK AND THEN WHAT'S THE ONE THAT IMMEDIATELY WEST OF THE MAVERICK. THAT'S THE CG. THAT'S THAT USED TO BE AN APARTMENT COMPLEX THERE. BUT IT'S I THINK IT'S JUST THE CAR WASH AND EXTRA PARKING THAT THEY HAVE. OH IS THAT ALL PART OF THAT'S ALL. THAT'S ALL PART OF MAVERICK. SO IT'S BASICALLY MAVERICK AN EMPTY PIECE OF LAND. AND THEN THERE WOULD BE THIS. 
          YEAH. WELL, YOU'VE GOT THE PRIVATE DRIVE IN BETWEEN. YES. MARK, WHEN I LOOK AT THE THE ILLUSTRATION I'M NOT POSITIVE. ARE WE USING THAT PRIVATE DRIVE TO ACCESS THIS, THIS PROPERTY OR ARE WE SO. SO THEY WOULD NEED TO GET ACCESS OFF OF THAT PRIVATE DRIVE. THEY'VE MET WITH CARE CENTER, PRIVATE DRIVE. NO. OR JUST THE. YEAH, THE CARE CENTER. YEAH. SO IT'D BE BOTH THE CARE CENTER DRIVE. AND THEY'RE LOOKING AT GETTING ACCESS OFF THE THE ENTRANCE TO THE WEST. HAVE THEY TALKED TO THAT COMMUNITY? I'D HAVE TO ASK THEM. OKAY. BUT WE'VE WE'VE ADVISED THEM THAT YES, THEY WILL NEED TO GET PERMISSION FROM THAT COMMUNITY, SIGN AN EASEMENT SO THEY THEY ABSOLUTELY WILL. BUT THE CARE CENTER HAS APPROVED THEM USING THEIR ROAD. THEY'VE BEEN IN TALKS WITH THEM AS WELL. IS IT A LITTLE PREMATURE TO BE HERE THEN? NO, BECAUSE THEY'RE NOT GOING TO HAVE THOSE TALKS UNLESS THEY KNOW THAT THEY CAN MOVE FORWARD ON THE PROPERTY. YES. SO SEE, I THE ONLY THING THAT WHEN I SEE THIS CONCEPT PLAN WITH IT. TRAFFIC. GOING THROUGH THE NEIGHBORHOOD IS I COULD SEE THE NEIGHBORHOOD NOT EXTREMELY HAPPY WITH THAT. I WOULD, I WOULD LIKE TO HOLD NO TRAFFIC GOING THROUGH A NEIGHBORHOOD 3380 WEST. THERE IS THERE'S NOWHERE TO GO IN THAT NEIGHBORHOOD. IT'S A11 ACCESS. IT'S A GATED COMMUNITY. YEAH, THIS IS A GATED COMMUNITY HERE. SO THEIR ENTRANCE GATE RIGHT HERE. OKAY. EVERYTHING WOULD BE OUTSIDE OF THAT, AND IT DOESN'T GO ANYWHERE. IT'S JUST A SELF-CONTAINED TRAFFIC WOULD BE AT THE ENTRANCE. YEAH, I JUST KNOW THE INCREASED TRAFFIC IS PEOPLE GETTING OUT. WHEN WE BUILT THE CAR WASH. THE. NO. THE ONE THAT'S WIGGY WASH. 
          THAT WAS CAR WASH. THAT WAS E-I-E-I-O. CAR WASH DOWN THERE BY JURASSIC TACOS ON REDWOOD. 
          THE GATE, THE GATE WAS WITH US NOW. AND THE THE THE GATED COMMUNITY WASN'T THRILLED THAT THAT. SO MY QUESTION IS IS 3380 WEST PUBLIC STREET OR PRIVATE STREET? IT'S A PRIVATE STREET. 
          IT'S OWNED BY THE THE ASH COVE HOA. SO THEY'D HAVE TO GET PERMISSION TO TO DO THAT. 
          ANYWAY. I DON'T LIKE THE DRIVE THROUGH THAT THING BECAUSE IF YOU GET A BACKUP IN THERE, THEN PEOPLE MIGHT BE PARKING, YOU KNOW, WAITING ON 33, 80, WHICH IS NOW KIND OF MAKING IT HARD FOR PEOPLE TO GET INTO THEIR COMMUNITY. THE DESIGN OF THAT IS, I THINK, FLAWED IN THERE. 
          AND THEY MAY SAY, WELL, WHAT THEY'LL DO IS DRIVE ALL THE WAY AROUND AND THEN COME DOWN, YOU KNOW, THROUGH THE PARKING LOT, BUT PEOPLE AREN'T GOING TO AS LONG AS IT'S NOT CHICK FIL A PROBABLY ARE. I MEAN, WELL, WE DON'T KNOW WHAT IT'S GOING TO BE IF IT'S A DUTCH PROSE ON DUTCH BROTHERS ON STICKER DAY, IT WON'T BE A DUTCH BROS. BUT JUST WE DON'T KNOW WHAT IT'S GOING TO BE, BUT ALL IT WOULD TAKE IS A FEW CARS TO SUDDENLY TURN THAT INTO A GATED COMMUNITY, NOT ABLE TO GET INTO THEIR GATED COMMUNITY ON THEIR OWN PRIVATE ROAD. I THINK THEY'RE GOING TO SAY YES. SO THAT'S THAT'S JUST MY CONCERN. IS THAT DESIGN RIGHT THERE WITH YOU, BOB? BUT I THINK I THINK THE QUESTION THOUGH IS ZONING. AND I THINK THE ZONING IS FINE. 
          I THINK FIGURING OUT HOW TO ORIENT BUILDINGS AND DRIVE THRUS, THIS IS JUST CONCEPTUAL. 
          THIS IS YEAH. WELL, I DON'T LIKE IT WHEN CONCEPTUAL SENDS ME A BAD CONCEPTION TO START 
          [00:30:05]
WITH. THAT'S THAT'S MY PROBLEM. BUT ZONING IS PROBABLY FINE. THE ZONING IS PROBABLY FINE. 
          YOUR LAYOUTS ARE A LITTLE MESSED UP. I'M LIKE I SAID, I'M OKAY WITH THE ZONING, BUT THE IDEA THAT WE MAY BLOCK A PRIVATE ROAD IS NOT SOMETHING I THINK THIS COUNCIL WANTS TO. 
          AND I WOULD THINK THAT WHAT WE EVENTUALLY WANT TO DO IS HOLD A TOWN HALL THERE, BECAUSE I THINK THAT THE RESIDENTS MAY HAVE SOME GOOD IDEAS ABOUT BECAUSE, YOU KNOW WHAT PLACEMENT OF BUILDINGS CAN ACTUALLY BE A GOOD BARRIER TO LOTS OF THINGS. AND SO THEY MAY THEY MAY PREFER BUILDINGS ON THE OTHER SIDE. THE BUILDINGS ON THE WEST HAND SIDE. SO WHAT I WOULD SAY IS I'M OKAY WITH THE REZONE HERE TO COMMERCIAL, BUT WHAT I WOULD SAY IS THAT THERE NEEDS TO BE SOME MEETINGS WITH THAT, THAT COMMUNITY TO DECIDE TO DECIDE THE PLACEMENT OF THE BUILDINGS AND THE THE DRIVE THROUGH AND THOSE KIND OF THOSE KIND OF THINGS. BECAUSE AS I LOOK AT THIS DRIVE THROUGH, WHAT I WOULD SEE IS THE SPEAKER OF THE DRIVE THROUGH IS ACTUALLY FACING TOWARDS THE NEIGHBORHOOD. AND, AND SO. WELL, BUT MOST IF SPEAKERS ARE ON THE DRIVER'S SIDE AND IF THAT'S IF IT'S AN IN IN IN THIS WAY IT'S GOING TO BE DRIVER'S SIDE. SO THOSE ARE THE KIND OF THINGS THAT I AND AND AND A DRIVE THROUGH. THERE'S GOING TO REQUIRE A CONDITIONAL USE BECAUSE THE WAY IT IS. BUT I THINK IF MY MESSAGE TO THE DEVELOPERS ON THIS WOULD BE MEET EARLY AND MEET OFTEN WITH THESE RESIDENTS, AND THE COUNCIL WILL HELP YOU WITH THAT TO MEET IF WE NEED TO, SO THAT THE THE PLACEMENT OF THE BUILDINGS AND THE PLACEMENT OF THOSE KIND OF THINGS WORKS FOR THE NEIGHBORHOOD AND CREATES THE LEAST AMOUNT OF IMPACT. MARK. THIS IS NOT DIRECTLY ON THIS, BUT HOW DID WE GET A PIECE OF LAND THAT UDOT WON'T ALLOW? ANOTHER PIECE OF LAND THAT UDOT WON'T ALLOW A DRIVEWAY? WE HAVE THIS SITE THAT WE'D LIKE TO HAVE A COMMERCIAL SITE ON, BUT IN ORDER TO ACCESS IT, THEY'RE GOING TO HAVE TO USE A PRIVATE ROAD SOMEHOW. HOW DID HOW DID WE GET HERE? YOU KNOW, IT'S IT'S CALLED IT'S CALLED JENGA. HAVE YOU EVER PLAYED IT? IT JUST IT'S IT'S HARD BECAUSE FOR ME, A DENTIST'S OFFICE, WHICH IS A PROFESSIONAL OFFICE USE. 
          IF I COULD SAY SOMETHING, I'M THE DEVELOPER. HANG ON JUST ONE SECOND. WE HAVE TO ACKNOWLEDGE YOU. PROFESSIONAL OFFICE. WOULD YOU HAVE FEWER TRIPS IN MY MIND THAN IN SC? THAT COULD END UP BEING LOTS OF DIFFERENT THINGS. SO THAT'S THAT'S MY CONCERN IS THAT WITH THE BODY LIKE TO HEAR FROM THE DEVELOPER, USUALLY WE LET THE APPLICANT COME TO THE TABLE. YEAH. LIKE ALMOST EVERY TIME. THEY'RE NOT ON HERE. AND I'M ASKING BECAUSE I DON'T LIKE IT WHEN PEOPLE ARE JUST INVITED BY THE CHAIR. DO I HAVE FOUR OR MORE THAT ARE WILLING? WHY NOT? YES. GREAT. SIR. WHAT'S YOUR NAME? YEAH. COME ON UP HERE BY MR. FORSYTH, PLEASE. AND GIVE US YOUR NAME. MY NAME IS ADRIAN. 
          I'M THE PART OF THE DEVELOPMENT TEAM. AND THIS CUTE LADY NEEDS YOUR LAST NAME. AMEN. MR. OKAY. 
          WE OUR GOAL FOR OUR CITY COUNCIL MEETING TODAY IS TO SEE IF THIS IS A PROJECT THAT WE CAN DO IN THE FUTURE. WE'VE ALREADY ARE AWARE OF SOME OF THE ISSUES WE MIGHT SEE WITH THE DRIVE THROUGH THE ACCESS AND THE ROADS. SO OUR GOAL IS TO SEE IF THIS IS SOMETHING THAT WEST JORDAN CITY IS GOING TO ALLOW US TO DO. THE THE SUGGESTIONS ABOUT THIS DRIVE THROUGH WERE MORE THAN WILLING TO TO MAKE CHANGES TO APPEASE THE CITY AND ITS GENERAL USE PLAN, BUT OUR CONCERN WAS IF THIS TYPE OF PROJECT WAS GOING TO BE ALLOWED WITH THE ZONING, AND THEN THE SECONDARY WOULD BE WITH THE ENTRANCES. SO WE'RE IN TALKS WITH THIS COMMUNITY AND THIS PRIVATE ROAD TO GET EASEMENTS AND ACCESS TO IT. THAT'S SOMETHING WE'RE STILL WORKING THROUGH, AND WE SHOULD GET THAT RESOLVED PRETTY SHORTLY. THIS ROAD WAS IS BUILT BY THE DEVELOPER BEHIND US. AND THEN THIS IS THE SELLER. SO THEY'RE GOING TO SELL US ACCESS. 
          THEY'RE GOING TO THEY ARE ALLOWING US TO USE THEIR ROAD. WE JUST NEED TO GET THE THIRD PARTY. APPROVAL. THAT MAKES SENSE. THEY'RE GOING TO GRANT YOU PART OF THEIR REASON. YEAH. 
          [00:35:04]
EXACTLY. YEAH. SO THEY'VE BEEN HERE FOR OVER 15 YEARS USING THAT. SO WE SHOULD BE ABLE TO IT'S IT'S UP TO THEM. AND WE'RE CURRENTLY MAKING THAT PART OF OUR PURCHASE AGREEMENT WITH THIS LAND. YEAH. CAN I ASK A QUESTION. YES. SO THE ENTRANCE OBVIOUSLY IS A PRIVATE DRIVE AND IT'S GOING TO IT'S GOING TO CAUSE CONCERNS TO PEOPLE LIVING THERE. IF WE WERE ABLE TO FLIP IT THE OTHER WAY, WOULD THEY GIVE YOU ACCESS FROM 78TH ON THE EAST SIDE? 78. SO 78. SO WE COULD PUT AN ENTRANCE RIGHT THERE. HERE. YEAH. SO UDOT REFUSING ANY ACCESS ON 78. 
          THEY'VE MADE THAT VERY CLEAR. YEAH. SINCE WE HAVE TWO ENTRANCES SO CLOSE TOGETHER THEY'RE NOT GOING TO ALLOW IT. HERE. THEY ARE OKAY WITH COMING OFF OF 3380 THOUGH. SO YEAH THEY HAVEN'T HAD ANY ISSUES. YEAH. YEAH IT'S ALREADY THERE. YEAH. WE'RE GOING TO SEE IF IT'S VIABLE TO EXTEND THIS SECTION. SO WE HAVE DIRECT LANES INTO THE PLAZA AND THEN DEDICATED LANES INTO THE PLAZA AND DEDICATED LANES INTO RESIDENTIAL. THAT'S THAT'S OUR GOAL. WHETHER THAT'S POSSIBLE IT'S UP TO YOU. CAN WE HOW MUCH POWER UDOT HOLDS. NO. RIGHT. DO WE HAVE ANY OTHER QUESTIONS? JUST MAKES NO SENSE. WHY YOU CAN'T HAVE AN ENTRANCE THERE? WHEN? ALL ALONG 78. THERE'S ENTRANCES EVERY FIVE MINUTES. RIGHT. SO THEIR CONCERN IS TRAFFIC POINTS. I KNOW THEY'RE CONCERNED. I JUST THINK THE CONCERN IS STUPID BECAUSE THERE'S ME TALKING, NOT NOT YOU. IT'S STUPID BECAUSE IF YOU DRIVE DOWN 78, ALL THOSE OTHER RETAIL PLACES HAVE 5 OR 6 ENTRANCES ON 78. YEAH. LOOK AT THE NUMBER OF DRIVEWAYS BETWEEN TOOELE. ADRIAN, DO YOU HAVE ANYTHING ELSE YOU'D LIKE TO SHARE WITH THE COUNCIL? WE'RE WE'RE THIS IS OUR FIRST CONCEPT. SO SOME OF THE OTHER ISSUES WILL BE ADDRESSED WITH, YOU KNOW, WITH OUR SUBMISSION OF PLANS. SO THIS DRIVEWAY, YOU KNOW, WE'LL MAKE IT YOUR ENTRANCE. THAT'S ALL I HAVE FOR YOU GUYS. OKAY. I LIKE I LIKE THE ZONING, I THINK. THANK YOU. 
          I THINK THERE'S SOME CONCEPT ISSUES, BUT THAT'S FOR THE PLANNING COMMISSION TO DECIDE LATER. PAMELA I SAME BOARD. FINE. YEAH. ANYONE AGAINST THE ZONING? NOPE. ALL RIGHT. I THINK YOU'VE GOT SEVEN. OH. THANK YOU FOR THE CONCEPT. SEVEN. OH, AND WE PROBABLY ALL AGREE THAT THAT'S AN INTERESTING BEAST. I USE THE WORD SO I THINK THAT'S WHY. 
          YEAH. RIGHT BACK BACK AT THE TABLE WE HAVE MR. JENSEN. OKAY. THAT'S A GOOD PLACE FOR 
          [c.
 Discussion Regarding a Petition from Ross Dinsdale/Ivory Homes and Mark Murdoch/Gardner Development for a Future Land Use Map Amendment, Rezone to Southwest Quadrant Mixed Use, and Master Development Plan for 838 acres located at 7382 West New Bingham Highway ]
DISCUSSION REGARDING OUR SOUTHWEST QUADRANT. THANK YOU. AND WE HAVE MR. DINSDALE, BUT WE HAVE TAYLOR. THAT IS WHO IS GOING TO BE LEADING THIS DISCUSSION. TAYLOR. ALL RIGHT. 
          THANK YOU. CHAIR AND COUNCIL, SOUTHWEST QUADRANT. WE HAD THIS COME TO A COMMITTEE OF THE WHOLE BACK IN APRIL. THERE'S BEEN A LOT OF ONGOING DISCUSSIONS BETWEEN STAFF AND THE APPLICANTS ON THIS AND THE MEANTIME, KIND OF PREVIOUS FEEDBACK FROM THE COUNCIL WAS, WE'RE NOT SURE WHAT WE THINK OF THIS BECAUSE NOT ENOUGH DETAIL IS PROVIDED. SO WE'VE GOT MORE DETAIL. WE WANTED TO BRING THAT FORWARD TODAY, KIND OF LET YOU KNOW WHERE WE'RE AT, AND GET FEEDBACK FROM THE COUNCIL ON HOW YOU SEE WHAT'S BEEN PUT TOGETHER SO FAR, BEST WAYS FOR US TO PROCEED. SO HERE'S THE VICINITY MAP AND SOUTHWEST QUADRANT IS THE AREA IN BLUE. 
          YOU CAN SEE IT'S BORDERED TO THE NORTH BY THE IVORY CREEK HIGHLANDS DEVELOPMENT. SOUTH IS WEST JORDAN. MOST OF THAT IS ZONED M1 MANUFACTURING. AND THEN OVER TO THE WEST IS UNINCORPORATED SALT LAKE COUNTY. SO WE HAVE GOT A CONCEPT POD PLAN FROM THE DEVELOPER. YOU CAN SEE HERE THE RED AND YELLOWS ARE THE RESIDENTIAL USES. PURPLE. PINKISH IS THE HIGH TECH MANUFACTURING, WHICH IS KIND OF AKIN TO MANUFACTURING ZONE. AND THEN THE CROSSHATCH WOULD BE WHAT THEY CALL THE OFFICE MIXED USE OVERLAYS THAT HAVE OFFICES RESIDENTIAL, SIMILAR TO WHAT WE SAW WITH THE CENTRAL ELECTRIC MASTER DEVELOPMENT PLAN. SO THERE'S BEEN A LOT OF DISCUSSION ON THIS GOING BACK AND FORTH, AND KIND OF STAFF WANTED TO ADDRESS SOME OF THE ISSUES THAT WE'VE SEEN AND WANT TO MAKE SURE WE GET CLARIFICATION ON TONIGHT. SO STARTING HERE, IF WE START AT THE NORTHWEST CORNER, STAFF DOES NOT SUPPORT THE PROPOSAL OF HTNV IN THAT LOCATION OF WHERE WE'RE SEEING WEST OF 
          [00:40:05]
STOKESLEY AND NORTH OF GANNON, WE FEEL LIKE EVERYTHING IN THE IMMEDIATE AREA IS RESIDENTIAL LONG TERM FOR THE CITY. WE'VE SEEN THAT AS KIND OF THE WEST BENCH, A CHANCE FOR LOTS AND KIND OF UPPER SCALE DEVELOPMENTS. SO WE DON'T FEEL INDUSTRIAL MAKES THAT MUCH SENSE THERE. MOVING DOWN AS THEY'RE SHOWING NORTH OF THERE IS IS SLATED FOR RESIDENTIAL. 
          CORRECT. CORRECT. IT'S ALREADY. THAT'S RIGHT, THAT'S RIGHT. RIGHT. YEAH. YEAH. THANK YOU. 
          SO IF WE MOVE FURTHER DOWN LET ME GET THAT FOR A MINUTE. WE'RE SHOWING WITH THIS CONCEPT PLAN ALL OF THIS AS VARIOUS DENSITIES OF RESIDENTIAL, WHICH THAT DOESN'T MAKE SENSE TO STAFF AS BELOW. HERE IS FUTURE LAND USE PLAN AND ZONE M1 MANUFACTURING. THE PURPOSE FOR THE SOUTHWEST QUADRANT ZONE IS ECONOMIC DEVELOPMENT WITH RESIDENTIAL AS A BUFFER. THIS WE'RE ACTUALLY INTRODUCING RESIDENTIAL ANOTHER ISLAND, ANOTHER ISLAND, WHICH IS WHAT WE'RE TRYING NOT TO DO WITH THE SOUTHWEST QUADRANT ZONE. SO WE'RE. SO WE DON'T SUPPORT THAT. 
          SO I THINK WHAT WE WOULD SUPPORT AS STAFF IS THAT PURPLE AND RESIDENTIAL AREA THAT WE HAVE HIGHLIGHTED KIND OF FLIP FLOP, PUT RESIDENTIAL UP NEXT TO THE RESIDENTIAL, PUT INDUSTRIAL DOWN, MAYBE INDUSTRIAL. I WOULD THINK RESIDENTIAL ALL THE WAY DOWN. 
          THAT IS NOT AN ISLAND. IT'S IT'S. EXCEPT IT'S SUPPOSED TO BE OUR COMMERCIAL AREA. AND IN THERE IT SAYS A MINIMUM OF 40 ACRES FOR COMMERCIAL OUT OF 900 ACRES. I DON'T THINK WE NEED MORE COMMERCIAL. THE WEST AND THE WEST HAS ALWAYS BEEN. WE'VE ALWAYS TALKED ABOUT MAKING IT THE NEW LOTS AND THE BIG, EXPENSIVE. AND I COULD GO I COULD GO TO THE GREEN IN RESIDENTIAL. BUT ONCE YOU GO PAST THAT, I THINK THAT WE SHOULD START GOING BACK TO COMMERCIAL. YOU MEAN THE TRAIL AREA? YEAH. THE TRAIL, THE WASH? YEAH. NO RESIDENTIAL TO THAT LINE AND THEN INDUSTRIAL OR COMMERCIAL. SO WE'RE TALKING ABOUT RESIDENTIAL FROM HERE DOWN TO HERE ROUGHLY. YEAH. YEAH. IF I WAS DOING IT, I THINK THEY SHOULD BE IN FAVOR OF THAT. THEY BUILD HOUSES. SO. THEY SHOULD LIKE THAT. YOU SHOULD GIVE IT. YEAH. SO YEAH I'M I'M IN AGREEMENT. I DON'T LIKE THE INDUSTRIAL THERE AS AN AREA IN BETWEEN DRY CREEK AND HIGHLANDS. IN OTHER WORDS I DON'T SUPPORT INDUSTRIAL WEST OF STOKESLEY EITHER. BUT I TAKE THAT ALL THE WAY DOWN. I'M A STAFF ON THAT I DON'T LIKE. I THINK STAFF SHOULD, AND KEEP IN MIND, WEST OF STOKESLEY, THAT'S STILL QUITE A BIT WEST OF U111. OH YEAH, WHICH BY THE WAY IS WAY THE HECK OUT THERE STILL. SO FOR NOW I KNOW I DRIVE IT ALL THE TIME, SO IT IS OUT THERE. YEAH, I KNOW IN 1020 IF YOU LIVE ON 1300 WEST IS OUT THERE. IT'S NOT THAT FAR OUT THERE FOR ME. NO, FOR ME IT IS EITHER FOR YOU GUYS. IT'S CERTAINLY OUT THERE FOR ME. A COUPLE OTHER THINGS. WE JUST WANTED TO GET CLARIFICATION ON THE MIX. AS MENTIONED, SOUTHWEST QUADRANT WAS WRITTEN AS AN ECONOMIC DEVELOPMENT ZONE. WE'RE SEEING IN THIS PROPOSAL 4500 DWELLING UNITS AND ABOUT 400 ACRES OF THE INDUSTRIAL DEVELOPMENT. THAT'S LESS THAN HALF THE PROJECT WE JUST WANT TO GET THE COUNCIL'S FEEDBACK. IS THAT THE RIGHT MIX? IF IT'S NOT, WHAT IS THE MIX THAT YOU WANT TO SEE? AND THEN LAST THING I'LL TOUCH ON THIS IS THEY DO HAVE RESIDENTIAL BROKEN UP INTO THREE DIFFERENT DENSITY PODS. BUT THE PROBLEM IS ALL THOSE PODS USE RESIDENTIAL WHICH REALLY DIFFERS IN THEIR DENSITIES. KIND OF THE SAME THING WE HAD LAST TIME. AND THERE'S NOT AN OVERALL UNIT COUNT OR OVERALL DENSITY COUNT FOR THOSE PODS. SO THAT MAKES IT HARD FOR US TO PLAN UTILITIES, BECAUSE IF IT'S MEDIUM DENSITY, SEVEN AND A HALF OR FIVE UNITS, THAT'S MUCH DIFFERENT THAN IF IT'S HIGH DENSITY ALLOWED IN THERE, WHICH IS 24. AND SOME OF THOSE PODS ALLOW ALL THREE OF THOSE DENSITIES. SO WE'RE NOT SURE WHAT OUR UNIT MIX IS GOING TO BE THERE. IT'D BE NICE TO HAVE A UNIT COUNT TO LOOK AT THERE. ARE WE MOVING THE GOALPOSTS WITH HAVING WITH REMOVING THE SEPARATE MDPS FROM CONSIDERATION? AS FAR AS THE AMOUNT OF COMMERCIAL? WELL, THAT'S UP TO THE COUNCIL TO CONSIDER. I MEAN, THE SEPARATE MDPS THAT HAVE BEEN TWO THAT 
          [00:45:01]
HAVE BEEN ADOPTED, THOSE WERE THE FIRST ONE DOWN HERE WAS INDUSTRIAL IN THIS LOCATION, BUT THERE'S OVER 300 UNITS OF RESIDENTIAL HERE. AND THE OTHER ONE HERE, THERE'S 184 RESIDENTIAL UNITS HERE. THE REST OF IT IS INDUSTRIAL. SO THOSE DO HAVE A MIX, BUT THAT'S NOT INCLUDED IN THIS SUBMISSION. SO I GUESS THAT'S UP TO THE COUNCIL TO DETERMINE IS SHOULD THOSE ACREAGES BE INCLUDED IN THIS OR SHOULD THIS APPLICATION BE LOOKED AT BY ITSELF. AND I THINK STAFF AND THE APPLICANTS MIGHT HAVE DIFFERENT OPINIONS ON THAT. SO GETTING FEEDBACK FROM THE COUNCIL ON HOW YOU WOULD LIKE TO PROCEED FORWARD ALSO BE HELPFUL FOR EVERYONE INVOLVED. I MEAN, WE'VE ALREADY SAID OKAY TO THOSE, BUT I THINK IT'S INFORMATION THAT WE NEED BEFORE WE SAY YES TO THIS. LIKE, I DON'T KNOW THAT IT'S. YEAH, I THINK THE WHEN THE APPLICANT LOOKS AT THAT, THEY FEEL LIKE THE INDUSTRIAL ACREAGE IN THAT SHOULD BE COUNTED TOWARDS THE PERCENTAGE OF INDUSTRIAL FOR THE WHOLE SOUTHWEST QUADRANT. WELL THEN SO SHOULD THE RESIDENTIAL THAT'S IN THERE AS WELL, RIGHT. YEAH. YEAH, YEAH. YOU CAN'T PICK AND CHOOSE. AND I THINK WE NEED THOSE NUMBERS. AND I THINK THAT WE DO. WE ABSOLUTELY HAVE TO HAVE A COUNT OF HOW MANY RESIDENTIAL UNITS THEY'RE PLANNING ON PUTTING, BECAUSE OTHERWISE WE CAN'T ASK I CAN'T TURN AND SAY, DO WE HAVE ENOUGH WATER CAPACITY? IF WE ALLOW WHAT THEY WANT, THEN AM I GOING TO NEED ANOTHER WATER TANK? BECAUSE MY GOVERNOR DOESN'T WANT TO HAVE TO HAVE US PAY MORE AND MORE IN IMPACT FEES? BECAUSE WE NEED TO BRING THE PRICE OF HOUSING DOWN. SO THERE'S A LOT THERE'S A LOT MISSING. AND ONE OF THE THINGS THAT I WANT TO DRAW ATTENTION TO, THAT I AM ABSOLUTELY OPPOSED TO MISS BLOOM, IS IF YOU LOOK AT THERE AT I DON'T REMEMBER WHAT DID I SAY? WHAT DID YOU WHAT DID YOU TELL HER? PAGE 26. IT WILL TELL YOU THAT THEY ARE ASKING FOR A VARIANCE IN DRIVEWAYS. HOW DO YOU FEEL ABOUT THAT? YOU KNOW HOW I FEEL ABOUT THAT. I KNOW, BUT I WANT YOU TO VOICE IT. THANK YOU. JUST DRIVEWAYS, NO SETBACKS. 
          YES, THERE'S ALL KINDS OF SETBACKS. BUT I MISSED THE DRIVEWAY. THE ONE THAT BOTHERED ME THE MOST WAS THE DRIVEWAYS THAT IF WE APPROVE IT, IT'S LIKE, NO, I WILL SAY THE APPLICANT DID CALL ME YESTERDAY AND THEY SAID THE DRIVEWAY SETBACK CHANGES IN THAT TABLE SHOULD HAVE BEEN REMOVED FROM THIS. THEY ARE PROPOSING 22 FOOT DRIVEWAYS THAT WOULD HAVE BEEN WISE TO REMOVE BECAUSE WE'RE NOT VOTE ON WHAT WE'RE DOING IN THE LAST CHART. NO, THE LAST ONE THAT YOU HAD THAT ONE. HERE'S MY CONCERN WITH THIS. AND IT GOES UP AND I'M TALKING ABOUT DRIVING DOWN THE AIRPORT NUMBER TWO AND GETTING IN THE BLACKHAWK HELICOPTER AND GOING UP 750FT. WHAT BOTHERS ME ABOUT THE PROPOSAL IS THAT THE TOTAL ACREAGE IS 900 ACRES, WITH FIVE UNITS AN ACRE, TO PUT 4500 UNITS IN THERE. THAT IS GOING TO BE TWICE AS DENSE AS JONES RANCH, BECAUSE JONES RANCH, DRY CREEK AND HIGHLANDS WAS 3000 UNITS OVER 600 ACRES. 
          SO THE PROPOSAL HERE IS, IS TO TAKE HALF THE ACREAGE OUT, MAKE IT INDUSTRIAL, AND PACK THE OTHER 200 ACRES WITH 4500 UNITS. WHAT REALLY MAKES IT 20 UNITS TO THE ACRE? THAT CONCERNS ME BECAUSE IT BECAUSE WHAT WE'RE TALKING ABOUT HERE IS, YOU KNOW, WHEN WE'RE WHEN WE'RE TALKING, IF YOU LOOK AT THE RESIDENTIAL, THEY'VE GOT 330 ACRES BASED ON RESIDENTIAL ONE, TWO AND THREE, 330 ACRES WITH 4500 UNITS. THAT'S THAT'S TEN PLUS 12 PLUS UNITS AN ACRE. FIRST OFF, I DON'T THINK WE HAVE THE UTILITIES OUT THERE TO SUPPORT IT. SO I AGREE WITH YOU. BUT SECOND, DO WE WANT TO HAVE 350 ACRES OUT THERE THAT ARE TEN UNITS TO THE ACRE BECAUSE AS COUNCIL MEMBER JACOB MENTIONED, THE WEST SIDE OF THE PROPERTY IS SUPPOSED WAS THE ONES THAT WERE LOOKING AT BIGGER, BIGGER PIECES OF THE ESTATE LANDS. WEST SIDE OF STOKELY IS BIGGER LOTS. OKAY, IF THOSE ARE BIGGER LOTS THEN INCREASE EVEN EVEN MORE, EVEN MORE. AND WHAT WE'RE GOING TO END UP OUT THERE IS SOME EXTREMELY HIGH, DENSE NEIGHBORHOODS THAT I'M NOT SURE THAT WE WANT OUT THERE. YOU MIX HIGH DENSITY IN WITH OTHER THINGS LIKE, WELL, LIKE COPPER 
          [00:50:02]
MEADOWS. YEAH, BUT YOU MIX HIGH DENSITY. BUT BUT WHEN BUT WHEN YOU'RE MIXING HIGH DENSITY AND YOU'VE GOT 330 ACRES OF HIGH DENSITY, THAT'S GOING TO SUPPORT 4500 UNITS. THAT'S THAT'S NOT FIVE. THAT'S NOT FIVE DEUCE. THAT'S THAT'S TEN PLUS DEUCE. SO WE REALLY NEED TO BECAUSE YOU TAKE THE INDUSTRIAL OUT AND AND WHAT WHAT I'M WHAT I'M SUGGESTING IS THAT WHEN IF SOMETHING LIKE THIS COMES BACK TO THE COUNCIL, LET'S CALL LET'S CALL APPLES TO APPLES, ORANGES TO ORANGES. AND HOW MANY ACRES, HOW MANY ACRES ARE RESIDENTIAL? HOW MANY ACRES ARE COMMERCIAL INDUSTRIAL. AND WHAT'S THE TRUE UNITS PER ACRE. UNITS PER ACRE ON THE ON THE RESIDENTIAL DESIGNATED PROPERTY. BECAUSE RIGHT NOW I LOOK AT THAT AND SAY. IT'S IT IS IT'S IT'S MORE DENSE THAN IT'S, IT'S, IT'S IT'S 50% MORE DENSE THAN JONES RANCH. IT'S A COMPROMISE. 
          IF YOU TAKE OUT ALL THE INDUSTRIAL, LEAVE IT AS OPEN SPACE, THEN YOU DON'T HAVE TO TAKE IT OUT. RIGHT. BECAUSE THEN THERE. BECAUSE THEN YOU'RE TALKING APPLES TO APPLES, THEN YOU'RE TALKING ALL OF THE LAND AND ALL OF THE UNITS. AND. YEAH, AND IT'S A NICE EVENING CALCULATION, BUT IF IT'S PART OF THE LAND AND ALL OF THE UNITS, THEN YOU'RE NOT BEING HONEST IN YOUR MATH. I WOULD AGREE WITH THAT. YEAH. SO YEAH, THE RESIDENTIAL DENSITY CAN'T USE THE ENTIRE INDUSTRIAL ACREAGE TO COME UP WITH RESIDENTIAL DENSITY, RIGHT? YEAH. EXACTLY. SO I THINK ONE OF THE THINGS THAT TAYLOR WANTS TO KNOW BY THE BOX, THAT'S RIGHT, THERE IS, IS ARE WE OKAY IF UNDER 50% OF THE PROJECT THAT WAS SET ASIDE AS AN ECONOMIC DRIVER IS RESIDENTIAL, OR DO WE WANT THAT PERCENTAGE HIGHER? I PERSONALLY CLOSER TO 60. SO YOU'D LIKE 60% 60% RESIDENTIAL. INDUSTRIAL. YEAH. PARTICULAR. WE'RE TRYING TO PARTNER WITH INLAND FOREST BOARD. MR. DOBBINS DO YOU HAVE A PERCENTAGE THAT YOU THINK IS. 
          ELECTRIC. LIKE RIGHT IN THE MIDDLE OF. THE WEEK? IT'S THAT SEPARATE MDA? NO. I DON'T HAVE A PERCENTAGE. BUT DO YOU COME UP TO THE TABLE, MR. DOBBINS, DO YOU HAVE ANYTHING YOU WANT TO ADD? BECAUSE THIS REALLY WAS SET ASIDE BY OUR COUNCIL TO BE AN ECONOMIC DRIVER. AND THAT'S KIND OF WHAT YOU WERE PROBABLY TOLD WHEN YOU WERE HIRED. SO I THOUGHT IT WOULD BE. I DO AGREE WITH THE COMMENTS ABOUT HOW ABOUT THE SOUTHERN PORTION. THAT'S PROBABLY A BETTER SPOT FOR COMMERCIAL ON THE SET, ON THAT SOUTHERN PORTION, I DO THINK AT LEAST HALF, IF NOT 60%, SHOULD BE COMMERCIAL. I JUST THINK IF YOU REALLY NEED TO, IF YOU REALLY WANT TO SEE THAT SUCCEED IN COMMERCIAL STANDPOINT, YOU NEED THAT KIND OF CAPACITY TO MAKE IT HAPPEN. 
          AND ALSO IF WE'RE LOOKING AT REALLY LARGE USERS. SO WE WANT TO MAKE SURE THAT WE HAVE THE ABILITY TO. I DO I DO WANT TO SAY, I DO THINK THAT HAVING A STRONG HOUSING COMPONENT OUT THERE IS REALLY IMPORTANT TO, AS WE TRY TO GET PEOPLE TO LIVE CLOSE TO WHERE THEY'RE WORKING. 
          SO WITH THAT NUMBER IS WOULD BE UP TO YOU. BUT I DO THINK HAVING IT MIXED IN OR ADJACENT TO IN THE RIGHT AREAS. AND I DON'T THINK ANYONE HERE IS OPPOSED TO THE HOUSING, WE JUST DON'T LIKE WHERE IT'S AT AND WE FEEL IT. STILL, WE NEED A LITTLE MORE COMMERCIAL THAN HOUSING. SO I'M HEARING 60% AND THAT SEEMS GOOD. WHEN WE SAY COMMERCIAL, WE MEAN INDUSTRIAL. 
          YEAH, YEAH YEAH, COMMERCIAL. NONRESIDENTIAL RESIDENTIAL. THAT'S IT. THERE YOU GO. YES. 
          NONRESIDENTIAL. NONRESIDENTIAL USE ONE THAT I IMAGINE MORE INDUSTRIALS OUT THERE. AND IT MIGHT BE LIKE COSTCO. I DON'T KNOW. THEY'LL PROBABLY PUT THAT IN OLYMPIA HILLS OVER. BY COSTCO. BUT THE COSTCO OKAY. SO I THINK I'VE GOT 60% IS WHAT WE WOULD LIKE YOU TO TAKE BACK TO THE DEVELOPERS. AND THAT WE NEED TO TO NOT INCLUDE THE INDUSTRIAL WITH OVERALL ACREAGE. 
          [00:55:01]
WHEN WE'RE TALKING UNITS PER ACRE FOR RESIDENTIAL, WE NEED TO JUST USE THE ACRES THAT ARE BEING USED FOR THAT TO GIVE US THAT UNIT COUNT. ANYTHING ELSE? TEAM? I HAVEN'T EVEN REALLY TALKED ABOUT THE SETBACKS. WELL, LET'S HIT IT. TAYLOR, WHAT'S YOUR NEXT SLIDE? THANK YOU. MR. DUTTON. SO I'M GOING TO JUST SKIP THESE IN YOUR PACKET. BUT TALKING ABOUT SETBACKS IN PARTICULAR WE HAD A COUPLE CONCERNS. ONE THEY'RE SHOWING A NUMBER OF SETBACKS. AND PROPOSING ARE SETBACKS THAT ARE THREE FOOT MINIMUM BUT TEN FOOT COMBINED. WE AS STAFF KIND OF HAVE FELT THAT SIZE SETBACKS UNDER FIVE FEET ARE TOO SMALL FOR A PRIMARY UNIT. SO EVEN THOUGH FIVE AND FIVE IS THE SAME AS THREE AND THREE AND SEVEN, TOTAL SQUARE FOOTAGE HAVING ONLY THREE FEET ON ONE SIDE CAN POSE PROBLEMS FOR SETBACKS SIMILAR TO THAT. AND YOU KNOW, IF YOU GET A WINDOW WELL ON THE FENCE, IT BECOMES IMPOSSIBLE TO ACTUALLY CROSS THAT SETBACK. SO WE WOULD PREFER FIVE AND FIVE, BUT WE'RE HAPPY TO GO WITH THE THREE AND TEN IF THAT'S WHAT THE COUNCIL PREFERS. AND WE SAID WE DON'T SUPPORT DRIVEWAY SETBACKS UNDER 22FT. THE APPLICANT HAS SAID THAT THAT WAS A MISTAKE AND THEY DON'T EITHER. SO THAT'S GOOD TO KNOW. ON THE SAME PAGE THERE. OVERALL, YOU KNOW, I'M NOT SURE STAFF SEES A STRONG CASE TO REDUCE SETBACKS WITH THE LEVEL OF DETAIL THAT WE'VE RECEIVED HERE. WE'LL DEFINITELY GO WITH WHATEVER THE COUNCIL GOES WITH. BUT. PODS PODS CAN HAVE ANYWHERE FROM FIVE UNITS TO 24 UNITS PER ACRE. IT'S HARD TO PLAN FOR SETBACKS. WELL, IT'S HARD TO PLAN FOR THE TWO. 
          THE FIVE FOOT LEVEL WHERE YOU'RE YOU'RE LOOKING AT THE 3000 FOOT LEVEL. IT SEEMS TO ME LIKE I DON'T KNOW, AND IT SEEMS LIKE WE DON'T HAVE HOW MANY ACRES ON THIS THAT WE'VE HAD ON OTHERS. LIKE, I MEAN, IT SOUNDS LIKE WE'RE TALKING ABOUT ACREAGE OF RESIDENTIAL. OH, AND WHAT SHOULD THE SETBACKS BE? IT'S LIKE, WHOA, HOW MANY STEPS DID WE SKIP BETWEEN POINT A AND POINT B HERE? SO I THINK WE WOULD SUPPORT, JUST LIKE WE HAVE WITH THE PRIVATE ROAD DISCUSSION OF KICKING THE SETBACK DISCUSSIONS TO THE SUBAREA PLAN LEVELS WHEN THEY COME IN WITH A DETAILED PLAN. IF AT THAT POINT THEY WANT TO TALK ABOUT PRIVATE ROADS AND SETBACKS, SUPPORTED AT THAT TIME, OR WHAT THE GRANULAR LEVEL IS GOING TO LOOK LIKE. 
          STAFF, I KNOW THE APPLICANTS WOULD LIKE TO KEEP THAT FLEXIBILITY THERE BECAUSE THEY DIDN'T TELL US. WE DON'T KNOW WHAT THE WORLD'S GOING TO LOOK LIKE, SO MUCH FLEXIBILITY AS POSSIBLE. SO THEY HAVE REASONS FOR WANTING TO HAVE THAT FLEXIBILITY AS WELL. YOU KNOW, TALKING TO OUR UTILITIES DEPARTMENT. A THOROUGH ADEQUATE PUBLIC REVIEW FACILITIES NEEDS TO BE COMPLETED BEFORE THEY'RE GOING TO COMMENT ON HOW MUCH DEVELOPMENT IS GOING TO COME OUT HERE WITHOUT DEVELOPMENT. I KNOW THE APPLICANT IS AWARE OF THAT. BUT TO THIS POINT WE HAVEN'T RECEIVED THAT. SO LOOKING AT IT IS DIFFICULT FOR ME TO PERSPECTIVE UNTIL THOSE CHECKS HAVE BEEN COMPLETED. WELL, JUST JUST AS A COMMENT THERE, AND WE'RE OBVIOUSLY TALKING ABOUT ADEQUATE PUBLIC FACILITIES. YOU KNOW, WATER WATER IS FINITE. AND NO MATTER WHAT WE THINK ABOUT IT, WATER IS WATER IS FINITE IN THIS STATE, RIGHT? NO MATTER HOW MUCH CLOUD SEEDING WE DO, WE'RE NOT GETTING A WHOLE LOT MORE WATER. WE'VE WE'VE GOT 6000 PLUS UNITS ALREADY ENTITLED OUT THERE WITH TERRAIN AND DRY CREEK AND HIGHLANDS AND THE EDGE HOMES DEVELOPMENT THERE. THAT'S 300 UNITS AND THE, THE, THE COPPER MEADOWS DEVELOPMENT THERE. WE GOT 7000. WE GOT 7000 UNITS RIGHT THERE THAT ARE ENTITLED. WE ALSO TALKED ABOUT THE STATION AREA PLAN JUST DOWN THE STREET ON THE CORNER WITH SOMEPLACE AROUND 3500 UNITS. 
          AND NOW WE'RE TALKING ABOUT 4500 UNITS. MY QUESTION, MY QUESTION WOULD BE. BACK TO AND YOU'RE NEVER GOING TO BE ABLE TO ANSWER THAT TONIGHT, GREG, BUT THAT MY QUESTION IS HOW MANY UNITS CAN WE ACTUALLY BUILD OUT THERE KNOWING THE FINITE RESOURCES THAT WE HAVE WITH JORDAN VALLEY WATER, THE REPORT THAT CAME OUT NOT TOO LONG AGO THAT SAID, UTAH'S BUILD UP WITH ALL IT CAN HANDLE, WE'VE GOT THAT PIECE OF PROPERTY ACROSS THE STREET THAT WE'RE TALKING ABOUT, 5 OR 6000 UNITS, WHATEVER THAT WAS, AND THAT STATION AREA PLAN. AT SOME 
          [01:00:06]
POINT IN TIME, WE NEED TO KNOW WHAT THE OVERALL WATER. WE'VE TALKED ABOUT THE WATER BUDGET, BUT WE NEED TO KNOW WHAT THE OVERALL WATER BUDGET IS, BECAUSE IF WE DEDICATE, HYPOTHETICALLY, WE DEDICATE 4500 UNITS ON THIS PIECE OF PROPERTY, WHERE ARE WE NOT GOING TO PUT 4500 UNITS IN THE FUTURE IN THIS CITY? OR HOW DOES THAT IMPACT THE ECONOMIC SITUATION OUT THERE? RIGHT. THE INDUSTRIAL. YES, IMPACT ON THAT AS WELL. BUT BUT EVEN EVEN AT THE GRANULAR LEVEL WITH THE JUST THE NUMBER OF RESIDENTIAL UNITS, I'M CONCERNED WITH, WE'RE GOING TO WE WE HAVE TO WE WE NEED TO KNOW WHAT THE MAGIC NUMBER IS PROBABLY AND WE CAN STRETCH SOME WITH CONSERVATION, BUT THERE'S GOING TO BE A MAGIC NUMBER IN THIS CITY OF HOW MANY UNITS WE CAN SUPPORT ACROSS THE CITY. WELL, THERE WILL BE A NUMBER OF GALLONS THAT THE CONSERVANCY DISTRICT WILL SELL, AND THERE WILL BE 35 ACRE FEET PER ACRE. AND AND WE KNOW WHAT THE YOU KNOW, WE KNOW WHERE. AND WE KNOW THAT JORDAN JORDAN VALLEY IS NOT BUILDING ANY NEW WATER PROJECTS RIGHT NOW. THEY'VE TALKED ABOUT BEAR RIVER AND SOME OTHER THINGS. BUT AT SOME POINT IN TIME, WITH THE WATER BEING FINITE, WE HAVE TO DECIDE. AND I'M SAYING WE AS A COUNCIL, BECAUSE I WON'T BE INVOLVED IN THOSE DISCUSSIONS HERE IN A COUPLE OF MONTHS. BUT WE AS A COUNCIL HAVE TO DECIDE THAT IF WE'RE GOING TO ALLOW 4500 UNITS ON THIS PIECE OF PROPERTY, WHERE ARE WE NOT GOING TO? WHERE ARE WE GOING TO NOT ALLOW 4500 UNITS IN THE FUTURE? AND WE NEED THE CONTAINER PARK KIND OF WE NEED WATER FOR THAT AT THE END OF THE DEVELOPMENT. WELL, BUT NOT WITH STATIONARY PLANS AND REDEVELOPMENT. YEAH, YEAH. WITH THE YOU'RE RIGHT WITH THE WITH THE UNDEVELOPED PROPERTY. THIS IS THE END. BUT IF WE THROW ALL OF OUR EGGS IN THAT BASKET, WHAT DOES THAT DO FOR US WITH REDEVELOPMENT, WITH THE PROPERTY ACROSS THE STREET, WITH THE CORNER OF OLD BINGHAM HIGHWAY AND MOUNTAIN VIEW AND SOME OTHER AREAS, YOU KNOW, 90TH SOUTH AND REDWOOD ROAD, 70TH SOUTH AND REDWOOD ROAD, WHAT DOES THAT DO TO REDEVELOPMENT DEVELOPMENT? AND I THINK THAT WHAT WE NEED TO DO IS WE NEED TO HAVE THAT HIGHER LEVEL VIEW TO SAY, WHERE DOES WHERE DO WE REALLY WANT TO DEDICATE THE WATER AND HOW MUCH ARE WE WILLING TO DEDICATE? I THINK THAT WE'VE GOT TO WE'VE GOT TO START DOING THAT. AND THAT'S GOING TO BE A TOUGH DECISION. BUT WE GOT TO START DOING IT. YEAH, I COULD SAY THAT DEVELOPER AND THE CITY RECOGNIZE THAT THIS IS MORE DENSE THAN WE HAVE IN OUR PLAN THAT WE HAVE EVER PLANNED FOR IN THIS AREA. I THINK THEY'RE WILLING TO COME UP WITH SOME SORT OF PLAN FOR THAT, BUT I DON'T THINK THEY REALLY HAVE A CHOICE. THEY DON'T HAVE A CHOICE. BUT BUT I THINK THAT THEY I THINK THEY'VE BEEN HESITANT. THE REASON WHY I PROBABLY DON'T I DON'T WANT TO SPEAK FOR THEM, BUT THE REASON WHY I PROBABLY DON'T HAVE AN ADEQUATE PUBLIC FACILITY ANALYSIS YET IS BECAUSE WE'RE STILL IN FLUX SO MUCH WITH WHAT WE WILL APPROVE OR NOT. AND THOSE THOSE STUDIES ARE VERY EXPENSIVE. SO I THINK THEY'RE PROBABLY HOPING FOR FEEDBACK FROM YOU TONIGHT BEFORE THEY SPEND QUITE SO MUCH MONEY. BUT I THINK THAT. I THINK EVERYONE REALIZES THAT THERE ARE VERY BIG OBSTACLES TO WHAT THEY HAVE PRESENTED HERE, AND THEY'RE STILL NOT QUITE SURE HOW THEY'RE GOING TO REACH THOSE OBSTACLES. WE STILL HAVE A ZONE SEVEN IN THIS PLAN, AND I HAVE NO IDEA HOW I'M GOING TO DO ZONE SEVEN YET. AND SO YEAH, SO THEY HAVE A LOT OF THEY HAVE A LOT OF HURDLES STILL, YET THEY'RE JUST TRYING TO GET PAST A FIRST HURDLE I GUESS IS WHAT I THINK WHAT THEY'RE ASKING IS WHAT WOULD WE TOLERATE. LET'S PRETEND WE HAD ALL THE WATER IN THE WORLD AND ALL THE SEWER CAPACITY IN THE WORLD AND WHATEVER. WHAT WOULD WE TOLERATE? THAT DOESN'T MEAN WE'RE GOING TO TOLERATE 75 UNITS PER ACRE ON 450 ACRES OUT THERE, RIGHT? OR WHATEVER. RIGHT. I MEAN, THAT'S THAT'S I THINK THE QUESTION, WHAT ARE WE GOING? WHAT WOULD WE TOLERATE? AND THEN WHAT THEY IF WE SAY WE'LL TOLERATE TEN UNITS AN ACRE, JUST THROWING IT ROUND NUMBER OUT THERE AND THEY SAY OKAY, THANKS. TEN UNITS AN ACRE, WE CAN WORK WITH THAT. AND THEN THEY CAN GO OUT THERE AND THEY CAN WATER AND THEY CAN LOOK AT SEWER, AND GREG CAN LOOK AT WATER AND SEWER, AND THEY CAN SAY, WELL, WE CAN ACTUALLY BUILD SEVEN AND A HALF GALLONS WOULD BE LIKE, YEAH, WELL, WE SAID TEN SO YOU COULD GET SEVEN AND A HALF, THAT'S FINE. BUT IF WE SAY TEN AND THEY GO OUT AND THEY DO ALL THEIR WATER AND THEY DO ALL THEIR SEWER AND THEY DO ALL THE PLANNING, THAT'S NOT FOR US TO DO, WE WE'RE NOT GOING TO FIGURE THAT STUFF OUT. THEY GO OUT, WE SAY TEN, THEY GO OUT AND THEY DO 
          [01:05:03]
ALL THE STUFF AND THEY DO ALL THE STUFF AND THEY COME BACK AND THEY SAY, WELL, WE COULD ACTUALLY BUILD 15. WE SAY, SORRY, WE SAID TEN. AND THAT'S, THAT'S THE THAT'S THE NUMBER THEY'RE LOOKING FOR. THEY'RE NOT LOOKING FOR US TO DO THEIR UTILITY ANALYSIS OR FOR US TO DO WHATEVER THEY'RE LOOKING FOR US TO SAY. WHAT WOULD WE TOLERATE AS FAR AS DENSITY, AS FAR AS LAND USE, AS FAR AS WHATEVER, HOW DO WE SEE THAT AREA DEVELOPING? LET'S THROW OUT THERE, YOU KNOW, FORGET THAT I JUST TALKED ABOUT 30,000 FOOT AND THEN 5000 FOOT LEVEL OR FIVE FOOT LEVEL WITH THE SETBACKS. WE'RE LIKE UNDERGROUND NOW WHEN IT COMES TO WATER. AND, YOU KNOW, LITERALLY A LOT OF WATER UTILITIES. RIGHT. SO, SO WHAT'S, WHAT'S OUR WHAT'S OUR MAGIC NUMBER. PRETEND THAT WATER WAS AVAILABLE. PRETEND THE SEWER IS AVAILABLE. WHAT DO YOU LIKE? YOU KNOW, I AGREE WITH BOTH SIDES THOUGH, BECAUSE IF WE SAY THAT, IT DOES MEAN THAT WE'RE. WHEN WE SAY YES TO SOMETHING, WE'RE SAYING NO TO SOMETHING ELSE. THAT'S JUST A FACT. WHEN WE'RE DEALING WITH UTILITIES IN OUR CITY, WE SAY YES TO ONE THING, IT'S NO TO ANOTHER. AND SO I THINK THAT I KNOW I'M NOT READY ANYWHERE NEAR TO SAY YES TO THIS PROPOSAL. AS IT AS IT STANDS, I, I'M INTRIGUED BY TAYLOR'S. WE CAN DO THAT. YOU KNOW, THE FINE DETAIL. BUT MY QUESTION REALLY FOR YOU, TAYLOR, IS WHEN WE LOOKED AT 600 ACRES FOR A DRY CREEK, THAT'S WES JONES. AND THEN WHEN WE LOOKED AT WATTS RANCH, WHICH IS NOW TERRAIN, ANOTHER 600 BEFORE WE SAID YES TO ANYTHING, WE HAD SO MUCH MORE DETAIL THAN WHAT WE'VE BEEN PRESENTED WITH. I DON'T KNOW IF WE NEED THAT FOR THIS BECAUSE IT'S DIFFERENT, BUT I ALMOST FEEL LIKE WE DON'T HAVE ENOUGH TO MAKE A GOOD, A GOOD VOTE. I THINK WHAT WOULD BE HELPFUL FOR US WOULD BE LOOKING AT THIS MAP. LAND USES. WHAT ARE THE APPROPRIATE NUMBERS FOR THE LAND USES, LIKE THE LOCATIONS I THINK WE'VE TALKED ABOUT STOKESLEY, NOTHING WITH THE STOKESLEY BEING INDUSTRIAL. I THINK WE'VE HEARD THAT. WE'VE HEARD 60%. HANG ON, I'M OKAY. IF INDUSTRIAL WAS BELOW THE THE TRAIL, IS ANYONE ELSE OKAY WITH THAT? AS I SAID, THE BUFFER BETWEEN THE TRAIL AND NEW BINGHAM HIGHWAY YEAH I CAN I IT MIGHT BE THAT WOULD BE SOME PIECE OF TERRAIN AND IT COULD BE SOMETHING SIMILAR TO LIKE A UNKNOWN CALLER. WHOOPS. 
          I DIDN'T TURN MY PHONE OFF. NO WAY. REALLY. SOMETHING SIMILAR TO THE RESEARCH PARK UP BY THE UNIVERSITY OF UTAH. THAT'S A. IN MY MIND, IT'S IT'S NOT. IT'S NOT WHERE WE'RE LOOKING. WE'RE NOT LOOKING FOR SMOKESTACKS UP THERE. FOR FOR. LIKE THEY'VE DESCRIBED HIGH TECH. DATA CENTERS. BUT BELOW, BELOW NEW BINGHAM YOU ALREADY HAVE INDUSTRIAL, RIGHT? CORRECT. AND YOU'VE GOT INDUSTRIAL ON THE EAST SIDE OF OF STOKES LAYS BASICALLY. WHAT DO YOU THINK WE GOT AN AMAZON WAREHOUSE RIGHT I DON'T KNOW WHICH IS BASICALLY WHICH DOESN'T HAVE ANY SMOKESTACKS. SO THAT'S GOOD. IT'S GOT A LOT OF A LOT OF TRAFFIC, A LOT OF A LOT OF THINGS COMING DOWN MY ROAD. I THINK WE HANG ON. A LUCKY FOR YOU, I CONTROL THE. SO SO I THINK I THINK THAT THERE'S AT LEAST FOUR OF US THAT ARE OKAY WITH A DIFFERENT USE THAN JUST RESIDENTIAL ALL THE WAY ON STOKES. OKAY. I THINK THAT WE HEARD YOU HEARD 60%. I LIKE THE 60%. THAT WAS THAT WAS PRETTY STRONG. SO OTHER QUESTIONS I HAVE FOR OKAY. THE PODS THEMSELVES. ARE YOU COMFORTABLE ASKING THE APPLICANT TO COME BACK WITH MAXIMUM UNIT COUNTS PER POD? YES. OKAY. AND WOULDN'T THEY NEED TO GET THAT INFO FROM THE CITY TO MAKE THAT NUMBER MAXIMUM. FAIRLY GOOD TAGLINE. SOUTHWEST. YES. SO. OKAY. WHAT ELSE? SO I THINK THAT IS LARGELY. QUESTIONS WE HAD I GUESS SETBACKS. ARE YOU COMFORTABLE PUSHING THE SETBACK CHANGES OFF UNTIL SUBAREA PLANS, OR DO YOU WANT TO GET INTO SETBACK CHANGES AT THIS POINT? I DON'T THINK WE HAVE ENOUGH INFO PERSONALLY, AND I THINK THAT'S SOMETHING THAT COULD BE PUSHED OFF A LITTLE MORE UNTIL WE HAVE MORE INFO ON WHAT'S GOING TO HAPPEN. BUT I KNOW 
          [01:10:05]
THAT A LOT OF THESE PUSHBACKS ARE PROBABLY GOING TO, YOU KNOW, WHEN WE LOOK AT I THINK WHEN WE LOOK AT THE SETBACKS, WE'RE NOT COMFORTABLE WITH WHAT WE'VE BEEN SHOWN. CORRECT. OKAY. 
          ADVICE ON SETBACKS WOULD BE TO. WRITE IT INTO THE MASTER DEVELOPMENT AGREEMENT, NOT DO IT AS AN ADMINISTRATIVE DECISION. I THINK, OKAY, I, I'M I'M GOOD WITH THAT. HE FEELS WE SHOULD HAVE IT IN THE AGREEMENT AND NOT PUSH IT OFF TO THE PLANNING COMMISSION. OKAY. OKAY. 
          OKAY. SO ARE WE MISSING PARAMETERS. DO I HAVE FOUR OR MORE THAT ARE OKAY WITH THAT? WITH THAT SAID, THOUGH, ISN'T IT THE CASE THAT, LIKE WITH DRY CREEK, WE'RE GETTING MASTER DEVELOPMENT LITTLE CHUNKS, RIGHT. YOU KNOW, WE HAD ONE BIG ONE AND THEN THEY DO THEY'RE DOING THE SUBAREA PLAN. SO WE HAVE ONE MASTER DEVELOPMENT AGREEMENT. AND THEN THE AREA PLAN AND THE SUMMARY PLAN TO STOP THE PLANNING COMMISSION. YES. BUT THAT DOESN'T THAT DIDN'T DETERMINE SETBACKS. IT JUST THE TERM REPLACEMENT POLICIES. RIGHT. ARE YOU OKAY WITH THREE FOOT SETBACKS ON THE SIDE YARDS. I I'D HAVE TO BE SURE. I'D HAVE TO LOOK AT IT. 
          YEAH. NO, I'M NOT SHOWN THE PLAN TO SEE WHAT IT LOOKS LIKE I MIGHT BE. HOW DOES A FIREFIGHTER GET THROUGH IF THERE'S A WINDOW? RIGHT. IF YOU HAVE A THREE FOOT SETBACK WITH THE FENCE, I THINK YOU'VE GOT SOME BARRIER, WHICH HELPS. BUT BUT IT'S IF YOU HAVE A THREE FOOT SETBACK WITH A FENCE, HOW DO YOU GET TO THE SIDE OF THE HOUSE? YOU KNOW, INSIDE SIDEWAYS. YEAH. LIKE YOU SAID, SHOW ME. SHOW ME A PLAN AND SHOW ME HOW IT WORKS. AND I MIGHT BE OKAY WITH IT. SO I'M THINKING, I CAN'T SAY CATEGORICALLY IT'LL NEVER WORK, THAT MAYBE WE NEED TO INVITE THE DEVELOPER BACK TO SHOW US MORE. WHAT? WHAT THEY WOULD LIKE TO SHOW US. LIKE WHAT? A THREE FOOT SETBACK. WHAT WHAT THEY'RE VISUALIZING THERE. BUT WITH THE THREE FOOT SETBACK, DOESN'T THAT REQUIRE. BECAUSE FIVE FOOT SETBACK IS WHERE WHERE DO YOU DO YOU DO THE CUMULATIVE ON THE FIRE? BECAUSE IF IT'S LESS THAN A THREE FOOT SETBACK, THEN YOU HAVE TO DO THE THE SPECIAL FIREWALL I THINK IS WHAT THEY'RE SHOWING IS THREE FOOT ON ONE SIDE AND SEVEN FEET ON THE OTHER. THEY'RE SAYING A TOTAL OF TEN FEET OF SEPARATION. BUT THREE FOOT SETBACKS WOULD ONLY APPLY WHERE YOU HAVE A PROPERTY LINE AND MAYBE A ROAD OR SOMETHING. I GUESS THAT'S EVEN THE DIFFERENCE, THOUGH. YEAH, IT WOULD JUST BE FOR FOR LAYOUT PURPOSES, RIGHT. YOU'RE STILL REQUIRING TEN FEET BETWEEN THE BETWEEN THE BUILDINGS, WHETHER IT'S FIVE AND 5 OR 3 AND SEVEN, I DON'T REALLY CARE UNLESS I HAVE 11 FOOT WIDE FIREMEN, WHICH I DON'T THINK WE SOUND LIKE HAS ONE THAT'S PRETTY CLOSE. YOU DON'T EVEN HAVE ONE FOOT WIDE FIRE TRUCKS, SO. SO I THINK, YOU KNOW, THE QUESTION IS, IF YOU HAVE THREE FOOT ON ONE SIDE AND YOU HAVE TO HAVE SEVEN FOOT ON THE OTHER, ON THE OPPOSITE SIDE OF THAT SAME PROPERTY LINE, THEN I DON'T SEE WHERE WHY THE THREE FOOT WOULD BE THE PROBLEM. DEFENSE. AND I GUESS I'D TEAR IT DOWN. YEAH. I TAKE OFFENSE TO THAT. I, I TEND TO FEEL LIKE IF OUR PLANNERS ARE SAYING THAT THEY'VE GOT A CONCERN WITH THAT, I WOULD LIKE TO LISTEN TO THAT CONCERN. I WOULD AGREE. SO, TAYLOR, ANYTHING ELSE? SO I DO SEE THAT THOSE THE DUPLEXES WOULD BE BECAUSE WHEN I'M LOOKING AT THE MINIMUM SIDE WHERE IT SAYS TEN COMBINED THREE MINIMUM ZERO FOR SHARED WALL LIKE THE DUPLEX THAT I'M OKAY WITH DUPLEX, IT'S JUST THE OTHERS THAT WE NEED TO SEE AND HAVE A LITTLE MORE INFORMATION TO MAKE SURE THAT EVERYBODY'S OKAY WITH IT. OKAY. PROFESSIONAL. TAYLOR. NO, THOSE ARE MY BIG QUESTIONS. OKAY? I KNOW THAT THE APPLICANT WOULD LIKE A LITTLE BIT OF TIME, PLEASE. ALL THE INFORMATION. 
          OKAY? AND WE'RE ALL OKAY WITH THAT. I WILL GIVE YOU 15 MINUTES. WE'RE GOING TO HAVE TOM PRESENT. WE'VE GOT SOME SLIDES THAT I CAN'T LET YOU USE SLIDES BECAUSE YOU DIDN'T SUBMIT THOSE TWO WEEKS IN ADVANCE. AND OUR COUNCIL RULES CLEARLY STATE YOUR INFORMATION HAS TO BE SUBMITTED BECAUSE OTHERWISE OUR PUBLIC CAN'T SEE IT. THAT'S FINE. THAT'S FINE. 
          HE'S WELCOME TO COME UP AND SHARE. WHAT? THE SCREEN. WHAT SHARE THE SCREEN WITH THIS. 
          WITH THE PUBLIC IN THIS MEETING, JUST. YEAH. WELL, TOM, I THINK WE'RE GOING TO ANSWER ALL OF THESE QUESTIONS THAT YOU GUYS HAVE. YEAH. WE'RE GRATEFUL THAT WE CAN BE HERE AND PRESENT THIS TO YOU. YOU KNOW, LIKE IT'S BEEN MENTIONED. HOPEFULLY WE CAN KIND OF TAKE A STEP BACK. 
          THERE'S A LOT OF DETAIL AND WE'RE TOTALLY HAPPY TO WORK WITH YOU GUYS TO FIGURE IT OUT. 
          [01:15:05]
BUT YOU KNOW, KIND OF LIKE HAS BEEN SAID THIS IS A ZONING. THIS IS A ZONING REQUEST. AND WE REALLY NEED TO DIRECTION FROM YOU GUYS SO WE CAN MOVE FORWARD. AND WE'RE GOING TO PROVIDE ALL THE INFORMATION YOU NEED. BUT YOU KNOW, SOME OF THE THINGS LIKE THE SETBACKS, YOUR YOUR DEVELOPMENT AGREEMENT, THAT'S WHAT IT ASKS FOR TO HAVE IN THERE. AND WE'LL MAKE THEM WORK. THAT'S THOSE AREN'T A HUGE DEAL. SO I WILL JUST POINT OUT IF YOU GUYS WANT TO SEE HOW IT WORKS, GO OUT TO DRY CREEK HIGHLANDS. WE HAVE THREE FOOT SETBACKS ON HOMES THAT WE'VE RECENTLY BUILT. REALLY NICE. SO GO TAKE A LOOK. I CHECKED HOUSES AND THEY'RE GOING FOR ABOUT A MILLION BUCKS. SO THREE FOOT SETBACKS ARE THE PROBLEM. AND BUT LIKE I SAID, WE WE'RE HAPPY TO BE HERE AND WE'LL GET YOU GUYS, YOU KNOW, WE WANT TO WORK WITH YOU AND BE GOOD PARTNERS AND, AND SOLVE ALL THESE PROBLEMS. SO NONE OF NONE OF THE QUESTIONS YOU GUYS HAVE HAD, WE SEE, AS YOU KNOW, ANYTHING THAT WILL KEEP US FROM MOVING FORWARD. WE'LL WORK WITH YOU GUYS AND MAKE IT WORK. YEAH. CAN I JUST SAY REALLY QUICK? I'M MARK WITH THE GARDNER COMPANY. THANKS FOR LETTING US BE HERE. WE'VE WORKED HAND IN HAND WITH DAVID, AND WE UNDERSTAND THE FUNDING ISSUES WITH THE ADDITIONAL WATER TANKS. DENISE WAS AWESOME. WE WORKED WITH HER WITH THE ARPA FUNDS TO HELP GET ZONE FIVE PUT IN PLACE, AND THEN SHE WAS AWESOME AGAIN WHEN WE WORKED ON 90TH SOUTH. SO DAVID'S DOING A GREAT JOB AND WE'RE WORKING WITH THE STATE AND WITH THE COUNTY IN ORDER TO GET SOME TIFF PUT IN PLACE. WE IT'S HUNDREDS OF MILLIONS OF DOLLARS AND WE'RE GOING TO HELP MAKE IT HAPPEN. BUT THAT'S KIND OF WHAT WE'RE KNOWN FOR DOING. SO WE UNDERSTAND WE'RE NOT BLIND TO IT. WE REALIZE THAT YOU GUYS CAN'T DO IT ALONE, YOU KNOW, AND IMPACT. THESE AREN'T GOING TO SOLVE IT. WE ALSO REALIZE THAT THERE'S A HUGE HOUSING CRISIS. AND SO THAT'S WHY WE ARE PROPOSING UNITS. MAYBE WE GOT TO TWEAK THAT. THAT'S TOTALLY FINE. I'M TOTALLY OPEN TO THAT. SO OKAY. GO AHEAD. 
          WE'VE GOT OUR 12 MINUTES FOCUSED CONSULTING. SO PLANNER AND ENGINEERING ROSS TOUCHED ON IT ON A BUNCH OF IT. BUT JUST SOME THINGS TO CONSIDER. AS WE HAVE MULTIPLE PROPERTY OWNERS. 
          WE HAVE MULTIPLE DEVELOPERS. AND THIS PROPERTY IS FUTURE LAND USE IS SOUTHWEST QUADRANT. 
          AND THAT ZONE REQUIRES A MASTER DEVELOPMENT PLAN. SO BUT TO ROSS'S POINT, WE ARE HERE FIRST TO FIGURE OUT ZONING. AND IT'S REALLY IMPORTANT TO GET THIS ZONED BECAUSE THEY HAVE HIGH TECH. MANUFACTURING IS THE KEY TO THIS ZONE, WHICH INCORPORATES A LOT OF THE INDUSTRIAL KIND OF WHAT EVERYONE'S IT'S NOT REALLY THE TRADITIONAL COMMERCIAL YOU'RE USED TO, AND IT'S VERY MUCH AN ECONOMIC DEVELOPMENT DRIVEN ZONE. AND SO WHAT'S IMPORTANT ABOUT THAT IS I KNOW GARDNER HAS USERS CHOMPING AT THE BIT. AND SO BUT WHAT WE'RE TRYING TO AVOID IS PIECEMEALING IT. SO THEY'VE ALREADY HAD TO DO THAT TO GET, FOR EXAMPLE, WASATCH ELECTRIC IN AND SOME OF THEIR OTHER PIECES TO THE SOUTH END. BUT LIKE WHERE WE'RE LUCKY RIGHT NOW TO GO THROUGH THIS PROCESS IS IF WE CAN REZONE THE ENTIRE PIECE TOGETHER, IF WE PIECEMEAL IN EVERY GROUP COMES IN WITH THEIR OWN MDP, IT'S REALLY HARD TO COORDINATE TRAILS. IT'S REALLY HARD TO COORDINATE OPEN SPACE AND PARKS. IT'S REALLY HARD TO COORDINATE KIND OF THE BIG PICTURE. REGIONAL PLANNING FOR THIS PIECE. CAN I JUST ADD REAL QUICK ON THAT? WE ARE NOT LIKE IF WE INCLUDE THE WASATCH ELECTRIC. WE'RE NOT SAYING INCLUDE THE INDUSTRIAL AND RESIDENTIAL. WE'VE 100% ARE SAYING INCLUDE THEM BOTH. JUST SO. JUST AS A SIDE NOTE, I DID HEAR THAT COMMENT. WE'RE NOT WE'RE NOT TRYING TO DO THAT AT ALL. YEAH. SO SO WE JUST WE WANT TO DO THIS TOGETHER. BUT IT GETS TRICKY BECAUSE IF THERE'S LIKE I THINK WE NEED TO WORK TOGETHER QUICKLY BECAUSE THEY'RE LOSING. WE'RE LOSING AS A CITY OPPORTUNITIES TO GET THAT ECONOMIC DEVELOPMENT IN. SO WE'RE NOT TRYING TO RUSH ANYTHING. BUT AT THE SAME TIME, WE NEED TO SIT DOWN TOGETHER AT THIS MEETING AND MAYBE WE NEED TO DO SOME TWO BY TWO MEETINGS TO LIKE GET ALL THE INFORMATION OUT THERE. BUT THAT'S THAT'S THE PURPOSE OF THIS IS GETTING ALL THE GROUPS TOGETHER ON THIS 900 ACRE PIECE AND SAYING, HOW DO WE MASTER PLAN IT SO THAT IT CAN FUNCTION AS A WHOLE, AND THAT WHEN EACH HIGH TECH MANUFACTURING PIECE COMES IN AND THE RESIDENTIAL PIECES COME IN, IT'S COHESIVE AND WE'RE BUILDING THE FRAMEWORK RIGHT NOW. SO WHEN WE COME IN AT THE NEXT STEP, WHICH WOULD BE THE SUBAREA PLAN LIKE JONES RANCH, THAT WE HAVE A FRAMEWORK TO WORK UNDER, AND WE'RE NOT CONSTANTLY ASKING FOR MORE. AND SO THAT THAT'S THE REASON IS THIS THIS ZONE IS VERY SPECIFIC. 
          ARE THESE ARE THE THINGS WE WANT YOU TO BRING AS PART OF THE MASTER DEVELOPMENT PLAN. I DON'T KNOW IF YOU'VE HAD A CHANCE TO GO THROUGH THE WHOLE PACKET, WHICH IS FINE IF YOU HAVEN'T. JUST SO YOU'RE AWARE, JONES, SOUTH OR JONES OR DRY CREEK HIGHLANDS WERE PROVIDING PRETTY MUCH THE SAME QUANTITY, AMOUNT AND TYPE OF INFORMATION AS DRY CREEK HIGHLANDS. AND SO IT'S A LITTLE DIFFERENT THAN TERRAIN AND SOME OF THE OTHERS. AND JUST BASED ON THE SIZE OF IT AND THE COMPLEXITY OF HIGH TECH MANUFACTURING TO SHOW A LAYOUT IS EXTREMELY DIFFICULT RIGHT NOW. AND SO WE'RE NOT SAYING THAT WE DON'T WANT TO SHOW YOU A LAYOUT IN THE FUTURE, 
          [01:20:05]
BUT LIKE, FOR EXAMPLE, WITH HIGH TECH MANUFACTURING, WE DON'T KNOW WHO WANTS TO COME AND HOW WE WOULD LAY OUT THEIR PIECES. SO WHAT WE ARE TRYING TO SAY IS THESE ARE THE LAND USES. THESE ARE THE MINIMUM ACREAGES. WE WEREN'T EVER TRYING TO SAY WE'RE NOT WILLING TO DO 60%. WE JUST STARTED WITH A THIS IS THE MINIMUM. WE'RE GUARANTEEING 400 ACRES OF HIGH TECH MANUFACTURING. 60% IS THE NUMBER. I DON'T THINK ANYONE'S OPPOSED TO 60% BEING THE NUMBER. 
          YOU KNOW, WE'LL NEED A FACTOR IN OPEN SPACE, SOME ROADS AND SOME DIFFERENT THINGS LIKE THAT. 
          WE JUST WANTED TO LET YOU KNOW ON THE WASATCH ELECTRIC, THE PLAN, WE JUST WANTED IT TO BE LIKE BEFORE WE HAD 450. THE ONLY REASON WE CAME BACK WITH 400 IS NOT THAT WE WERE PLANNING ON THAT BEING A PART, BUT JUST SAYING LIKE THAT ALREADY GOT DEVELOPED IN HIGH TECH MANUFACTURING. BUT AGAIN, WE'RE GOOD WITH THE 60%. AND I JUST WANT TO SAY THANKS AGAIN FOR PUSHING THAT THROUGH. WE'RE TURNING THAT SPACE OVER TO THEM AT THE END OF JANUARY. AND THEY ARE AN AWESOME COMPANY. AND THE MAYOR IS GOING TO JUMP OUT OF AN AIRPLANE WITH JOSH PEDERSON AND LAND ON THE GROUND, APPARENTLY, IS WHAT I'M BEING TOLD. SO I'LL LET HIM VERIFY THAT. BUT I THINK THAT SOUNDS EXCITING, GUYS. JUST SO YOU KNOW, SO GETTING THE INFORMATION BACK. FIRST. YEAH, GETTING THE INFORMATION BACK ON WHERE YOU GUYS WOULD LIKE TO SEE THINGS IS GREAT FOR US. OUR GROUP WILL GO AND TALK ABOUT THAT. AND MAX MAY WANT TO TALK ABOUT SOME REASONS WHY WE PUT THE INDUSTRIAL WHERE WE DID ON THAT NORTH WEST CORNER, BUT PRETTY CLEAR. WE DON'T WANT IT THERE NOW RIGHT? YES. YEAH. WHICH WE NEED TO TALK ABOUT. 
          I'M WILLING TO LISTEN TO THEM THOUGH. YEAH. YEAH. CAN I I CAN TOTALLY UNDERSTAND THE REASONING OF WANTING HOMES THERE. I SHOULD I SHOULD LET YOU KNOW MIKE JONES IS HERE. 
          WHO OWNS MOST OF THAT LAND OUT THERE. AND WE WE TALKED THROUGH IT WITH HIM AND HE SORT OF HAD A VISION, A MOST IMPORTANTLY, WE DON'T WE DON'T HAVE THE INFRASTRUCTURE, AS WE DISCUSSED, TO PUT HOMES THERE IN THE NEXT DECADE. WE DO HAVE A USER THAT'S INTERESTED IN COMING IN AND PUTTING EXACTLY THE USE THAT THIS ECONOMIC ZONE IS INTENDED FOR. WE'VE GOT A BATTERY STORAGE USER WHO WANTS TO COME IN THERE AND USE SOME OF THAT LAND. IT DOESN'T EXCITE ME MUCH. JUST SO YOU KNOW. SURE, THAT'S NOT LIKE EXCITING, BUT THE TAX BASE IS REALLY LUCRATIVE FOR THE CITY. AND SO IT IS. YEAH, IT'S IT'S A PRETTY LARGE FACILITY. SO SO THAT WAS THE REASON WE SAID, YOU KNOW, AND MIKE CAN SPEAK MORE TO IT IF HE WANTS. BUT. THAT LAND RIGHT NOW IF WE IF YOU PUSH FOR IT TO BE RESIDENTIAL, YOU KNOW, THERE'S A LOT OF PARTIES INVOLVED AND IT COULD JUST GO FORWARD AS A CONDITIONAL USE. WE DON'T WANT TO DO THAT. 
          UNDERSTOOD. AND WE WANT TO BUILD HOUSING, BUT WE JUST AND IT DOESN'T MEAN IN THE FUTURE THAT COULDN'T TURN INTO RESIDENTIAL. THIS ZONING ALLOWS FOR THAT. WE THERE'S JUST NOT THE RESOURCES AVAILABLE RIGHT NOW. YOU GIVE THIS QUICK. YOUR NAME PLEASE. YEAH. SORRY. MAX MUELLER WITH GORDON GROUP. SO WE FEEL LIKE YOU'RE NOT HEARING US MAX. WE DO NOT WANT INDUSTRIAL UP THERE. WE WANT RESIDENTIAL. AND WE CAN APPRECIATE THAT. MAYBE THAT MEANS TODAY WE DON'T GET IT, BUT. BUT IF ONCE LAND IS GONE, IT IS GONE. AND THIS IS OUR LAST PIECE OF LAND. WE HAVE TO BE CAREFUL WITH WHAT WE DO WITH IT. AND WE NEED THE HIGHEST AND BEST USE. AND WE'VE ALWAYS SAID THAT EAST OF STOKELY BASICALLY WAS THE PLACE TO PUT RESIDENTIAL AND ACTUALLY UP IN ONE OF THOSE KNOLLS. AT ONE POINT, MR. JONES TOLD ME HE WOULD LIKE TO HAVE A HOME UP THERE. IT MAY HAVE BEEN WHEN I WAS ON THE SCHOOL BOARD, I DON'T REMEMBER, BUT THAT'S NOT GOING TO HAPPEN. COME ON, MIKE, I'M TOO OLD TO DO THAT. BUT I JUST I CAN APPRECIATE WHERE YOU'RE COMING FROM, BUT THAT I WOULD LIKE TO TO KNOW THAT YOU'RE HEARING US BECAUSE THAT THAT WE WOULD LIKE TO SEE AS RESIDENTIAL. WE DON'T WANT TO CREATE ANOTHER ISLAND IN OUR CITY. IT DOESN'T CREATE A GOOD LIVING ENVIRONMENT FOR THOSE THAT LIVE THERE. AND AND WE HEAR ABOUT IT ALL THE TIME. I MEAN, I AGREE IS THE ONE THAT FINISHED ECHO RIDGE. YOU KNOW WHAT THE PROBLEMS WITH THAT WERE AND THE ONE ACROSS THE STREET. WE DON'T WANT TO MAKE THAT SAME MISTAKE AGAIN. ONE ONE DIFFERENCE HERE. IF, LIKE TOM MENTIONED, IF WE CAN GET THE ZONING IN PLACE FOR THIS WHOLE PROPERTY, NOW, WHAT WE CAN DO IS, YOU KNOW, WE CONTROL THE BUFFERING WHICH WE HAVE IN HERE. AND SO NO MATTER WHAT, WE 
          [01:25:03]
WILL HAVE SOME LOCATIONS WHERE THERE IS INDUSTRIAL ON ONE SIDE AND RESIDENTIAL ON THE OTHER. 
          THERE'S ALWAYS GOING TO BE A LINE. RIGHT? RIGHT. THERE'S ALWAYS A LINE. RIGHT. AND WHAT YOU GOT BEFORE WAS PIECEMEAL. AND SO BUT WHAT WE CAN DO WITH THE THIS WHOLE ZONE IS NOW WE CAN PLAN TRAILS BETWEEN THE TWO, WE CAN PLAN MORE OPEN SPACE. WE CAN PLAN A COLLECTOR ROAD AND OTHER THINGS THAT PROVIDE MORE BUFFERING BETWEEN THE TWO. SO, YOU KNOW, OUR MASTER DEVELOPMENT PLAN, WE HAVE VERY SPECIFIC BUFFERING GUIDELINES BEYOND JUST A TRAIL AND A ROAD. 
          THOSE ARE OPTIONS. BUT EVEN LIKE, YOU KNOW, CORRIDORS WITH A CERTAIN AMOUNT OF LANDSCAPING AND DIFFERENT THINGS. SO AND THE THE REAL INTENTION WITH HIGH TECH MANUFACTURING USERS, YOU DON'T ALWAYS KNOW WHAT PIECE THEY'RE GOING TO WANT AND WHERE THEY WANT. AND YOU'VE DEFINITELY BEEN HEARD. SO I THINK WE JUST NEED TO TAKE THAT BACK WITH OUR GROUP AND DECIDE WHAT IS POSSIBLE. BUT THERE IS BUILT INTO THE DEVELOPMENT AGREEMENT, MASTER DEVELOPMENT PLAN, THE INTENTION TO HAVE SOME FLEXIBILITY SO THAT, YOU KNOW, DEPENDING ON THE USER, A COSTCO, WE CAN ACCOMMODATE THAT. AND SO LIKE WE DO WANT WE DO WANT THAT ABILITY TO LIKE CHANGE. LIKE IT'S SCARY WHEN YOU SHOW EVERYBODY AN EXACT PLAN. SO WE'RE TRYING TO GIVE OURSELVES AS MUCH. AND IT TALKS ABOUT THAT IN YOUR ZONE TO PROVIDE FLEXIBILITY BECAUSE HIGH TECH MANUFACTURING USERS NEED FLEXIBILITY. BUT WE'RE ALSO TRYING TO GUARANTEE THINGS LIKE THE MINIMUM AMOUNT OF HIGH TECH MANUFACTURING, WHERE WE ARE GOING TO HAVE SOME SPECIFIC BUFFERING. FOR EXAMPLE, IN THIS AREA, WE KNOW WE NEED BUFFERING BECAUSE WE HAVE THOSE OTHER RESIDENTIAL USERS, AND WE'VE EVEN CREATED BUFFERING STANDARDS. SO JUST THAT'S THAT'S ALL THERE. AS FAR AS SORRY, JUST LET ME TELL YOU WHERE I'M COMING FROM ON THAT NORTHWEST CORNER FOR SURE. JUST TO THE JUST TO THE NORTH OF THAT FOR SURE. IS WHERE YOU GUYS TOOK US OUT AND SAID, LOOK AT THIS PIECE OF PROPERTY. THIS IS GOING TO BE ONE OF THE ULTIMATE LOTS IN THE COUNTY SOMEDAY. IT'S THE ONE THAT GOES BETWEEN THE TWO WASHES. AND RIGHT THERE WHERE THE THE FINGER JUTS OUT WITH THE TWO WASHERS WITH THAT LITTLE PENINSULA. AND IT'S RIGHT THERE BETWEEN THAT PENINSULA AND KENNECOTT PROPERTY. THAT'S THAT'S ONLY A QUARTER MILE AWAY. AND MY CONCERN IS MY CONCERN IS, IS THAT. YOU PUT AN INDUSTRIAL USE ON THAT PIECE OF PROPERTY, AND WHAT YOU'RE GOING TO HAVE IS NOW NOW, TEN YEARS FROM NOW, 15 YEARS FROM NOW, WHEN THAT LAND TO THE NORTH NEEDS TO BE DEVELOPED. WELL, YOU KNOW WHAT? WE CAN'T PUT THOSE NICE HOUSES IN HERE ANYMORE BECAUSE THE LAND USES HAVE CHANGED AND THAT'S AN INDUSTRIAL USE. AND SO WE HAVE TO PUT A BUNCH OF SMALL HOUSES IN HERE. YEAH. I DON'T THINK IS THE INTENTION, BUT I CAN UNDERSTAND. BUT WE'VE SEEN THAT OCCUR OVER AND OVER AND OVER AGAIN IN THIS CITY WHEN WE'VE HAD MULTI USE LAND USES WHERE WE, WE SAY LET, WE'LL DEDICATE SOMETHING FOR A COMMERCIAL USE. AND YOU FAST FORWARD TEN YEARS AND THEN ALL OF A SUDDEN YOU KNOW WHAT WE CAN'T DEVELOP THIS FOR COMMERCIAL USE. WE GOT TO PUT MORE HOUSES ON IT. AND AND AND SO I APPRECIATE THE FACT THAT WE'VE GOT SOMEBODY WHO WANTS TO INVEST HALF A BILLION, THREE QUARTERS OF $1 BILLION. IF I UNDERSTAND THE NUMBERS. RIGHT, FOR THE THE BATTERY STORAGE. AND THAT'S TO ME, THAT'S THAT'S SOMETHING THAT'S VERY GOOD OUT THERE FOR A HIGH TECH USE. AND I DON'T WANT TO TURN THAT DOWN. BUT I ALSO DON'T WANT TO SAY LET'S CUT OFF, YOU KNOW, LET'S LET'S CUT OFF OUR NOSE IN SPITE OF OUR FACE. BECAUSE IF WE DO THAT, HOW IS THAT GOING TO WHAT'S THE RIPPLE EFFECT OVER THE NEXT 20 OR 30 YEARS? AND I THINK THAT'S WHAT WE'RE ALL CONCERNED ABOUT, BECAUSE THAT HASN'T BEEN IN THE MINDSET FOR THE LAST 50 YEARS ON COUNCIL. SO WE WON'T WANT TO MAKE THOSE SAME MISTAKES FOR SURE. BUT IF THE BATTERY PLANT WAS ON THE MAP, THE MAP WOULD BE MORE CURRENT. SHOCKING. CAN I JUST SAY? I JUST SAY IT'S VERY POLARIZED. MIKE JONES, MIKE JONES, THE OWNER, THE PROPERTY. 
          I DON'T KNOW WHETHER YOU'RE AWARE OF IT. COUNCIL MEMBER KENNECOTT HAS JUST PUT A SOLAR FARM TO THE WEST OF YOUR PROPERTY, AND IF YOU GO UP THERE AND TAKE A LOOK, I MEAN, THAT'S TOTAL SOLID FROM FROM THAT WHOLE PURPLE AREA, WHATEVER YOU WANT TO CALL IT, WHERE IT SAYS STAFF DOES NOT SUPPORT. INDUSTRIAL WESTERN STOKELY. THAT IS ALL SOLAR NOW KENNECOTT HAS BUILT. SO I CANNOT SEE A REASON WHY THAT BATTERY PROJECT CANNOT BE 
          [01:30:04]
ADJACENT TO THAT IN THAT NORTHWEST CORNER. THEY HAVE APPROACHED ME ABOUT PUTTING IT DOWN BY 111, AND I WILL NOT GO ALONG WITH THAT, BECAUSE I CANNOT ALLOW THAT. I HAVE TO BE ABLE TO FARM THAT UNTIL THAT PROPERTY IS DEVELOPED. IF I ALLOW THAT BATTERY PROJECT TO GO CLEAR ACROSS 111 THERE FROM 90TH SOUTH TO TO 94TH, I, I CANNOT GET MY FARM EQUIPMENT ACROSS THERE. AND THEN ALSO I HAVE TO FARM ON THE ON THE EAST SIDE OF 111. AND SO ANYWAY, IT JUST WORKS OUT. I HAVE TOLD THEM I WILL NOT ALLOW THE BATTERY PROJECT JUST TO THE WEST OF 111. IT HAS TO. THEY FIRST APPROACHED ME. WE HAVE ACTUALLY WE HAVE AN AGREEMENT RIGHT NOW THAT SAYS THAT THAT THEY CAN HAVE THE 100 ACRES AND THE SOUTHWEST CORNER. NOW THEY'VE COME TO ME AND ASKED, YOU KNOW, WE DON'T WANT TO DO QUITE AS BIG PROJECT. SO THEY WANTED TO GO TO THE NORTHWEST CORNER THAT HAS THE KENNECOTT SOLAR PROJECT. AND FROM WHAT I UNDERSTAND, THEY CAN USE THE KENNECOTT TRANSMISSION LINES TO TO TRANSPORT THAT POWER WHEREVER IT NEEDS TO GO. SO THAT'S THAT'S MY SITUATION. I DIDN'T HAVE ANYTHING ELSE FOR US. SO YEAH, A COUPLE THINGS. WE ARE FOR FULL FOR FULL DRIVEWAYS. THEY'D BE 22FT FOR SETBACKS. THE SETBACKS ARE ACTUALLY A LITTLE LESS STRINGENT THAN WHAT WAS APPROVED FOR DRY CREEK HIGHLANDS. THE ONLY REASON FOR THE SEVEN AND THREE IS TO PROVIDE THE FLEXIBILITY THAT IF YOU, INSTEAD OF YOU ONLY HAVING FIVE FEET ON ONE SIDE OF YOUR HOUSE, YOU HAVE SEVEN, WHICH ALLOWS YOU LIKE THE THREE FOOT SIDE YOU'RE NOT GOING TO REALLY USE. IT CREATES THE TEN FOOT BUFFER TO THE NEXT HOUSE. BUT REALLY THE WHOLE INTENT IS THAT YOU DON'T HAVE TO, BUT YOU CAN HAVE MORE FLEXIBILITY WITH YOUR HOME, AND IF YOU OFFSET IT A LITTLE BIT, YOU CAN HAVE MORE SPACE FOR LIKE A PATIO SPACE AND MORE USABLE SPACE ON YOUR SIDE YARD. SO WHEN YOU HAVE THESE SMALL SINGLE FAMILY HOMES, IT JUST GIVES US MORE FLEXIBILITY TO MAKE A NICER KIND OF OUTSIDE LIVING SPACE BESIDES JUST YOUR BACKYARD. SO THAT'S THE ONLY REASON WE ASKED FOR IT. IT'S NOT A DEAL BREAKER, BUT IT'S WORKED REALLY WELL AT DRY CREEK HIGHLANDS. WE PREFER IT FOR FLEXIBILITY AS FAR AS SEND US EITHER. I DON'T KNOW IF YOU HAVE A DRONE THAT YOU COULD SEND US PICTURES OF WHAT YOU'VE GOT, OR YOU CAN SEND US YOUR ADDRESSES. I'LL SEND YOU GUYS ALL PICTURES TOMORROW. SURE. OKAY. YEAH. SO WE HAVE SOME KIND OF EXAMPLES, BUT JUST KNOWING THAT ISSUE, I'LL SHOW SOME MORE EXAMPLES WE'LL GET. 
          CAN I JUST ASK BEFORE YOU WRAP ONE LAST QUESTION? ONE LAST QUESTION? WELL, HOPEFULLY IT'S WHAT I WAS. I WAS JUST TRYING TO MAKE SURE I UNDERSTOOD WHAT YOU WERE SAYING. SO I WAS KIND OF HEARING THIS AND MAYBE I MISUNDERSTOOD IT, BUT WHAT I WAS UNDERSTANDING IS THAT MAYBE AND I'M NOT SAYING MIKE'S GOING TO AGREE TO THIS, BUT THAT IF YOU DO HOMES OVER HERE AND THEN INDUSTRIAL OVER HERE, LIKE THERE WAS SOME CONVERSATION ABOUT THE TRAIL, IS WHAT I WAS HEARING. DID I HEAR THAT WRONG? I THOUGHT I HEARD YOU SWEAR. I KNOW WHERE STOKELY'S IS. I WAS UNDERSTANDING SOMEONE SAYING THAT WITH THE TRAIL. MAYBE I JUST MISUNDERSTOOD. THAT TRAIL IS THE SOUTH SOUTHERN. I THOUGHT YOU WERE TALKING ABOUT THIS TRAIL BECAUSE I WAS THINKING, WELL, YOU KNOW, MIKE HAS THIS BATTERY PROJECT. MAYBE IT DOESN'T GO ALL THE WAY, BUT MAYBE IT, YOU KNOW, MAYBE YOU SPLIT THE WHAT WE HAVE SOUTH OF THE WHATEVER WASH OR WHATEVER IT IS DOWN THERE. SO. ALL RIGHT. AND THEN TO WRAP UP SORRY REALLY QUICK TWO TWO SECONDS AND THEN DENSITY. YOU ARE YOU ARE CORRECT ON IT WOULD BE LIKE WE'RE TRYING TO LIKE TRICK ANYONE. WE'RE JUST TRYING TO COME UP WITH A NUMBER THAT MAKES SENSE. AND SO WE WE'RE TOTALLY GOOD TO PUT LIKE THE PINK IS A HIGHER DENSITY APARTMENTS, TOWNHOMES, HIGH DENSITY SINGLE FAMILY THE THE LIKE THE DARKER YELLOW WOULD BE LIKE A MORE OF LIKE A MEDIUM DENSITY TOWNHOMES HIGH DENSITY, SINGLE FAMILY, MEDIUM DENSITY, SINGLE FAMILY. AND THEN THE LIGHT YELLOW IS MORE OF THAT LOW DENSITY LIKE A TRADITIONAL JUST THIS ZONE TALKS A LOT ABOUT A PLACE PEOPLE CAN LIVE AND WORK, AND YOU CAN'T NECESSARILY CREATE THAT 100%. 
          BUT LIKE EAGLE MOUNTAIN AND THEIR FACEBOOK, EVERYONE THAT'S WORKING THERE IS COMING FROM FORUM. AND SO WE DON'T WANT TO CREATE THAT 12 PEOPLE. WHAT FACEBOOK KNOWS WELL THAT AREA THOUGH. IS APPROVED. IT'S LIKE SERIOUSLY IT'S UNDER 50. BUT THIS IS GOING TO HAVE MORE THAN 50 PEOPLE. BUT IT'S THE SAME. THEY'RE IN THE SAME PREDICAMENT IS THERE'S NOT A PLACE TO LIVE IN EAGLE MOUNTAIN TO SUPPORT THE THE COMMERCIAL INDUSTRIAL GROWTH THAT'S HAPPENING THERE. 
          SO, YOU KNOW, YOU'RE GOING TO HAVE MORE OF THAT. LIKE IN THE CODE ACTUALLY GIVES LIKE HIGH AS 40 UNITS TO THE ACRE, WHICH WE'RE IMAGINING. LIKE YOU KNOW THAT PINK THE MAX WOULD BE MORE LIKE 30. BUT AS YOU SPREAD THAT OVER APARTMENTS, TOWNHOMES AND HIGH DENSITY SINGLE FAMILY, THAT'S NOT A PROBLEM. AND THEN SO WE CAN CREATE THOSE MAX DENSITIES, IT MAY BE MORE OF LIKE AN MAX ALLOWABLE DENSITY THAN A SPECIFIC UNIT COUNT, BECAUSE, FOR EXAMPLE, THE WAY THIS IS BUILT IS YOU COULD ACTUALLY END UP WITH MORE THAN 60% HIGH TECH MANUFACTURING AS A POSSIBILITY. YEAH. AND SO, YOU KNOW, THE PODS COULD SHIFT AND CHANGE IN RESIDENTIAL. AND 
          [01:35:02]
SO WE JUST WANT TO CREATE SOME OF THAT FLEXIBILITY. BUT WE WOULD LOVE THAT. BUT WE WE HAVE TO BE SENSITIVE BECAUSE THE STATE TELLS US AT 630 WE WOULD BE MEETING TO CERTIFY OUR ELECTION. SO THOSE WERE THE THOSE WERE THE THINGS I HAVE TO, BUT WE WOULD WELCOME YOU BACK FOR ANOTHER MEETING IF YOU WANTED TO COME AND HAVE MORE OF AN OPEN DIALOG, IF YOU HAVE MORE QUESTIONS AND THERE IS A LOT OF INFORMATION. AND SO, YEAH, I THINK WE'D LIKE TO COME BACK AND GO THROUGH SOME OF THAT. AND THIS GIVES US DIRECTION TO HELP WORK WITH STAFF TO PROVIDE EVEN MORE INFORMATION. 60% EAST OF STONE PLACE TO THE WASH NORTH WARD IS. 
          YES OKAY. I'D LIKE FOR ME PERSONALLY, I KNOW I, I WOULD BE INTERESTED IN A CALL. I THINK WE DO SOME TWO ON TWO MEETINGS. YEAH. YOU TAKE YOUR RISK. IF IT DOESN'T COME BACK WITH WHAT WE LIKE AND YOU GO TO PLANNING COMMISSION AND THEN WE VETO IT, AND THEN YOU'RE CERTAINLY UP TO YOU. OKAY. WHERE DO WE GO FROM HERE? YEAH. OKAY. YOU'RE WELCOME TO COME BACK FOR A WORK MEETING, AND I OUR NEXT CHAIR WILL BE COUNCIL MEMBER VADER. AND I THINK HE 
          [d.
 Discussion of the Transportation Impact Fee Study]
WOULD BE AMENABLE TO GETTING YOU IN SOONER. YEAH. NEXT UP, DENISE, TRANSPORTATION. 
          EVERYTHING WE NEED AT THE TIME SO THAT WE'RE NOT DOING IT AGAIN. THANKS. HEY, THANKS. 
          THANK YOU. 6700 WEST I NEED NUMBERS. OH, OKAY. THANK YOU SO MUCH. I'LL GET YOU 4 MILLION. 
          NO KARATE KID. NO. THEY'VE BEEN NEARLY DEAD. WOW, THIS IS GREAT. THE PLACE THEY GET UP IN THE FALL FOR TRADER JOE'S. I'M OBSESSED. I'M SORRY. NEXT ON OUR AGENDA IS OUR TRANSPORTATION IMPACT FEE STUDY WITH DENISE AND MR. DOBBINS. AGAIN, TRADER JOE'S STEAKHOUSE. 
          GOSH, I DID, I DID LIKE I WAS TALKING ABOUT THOSE THREE EVER AGAIN IN THESE MEETINGS. I'D BE HAPPY. YOU GOTTA BE SAD THEN. ALL RIGHT, BRING HIM UP EVERY MEETING, GUYS. GEEZ. SO, COUNCIL, WHAT YOU ASKED FROM US WAS TO COME BACK WITH A COMPARISON OF TOTAL IMPACT FEES BY PROJECT SIZE AND TYPE. THERE'S QUITE THE CHALLENGE IN DOING THAT BECAUSE OF THE WAY IMPACT FEES ARE CALCULATED DIFFERENTLY THROUGHOUT DIFFERENT CITIES. SO THAT WAS A LITTLE DIFFICULT FOR US TO DO. AND THE SERVICE UTILITY DISTRICTS ALSO PLAY A BIG ROLE IN THAT, RIGHT? DO THEY PROVIDE WATER OR NOT PROVIDE WATER OR SEWER OR ALL THOSE KINDS OF THINGS? SO WHAT WE ARE BRINGING YOU IS A FOCUSED COMPARISON ON THE ROAD IMPACT FEE PIECE AND NOT A TOTAL IMPACT FEE FEES, BECAUSE IT JUST WASN'T POSSIBLE FOR US TO DO A FAIR AND REASONABLE COMPARISON. THAT WAY. WE'RE GOING TO GIVE YOU THE BOTTOM LINE UP FRONT HERE. OUR RECOMMENDATION BEFORE WE GO THROUGH THE REST OF THE INFORMATION. SO OUR RECOMMENDATION AFTER REVIEWING ALL OF THIS WAS TO ASSIGN RESTAURANTS TO THE COMMERCIAL RETAIL FEE SCHEDULE, SIMILAR TO WHAT OUR CURRENT ROAD IMPACT FEE IS UNDER OUR CURRENT SCHEDULE. THAT WILL DISCOUNT THE FEE BY 25%. SO WE TALKED ABOUT THAT LAST TIME REMOVING THAT BUY IN COMPONENT. SO THE PROPOSED FEE WOULD BE $418 PER TRIP. AND THIS IS THE NEXT SLIDE WHERE IT'S OUR NEXT MARK WHICH SAYS PURSUE OTHER LEGISLATIVE FUNDING. THERE'S A COUPLE THINGS ABOUT ROAD IMPACT FEES THAT ARE A LITTLE DIFFERENT THAN SOME OF THE OTHER SERVICES. YOU DON'T WANT TO DISCOUNT FIRE AND POLICE BECAUSE YOU KNOW THAT YOU'RE GOING TO HAVE YOUR RESPONSE TIMES BE REDUCED. AND THERE'S THERE'S LIFE AND SAFETY AT RISK THERE. WATER AND SEWER. THAT'S A NON-NEGOTIABLE, RIGHT? WE'RE ALREADY WAY IN THE HOLE IN THAT IN THOSE IMPACT FEES ALREADY, BECAUSE YOU HAVE TO PUT THAT INFRASTRUCTURE IN RIGHT UP AT THE FRONT. AND SO THAT'S NOT ONE YOU WOULD EVEN CONSIDER DISCOUNTING. STORM DRAIN SIMILAR. IT'S A NON-NEGOTIABLE. THERE'S A FLOOD RISK WHEN YOU DON'T PUT IN A PROPER STORM DRAIN SYSTEM. RIGHT UP AT THE FRONT. WE HAVE BENEFITED FROM SOME PARTNERSHIPS THAT WE'VE HAD WITH UDOT AND THE LEGISLATURE. THE CONSEQUENCES OF TIMING ON ROAD PROJECTS ARE JUST A LOT DIFFERENT THAN SOME OF THOSE OTHER THINGS. THEY'RE A LITTLE MORE NEGOTIABLE. YES, YOU MIGHT HAVE MORE TRAFFIC CONGESTION AS YOU WIDEN OR BUILD THAT INFRASTRUCTURE IN AFTER THE DEVELOPMENT OCCURS, BUT IT'S NOT SUCH A CONSEQUENCE THAT THAT THERE'S LIFE SAFETY AT RISK THERE. WE WERE ALSO GOING TO ASK YOU TO CONSIDER INCREASING THE FEE ANNUALLY. SO IF WE ACCEPT A DISCOUNT RIGHT OFF THE FRONT, THAT WE INCREASE THAT FEE AT ABOUT 5% PER YEAR, MAYBE EVEN UP TO TEN, DEPENDING ON WHAT YOU SAY. SO WE'RE GOING TO ASK FOR A DISCOUNT OF 25% FROM THE STUDY, BUT ASK FOR ANNUAL INCREASES UNTIL A STUDY IS RENEWED. AND WE INTEND TO DO THAT EVERY COUPLE OF YEARS. ALL RIGHT. SO YOU SAW THIS SLIDE LAST TIME. THIS IS THE DISCOUNTED PORTION THAT WE TALKED ABOUT TAKING OUT THE BUY IN FOR OUR EXISTING ROAD SYSTEM. 
          [01:40:04]
AND THE CONSEQUENCE OF THAT, THIS IS THE INFORMATION THAT YOU REALLY LOOKED FOR. SO A RESTAURANT PROJECT 7500FT■!S RIT NOW, THESE ARE ROAD IMPACT FEES TO EACH OTHER. WE'RE LOOKING AT THE YEAR THAT THE STUDY WAS UPDATED. YOU CAN SEE RIVERTON'S IS QUITE OLD. IT'S NOT QUITE AS OLD AS OURS IS, BUT IT'S IT'S PRETTY OLD. DRAPER'S IS ALL BECAUSE YOU LEFT DRAPER. WE DON'T EVEN KNOW. YEAH, THAT'S BECAUSE YOU LEFT THERE. THAT'S WHY. YEAH, I KNOW. SO. BUT YOU CAN SEE THAT HARRIMAN IS MUCH HIGHER THAN WE ARE UNDER OUR CURRENT OUR PROPOSED FEE STRUCTURE. IF WE MOVE IT OUT OF THE RESTAURANT CATEGORY AND CONSOLIDATE IT INTO THAT COMMERCIAL RETAIL, WHICH IS CONSISTENT WITH WHAT WE CURRENTLY HAVE, YOU CAN SEE THAT WE DROP BELOW SOUTH JORDAN BUT ABOVE RIVERTON. SO IT'S KIND OF THAT SWEET SPOT, WHICH IS WHY WE'RE BRINGING THAT RECOMMENDATION TO YOU, WHERE WE'RE NEGOTIATING BETWEEN A COUPLE OF CITIES THAT HAVE HIGH GROWTH AND OPPORTUNITY. WE BELIEVE THAT THAT POSITIONS US A LITTLE STRONGER IN THAT AREA. YEAH. I WAS GOING TO SAY, IF YOU STAY WITH THE PROPOSED FEE, THAT $191,000 FOR A 7500 SQUARE FOOT, LET'S JUST SAY STEAK RESTAURANT, THAT'S A HUGE NUMBER. AND IF THEY'RE LOOKING AT, YOU KNOW, I'VE TOLD YOU THIS BEFORE, YOU KNOW, THIS TO YOU LOOK AT A BUBBLE. WELL, IF THAT BUBBLE INCLUDES, YOU KNOW, OTHER CITIES THAT HAVE A MUCH LOWER FEE SOMETIMES THAT'S ONE OF THE FIRST QUESTIONS I GET IS WHAT DOES IT, HOW LONG CAN I HOW FAST CAN I GET PERMITTED, AND WHAT ARE YOUR FEES? THIS IS WHY WE WANTED THAT NUMBER WOULD IN SOME CASES, TAKE US RIGHT OFF THE LIST OF POSSIBLE CITIES FOR THEM TO CONSIDER, ESPECIALLY NOW. IF IT'S A CHAIN, IT'S A LITTLE LESS DICEY. BUT IF YOU'RE AND WE'RE RIGHT NOW TALKING TO SOME LOCALLY OWNED RESTAURANTS, THAT NUMBER IS JUST THEY'RE JUST LIKE THAT 200,000 BUCKS JUST FOR ONE. AND THAT'S NOT ALL WE'RE IMPACTING. THAT'S JUST ONE. SO I THINK IF IF OUR PRIORITY IS GOING AFTER THESE KIND OF SIT DOWN RESTAURANTS, THEN IT'S GOING TO BE IMPORTANT FOR US TO KNOW. YEAH I AGREE. OKAY. AN OFFICE PROJECT 30,000FT■!S. YOU CAN SEE THAT ROAD IMPACT FEE. WE ARE THE HIGHEST UNDER THIS SCENARIO. HOWEVER, IT'S NOT HIGHLY DEMANDED PRODUCT RIGHT NOW. YEAH. SO I'M NOT AS CONCERNED ABOUT THIS TYPICALLY OFFICE USERS ARE GOING TO COME IN KNOWING THAT THEY PAY IMPACT FEES. OUR NUMBERS. NOT AGAIN COMPARATIVELY EVEN. I MEAN, TAKE THE BOTTOM THREE OUT. I SHOULD JUST NOTE IT'S PROBABLY YOU ALREADY DISCUSSED THIS, BUT SANDY DOESN'T EVEN HAVE A TRANSPORTATION IMPACT BECAUSE THEY'RE ALREADY BUILT OUT, SO THEY DON'T EVEN NEED TO BUILD. BUT AGAIN, IF YOU'RE LOOKING AT BUILDING A 30,000 SQUARE FOOT OFFICE, OUR OUR FEE AS PROPOSED IS EVEN THOUGH WE'RE AT THE TOP, IT'S NOT COMPLETELY. AND TYPICALLY OFFICE USERS, THEY JUST THEY JUST ASK ME WHAT'S THE NUMBER SO THEY CAN PLUG IT IN. SO I'M NOT AS CONCERNED ABOUT THIS NUMBER MAKING US NONCOMPETITIVE. PASS IT ON A LOT EASIER. THE RESTAURANT CAMP. YEAH. ONE OF THE OTHER THINGS THAT YOU'VE ASKED US TO BRING TO YOU IS A DISCOUNT WAREHOUSE. TYPICALLY THE SIZE IS ABOUT 150,000FT■!S. AND YOU CAN SEE KD OF WHERE WE WOULD LAND THERE AS WELL UNDER THIS RETAIL. THING, I WOULD ADD HERE IS MOST CITIES, IF YOU HAD THIS KIND OF USE COMING IN, YOU WOULD PROBABLY WANT TO DO SOME KIND OF DEVELOPMENT AGREEMENT. AND USUALLY THAT WOULD INCLUDE EITHER INCENTIVES OR DISCOUNTED FEES. SO AGAIN, I'M NOT AS WORRIED ABOUT THIS. THE ECONOMIC. I THINK THE MSRP ON A CAR STICKER. RIGHT. YEAH. KIND OF IT'S IN MORE WAYS THAN ONE. 
          IF I MAY CHIME IN ON THIS ROAD IMPACT FEES TO AND ALL IMPACT FEES CAN BE OFFSET BY THE DEVELOPER BUILDING SYSTEM LEVEL IMPROVEMENTS THAT ARE REQUIRED OR NEEDED BY THE CITY SO THEY CAN BUILD IT CHEAPER THAN WHAT WE WANTED. THE DISCUSSION. WE WANTED TO MAKE SURE THAT JUST ON PAPER, BEFORE WE EVEN GET TO THE DISCUSSIONS TO DO THAT, THAT WE WEREN'T GETTING PEOPLE OFF OUR RADAR OR WE WEREN'T LOSING PEOPLE BEFORE. YEAH, EXACTLY. ALL RIGHT. SO THIS IS WHAT WE'RE PROPOSING NOW. SO STRIKING THAT RESTAURANT PIECE OUT, INCLUDING IT INTO THE RETAIL COMPONENT, THE THE INCREASE IS STILL PRETTY SUBSTANTIAL. BUT WE WOULD HAVE 
          [01:45:02]
EXPECTED THAT AFTER TEN YEARS. RIGHT. THE STUDY IS JUST TOO OLD. SO WE'RE ASKING FOR THE SUPPORT ON THAT. SO EVEN WITH THE COMMERCIAL THE WAY IT IS AND THE PRICE JUMP IT IS, IS IT STILL GOING TO AFFECT WHAT'S COMING IN, DO YOU THINK? I DON'T I DON'T THINK SO. I THINK BY DROPPING IT DOWN INTO THAT OR COMBINING IT WITH THE COMMERCIAL CATEGORY, LET ME ASK YOU THIS QUESTION. I'M JUST LOOKING AT WE DEALT WITH WHAT WE DEALT WITH A POTENTIAL REZONE HERE ABOUT AN HOUR AND A HALF AGO. IS THAT HOSPITAL ONE GOING TO MAKE A DIFFERENCE? OKAY. AND I JUST SHOULD ADD, I ASKED THAT QUESTION. OKAY. YOU KNOW WHAT COLUMN IS MISSING FROM THIS. YOU HAVE PROPOSED TO CURRENT AND STUDY TO CURRENT. YOU DON'T HAVE PROPOSED TO STUDY. THE STUDY IS ON THE THIRD COLUMN. SO THE PROPOSED BUT THE RATIO. OH YEAH. SO I'M SAYING YOU'RE DOING A LOT OF MATH IN MY HEAD. SORRY. OKAY. WE'RE LOOKING AT A DISCOUNT. SO MUCH ROOM ON YOUR SLIDE. ON MY SLIDE IT'S YOUR SLIDE. BUT I'M SO WHAT I'M THE WAY I'M THINKING OF IT IS A STUDY SAYS LIKE A HOSPITAL, WE COULD CHARGE $6,013, BUT WE'RE WE'RE PROPOSING 4500 AS A 25% DISCOUNT OFF OF THE. SEE, THAT'S THE THAT'S THE NUMBER THAT I'M WORKING OUT IN MY HEAD IS THE STUDY SAYS WE CAN CHARGE A LOT MORE. WE'RE PROPOSING STILL A 232% INCREASE, BUT THEN WE'RE GIVING YOU A 20%, 25% DISCOUNT OFF WHAT WE COULD STUDY. SO IT'S 342%, IT SEEMS IT SEEMS A LITTLE BIT ARBITRARY. AND I HATE SAYING THAT WORD OUT LOUD IN A PUBLIC MEETING BECAUSE, YOU KNOW, LAWYERS WOULDN'T SAY ARBITRARY, BUT IT SEEMS A LITTLE BIT ARBITRARY, LIKE, OKAY, WE'RE CHARGING THIS. WE COULD CHARGE THIS. WE'RE PICKING A NUMBER IN THE MIDDLE, BUT THAT NUMBER IN THE MIDDLE THAT WE'RE PICKING, IT CAN BE ARBITRARY. AND THAT'S ABSOLUTELY THE CASE. RIGHT. TYPICALLY A COUNCIL WILL SAY OUR PRIORITY IS. THEREFORE WE CAN ACCOMPLISH THAT BY DOING THIS. THE STUDY IS JUST THE MAXIMUM FEE THAT YOU'RE ALLOWED. TO CHARGE, BUT YOU CAN CHOOSE ANYTHING IN BETWEEN. JUST UNDERSTANDING THE CONSEQUENCES OF THAT CHOICE. RIGHT. AND AS YOU MENTIONED, THERE'S NOTHING THAT PREVENTS US THAT IF WE GET THE RIGHT DEVELOPMENT IN FRONT OF US, THAT WE CAN DO SOME SORT OF INCENTIVE. AND WE'VE DONE IT IN THE PAST OF OFFSETTING AN IMPACT FEE FOR. DEVELOPMENT DESIRABLE, AS LONG AS IT'S DESIRABLE. AND I THINK THAT'S WHERE THAT COMES INTO THE COUNCIL DISCRETION ABOUT HOW MUCH THAT PARTICULAR ENTERPRISE IS WORTH IN THE CITY. WELL, AND SO MANY, I THINK DAVID CAN ATTEST THIS, THOSE KINDS OF OPPORTUNITIES ALMOST ALWAYS CONTACT HIS OFFICE RIGHT AFTER THAT. THEY KNOW THAT THAT'S A HIGHLY DESIRABLE LOCATION AND SOMETHING THAT THE CITIES WANT. AND THAT'S WHAT THESE OTHER CITIES DO, EVEN THE ONES THAT HAVE HIGH FEES ON NEIGHBOR TO THE SOUTH DO A LOT OF. IMPROVEMENTS TO DEVELOPMENTS THAT THEY WANT. AND THAT'S JUST A. YEAH, I JUST WONDER WHY WE DON'T JUST GO TO THE STUDY FEE AND JUST WORK ON DISCOUNTS. OUR DISCOUNTS LOOK EVEN BETTER WHEN YOU DO THAT. I MEAN, HAVING RUN A RETAIL STORE FOR A LITTLE WHILE, IF YOU SAY YOUR MSRP IS $12,000 AND YOU SELL IT FOR SIX, YOU'RE GIVING THEM A HALF OFF, EVEN THOUGH EVERYONE KNOWS YOU DON'T PAY THAT WAY. I THINK WHAT WE'RE TRYING TO DO IS STEER THE DEVELOPMENTS TO COME IN THAT WE WANT TO COME IN THAT. 
          SO TO ME, IT'S NOT TOTALLY ARBITRARY BECAUSE IT'S IT'S FOCUSED DEVELOPMENT. GUYS AREN'T GOING TO SEE THE STUDY NUMBER. THEY'RE GOING TO SEE THE NUMBER WE SET, WHATEVER THAT IS TRUE. AND SO THEY'RE NOT GOING TO GO, OH, YOU COULD HAVE CHARGED MORE AND YOU'RE DISCOUNTING IT THIS MUCH. THEY DON'T KNOW THAT. THEY KNOW THAT THEY'VE GOT TO PAY $4,000 PER SQUARE FOOT, ACTUALLY THE STUDIES AVAILABLE TO THEM, BECAUSE IF THEY WANT TO DO THEIR OWN TRAFFIC STUDY AND THEY NEED TO COMPARE IT TO THAT STUDY SO THAT THEY CAN PROVE THAT THEIR TRIP GENERATION IS DIFFERENT THAN THE STUDY OR THEIR BUSINESS IS DIFFERENT. 
          THEY OFTEN OPEN THE STUDY. SOME WILL JUST PULL THE IMPACT FEE NUMBERS OFF OF OUR WEBSITE. AND IF WE IF THEY DON'T CALL OR IF THEY JUST GO, THAT NUMBER IS TOO HIGH. I WOULD NOT WANT US TO FALL OFF THE LIST WITHOUT THAT CONVERSATION. THEN WE PUT OUT A PRESS RELEASE SAYING WEST JORDAN OFFERS A 5% DISCOUNT. ALL RIGHT, WE COULD PUT A BIG SIGN ON THEIR. BLACK FRIDAY SALE. BLACK FRIDAY SALE FOR IMPACT FEES. THAT IS ACTUALLY KIND OF GOING TO PAINT THE WINDOW IN WEST JORDAN. COME ON DOWN. ALL RIGHT. THAT'S ALL THAT I HAD TO PRESENT TO YOU. 
          [01:50:01]
THAT'S WHAT YOU ASKED FOR. WE NEED DIRECTION FROM YOU ON HOW YOU WOULD LIKE TO COME BACK SO WE CAN START GETTING A FEE ADOPTED AND THEN HAVE THAT 90 DAY WAITING PERIOD OCCUR SO THOSE FEES CAN GO INTO EFFECT, AND THEN WE'LL JUST START THE WATER IMPACT FEE STUDY IN THE NEXT MONTH. YOU BROUGHT BACK I THOUGHT IT I THOUGHT IT STEERED US TO WHERE WE WANT TO BE. SO DO WE FEEL GOOD? I APPRECIATE ALL THE I APPRECIATE THE FEEDBACK. YOU KNOW, HEARING WHAT YOU HAD TO SAY ABOUT IT WAS REALLY IMPORTANT TO US. SO IS ANYONE OPPOSED TO WHAT'S BEEN PRESENTED? ALL RIGHT, COUNSEL, WE'LL BRING IT TO YOU IN OUR FINAL FORM TO YOUR BUSINESS MEETING. THANK YOU, THANK YOU. THANK YOU. DECEMBER 2ND. THANK YOU, THANK YOU. CAN I GET MY 20 MINUTES? YOU GOOD? YOU DID REALLY WELL. BUT THAT DEVELOPER BACK IN HERE, WE GOT SOME TIME. YOU ACTUALLY DID IT IN 15, SO. YAY! NICE JOB. DENISE. THE LAST ITEM ON THE 
          [e.
 Discussion on Issuing a Request for Proposal (RFP) for a Housing and Land Use Study]
AGENDA IS JUST MINE. IT'S DISCUSSION ON ISSUING A REQUEST FOR PROPOSAL FOR A HOUSING AND LAND USE STUDY. AND MAYBE IT'S TOO LATE FOR THIS, BUT MAYBE NOT. AT U ML CT, I ATTENDED A CLASS WHERE THEY PRESENTED WHOEVER HAD DONE A STUDY TO LOOK AT WHAT PERCENTAGE OF HOUSING DID THEY NEED TO COMMERCIAL WHAT WHAT LONG TERM TO SUSTAIN THEIR CITY, HOW THEY WANTED TO SUSTAIN THEIR CITY WAS THE BEST THING TO HAVE. SO I JUST WANTED TO THROW THAT OUT THERE AND SAY, IS THIS SOMETHING MAYBE WE SHOULD INVEST IN DOING A STUDY TO SEE LONG TERM, BECAUSE WE STILL WHILE OUR LAND THAT'S FARMLAND CURRENTLY IS DISAPPEARING, WE DO HAVE REDEVELOPMENT AREAS AND FOR A LONG TERM TO SUCCEED, I THINK IT'S IMPORTANT FOR US TO KNOW. SOME BALANCE WHAT WHAT ARE THE RIGHT RATIOS. AND AND I PERSONALLY DON'T KNOW THAT. I DID. HOPEFULLY I CAN PULL THEM UP REALLY QUICK. SOMETIMES CHAIRING THE MEETING DOESN'T ALLOW YOU TO. PULL UP THINGS, BUT IF I DO. ONE OF THE THINGS THAT I READ RECENTLY WAS FROM KIMSEY GARDNER AND IT IT TALKS ABOUT US BEING ON TRACK TO BE 153,000 HOMES SHORT OF MEETING THE DEMAND BY 2030, WHICH I THOUGHT WAS A REALLY INTERESTING NUMBER THAT THEY THREW OUT, ONLY BECAUSE NOT TOO LONG AGO THEY THEY HAD A MUCH SMALLER NUMBER. SO I THOUGHT THAT WAS KIND OF INTERESTING. BUT. THEN THEN ON THEIR NEXT SLIDE, THEY'RE NEW HOUSING PERMITS AND HOUSING STARTS ARE DOWN 36% YEAR OVER YEAR FROM 22 TO 23. SO WHEN I LOOK AT ALL THIS DATA, I SAY, WELL, WE KEEP HEARING WE NEED HOUSING. WE NEED HOUSING, RIGHT? EVERY DEVELOPER THAT COMES TELLS ME WE NEED MORE HOUSING. AND I AGREE, WE PROBABLY DO NEED HOUSING, BUT WE ARE NOT GOING TO CONTROL THE PRICE OR HOW QUICKLY THEY BUILD THAT HOUSING. 
          AND QUITE FRANKLY, I THINK SUPPLY AND DEMAND IS SOMEWHAT CONTROLLING THIS BECAUSE THEY'RE BUILDING WHAT MAKES THEM THE MOST MONEY, WHICH IF I WERE A BUILDER, THAT'S EXACTLY WHAT I WOULD DO ALSO. BUT FOR LONG TERM FOR OUR CITY, I THINK WE NEED TO KNOW WHAT IS THE BEST OUTCOME. AND I DID TALK TO MR. LANGFORD AND HE HAD SOME GREAT THINGS. I DON'T KNOW IF YOU'D LIKE TO HAVE ANYTHING OR IF COUNCIL MEMBER GREEN WANTS TO HAVE ANYTHING. WHEN, WHEN WHEN YOU TALK TO ME ABOUT THIS AT ULC, THAT'S WHEN I THOUGHT IT WAS A REALLY GOOD IDEA, BECAUSE WHAT WE DID, IF YOU THINK ABOUT THIS, IS WE UPDATED THE GENERAL PLAN TWO AND A HALF, THREE YEARS AGO. RIGHT. AND IT SHOULD BE UPDATED NOW TO BRING IT CURRENT. AND I THINK THAT'S A PERFECT PIECE TO TO TO TALK ABOUT THE GENERAL PLAN SO THAT WE CAN SAY IT. BECAUSE, SCOTT, YOU REMEMBER GOING BACK TO THE THE OLD TO THE BALANCED HOUSING ORDINANCE WAY BACK 11 YEARS AGO, 12 YEARS AGO WHEN THAT FIRST CAME OUT. THE THE GENERAL PLAN CALLED FOR, WHAT WAS IT, AN 
          [01:55:05]
8317 MIX OF SINGLE FAMILY HOUSING AND MULTIFAMILY AND THE BALANCED HOUSING ORDINANCE WENT 7327, IF I REMEMBER RIGHT, OR SOMETHING IN THAT NEIGHBORHOOD. AND AND THEY DIDN'T LINE UP. 
          BUT THEN WHEN YOU LOOKED AT THE BALANCED HOUSING ORDINANCE AND WHEN, WHEN ARE WE GOING TO GET OUT OF THE BALANCED HOUSING ORDINANCE? IT WAS LIKE OUT 35 YEARS FROM NOW BECAUSE WE WERE SO OUT, WE WERE SO FAR OUT OF WHACK. THE QUESTION IS, GIVEN THE ENVIRONMENT, THAT WE HAVE DONE, THE FIRST QUESTION I WOULD ASK IS AND BACK THEN WE WERE 66, 34, IF I REMEMBER RIGHT, OR SOMEPLACE IN THAT NEIGHBORHOOD OF SINGLE FAMILY TO MULTIFAMILY, THE QUESTION IS THE QUESTION THAT I'D WANT TO KNOW, EVEN FOR THE GENERAL PLAN AND FOR FUTURE PLANNING, IS WHERE ARE WE AT AND WHAT DO WE WANT? YOU KNOW, WE WE'VE KIND OF WE'VE KIND OF HELD OVER THOSE PERCENTAGES FROM THE OLD GENERAL PLAN, THE BALANCED HOUSING ORDINANCE. SOME OF IT'S IN CODE WITH THE WITH THE PR, WITH THE, WITH THE PC ZONE AND THE 17% MIX AND SOME OF THOSE KIND OF THINGS. AND SO I AGREE WITH YOU, COUNCIL MEMBER WHITELOCK. I THINK THAT IF WE COULD GET A GOOD LOOK OF WHERE WE'RE AT AND WHERE DO WE WANT TO GO KNOWING WHAT WE'VE ALREADY ENTITLED, KNOWING WHAT WE'VE TALKED ABOUT IN STATION PLANS THAT WE'VE TALKED ABOUT, ARE THOSE ARE THOSE APPROPRIATE? ARE THEY SUSTAINABLE? ALL OF THAT STUFF? I THINK THOSE WOULD BE THE THINGS THAT I'D LIKE. I SAID, I PROBABLY WON'T BE ON THE COUNCIL FOR THAT, BUT I WOULD LOVE I THINK THOSE ARE THE KIND OF THINGS THAT COUNCIL WOULD NEED FOR DATA TO HELP DRIVE DECISIONS, LIKE WHAT HAPPENED, WHAT WE SAW WITH SOUTHWEST QUADRANT. IF YOU LOOK AT LAND USE, I'M SITTING IN FRONT OF A POLICY GROUP, RIGHT. YOU YOU CREATE YOU MAKE DECISIONS THAT THAT SHAPE THE FUTURE. AND IT'S BASED SOME SOME OF IT IS. WELL, IT'S VERY COMMUNITY FOCUSED. RIGHT. THAT'S WHY WE DON'T LIKE TOP DOWN PLANNING FROM FROM THE STATE. YOU WANT WHAT IS BEST FOR WEST JORDAN. SO THE QUESTION I ASKED CHAIR WHITELOCK WAS, WELL WHAT IS THE TARGET YOU'RE HOPING TO HIT WITH THIS STUDY. AND YOU? I DON'T WANT TO PUT WORDS IN YOUR MOUTH, BUT IT'S TO KEEP THE TAX BASE LOW AND AND SO OKAY THAT THAT SHOULD IF WE HIRE AN OUTSIDE CONSULTANT OR A COMBINATION OF INTERNAL AND EXTERNAL OKAY. THAT'S THE GOAL RIGHT. BECAUSE OTHERWISE IT'S WHATEVER THIS GROUP WANTS. I MEAN, YOU WANT THE RESCUE CITY FULL INDUSTRIAL OR MIX. AND WE TALKED ABOUT THAT TODAY RIGHT. 
          THERE'S A LOT OF THINGS THAT YOU HAVE TO FACTOR IN. BUT IF THAT'S THE MAIN TARGET OKAY, WE CAN WE CAN FOCUS IN ON WHAT IS THE APPROPRIATE BALANCE OF USES. BECAUSE WE'VE FOCUSED A LOT ON SINGLE FAMILY VERSUS MULTIFAMILY. BUT THIS WOULD EXPAND THE SCOPE AND IT WOULD BE VERY VALUABLE INFORMATION TO HAVE TO UPDATE OUR GENERAL PLAN. YES. BUT MORE THAN THAT, WE GOT TO BE CAREFUL. THERE'S A LOT OF LEGAL ISSUES THAT WE'D HAVE TO MAKE SURE THAT WE'RE NOT CROSSING SOME SOME LINES, BUT EVENTUALLY WE CAN TAKE THAT INFORMATION AND USE THAT AS AS GOOD CONTEST, GOOD, GOOD INFORMATION FOR GENERAL PLAN UPDATE. BUT INDEPENDENT OF THAT WE CAN WE CAN HAVE THAT WHEN THE DEVELOPMENT COMMUNITY COMES IN TO DO A REZONING. SO COMMISSIONER, THROUGH THROUGH STUDY AND YOU CAN GO ON TO THAT. SO I THINK IT'S A GREAT IDEA I SUPPORT IT. THAT'S GREAT. MY CONCERN, IF I CAN VOICE A CONCERN A LITTLE BIT. OH OKAY. 
          OPPORTUNITY THERE. MY CONCERN IS THAT WE PROBABLY HAVE SEVEN IDEAS OF WHAT WE WANT THAT STUDY TO COME BACK. THAT'S RIGHT. THAT'S THAT IS GOING TO COME BACK. AND IT'S NOT IT'S GOING TO BE AN EIGHTH. RIGHT. IT'S NOT GOING TO MATCH ANY OF US. EXACTLY RIGHT. PROBABLY IF WE COULD DRAW UP LIKE OUR OWN PLAN RIGHT NOW, WE'D ALL DRAW UP A PLAN AND WE'D ALL HAVE SEVEN DIFFERENT PLANS, RIGHT? THEY MIGHT BE SIMILAR, PROBABLY SIMILAR IN A LOT OF WAYS, BUT THERE'S GOING TO BE SOME VARIANCE. AND STUDIES CAN COME BACK WITH AN EIGHTH PLAN. AND WE'RE ALL GOING TO LOOK AT IT AND GO, OH, I DON'T LIKE THAT PART OF THAT STUDY OR I DON'T 
          [02:00:02]
LIKE THAT. OR BUT NOW WE'VE GOT A TOOL. BUT WELL THAT'S WHAT THAT'S WHAT I'M SAYING IS NOW WE'VE GOT A STUDY THAT SAYS AS AN ANALOGY, THIS IS THE MOST YOU CAN CHARGE FOR AN IMPACT FEE FOR TRANSPORTATION FOR A, YOU KNOW, MCDONALD'S. YOU KNOW, NOW YOU'VE GOT YOU'VE GOT A GUIDELINE THAT SAYS THIS IS AS FAR AS YOU CAN GO. AND WHAT IF WE DON'T LIKE THAT? WHAT IF IT COMES BACK AND WE SAY, WE DON'T LIKE THAT? NOW WE ARE THE LEGISLATIVE BODY. WE GET TO SET THE RULES. BUT NOW WE'VE COMMISSIONED A THIRD PARTY. WE'VE ABDICATED THAT ROLE TO A THIRD PARTY TO COME BACK AND SAY, WE'RE GIVING YOU YOUR ANSWERS BECAUSE YOU DIDN'T WANT TO COME UP WITH THEM UNDER, NO, I DON'T THINK IT'S ANY DIFFERENT THAN THE STUDY WE JUST HAD ON TRANSPORTATION. IT'S THE SAME THING. THEY PRESENTED THE NEIGHBORS AND WE NUMBERS, AND THEN WE SAID, WE'RE COMFORTABLE WITH THIS. WE'RE NOT COMFORTABLE WITH THAT. 
          BUT WE CAN GO BEYOND THE STUDY AND SAID, WELL, THIS, THIS, THIS ISN'T THIS ISN'T A LEGALLY BINDING STUDY. THIS ISN'T. AND IT, IT, IT'S PROVIDED, I THINK WHAT IT WOULD PROVIDE US IS A DATA DRIVEN A DAY, AN OUTSIDE LOOK WITH SOME DATA DRIVEN WITH SOME DATA DRIVEN INFORMATION THAT RIGHT NOW ALL WE'RE DOING IS JUST GUESSING AT WATER USAGE. WE'RE GUESSING AT GAS USAGE. 
          OKAY. YEAH. EXPERTS. YEAH. BUT WE'RE GUESSING. BUT A LOT OF TIMES WE'RE GUESSING AND AND BUT THIS WOULD PROVIDE AND IT MAY AND IT MAY ONLY BE THAT IT PROVIDES US BASELINE DATA. BUT BASELINE THAT WE DON'T HAVE BASELINE DATA THAT WE DON'T HAVE RIGHT NOW. YEAH. SO IT'S SO IT'S I'M JUST SAYING IF YOU'RE GOING TO WANT WHAT'S BEAUTIFUL ABOUT THE SYSTEM WE HAVE RIGHT NOW IS THAT IT'S FLEXIBLE. WE PUT A GENERAL PLAN IN PLACE, A DEVELOPER COMES IN AND SAYS YOUR GENERAL PLAN IS GREAT. HOWEVER, I WANT TO CHANGE THIS PART. WE DEBATE IT, WE TALK ABOUT IT, WE GO, OKAY, YEAH, YOU CAN CHANGE THAT PART. IT'S NOT GOING TO NOT TAKE AWAY THE FLEXIBILITY. IT'S JUST GOING TO GIVE US MORE INFORMATION. I DON'T KNOW IF THAT'S TRUE, THOUGH. I DON'T. IT'S UP TO YOU TO MAKE IT NOT FLEXIBLE OR NOT. IF WE'RE JUST GIVING THE INFO AND IT'S UP TO US TO GO BY THAT INFO OR DO OUR OWN THING, BUT WE HAVE THE INFO. 
          OKAY? IF WE WANTED TO RAISE OUR TRANSPORTATION IMPACT FEE HIGHER THAN WHAT THE STUDY SAID TODAY, COULD WE DO THAT? YEAH. COULD WE DO THAT? WE COULD NOT UNDER STATE STATUTE, BY STATE LAW. YEAH. YEAH. BUT IT HAS THE SAME KIND OF PRACTICAL. THIS ISN'T HAVING THE SAME PRACTICAL EFFECT, BUT WE'RE NOT CONSTRAINED BY STATUTE WITH THIS. THIS IS ONLY A STUDY FOR US TO GET THE DATA AND CURRENT DATA AND SOME PROJECTED DATA. I'M JUST SAYING WE'D HAVE TO BE VERY CAREFUL HOW IT'S WE'RE ONLY CONSTRAINED BY HOW IT'S PHRASED AND HOW IT GETS. SO I WOULD LIKE TO HEAR FROM THE THREE WE HAVEN'T HEARD FROM. SO BECAUSE WE HAVE THAT 630 AND YOU NEED TO HAVE TIME FOR DINNER AND IT'S ALMOST FIVE AFTER, WHAT IS THIS GOING TO COST? WELL, THERE'S A RANGE, BUT I'M TRYING TO GET A BALLPARK. WHAT DOES A STUDY COST? 100,000, 50,050 TO 150, I THINK IS WHAT WAS BECAUSE I SAT THROUGH A BUDGET PROCESS JUST TWO MONTHS AGO ABOUT PENNIES. THIS IS ONE TIME MONEY OUT OF OUR. BUT STILL WE SIT AT THIS TABLE AND WE TALK ABOUT WE CAN'T SPEND THIS, WE CAN'T SPEND THAT. NOW LET'S JUST DO THIS. SO I'M JUST SAYING, DO WE REALLY NEED THIS STUDY OR IS IT JUST SOUND LIKE IT'S A COOL THING TO DO? BECAUSE WE SAW IT AT A MEETING? I THINK IT'S DATA TO GIVE US TO DRIVE, BUT CAN WE GET THAT DATA WITHOUT HAVING TO PAY $100,000? WE HAVEN'T HAD THIS DATA IN OUR HISTORY OF OUR CITY TO CATCH UP. THEY'VE GOT THE DATA AND THEY'VE GOT HOUSING DATA. THEY'VE GOT LAND DATA. THEY'VE GOT INFORMATION THAT CAN TELL US HOW MUCH WATER THERE IS. THEY'VE GOT INFORMATION ON THE SEWER. SO DO WE NEED TO PAY AN OUTSIDE COMPANY $100,000 TO TELL US WHAT DATA WE'VE ALREADY GOT? OR DO YOU JUST WANT THEM TO COMPILE IT AND GIVE $100,000? MAYBE THAT'S WHAT I'D LIKE TO SEE. IT'S NOT. I THINK, MORE FOR US. IT'S. DO YOU THINK WE NEED THAT WE DON'T HAVE? LIKE IF WE GIVE IT TO THEM, WHAT ARE THEY GOING TO DO WITH IT? BECAUSE THAT'S THE THING. AND THEN ON HERE THEY'RE NOT REALLY CONCERNED, BUT JUST THERE'S THREE DIFFERENT TIERS OF WHAT WE CAN DO. AND SO WHICH TIER DO ARE WE RECOMMENDING BECAUSE IT'S NOT 50 TO 250,000. IT'S 50 TO 100,000 OR 100 TO 7070 5000 OR 170 5000 TO 250,000. THAT'S THREE DIFFERENT RANGES. IT'S NOT ONE RANGE OF LOW TO HIGH. THAT'S WHAT WE NEED. SO THERE'S THINGS THAT NEED TO BE WORKED ON. BUT I WANT TO KNOW IS DOES OUR CITY NEED THAT INFORMATION. 
          BECAUSE THAT CITY STAFF IS WHAT CAN GIVE US THE SAME FEEDBACK. WHAT I WOULD LIKE TO DO IF THE COUNCIL IS OKAY WITH IT, I'D LIKE TO SIT DOWN AND I HAVEN'T DISCUSSED THIS WITH MR. DOBBINS. 
          I WOULD GO TO THE CHAT TO SEE WHAT SORT OF DATA HE HAS. I'VE GOT A LOT OF EXISTING DATA, 
          [02:05:05]
RIGHT. OUR GENERAL PLAN IS FULL OF DATA, BUT THAT'S EXISTING. WE NEED TO LOOK TO THE FUTURE AND LOOK AT THE IF WE HAVE THE RIGHT INFORMATION, THAT WILL GIVE US CLARITY ON WHAT WE KEEP THE TAX BASE. SO THAT'S OKAY. I'D HATE TO PUNT THIS CHAIR, BUT I WOULD LIKE TO SIT DOWN WITH, I THINK JUST BRINGING THIS UP FOR A CONVERSATION IS TO SEE IF THERE'S AN APPETITE TO HAVE YOU DO MORE. COUNCIL MEMBER SHELTON. THAT'S. OKAY. OKAY. WELL IT'S THERE. WELL, THAT WAS THE THING I NEEDED TO KNOW WAS DOES THE CITY NEED MORE INFORMATION? IF THE CITY NEEDS MORE INFORMATION, THEN I'M LIKE, YEAH, LET'S GIVE THEM THE INFORMATION THEY NEED. BUT IF IT'S DO WE NEED MORE INFORMATION? I WOULD RATHER GET IT FROM THE PEOPLE WHO ARE DEALING WITH IT ALL THE TIME. WE'RE ALREADY PAYING. YEAH, WE'RE ALREADY PAYING. BUT IF THEY'RE ALREADY BUSY, THEY CAN'T TAKE THE TIME TO DO IT EITHER, MR. LEE. I WAS LISTENING TO THE JONES RANCH SOUTHWEST QUADRANTS, NOT JONES RANCH. SOUTHWEST QUADRANT DISCUSSION. WE'RE TALKING ABOUT 50, 50, 60, 40 SPLIT. HOW MUCH INDUSTRIAL, HOW MUCH HOUSING. 
          WE WERE MAKING SOME BIG ASSUMPTIONS. I THINK HUNDREDS OF MILLIONS OF DOLLARS IN FUTURE FINANCIAL IMPACT ASSUMPTIONS THERE. ONE OF OUR ASSUMPTIONS IS WE WANT MORE INDUSTRIAL BECAUSE WE THINK IT'S BETTER FOR OUR TAX BASE. I THINK IT'S GOOD. YOU KNOW, IT'S TAXED AT A FULL 100% RATE, GENERATES GENERALLY LOW CITY SERVICES, LOWER CALLS FOR POLICE, FIRE. BUT ON A WHEN A WHEN A BIG INDUSTRIAL USER TAKES UP 100 ACRES, DOES THAT GENERATE MORE TAX REVENUE TO THE CITY THAN IF THAT 100 ACRES WAS APPLIED TO A MIXED USE PROJECT, OR A COMBINATION OF SINGLE FAMILY HOMES AND AND MEDIUM TO HIGH DENSITY HOMES? WE'RE MAKING ASSUMPTIONS. WE DON'T KNOW. THIS KIND OF STUDY WOULD HELP US HAVE SOME NUMBERS THAT FLAVOR SOME OF THOSE KINDS OF ASSUMPTIONS AND DISCUSSIONS. AS WE BUILD OUT THE REST OF THE CITY, I THINK IT WOULD BE HELPFUL TO HAVE SOME STUDY THAT THAT STUDIES ECONOMIC DEVELOPMENT, LAND USE, AND THE FINANCIAL IMPACTS OF THOSE THREE, THE INTERSECTION OF THOSE THREE PARTS OF THE CITY CAN BE UNIQUE TO US. JORDAN, THOUGH. OR IS THAT DATA OUT THERE? YES, BOTH. SOME OF THAT DATA IS OUT THERE. WE HAVE IT. WE I MEAN, PART OF IT IS JUST A MATTER OF TIME. I'VE DONE STUDIES LIKE THIS IN THE PAST. WE DON'T HAVE A MANAGEMENT ANALYST THAT'S SITTING AROUND TO DO THIS KIND OF STUDY ■FOR $100,000 FOR ONE YEAR. YOU COULD NOT FOR CONTRACT STUDY GOING TO TAKE. NO, I MEAN, WHAT I'M SAYING IS SOMETIMES WE HIRE THESE STUDIES OUT JUST BECAUSE WE DON'T HAVE THE. INTERNAL BANDWIDTH TO DO IT. AND NOT THAT WE DON'T HAVE THE INTERNAL CAPACITY, JUST THE TIME AND AND HIRING THE CONTRACT FOR A SHORT TERM THING IS BETTER THAN HIRING A LONG TERM EMPLOYEE. DIFFERENT POTS OF MONEY DO DUE TO TIME RESTRAINTS. I JUST WANT TO KNOW IF I HAVE FOUR PEOPLE THAT ARE WILLING TO LET SCOTT EXPLORE AND BRING BACK SOME THOUGHTS, AND COME BACK WITH SOME PRICES AND STUFF. I'M GOOD WITH THAT. YEAH, WHAT I WAS GOING TO SAY WAS, I WOULD LIKE TO SEE AN RFP GO OUT TO LET THIS LET PEOPLE RESPOND BACK WITH THE IDEAS OF WHAT THE STUDY SHOULD BE. RIGHT. AND THEN WE CAN EVALUATE THOSE. I DON'T WANT I DON'T WANT AN RFP TO GO OUT. AND THEN SOMEBODY COME BACK AND SAY, HERE'S THE STUDY WE THINK YOU SHOULD DO. I WANT I WANT TO SEE THE WHAT THE OPTIONS ARE, RIGHT. WHAT ARE THE DIFFERENT STUDIES THAT AND WHAT IS THEIR BINDING AUTHORITY AND WHAT IS NOT THEIR BINDING AUTHORITY AND WHAT'S THEIR. PERSUASIVE VERSUS, YOU KNOW, AND WHICH TIER IT FALLS INTO. YOU KNOW, IF WE HAVE MORE, CAN YOU GIVE THEM MORE LATER? BECAUSE I HAVE ONE MORE QUESTION I HAVE TO ASK. YOU ALL FILLED OUT THE MUSEUM THING, I BELIEVE. THANK YOU. THE QUESTION I HAVE THAT I DON'T FEEL THE SURVEY COVERED WAS FOR OUR $6,000. DO PEOPLE WANT THEM TO? DO WE WANT THE STAFF TO PREPARE SOMETHING LIKE THE ARTS COMMUNITY HAS THAT THEY HAVE TO PRESENT THEIR FINANCIALS IN ON A FORM THAT THEY FILL OUT. DO YOU WANT THAT OR DO YOU NOT WANT THAT? AND YOU DO APPROVE THE FORMAT OF THE FORM THAT THEY'RE FILLING OUT. SO IT'S YOUR FORM. THEY'RE FILLING OUT THE FINANCIALS, RIGHT? YES I'M OKAY WITH THAT. PROBABLY USE THE ARTS. ARTS I, I'M OKAY WITH. BUT I THINK IN ALL HONESTY THEY'RE JUST THEY CAN EASILY PUT THE 6000 IN WHATEVER THEY WANT. BUT BUT AT LEAST IT GIVES THEM A STEP OF SOMETHING THEY HAVE TO DO AND MAKES IT MORE EFFICIENT. I THINK IT I THINK IT FULFILLS OUR FIDUCIARY RESPONSIBILITY BY HAVING THEM DO IT. THEY CAN DO WHAT THEY WANT. YEAH. ALL RIGHT. THANK YOU. ANY OTHER QUESTIONS ON THE MUSEUM? I DON'T THINK SO. DID 
          [02:10:03]
YOU HAVE. YES. YEAH. YEAH, YEAH. DO YOU HAVE THE NUMBER. WELL THERE WAS KELVIN KENT MYSELF, PAMELA AND BOB. OKAY. THIS IS ADJOURNED. WE'LL BE BACK IN CHAMBERS AT 630 FOR BOARD OF CANVASSERS.
* This transcript was compiled from uncorrected Closed Captioning.