[a. Text Amendment – Public Improvement Standards; Revised recommendation to the City Council to Adopt Design and Construction Standards for Street Lighting Section 16500; City-wide Applicability; City of West Jordan (applicant) [Cory Fralick] (Section 16500) ]

THREE A TEXT AMENDMENT PUBLIC IMPROVEMENT STANDARDS REVISED RECOMMENDATION TO THE CITY COUNCIL TO ADOPT DESIGN AND CONSTRUCT STANDARDS OF THE STREET LIGHTING SECTION 16500 OF THE CITY CODE AND QUARRY. NO. MY NAME IS IZZY. I'LL BE STANDING IN FOR COREY TODAY. HE WAS FEELING A LITTLE SICK. AND THIS IS. I'M CALEB. I'M ONE OF THE CITY ELECTRICIANS. OKAY. SO ABOUT FOUR MONTHS AGO OR SO, WE STOOD IN FRONT OF COMMISSION AND TALKED A LITTLE BIT ABOUT OUR, SORRY, OUR STREET LIGHTING STANDARDS. AND THEN WE WENT BACK AND WE LOOKED AT THEM AND WE REALIZED WE HAD TO REVISE THEM AGAIN. SO THAT'S WHY WE'RE HERE FOR YOUR SECOND TIME. AND OUR FIRST ONE, WE TOOK CARE OF A LOT OF TECHNICAL ISSUES, SUCH AS MAKING THE WIRE CONDUCTORS A DIFFERENT GAUGE. AND IN THIS ONE THAT WE ARE PRESENTING TO ALL OF YOU, WE TOOK CARE OF IT SO THAT IN THE FUTURE, WE WON'T HAVE TO COME THROUGH THIS PROCESS AS OFTEN BECAUSE INSTEAD OF SAYING THE SPEC NUMBER, YOU JUST HAVE TO GET IT APPROVED FROM US OR FROM THE ELECTRICIANS DEPARTMENT, AND THEY'LL HAVE LIKE A PRE-APPROVED LIST OF PRODUCTS AND SERIAL NUMBERS. SO IT MAKES IT EASIER ON THEIR END IF THEY NEED TO CHANGE THINGS GOING DOWN THE LINE. IN ADDITION, SOME OTHER THINGS THAT DID GET STANDARDIZED WAS CONDUCT PLACEMENT AND THEN CONDUCT DOCUMENTATION. POLLED FOUNDATIONS AND INSTALLATION REQUIREMENTS. AND THEN ALSO THE LUMINAIRE APPROVAL. SO JUST CHANGING SOME STUFF LIKE THAT.

ANY QUESTIONS, ANY QUESTIONS FOR STAFF. OKAY. THANK YOU, THANK YOU, THANK YOU. OKAY.

THIS IS NOT REQUIRED TO HAVE A PUBLIC HEARING. SO IF ANYBODY WANTS TO MAKE A MOTION OR ANY QUESTIONS ON THE MOTION OR COMMISSIONER GONZALEZ, IF THERE ARE NO QUESTIONS, I WILL GO AHEAD AND MAKE A MOTION. BASED ON THE INFORMATION AND FINDINGS OF THE REQUIRED CRITERIA SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY. I MOVE THAT THE PLANNING COMMISSION FORWARD A RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR THIS APPLICATION, FINDING THAT AN AFFIRMATIVE DETERMINATION HAS BEEN MADE FOR THE CRITERIA FOUND IN 13-7D-6B1 THROUGH FOUR AND THE CRITERIA OF 8-3, A DASH THREE, C ONE THROUGH FOUR. OKAY, WE HAVE A MOTION. COMMISSIONER ACKER, I SECOND THAT MOTION. WE

[00:05:02]

HAVE A MOTION AND A SECOND. ANY QUESTIONS ON THE MOTION? OKAY. ALL IN FAVOR? AYE. ANY OPPOSED?

[a. Valvoline Instant Oil Change; 5750 West 7800 South; Preliminary Site Plan. PC/IOZ Zone; NovaSource Enterprises, LLC/Dallin Aston (applicant) [Ray McCandless/Todd Johnson #35355; parcel 20-26-457-014]]

OKAY. THAT CARRIES SIX. NOTHING. NEXT IS ITEM FOUR FOR A. AND THAT IS VALVOLINE INSTANT OIL CHANGE 5750 WEST 7800 SOUTH IS PRELIMINARY SITE PLAN A PCIOZ ZONE AND DALEN ASTON. IF YOU ARE HERE. COME ON UP. I'M NOT DALEN ASTON, I'M BRAD CARTER. OKAY. ONE OF THE PRINCIPALS OF NOVASOURCE ENTERPRISES, DALEN HAD A LAST MINUTE COMMITMENT COME UP. SO I'M HERE WITH OUR ARCHITECT, RUSS NAYLOR. OKAY. WOULD YOU LIKE TO TELL US? YOU BET. YOU BET. OUR CLIENT QUALITY AUTOMOTIVE SERVICES, INC. WE REFER TO THEM AS QAS IS A FRANCHISEE OF VALVOLINE INSTANT OIL CHANGE. THAT'S A NATIONALLY BRANDED QUICK LUBRICATION COMPANY. QAS IS HEADQUARTERED IN CHARLOTTE, NORTH CAROLINA. THEY HAVE APPROXIMATELY 250 LOCATIONS THROUGHOUT THE 15 MARKETS IN THE UNITED STATES. ONE OF THEM, OF COURSE, IS UTAH. NOVASOURCE ENTERPRISES IS A PREFERRED DEVELOPER FOR QAS. WE HAVE APPROXIMATELY 23 LOCATIONS IN UTAH. WEST JORDAN WILL BE NUMBER 24, AND IT'LL BE THE SECOND VALVOLINE INSTANT OIL CHANGE LOCATED IN WEST JORDAN, THE FIRST BEING THE ONE JUST DOWN THE STREET AT 7141 SOUTH REDWOOD ROAD. VALVOLINE. THIS OIL CHANGE WILL BE A THREE BAY FACILITY, APPROXIMATELY 7994FT■.

THERE ARE THREE DRIVE THROUGH BAYS THAT WILL ENTER FROM THE EAST AND EXIT TO THE WEST. THE FACILITIES ARE OPEN BETWEEN 8 TO 6 ON MONDAY THROUGH FRIDAY, 8 TO 5 ON SATURDAYS AND 10 TO 4 ON SUNDAYS. THERE'S NO OVERNIGHT PARKING, THERE'S NO REPAIRS. THIS IS ESSENTIALLY A FLUID MAINTENANCE FACILITY. RETAILERS LIKE VALVOLINE SNOW CHAINS BECAUSE IT IS A NATIONALLY BRANDED CONCEPT WITH A VERY ESTHETICALLY PLEASING BUILDING. IT'S ENVIRONMENTALLY CONSCIOUS AND IT IS NOT A HIGH TRAFFIC GENERATOR, WHICH OTHER RETAILERS LIKE, AS WELL AS DEVELOPERS. A TOP PERFORMING STORE WILL DO MAYBE 50 TO 60 CARS PER DAY. TYPICAL IN SERVICE. TYPICAL SERVICES INCLUDE BATTERY REPLACEMENT, HEADLIGHT, HEADLIGHT, TAILLIGHT, REPLACEMENT, TIRE ROTATION, DIFFERENTIAL SERVICE, RADIATOR TRANSMISSION SERVICE, AIR FILTER, SERPENTINE BELT REPLACEMENT, WIPER BLADE REPLACEMENT, EMISSION TESTING, AND CERTAINLY LUBRICATION AND OIL CHANGE. THERE ARE NO FLOOR DRAINS IN THE FACILITY. THE BASEMENT IS A SELF CONTAINMENT AREA. THE OIL STORAGE TANKS ARE LOCATED IN THE BASEMENT AREA AND THEN DISPENSED ON THE FIRST LEVEL INTO THE VEHICLES. OIL USED. OIL IS DRAINED BELOW THE CAR AND AND HELD IN A WASTE OIL TANK, WHICH IS WHICH IS RECYCLED. SO THERE'S REALLY NO ENVIRONMENTAL RISK OR CONCERN. I THINK THAT IS ABOUT IT. ANY QUESTIONS FROM THE COMMISSION.

ANY QUESTIONS FOR STAFF OR FOR THE APPLICANT? OKAY. IF WE HAVE ONE WE'LL WE'LL CALL YOU UP LATER. OKAY. THANK YOU. OKAY. RAY, I DON'T KNOW WHAT I CAN MEMBERS OF THE PLANNING COMMISSION. MAYBE WHAT I CAN DO IS JUST KIND OF WALK YOU THROUGH JUST A COUPLE OF OTHER ITEMS FOR THIS SITE, JUST TO LET YOU KNOW WHERE IT'S LOCATED. ON THE NORTHWEST CORNER OF COPPER AND DRIVE, 1700 SOUTH, JUST NEXT TO THE NEW FURNITURE ROW BUILDING. THE SITE WILL BE ACCESSED FROM THE NORTH COPPER DRIVES PUBLIC STREET. THE ACCESS TO THE NORTH IS A PRIVATE STREET, AND THEN THEY'LL BE COMING IN THROUGH THE NORTH ON THE PROPERTY. IT'S.

THE ZONING. IT'S. IT'S IN WHAT WE CALL THE. IT'S THE PLANNED COMMUNITY ZONE. IT'S IN THE THE

[00:10:07]

ISLES, WHICH IS THE INTERCHANGE OVERLAY ZONING DISTRICT. IT'S SLATED FOR COMMERCIAL. IT WAS APPROVED AS COMMERCIAL. AND SO THIS IS JUST IMPLEMENTATION OF THAT ZONING. JUST A COUPLE OF THINGS ON THE SITE PLAN. THERE WILL BE PEDESTRIAN CONNECTION TO COPPER AND DRIVE FROM THE THE FRONT OF THE BUILDING TO THE EAST, THE PARKING REQUIREMENT IS MET. I THINK WE'VE GOT 12 SPACES THAT ARE REQUIRED. 12 ARE PROPOSED. AND AS YOU CAN SEE, THE THE ACCESS TO THE SITE IS KIND OF WRAPPED AROUND TO THE NORTH. THEY WILL NEED TO HAVE A CROSS ACCESS AGREEMENT. THEY ARE CURRENTLY GOING THROUGH A SUBDIVISION APPROVAL PROCESS FOR THIS. SO THAT'S GOING TO HAVE TO BE IN PLACE AND RECORDED PRIOR TO FINAL SITE PLAN APPROVAL. THIS IS WHAT THE BUILDING WILL LOOK LIKE. I THINK IT'S ATTRACTIVE. I OH, Z REQUIRES KIND OF AN UPSCALE. APPEARANCE TO THEIR THEIR BUILDINGS. THIS ONE USES A VARIETY OF MATERIALS. WE THINK IT'S ATTRACTIVELY DESIGNED. SO THERE'S FRONT AND SIDE, FRONT AND SIDE ELEVATIONS.

SO WHAT YOU'RE LOOKING AT THIS EVENING OF THIS LANDSCAPE PLAN, WHAT YOU'RE LOOKING AT THIS EVENING IS JUST PRELIMINARY APPROVAL OF THE SITE PLAN ITSELF DID GO THROUGH THE DESIGN REVIEW COMMITTEE. THERE WERE NO ISSUES THAT WERE RAISED AS PART OF THAT. OKAY. ANY QUESTIONS FOR STAFF? OKAY. THIS HAS BEEN NOTED AS A PUBLIC HEARING. SO IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL HAVE THREE MINUTES. JUST COME UP TO THE PODIUM, STATE YOUR NAME. IF YOU'RE ONLINE, RAISE YOUR HAND ON THE PHONE. STAR NINE NO ONE ONLINE. OKAY, WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. COMMISSIONER ACKER, IF THERE'S NO COMMENTS, I'LL MOVE TO MAKE A MOTION. AND I MOVE THAT THE PLANNING COMMISSION APPROVED THE PRELIMINARY SITE PLAN FOR THE VALVOLINE INSTANT OIL CHANGE, LOCATED APPROXIMATELY 8.75 ACRES LOCATED AT 5750 WEST 7800 SOUTH IN THE P Z SLASH ZONE, WHICH IS PLANNED COMMUNITY INTERCHANGE OVERLAY ZONE WITH THE CONDITIONS AND REQUIREMENTS OF THE APPROVAL LISTED IN THE REPORT. IN THIS REPORT. OKAY.

WE HAVE A MOTION. COMMISSIONER HOLLINGSWORTH, SECOND THAT MOTION, WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. THANK YOU. OKAY. NEXT

[b. Dry Creek Highlands Phases 6-10; 6637 West Raynolds Peak Way; Preliminary Major Subdivision, Preliminary Site Plan; P-C Zone; Ross Dinsdale/Ivory Development (applicant) [Mark Forsythe/Todd Johnson/David Murphy/Mike Jensen #35280, #35284; parcel 26-03-251-020, 26-03-251-012]]

IS ITEM FOUR B DRY CREEK HIGHLANDS. PHASES SIX THROUGH 1060 637 WEST REYNOLDS PEAK WAY.

IT'S A PRELIMINARY MAJOR SUBDIVISION AND A PRELIMINARY SITE PLAN ON PC ZONE. AND IT LOOKS LIKE ROSS DINSDALE. THANKS FOR HAVING ME. YEAH, I'M ROSS DINSDALE WITH IVORY HOMES AND IT'S PRETTY STRAIGHTFORWARD. IT'S THE NEXT PRELIMINARY PLAT. WE HAVE JUST RECENTLY PAVED THE SUBDIVISION NORTH OF THIS AND STARTED CONSTRUCTION ON WHAT WE'RE CALLING JONES RANCH DRIVE ON THE VERY WEST SIDE OF THIS. AND THAT'LL CONNECT FROM 90TH SOUTH UP TO 6700 WEST. AND SO THIS JUST FILLS IN THAT AREA BETWEEN 90TH SOUTH. AND WHAT WE'VE BUILT TO THIS POINT TO THE NORTH OF IT. SO IT'S, YOU KNOW, A MIX OF TOWNHOMES AND SINGLE FAMILY HOMES, SIMILAR TO WHAT HAS BEEN BUILT OUT THERE TO THIS POINT. AND YEAH, THAT'S ALL I HAVE. I'M HAPPY TO ANSWER ANY QUESTIONS, ANY QUESTIONS FOR THE APPLICANT. OKAY. IF WE HAVE ANY WE'LL CALL YOU UP LATER. THANK YOU. OKAY. THANK YOU. OKAY. MARK. YES. THANK YOU. SO JUST REAL QUICK, JUST TO GO OVER ZONING AND FUTURE LAND USE MAP. SO THIS IS LOCATED IN A PC ZONE, WHICH IS A PLANNED COMMUNITY ZONE. IT'S PART AND AS A PLANNED COMMUNITY ZONE, IT'S PART OF THE JONES RANCH MASTER PLAN COMMUNITY, WHICH INCLUDES A MUCH BIGGER AREA THAN WHAT'S SHOWN ON THE SCREEN HERE. BUT THIS IS KIND OF THE THE EASTERN END OF IT. SO NOW THAT MASTER PLAN COMMUNITY IS

[00:15:02]

ACTUALLY BROKEN UP INTO SMALLER VILLAGES, SO WHAT WE CALL SUB AREAS. AND SO THE THIS AREA IS PART OF SUBAREA ONE, WHICH WAS ORIGINALLY APPROVED BACK IN 2021. BUT OVER THE LAST FEW YEARS HAS GONE THROUGH QUITE A FEW CHANGES. IT'S BEEN AMENDED A FEW TIMES. SO THE THE LATEST AMENDED VERSION WAS ACTUALLY DONE ADMINISTRATIVELY THROUGH THE ZONING ADMINISTRATOR BACK IN FEBRUARY OF THIS YEAR. SO YOU KIND OF SEE HERE THIS IS WHAT IT LOOKS LIKE. AND SO, SO WHAT WE'RE SEEING TONIGHT IS REALLY PRETTY MUCH JUST A REFLECTION OF THAT SUB AREA DEVELOPMENT PLAN. SO, SO LOOKING AT THAT, THIS IS KIND OF THE SOUTHWEST REGION OF THAT SUB AREA ONE. AND THIS WILL ACTUALLY FINISH OUT THE THE REMAINDER OF THE RESIDENTIAL PORTION OF THAT AREA. SO, SO AFTER THIS, PRETTY MUCH THE ONLY AREA LEFT IS THE CLUBHOUSE AND SWIMMING POOL ON THE OTHER SIDE OF JONES RANCH. ANYWAY, AS FAR AS THE PLAN GOES. SO LOOKING AT THIS, WE'VE GOT PRETTY, PRETTY DECENT ROAD CIRCULATION, ROAD DESIGN.

YOU'LL NOTICE THAT SOME OF THE INTERSECTIONS THEY'VE INCLUDED, SOME OF THESE BULB OUTS THAT MAY NEED A LITTLE BIT OF TWEAKING WITH THE FIRE DEPARTMENT, BUT FOR THE MOST PART, THEY'RE REALLY, REALLY THERE TO JUST KIND OF IMPROVE PEDESTRIAN SAFETY AND TO SLOW DOWN TRAFFIC. SO. THE OTHER THING TOO, YOU'LL NOTICE IS JUST KIND OF THE, THE, THIS MINI INTERNAL TRAIL SYSTEM THAT GOES RIGHT UP THROUGH THE MIDDLE THERE. SO THAT'S KIND OF AN IMPROVEMENT THAT THEY'VE CHANGED IN AREA ONE, BUT THOSE WILL ALL BE PARCELS MAINTAINED BY THE HOA AND WILL BE AVAILABLE FOR THE PUBLIC TO ACCESS AND HOPEFULLY GET THROUGH JONES RANCH MORE EFFICIENTLY. SO. SO A LOT MORE SPECIFICALLY, THE SINGLE FAMILY LOTS. WELL, AND THE AND THE TOWNHOMES THEMSELVES BEEN DESIGNED ACCORDING TO THE STANDARDS THAT WERE ESTABLISHED IN THE MASTER DEVELOPMENT PLAN. SO ALL OF THESE LOTS ARE GOING TO BE THE HDR TYPE LOTS. SO THESE ARE KIND OF THE HIGHER DENSITY SMALLER LOTS, BUT THEY'RE MEETING ALL THE CRITERIA FOR MINIMUM LOT SIZE, BUILDING SETBACKS, THAT KIND OF THING. AGAIN, ALL, ALL OF THAT THAT WAS ESTABLISHED IN THE MASTER DEVELOPMENT PLAN. ONE THING THAT'S A LITTLE BIT UNIQUE, THERE'S NOT REALLY ANY LANDSCAPE BUFFERS REQUIRED IN THIS SUBDIVISION EXCEPT JUST WITH THE TOWNHOMES, KIND OF IN THAT NORTHEAST CORNER. THEY JUST NEED A 20 FOOT SETBACK THERE, WHICH THEY'RE SHOWING. SO AND THEN AS FAR AS PARKING GOES, ALL THE PARKING IS GOING TO BE HANDLED IN KIND OF A TYPICAL TOWNHOME FASHION WITH TWO CAR GARAGES FOR EACH UNIT. ALL OF THESE ARE GOING TO BE REAR LOADED TOWNHOMES, MEANING THAT THE GARAGE IS ACCESSED OFF OF A PRIVATE LANE, INTERNAL TO THE SITE, AND THEN THE FRONT DOOR PORCHES. MAIN ENTRANCE TO EACH TOWNHOME UNIT IS GOING TO BE ON THE PUBLIC STREET. SO. SO THEY'VE DONE A PRETTY GOOD JOB IN, IN DESIGNING THAT. ONE THING TO POINT OUT, GOING BACK TO THE PARKING TO THE MASTER DEVELOPMENT PLAN ALLOWS FOR PRIVATE DRIVEWAYS TO BE USED TO MEET THE PARKING REQUIREMENTS, BUT THEY'RE GOING A LITTLE BIT ABOVE AND BEYOND WITH THAT, BY PROVIDING PARKING SPACES FOR GUESTS IN ADDITION TO THAT. SO THEY'LL HAVE 16 SPACES PER TOWNHOME SITE. AND JUST MOVING ON TO THE OOPS, MOVING ON TO THE ARCHITECTURE. SO THE THE TOWNHOMES WILL FOLLOW THE PRETTY MUCH THE EXACT SAME ARCHITECTURE AS THE TOWNHOMES THAT ARE CURRENTLY BUILT OUT THERE. SO REALLY JUST FOLLOW THAT. THESE WERE REVIEWED BY THE DESIGN REVIEW COMMITTEE BACK IN APRIL, AND THEY DIDN'T EXPRESS ANY CONCERNS AT THAT TIME. IT. SO LOOKING AT THE NEXT STEPS FOR THIS, ASSUMING IT'S APPROVED TONIGHT BY THE PLANNING COMMISSION, THEY'LL NEED TO APPLY FOR THEIR FINAL SITE PLAN FOR THE TOWNHOMES AND FINAL MAJOR SUBDIVISION FOR EACH PHASE GOING FORWARD. AND ALL OF THAT WILL BE DONE AT THE STAFF LEVEL. AND I CAN ANSWER ANY QUESTIONS YOU MAY HAVE. ANY QUESTIONS FOR STAFF. WITH THE

[00:20:06]

PARKING, IS THERE GOING TO BE ABILITY TO PARK ON THE STREET AS WELL, OR NO PARKING AND JUST DO THE GUEST PARKING? SO ON THE PRIVATE DRIVEWAY IS LIKELY NOT GOING TO BE ANY PARKING, THOUGH IT IS FAIRLY WIDE THAT YOU COULD THEORETICALLY DO THAT. WE'RE NOT ANTICIPATING THEM TO BE PARKING ON IN THAT AREA. HOPEFULLY THE GUEST PARKING WILL TAKE CARE OF IT. BUT TO ANSWER YOUR QUESTION ON THE PUBLIC ROADS, YES, IT WOULD BE THE SAME AS ANY OTHER PUBLIC ROAD IN THE CITY. ANY OTHER QUESTIONS FOR STAFF? OKAY. THIS WAS NOTICED AS A PUBLIC HEARING.

IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL HAVE THREE MINUTES. JUST COME UP TO THE PODIUM.

STATE YOUR NAME. IF YOU'RE ONLINE, RAISE YOUR HAND. THERE'S NO ONE ONLINE. OKAY, WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. COMMISSIONER GONZALES, IF THERE'S NO COMMENTS OR QUESTIONS, I'LL MAKE A MOTION. BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVED THE PRELIMINARY MAJOR SUBDIVISION FOR DRY CREEK HIGHLANDS, PHASES SIX THROUGH TEN, LOCATED AT 6637 WEST REYNOLDS WAY IN A P DASH C ZONE. WITH THE CONDITIONS AND REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT. OKAY, WE HAVE A MOTION.

DO WE HAVE A SECOND, COMMISSIONER ROBERTS? SECOND, WE HAVE A MOTION AND A SECOND.

ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVED THE PRELIMINARY SITE PLAN FOR THE TOWNHOMES IN DRY CREEK HIGHLANDS, PHASES SIX THROUGH TEN, LOCATED AT 6637 WEST REYNOLDS CREEK WAY IN A P DASH C ZONE. WITH THE CONDITIONS AND REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT AND THEN CONDITIONS AND REQUIREMENTS OF APPROVAL ONE THROUGH THREE.

OKAY, WE HAVE A MOTION, COMMISSIONER ROBERTS. I WILL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR. AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. NEXT IS OUR

[a. Adopt, as a set of Land Use Regulations, a Completely Revised Version of the Public Improvement Standards, Specifications and Plans, including Chapters for Plan Preparation, Transportation, Storm Water, Sanitary Sewer, Culinary Water, Construction and Construction Inspections, and Appendices for Standard Drawings – Greg Davenport ]

PUBLIC HEARING WITH RECOMMENDATION TO THE CITY COUNCIL FOR FINAL ACTION. FIRST UP IS FIVE A ADOPT AS A SET OF LAND USE REGULATIONS. A COMPLETELY REVISED VERSION OF THE PUBLIC IMPROVEMENT STANDARDS, SPECIFICATIONS AND PLANS, INCLUDING CHAPTERS FOR PLAN PREPARATION, TRANSPORTATION, STORMWATER, SANITATION, SEWER, CULINARY, WATER CONSTRUCTION AND CONSTRUCTION INSPECTORS, AND DEPENDENCIES FOR THE STANDARD DRAWINGS. THANK YOU. THAT WAS A MOUTHFUL, RIGHT? THANKS, JAY. FIRST, LET ME INTRODUCE MYSELF.

I'M GREG DAVENPORT, I'M THE CITY'S PUBLIC UTILITY DIRECTOR, AND IT'S MY JOB TO OVERSEE THE STANDARDS FOR WATER, SEWER AND STORM DRAIN. THIS ALSO INCLUDES SOME FOR TRANSPORTATION. BRIAN CLEGG ISN'T HERE, BUT THAT ALSO COVERS SOME OF HIS GROUP. FIRST, LET ME EXPLAIN WHY WE'RE DOING THAT, WHY WE'RE UPDATING OUR STANDARDS. IT'S VERY COMMON FOR TRADE GROUPS AND ENGINEERING GROUPS TO UPDATE UPDATE THEIR STANDARDS EVERY SO MANY YEARS. THE INTERNATIONAL BUILDING CODE UPDATES THEIR STANDARD EVERY THREE YEARS. THE AMERICAN WATER WORKS SOCIETY, THEY UPDATE THEIR STANDARDS EVERY FIVE YEARS. AND APWA, WHO DOES CONSTRUCTION SPECIFICATIONS FOR THE STATE OF UTAH. THEY UPDATE THEIRS EVERY LIKE 4 OR 5 YEARS. OUR LAST UPDATE WAS IN LIKE 2007, OUR LAST SERIOUS UPDATE. WE'VE CHANGED A COUPLE THINGS LIKE THE STREETLIGHT GROUP WHERE THEY CHANGE A DRAWING HERE OR TWO, BUT WE HAVEN'T DONE A MAJOR REVISION FOR A VERY LONG TIME. THIS TIME WHEN WE LOOKED AT IT, OUR CURRENT STANDARDS HAVE FOUR SEPARATE VOLUMES. IF YOU LOOKED AT THEM, THEY WOULD BE FOUR SEPARATE BIG THREE RING BINDERS, AND SOME OF THEM HAVE 300 PAGES. THAT'S UP HERE. SOME ARE 100, SOME ARE EVEN ALMOST 500 PAGES. AND WHEN WE TALK WITH CITY COUNCIL AND OTHER PEOPLE, THEY WANTED US TO TRY AND REMOVE SOME STUFF THAT MAYBE BE DUPLICATE IN THOSE VOLUMES. THEY ALSO WANTED TO MAKE IT SIMPLER SO THAT THE CONTRACTOR OR ANYONE WHO TRIED TO BUILD THIS, THEY WOULDN'T HAVE TO READ A THOUSAND VOLUME OR THOUSAND PAGE VOLUME TEXT TO TRY AND FIND OUT A SIMPLE ANSWER. SO WE'VE TRIED TO DO

[00:25:02]

THAT. THE CURRENT VERSION THAT WE'RE GOING TO, THAT WE'VE SHOWN TO YOU AND THAT WE'LL SHOW TO CITY COUNCIL, IS ONLY 245 PAGES. OKAY? SO ANY TIME WE ADOPT THAT, WE MAKE CHANGES TO THESE PUBLIC IMPROVEMENT STANDARDS. IT'S A, IT'S VERY IMPORTANT TO THE PUBLIC, NOT ONLY TO OUR CONTRACTORS, BUT ALSO TO OUR RESIDENTS. WE NEED TO MAKE THIS A VERY PUBLIC PROCESS. SO THE PROCESS THAT WE GO TO, TO UPDATE STANDARDS IS, FIRST, WE GO TO CITY COUNCIL WITH A COMMITTEE OF THE WHOLE, AND THEY GIVE US FEEDBACK AND WE ALLOW THE PUBLIC TO GIVE US FEEDBACK AT THAT TIME. THEN WE'VE TAKEN THIS AND GIVEN THIS TO SOME OF OUR. SOME OF THE DEVELOPERS WHO USE OUR STANDARDS THE MOST TO TRY AND GET THEIR FEEDBACK AND CONTRACTORS, THEN WE, WE'VE, WE'VE MADE SOME REVISIONS AND WE'VE COME BACK TO YOU. AND AFTER YOUR RECOMMENDATION, WE'LL GO TO CITY COUNCIL. OF COURSE, WE MAY MAKE SOME CHANGES BASED UPON ANY QUESTIONS YOU HAVE TODAY AS WELL, UNTIL WE FINALLY GO TO CITY COUNCIL FOR ADOPTION, JUST TO GO OVER SOME OF THE CHANGES, SOME HIGHLIGHTING, SOME OUR OLD TRANSPORTATION STANDARDS HAD THINGS LIKE MASTER PLAN INFORMATION. WELL, IF THE MASTER PLANS HAVE CHANGED BUT OUR STANDARDS HAVEN'T, THEN IT'S ALL OUTDATED. SO A LOT OF THE STUFF IN THE TRANSPORTATION GROUP WAS VERY OUTDATED. SO WE TRIED TO REMOVE THOSE AND JUST REFER TO THE MASTER PLANS. AND AND THEN INSTEAD OF HAVING THEIR OWN SPECIFICATIONS, WE'RE GOING TO CALL THAT A PWA. AND WE'RE GOING TO MAKE SOME EXCEPTIONS TO THAT. IF WE HAVE SOME CONCERNS. CULINARY WATER. SOME OF THE CHANGES WE MADE IN THERE. WE'VE MOVED THINGS LIKE I HAVE A THREE INCH METER, BUT TO GET PARTS FOR THAT THREE INCH METER IS INCREDIBLY DIFFICULT. THEY JUST DON'T MAKE THREE INCH WATERLINE PARTS VERY OFTEN ANYMORE. THEY TEND TO COME IN A TWO INCH SIZE OR A FOUR INCH SIZE FOR GOOD REASON. AND SO BECAUSE NO ONE WAS USING IT, WE JUST TOOK IT OUT. IF SOMEBODY REALLY NEEDED IT, THEY COULD COME TO US AND, AND WE'D HAVE SOMETHING THAT WE COULD PROVIDE TO THEM ON AN AS IS BASIS. BUT WE REALLY JUST WANTED TO NOT PUT THINGS PUTTING SOMETHING IN THE STANDARDS THAT NOBODY USED. AS WELL AS THAT, IF YOU NOTICE, IT'S PROBABLY HARD TO SEE IN THIS, BUT WE HAD A STANDARD FOR HOW TO BUILD A WATER TANK IN WEST JORDAN, AND THE ONLY ONE WHO USED THAT WAS ME AND ANYBODY THAT I HIRED. AND WE'RE WE MADE SURE THAT THEY MET STANDARDS. SO WE DIDN'T THINK THAT A GENERAL CONTRACTOR FOR THE PUBLIC NEEDED TO REALLY HEAR ALL THAT. SO WE'VE TAKEN THAT OUT. SOME STUFF IN. IT'S NOT ALL ABOUT TAKING THINGS OUT. WE. THIS SEWER SADDLE DRAWING IS BRAND NEW. WE DID ADD STUFF THAT THE INDUSTRY USES TODAY, AND WE'VE APPROVED ON AN AS NEEDED BASIS, BUT WE THOUGHT EVERYONE SHOULD HAVE A CHANCE TO USE THIS DETAIL. SO THERE ARE SOME THINGS WE'VE ADDED IN THIS AS WELL. THIS IS ONE OF THE DRAWINGS WE ADDED IN IN THE SEWER BOOK. THEY ALSO HAD AN APPROVAL PROCESS THAT'S OUTLAWED BY THE STATE OF UTAH.

SO EVEN THOUGH IT WAS IN CODE AND WE ADOPTED IT, WE'RE MAKING SURE WE GET THAT OUT BECAUSE IT'S REALLY STATE CODE THAT RULES, NOT OUR CODE. AND STORMWATER. THIS IS THE ONE THAT CHANGED THE LEAST. WE REALLY DIDN'T HAVE MUCH CODE IN THERE. AND, AND WE'VE TRIED TO KEEP IT ABOUT THE SAME AND VERY STILL SIMPLE, BUT WE NEEDED TO UPDATE THINGS LIKE WHEN I PRESENT THINGS TO FEMA, WHEN WE DO FEMA STUDY, THEY REQUIRE ME TO USE NOAA 14 DATA. AND WE DIDN'T HAVE THAT ADOPTED IN OUR. SO WE'LL BE GOING TO. WHAT IS A NATIONAL STANDARD FOR DESIGN STORMS, WHICH WILL HELP ANY OF THE DESIGN CONSULTANTS OR DEVELOPERS THAT HAVE TO SUBMIT TO FEMA BECAUSE WE MATCH. IT'LL BE EASIER TO GET THINGS APPROVED. AGAIN. THE LAST THING WE DID WAS CONSTRUCTION STANDARDS. WE USED TO HAVE TWO SETS. WE HAD A CITY STANDARD, AND THEN WE ALSO ACKNOWLEDGED A PWA STANDARDS. WE'RE GOING TO JUST GO TO APWU, A PWA STANDARDS WITH A FEW EXCEPTIONS, BECAUSE THAT'S WHAT'S COMMONLY USED IN OUR VALLEY. OKAY, THAT'S MY PRESENTATION. IF YOU HAVE ANY QUESTIONS FOR ME, I'D BE HAPPY TO ANSWER THOSE FOR YOU. I'M HOPING WE GET YOUR SUPPORT FOR RECOMMENDATION TO CITY COUNCIL. THANK YOU. OKAY.

ANY QUESTIONS FOR STAFF? I DIDN'T EXPECT YOU TO READ ALL 245 PAGES. SO IT'S OKAY. ALL RIGHT. THANK YOU. OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL HAVE THREE MINUTES. JUST COME UP AND STATE YOUR NAME. IF YOU'RE ONLINE, RAISE YOUR HAND. THERE'S NO ONE ONLINE. I'M ROSS DINSDALE, I'M AN ENGINEER AND GREG'S AN ENGINEER. AND I KNOW THAT WHEN ENGINEERS PRESENT STUFF, PEOPLE AREN'T THE MOST EXCITED ABOUT IT. SO I JUST WANTED TO TELL YOU THAT I THINK THIS IS A GREAT CHANGE AND

[00:30:01]

OTHER GROUPS GOOD TO WORK WITH. IT SIMPLIFIES THINGS FOR US. SO YEAH, THAT'S IT. THANK YOU.

ANYBODY ELSE? MY NAME IS DALE BENNETT. I'M ALSO AN ENGINEER. AND KUDOS FOR WHAT GREG'S DONE AND IN THE CITY. SO THANK YOU. ANYBODY ELSE? LOOKS LIKE YOU'VE GOT A FOLLOWING GREG. ALL RIGHT.

WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. COMMISSIONER GONZALEZ, IF THERE'S NO COMMENTS OR QUESTIONS, I'LL MAKE A MOTION. I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO UPDATE THE WEST JORDAN PUBLIC IMPROVEMENT STANDARDS AS PRESENTED. COMMISSIONER ACKER, I'LL SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. THANK YOU. OKAY.

[b. 7800 South Commercial; Rezone from C-M (Heavy Commercial) to C-G (General Commercial) and Future Land Use Map amendment from Business and Research Park to Community Commercial; 4606, 4614, & 4622 West 7800 South; Margaret Hyatt (applicant) [Ray McCandless/Nate Nelson #35432, #35435; Parcels 21-30-376-008,009&010]]

NEXT IS ITEM B WHICH IS 7800 SOUTH COMMERCIAL REZONE FROM C DASH M HEAVY COMMERCIAL TO A C G GENERAL COMMERCIAL AND FUTURE LAND USE MAP AMENDMENT FROM BUSINESS AND RESEARCH PARK TO COMMUNITY COMMERCIAL. IT'S A. 46064714 AND 4622 WEST 7800 SOUTH MARGARET HYATT. GOOD EVENING. MY NAME IS MARGARET HYATT. I'M THE APPLICANT AND CO-OWNER OF THE PROPERTY HERE TONIGHT. TO REQUEST THE THAT OUR PROPERTY BE REZONED AND THE GENERAL PLAN FUTURE LAND USE MAP BE AMENDED FOR THE REASONS OUTLINED IN THE STAFF REPORT AS WELL AS OUR JUSTIFICATION LETTER. WE KINDLY ASK FOR A FAVORABLE VOTE SUPPORTING OUR REQUEST. ADDITIONALLY, THE USE IS PERMITTED IN A GENERAL COMMERCIAL ZONE, INCLUDE BANKING INSTITUTIONS AND WE ARE CURRENTLY UNDER CONTRACT WITH ALTA BANK FOR A PORTION OF THE PROPERTY. ALTA BANK AND THE PROPERTY OWNERS ARE EAGER TO MOVE FORWARD IMMEDIATELY. THE OWNERS ARE CONFIDENT THAT THIS DEVELOPMENT WILL ACTIVATE THE AREA. WE ARE ALSO CURRENTLY IN NEGOTIATION WITH OTHER COMPATIBLE COMMERCIAL RETAIL USES. WE'RE GRATEFUL FOR STAFF SPENT TIME PREPARING FOR TONIGHT AND HAPPY TO ANSWER ANY QUESTIONS YOU MAY HAVE. ANY QUESTIONS FOR THE APPLICANT.

OKAY, WE'LL CALL YOU UP IF WE HAVE ANY. THANK YOU. RAY. THANK YOU. MEMBERS OF THE PLANNING COMMISSION. THIS IS. THE PROPERTY IS CURRENTLY ZONED, AS WAS MENTIONED, HEAVY COMMERCIAL.

THE REQUEST IS TO REZONE IT TO GENERAL COMMERCIAL. WE THINK THAT IT'S WE TALKED DISCUSSED THIS A LITTLE BIT IN THE THE PRE MEETING. BUT WE THIS IS THE CG ZONE JUST ALLOWS FOR LESS INTENSIVE USES. AND WE THINK THAT IT MAKES A GOOD TRANSITION FROM THE MORE INTENSIVE INDUSTRIAL USES TO THE NORTH. ON AIRPORT ROAD DOWN TO 7800 SOUTH. CURRENTLY CURRENTLY JUST OFF TO THE WEST OF THERE'S THE PROPERTY A VDOT FACILITY IS ZONED PUBLIC FACILITIES, AND THEN THE PROPERTY TO THE NORTH, WHICH IS ALREADY DEVELOPED IS IS DESIGNATED ON THE FUTURE LAND USE MAP AS BUSINESS AND RESEARCH PARK. SO JUST GIVEN THAT IT DOES PROVIDE THAT TRANSITION, WE THINK THAT IT'S A GOOD FIT FOR THE PROPERTY. AND OUR RECOMMENDATION WOULD BE FOR APPROVAL OF BOTH THE REZONING AND FUTURE LAND USE MAP. WE DO HAVE JUST I THINK THERE WAS A YEAH, THERE WAS JUST A CONCEPT DRAWING HERE. I THINK THERE IT'S CURRENTLY HAS THREE LOTS ON IT, AND THEY'RE LOOKING AT SUBDIVIDING THAT INTO FOUR LOTS. WE'LL BE ACCESSED OFF OF 1700 SOUTH AND ALSO AIRPORT ROAD. BUT WE'RE NOT DEALING WITH THAT THIS EVENING. IT'S JUST A CONCEPT PLAN SHOWING YOU WHAT THEY'RE ANTICIPATING. ANY QUESTIONS FOR STAFF? I HAVE A QUESTION FOR YOU. AS FAR AS IT LOOKS LIKE THE TRAFFIC WILL BE COMING OUT ON 7800 SOUTH, IS THERE GOING TO BE. THAT'S A VERY BUSY ROAD RIGHT THERE. HOW ARE YOU GOING TO MAKE IT SO IT'S NOT THAT INTENSE AS FAR AS GETTING PEOPLE OUT OF THEIR PARKING

[00:35:04]

LOTS. WELL, THAT'S SOMETHING THAT WILL BE ADDRESSED DURING THE SITE PLAN REVIEW, AND WE'LL BE BRINGING THAT BACK TO YOU TO ADDRESS THAT. AS PART OF THAT, THEY'LL NEED TO DO TRAFFIC STUDIES AND MAKE SURE THAT EVERYTHING IS, IS WILL WORK FOR THAT BECAUSE THE RAILROAD TRACKS IS JUST WEST OF IT. RIGHT? RIGHT. OKAY. THAT IS MY, MY ONLY QUESTION. ANY OTHER QUESTIONS? OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. SO IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL HAVE THREE MINUTES COME UP AND STATE YOUR NAME, YOUR ONLINE, RAISE YOUR HAND.

THERE'S NO ONE ONLINE IF YOU'RE ON THE PHONE. STAR NINE. OKAY, WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR A MOTION OR COMMENTS.

COMMISSIONER ECKERT, IF THERE'S NO OTHER COMMENTS OR QUESTIONS BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO AMEND THE FUTURE LAND USE MAP, USE THE DESIGNATION FOR APPROXIMATELY 3.457 ACRES OF LAND LOCATED APPROXIMATELY 406446, OH SIX, 46, 14 AND 4622 WEST 7800 SOUTH FROM BUSINESS AND RESEARCH PARK TO COMMUNITY, COMMERCIAL AND BASED UPON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO REZONE APPROXIMATELY 3.457 ACRES OF LAND LOCATED AT APPROXIMATELY 4606, 46, 14 AND 4622 WEST, 7800 SOUTH FROM C DASH M, WHICH IS HEAVY COMMERCIAL TO C DASH Z GENERAL COMMERCIAL. OKAY, WE HAVE A MOTION. MR. GONZALEZ, DO WE NEED TO SEPARATE THE MOTIONS BEFORE WE DO BOTH, OR CAN I APPROVE BOTH OR SECOND BOTH MOTIONS? NORMALLY WE KIND OF DO THEM SEPARATELY, SO. OKAY. I MEAN YOU ALREADY DID IT. YOU GUYS HAVE. WE'LL JUST DO THE FIRST ONE. IS THAT OKAY? DUNCAN. YEAH. SHE COULD SHE COULD. SECOND, BOTH COMMISSIONER GONZALEZ COULD AND THEN YOU COULD VOTE ON THEM SEPARATELY. OKAY. DO YOU JUST WANT ME TO.

YEAH, JUST ON THE FIRST ONE. AND THEN WE'LL GO BACK AND DO THE SECOND ONE. ALL RIGHT. I WILL MAKE A MOTION TO SECOND THE FIRST MOTION. OKAY. WE HAVE A MOTION TO SECOND THE FIRST ONE. OKAY. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX NOTHING. AND THEN IF YOU WANT TO MAKE A. YEAH PROBABLY. OR AS STATED BEFORE, THAT'S MY MOTION. THERE YOU GO. THAT WORKS. COMMISSIONER GONZALEZ I SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR. AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX NOTHING. CHAIR. JUST ONE QUICK NOTE FOR THE MINUTES. I KNOW COMMISSIONER GONZALEZ MADE A MOTION TO SECOND THE MOTION AND WE APPROVED. WE WERE APPROVING THE ACTUAL ORIGINAL MOTION OF COUNCILWOMAN ACKER, JUST TO BE CLEAR. RIGHT. OKAY. OKAY. WE'VE GOT THAT IN THE MINUTES. I'LL DO BETTER NEXT TIME. OKAY. NEXT

[c. Sugar Factory on the Creek Townhomes; 1790 West Sugar Factory Road; Rezone 1.78 acres of property from a CC-F (City Center - Frame) Zone to a CC-R (City Center – Residential) Zone, a Preliminary Development Plan, and a Master Development Agreement; Dale Bennett (applicant) [Mark Forsythe/Nate Nelson/David Murphy/Paul Brockbank #35000, #35001, #35447; parcels 21-34-181-005, 21-34-181-001, 21-34-180-001]]

ON THE AGENDA IS ITEM C AND THAT SUGAR FACTORY ON THE CREEK TOWNHOMES, 1790 WEST SUGAR FACTORY ROAD, A REZONE FROM 1.78 ACRES OF PROPERTY FROM A CC DASH F CITY CENTER FRAME ZONE TO A CC R CITY CENTER RESIDENTIAL ZONE. A PRELIMINARY DEVELOPMENT PLAN AND A MASTER DEVELOPMENT AGREEMENT. DALE BENNETT. MY NAME IS BRANDON WIXOM. I'M GOING TO BE SPEAKING ON BEHALF OF DALE TONIGHT ABOUT THIS PROJECT. WE'RE REALLY EXCITED ABOUT IT. WE'VE BEEN WORKING ON ABOUT A YEAR. WE'VE DONE A LOT OF HOMEWORK. IT SOUNDS LIKE THERE'S AN ECHO.

ARE YOU GUYS OKAY WITH THAT? OKAY, I APOLOGIZE, THIS PROJECT IS JUST BEHIND US, ACTUALLY.

YOU KNOW, WE'RE JUST IT'S JUST ON THE OTHER SIDE OF THE TRACKS. IT'S REALLY CLOSE TO ALL OF THE CITY AMENITIES. WE'RE EXCITED TO BRING PROJECT THAT CAN ALLOW 23 FAMILIES OR INDIVIDUALS TO OWN PROPERTY HERE IN WEST JORDAN, AND TO PARTICIPATE IN THE SHOPPING AND THE PUBLIC

[00:40:02]

TRANSPORTATION, RIDING THEIR BIKES AND WALKING. AS YOU SEE, IT'S OUTLINED THERE. LET'S SEE, CAN WE GO TO THE NEXT SLIDE? AND CURRENTLY IT IS THE CC F, AND WE WOULD LIKE TO HAVE IT BE CC R. SO WE CAN HAVE SOME RESIDENTIAL IN THERE. THE MULTIFAMILY. AND THESE ARE A FEW PICTURES OF WHAT THE PROPERTY CURRENTLY LOOKS LIKE. THERE'S AN OLDER HOME THAT USED TO BE A FARM HERE. YOU KNOW, QUITE A LOVELY PROPERTY. THERE'S A THE BINGHAM CREEK THAT RUNS THROUGH IT IN THE BACKSIDE OF IT. AND IT'S A GREAT PROPERTY. IT'S JUST KIND OF OUTLIVED ITS USE. AND IT'S LEGAL NON-CONFORMING RIGHT NOW. WHAT WE'RE ASKING FOR TONIGHT IS AN OPPORTUNITY TO, TO DO SOMETHING THAT WOULD REALLY BENEFIT THE COMMUNITY. AND THERE'S ALSO A FLOODPLAIN DESIGNATION ON THIS. WE'VE WE'VE TALKED TO THE DIFFERENT ENGINEERS AND WHATNOT, BUT THE OFFICIAL FLOODPLAIN RATE MAP CLEARLY SHOWS THAT THE 100 YEAR FLOODPLAIN STRADDLES THE EXISTING BINGHAM CREEK AND SALT LAKE COUNTY WILL REQUIRE A 20 FOOT EASEMENT ALONG THE NORTH SIDE FOR FLOOD CONTROL. WE'VE ALREADY MET WITH THE COUNTY, AND WE'VE CREATED THAT EASEMENT THAT'S SHOWN ON THE CONCEPT. WE'VE HAD A PROFESSIONAL HYDROLOGIST GENERATE 100 YEAR FLOOD BOUNDARY TO MAKE SURE ALL THE BUILDINGS THAT WE WOULD BE BUILDING WOULD BE OUT OF THAT. AND IT'S ALSO IN THE CIVIL DRAWINGS. AND HERE'S OUR OUR SITE PLAN. YOU'LL COME IN OFF OF SUGAR FACTORY ROAD, AND THEN IT WILL COME DOWN AND YOU'LL ACCESS THE TOWNHOMES ON THE SOUTH SIDE OF THE CREEK. AND THEN WE'RE GOING TO HAVE A NICE PEDESTRIAN BRIDGE THAT GOES TO THE OTHER SIDE. AND THE AMENITY WILL BE ACTUALLY QUITE UNIQUE.

WE'RE GOING TO HAVE, YOU KNOW, A BRIDGE THAT IT WILL GO OVER TO PAVILIONS AND CHAIRS ALONG THIS, THIS PATHWAY. AND WE'RE ALSO GOING TO GIVE AN EASEMENT OR A RIGHT OF WAY FOR A FUTURE PARK TRAIL. IF YOU GUYS EVER DECIDE THAT YOU WANT THE TRAIL TO GO THAT THAT DIRECTION, THERE'S BEEN A LITTLE DEBATE IN THESE MEETINGS IF IT WILL EVER HAPPEN OR NOT, OR IF THE TROUBLE JUST CONTINUE ON SUGAR FACTORY. BUT WE'LL HAVE OUR OUR SIDEWALKS CONNECT TO ALL OF THAT. AND TO KEEP IN, IN THE SPIRIT OF WHAT THE COMMUNITY IS, WE'RE WE'RE GOING TO BUILD THESE TO, TO BE SOMEWHAT OF A FARMHOUSE APPEARANCE. LOTS OF WINDOWS, DECKS. AND IT'S JUST A REALLY NICE PRODUCT. OKAY. AND THEN SOME OF THE ENHANCEMENTS THAT WE'RE GOING TO DO, FOR INSTANCE, ON THE CROSSWALKS, WE'LL HAVE STAMPED CONCRETE THAT WILL CLEARLY MARK WHERE THE THE PATH IS. AND WE'LL ALSO HAVE DECORATIVE BOLLARDS THAT THE VEHICLE CROSSING. THAT'S JUST KIND OF IMAGES OF THAT IN THE YELLOW. THAT'S HOW IT WILL ALL BE CONNECTED THROUGHOUT THE COMMUNITY AND THEN CROSSED OVER TO THE PARK AS WELL. AND FOR OUR PARKING, WE HAVE ADEQUATE PARKING. IN FACT, WE'RE ASKING THAT WE CAN CAN IN THIS ZONE. THEY IT TECHNICALLY SAYS YOU SHOULDN'T HAVE ENOUGH PARKING OR YOU SHOULD HAVE LESS PARKING, BUT WE'RE ASKING FOR A LITTLE BIT MORE. AND SO WE HAVE FIVE PARKING STALLS FOR GUESTS PLUS IN FRONT OF THE DRIVEWAYS. AND THEN EACH UNIT WILL HAVE A TWO CAR GARAGE. SO PLENTY OF PARKING FOR THE RESIDENTS THAT WILL LIVE HERE. AND WE ALSO WE'VE GONE BACK AND FORTH A FEW TIMES TO, TO GET THIS RIGHT AND GET THE FENCING AND, AND BE GOOD NEIGHBORS. WHAT WE'VE DECIDED TO DO NOW, THE HOA WILL MAINTAIN ALL OF THE FENCING AND WHEREVER THERE'S THESE HOMES ON THE ORANGE AREA HERE, WE'LL HAVE A MASONRY WALL. IT'S GOING TO RUN ALONG AND FOLLOW THE PROPERTY LINE SHARED WITH THE EXISTING SINGLE FAMILY HOMES TO THE SOUTH, AND THEN THE RED LINES. WE'RE GOING TO HAVE A METAL FENCE THAT WILL BE FOUR FEET HIGH, AND THAT'S DESIGNED TO PROTECT CHILDREN OR PEOPLE FROM FALLING INTO THE CREEK. IF IT EVER GETS HIGH AND HAS A HIGH RUNOFF YEAR. AND THEN ALONG THE PERIMETER OF THE PROPERTY, WE'RE GOING TO HAVE A NICE FINAL FENCE, AN EIGHT FOOT FENCE THAT WILL GO. THERE'S ONE EXISTING FENCE THAT'S ON THE WEST SIDE WILL WILL USE THAT.

THE REST OF IT WILL BE ALL BRAND NEW VINYL FENCING. AND THEN WE ALSO WANTED TO LIGHT UP THE AREA A LITTLE BIT ON EACH BUILDING END. WE'LL HAVE SOME LIGHTS. THERE'S A PICTURE OF WHAT IT WILL LOOK LIKE AND THAT WILL OPERATE ON PHOTOSYNTHESIS. SO WHEN IT GETS DARK, IT WILL

[00:45:04]

AUTOMATICALLY TURN ON. AND THEN ALSO EACH GARAGE AND PORCH WILL HAVE THEIR OWN LIGHTS THAT WILL BE OPERATED. AND THEN IF THERE'S ANY QUESTIONS, I'M I'M OPEN TO THEM. ANY QUESTIONS FOR THE APPLICANT? ON YOUR VINYL FENCING AROUND THAT PARK AREA, THAT STRIP, IS THAT GOING TO BE TOTALLY. SO IT'S ONLY FOR THE RESIDENTS THERE OR WILL THAT BE FOR PUBLIC USE? CORRECT. IT'S FOR THE RESIDENTS WHO LIVE THERE. ANY OTHER QUESTIONS? OKAY. WE'LL CALL YOU UP IF YOU HAVE ANY LATER. THANK YOU. ALL RIGHT. THANK YOU. SO I'LL JUST GO OVER KIND OF A FEW OTHER EXTRA ITEMS HERE. BUT STARTING WITH THE ZONING AND THE FUTURE LAND USE MAP. SO JUST TO BE CLEAR, THE THE ITEM WE'RE LOOKING AT TONIGHT IS SIMPLY JUST A REZONE AND A PRELIMINARY DEVELOPMENT PLAN. THE FUTURE LAND USE MAP FOR THIS AREA DESIGNATES IT AS A CITY CENTER, TRANSIT ORIENTED DEVELOPMENT. SO THE ZONE THEY'RE ASKING FOR IS STILL IN LINE WITH THAT SAME CITY CENTER PURPOSE AND DESIGNATION THERE. SO. AND THEN JUST THERE'S ALSO A STATIONARY PLAN THAT WAS RECENTLY ADOPTED FOR THE CITY CENTER AREA. MOST OF THIS, THE PRIMARY FOCUS OF THIS STATION AREA PLAN WAS FOR THE PROPERTY ACROSS THE STREET AND THAT AREA TO DEVELOP THAT AS A DOWNTOWN CITY CENTER FOR WEST JORDAN. SO THIS PROPERTY THAT WE'RE LOOKING AT TONIGHT IS REALLY KIND OF ON ON THE SOUTHWEST FRINGES OF THAT. AND SO AS, AS A RESULT, THERE REALLY WASN'T A WHOLE LOT OF DETAIL IN THAT PLAN SPECIFYING THE, THE VISION FOR THIS AREA.

REALLY THE ONLY RECOMMENDATION, IT WAS REALLY JUST PRETTY MUCH A SIMPLE RECOMMENDATION OF MEDIUM DENSITY RESIDENTIAL, WITH A DENSITY RANGE OF 25 TO 40 DWELLING UNITS PER ACRE, WHICH ON THIS SITE WOULD BE QUITE DIFFICULT. AS YOU CAN IMAGINE. SO, BUT AGAIN, THAT'S REALLY MORE OF A RECOMMENDATION. AND ULTIMATELY THE CITY COUNCIL CAN DECIDE WHETHER OR NOT THEY WANT TO AGREE WITH THAT. SO WITH THAT BEING SAID, THERE WILL BE A FEW MODIFICATIONS TO SOME OF THE STANDARDS IN THE TRANSIT STATION OVERLAY DISTRICT, WHICH THIS IS A PART OF. SO THERE THERE IS A PROVISION IN THOSE ORDINANCES THAT DOES ALLOW FOR THOSE SPECIFIC ORDINANCES TO BE TWEAKED SPECIFICALLY FOR INFILL DEVELOPMENT TO MAKE IT FIT A LITTLE BETTER. SO THERE'S THREE MAIN MODIFICATIONS WITH THIS ONE, PARTICULARLY THE DENSITY.

SO THE DENSITY RANGE IN THE TSOD HAS REQUIRES A MINIMUM OF 30 DWELLING UNITS PER ACRE. SO THIS THE DENSITY FOR THIS WOULD OBVIOUSLY BE MUCH SMALLER. SO THEY'RE REQUESTING TO SIMPLY GO A LITTLE BIT SMALLER THAN THAN WHAT'S IN THE CODE. ALSO NEXT IS PARKING. SO THIS WOULD REQUIRE WELL THE TSOD ACTUALLY HAS A MAXIMUM PARKING STANDARD IN ADDITION TO A MINIMUM PARKING STANDARD. AND THAT'S ONE AND A HALF SPACES PER UNIT, WHICH IF WE'RE PUTTING TWO CAR GARAGES IN TOWNHOMES, IT WOULD OBVIOUSLY EXCEED THAT AT TWO PARKING SPACES PER UNIT. SO WE'RE REALLY TRYING TO MODIFY THAT TO BE MORE IN LINE WITH WITH WHAT THEY'RE TRYING TO DO HERE. SO THEN THE THIRD THING IS BUILDING ORIENTATION. SO IN A T, S, O D BUILDINGS ARE REQUIRED TO BE REALLY WITHIN 20FT OF A PUBLIC STREET AND BE ORIENTED TO THAT TO REALLY FORM MORE OF A STREET WALL, KIND OF A DOWNTOWN NEIGHBORHOOD CHARACTER. AND SO WITH THIS ONE, THEY'VE, THEY'VE DONE THAT WITH ONE OF THE TOWNHOMES, YOU CAN KIND OF SEE, WHICH IS KIND OF MORE TO THE SIDE. BUT WITH THIS BEING, AGAIN, AN INFILL DEVELOPMENT THAT'S REALLY SURROUNDED BY EXISTING DEVELOPMENT AND REALLY PRETTY NARROW, THEY'RE JUST ASKING FOR SOME FLEXIBILITY THERE AS WELL. AND SO ALL OF THESE MODIFICATIONS ARE HAVE BEEN INCLUDED IN THE MASTER DEVELOPMENT AGREEMENT. SO MOVING ON TO THE LANDSCAPE BUFFERS, THERE'S A FEW MODIFICATIONS THERE AS WELL. WELL, I SHOULD SAY MORE KIND OF A INTERPRETATION OF THE LANDSCAPE BUFFERS. SO STARTING WITH THE THE FIRST ONE THERE ON

[00:50:07]

THE EAST SIDE, WHICH IS TEN FEET WIDE. SO THAT'S, THAT'S THE WIDTH OF THE PUBLIC UTILITY EASEMENT. AND SO NORMALLY LANDSCAPE BUFFERS ARE REQUIRED TO BE 20FT WIDE. BUT IN THIS ONE, THE NEIGHBORING PROPERTY TO THE EAST REALLY HAS KIND OF A VERY LARGE BACKYARD. AND SO.

THE WAY WE'VE KIND OF INTERPRETED IT IS THAT THEY CAN ESSENTIALLY KIND OF SPLIT THAT DIFFERENCE WITH TEN FEET ON THE DEVELOPER'S PROPERTY, AND THEN USE TEN FEET OF THE NEIGHBOR'S BACKYARD TO COUNT AS PART OF THAT LANDSCAPE BUFFER. AND THEN THE, THE OTHER EAST SIDE HERE, WHERE THE 20 FOOT, 26 FOOT WIDE DRIVEWAY IS WITH THIS BEING JUST BEING A VERY NARROW STRIP, THERE'S THERE'S ONLY SO MUCH LAND THAT'S AVAILABLE TO ONE, ALLOW INGRESS AND EGRESS TO THE SITE AND TO PUT ANY TOWNHOMES IN THERE. AND SO WHEN YOU'VE GOT THAT, THERE'S, IT REALLY DOESN'T LEAVE A WHOLE LOT OF ROOM FOR AN EXTRA 20FT OF LANDSCAPE BUFFER. SO WE'RE THINKING THAT MAYBE THAT DRIVEWAY COULD ESSENTIALLY KIND OF COUNT AS THAT 20 FOOT SPACE, WHICH WOULD BE SOMEWHAT THE EQUIVALENT OF A LANDSCAPE BUFFER, EVEN THOUGH THERE'S NO LANDSCAPING THERE. BUT ANYWAY, BUT I SHOULD POINT OUT THAT THERE WILL BE A MASONRY WALL ALONG THAT EAST SIDE. SO THAT IS A REQUIREMENT, BUT THAT WILL HOPEFULLY HELP TO MITIGATE SOME OF THOSE EFFECTS. AND THEN FINALLY, JUST ALONG THE SOUTH PROPERTY BOUNDARY, THERE'S THERE'LL BE A LANDSCAPE BUFFER THERE. SO AGAIN, 20FT WIDTH IS THE STANDARD, BUT THAT CAN BE REDUCED BY UP TO FOUR FEET WITH APPROVAL FROM THE ZONING ADMINISTRATOR. SO THE APPLICANT IS KIND OF TAKING THAT ROUTE. AND JUST TO GIVE THEM A LITTLE BIT MORE ROOM TO WORK WITH. ALL RIGHT. SO MOVING ON TO WALLS AND FENCING. SO JUST KIND OF GOING BACK TO THIS. SO CITY CODE REQUIRES MASONRY WALL. ANYTIME YOU HAVE A MORE INTENSE DEVELOPMENT ADJACENT TO A LESS INTENSE DEVELOPMENT AND MORE SPECIFICALLY, TOWNHOMES NEXT TO SINGLE FAMILY RESIDENTIAL. SO THERE'S A LITTLE BIT OF NUANCE HERE AND SOME UNIQUE SITUATIONS WHERE WE'RE THE APPLICANTS REQUESTING SOME LENIENCY THERE. SO STARTING WITH THE EAST SIDE THERE, YOU CAN SEE THAT'S AN EIGHT FOOT VINYL FENCE THERE. SO TECHNICALLY THE ADJACENT PROPERTIES ARE SINGLE FAMILY RESIDENTIAL, OR AT LEAST ONE OF THEM IS THE OTHER ONE'S VACANT. BUT AGAIN, THIS IS ONE OF THOSE, EXCUSE ME, ONE OF THOSE PROPERTIES THAT JUST HAS A VERY LARGE BACKYARD. AND SO I GUESS FOR ALL INTENTS AND PURPOSES, THE QUESTION WAS TO IS A MASONRY WALL REALLY NEEDED ALONG THAT SIDE? AND. AND KIND OF GO THAT ROUTE? SO. SO THE CITY CODE DOES ALLOW FOR SOME.

SOME FLEXIBILITY ON THOSE WALLS. TYPICALLY, NORMALLY WE DO A MASONRY WALL, BUT THE, THE PLANNING COMMISSION DOES HAVE THE OPTION TO DO A MORE, A DURABLE OPAQUE FENCE. AND SO THAT'S, THAT'S KIND OF A ROUTE THEY'RE TAKING HERE. AND THEN JUST THE ORANGE LINE AGAIN, THEY'RE, THEY'RE MEETING THE CITY REQUIREMENTS THERE WITH THE PROPERTIES THAT ARE MUCH MORE CLOSER TO THE DEVELOPMENT. SO THOSE WILL BE A SIX FOOT MASONRY WALL AS REQUIRED BY CODE. THE VINYL FENCE ALONG THE NORTH PROPERTY LINE, THE THE DESIGN REVIEW COMMITTEE RECOMMENDED A MASONRY WALL ALONG THIS AREA, BUT WITH THIS AREA BETWEEN THE TRACKS CORRIDOR AND THAT WALL FENCE, THAT COULD BE A POTENTIAL ALIGNMENT FOR THE BINGHAM CREEK TRAIL THAT MIGHT MOVE THROUGH THERE. WE HAVEN'T FINALIZED THAT YET, BUT. I GUESS THE APPLICANT WOULD JUST HAD A QUESTION AS TO WHY A MASONRY WALL WOULD BE REQUIRED THERE RATHER THAN A VINYL FENCE. SO. SO THEY'RE PROPOSING A TALLER EIGHT FOOT FENCE RATHER THAN A SIX FOOT WALL THERE IN LIEU OF. AND THEN GOING BACK TO THE METAL FENCING ALONG THE BINGHAM

[00:55:06]

CREEK THERE. SO WHEN IT COMES TO OPEN WATERWAYS, THE CITY CODE REQUIRES A SIX FOOT METAL FENCE OR SIMILAR MATERIAL APPROVED BY THE PLANNING COMMISSION. BUT THE APPLICANT AND OUR TALKS WITH THEM FELT THAT A SIX FOOT FENCE WAS A LITTLE BIT MORE IMPOSING AND MIGHT KIND OF END UP WITH IT BEING ON BOTH SIDES OF THE CANAL END UP BEING KIND OF LIKE A, I DON'T KNOW, LIKE A DEATH STRIP. MAYBE THAT'S NOT THE RIGHT WORD, BUT JUST KIND OF A MORE IMPOSING, TALLER FENCE. AND SO HAVE THEY FELT THAT HAVING A SHORTER FENCE MIGHT BE A LITTLE BIT MORE INVITING, PARTICULARLY FOR THAT SPACE ON THE NORTH SIDE OF THE CREEK CANAL. SO THE QUESTION FOR THE PLANNING COMMISSION TONIGHT IS, IS THERE ANY FLEXIBILITY ON THAT? AND I GUESS THAT'S A QUESTION FOR LEGAL AS WELL. AND DOES DOES THE MATERIAL MEAN WHAT THE PLANNING COMMISSION'S APPROVAL. OKAY. AND THEN GOING OVER THE COMMENTS FROM THE DESIGN REVIEW COMMITTEE, AGAIN, I MENTIONED THE THE MASONRY WALL ALONG THE LIGHT RAIL CORRIDOR. THEY'RE HOPING FOR A LITTLE BIT OF FLEXIBILITY ON THE MATERIAL ON THAT. THE OTHER RECOMMENDATION WAS ENHANCED MATERIALS ON THE SIDE OF THE BUILDINGS. THEY ARE ACTUALLY PROVIDING THOSE. SO THEY'VE THEY'RE INCLUDING A MIX OF LAP HARDY LAP SIDING, BOARD AND BRICK SIDING ON ALL FOUR SIDES. AND THEN ON THE REAR ELEVATIONS, THEY'VE ACTUALLY FORKED. THE ORIGINAL ELEVATIONS WERE MUCH MORE FLAT. AND SO NOW THEY'RE ACTUALLY POPPING A SECTION OF THAT OUT JUST TO GIVE IT A LITTLE BIT MORE FORM. AND UP THAT WAY. AND THEN THE LANDSCAPING, THE OPEN SPACE ON THE NORTH SIDE OF THE CREEK. AGAIN, THEY'RE GOING TO ENHANCE THAT WITH FEW AMENITIES AND ADDITIONAL LANDSCAPING GRASS AREAS JUST TO MAKE THAT REALLY KIND OF A NICE AMENITY THERE. AND THEN THE FOURTH THING WAS JUST ADDING LIGHTING ALONG THE PEDESTRIAN PATH, WHICH THEY'VE INCLUDED NOW. SO MOST OF THAT LIGHTING WILL ACTUALLY BE ON THE WALLS OF THE BUILDINGS, RATHER THAN FREESTANDING POLES OR ANYTHING LIKE THAT. SO THE NEXT STEPS FOR THIS PROJECT, IT WILL GO TO THE CITY COUNCIL FOR PUBLIC HEARING AND FINAL DECISION. AND THEN THAT'S FOR THE REZONE AND THE PRELIMINARY DEVELOPMENT PLAN, MASTER DEVELOPMENT AGREEMENT. SO ASSUMING THAT'S ALL APPROVED, THE NEXT STEPS WOULD BE TO APPLY FOR PRELIMINARY SITE PLAN AND PRELIMINARY MAJOR SUBDIVISION. LOOKING AT THE CONSTRUCTION DRAWINGS MUCH MORE IN DEPTH. THAT'LL GO THROUGH STAFF REVIEW AND THEN AGAIN TO THE PLANNING COMMISSION FOR FOR YOUR REVIEW AND PUBLIC HEARING. AND THEN ASSUMING THAT ALL GOES WELL, WE'LL APPLY FOR A FINAL SITE PLAN, FINAL MAJOR SUBDIVISION FINAL PLAN. AND THAT WILL ALL BE HANDLED AT THE STAFF LEVEL. AND THAT'S IT. AND I CAN ANSWER ANY QUESTIONS YOU MAY HAVE. ANY QUESTIONS FOR STAFF? YES. WHAT ARE THE POLICY.

CONSIDERATIONS BEHIND WHETHER WE SHOULD REQUIRE A MASONRY WALL OR A VINYL FENCE? SO A LOT OF THAT HAS TO DO WITH HOW IT'S WRITTEN IN THE CITY CODE. TYPICALLY, WE'VE ALWAYS PREFERRED A MASONRY WALL JUST BECAUSE IT'S MORE DURABLE TENDS TO LAST LONGER. LOOKS A LITTLE BIT NICER. BUT THERE'S, THERE'S BEEN OTHER INSTANCES WHERE WE'VE LOOKED AT MAYBE LIKE A, LIKE A TREX FENCE FOR HIGH QUALITY OPAQUE FENCING, BUT MOST OF THE TIME IT'S TYPICALLY BEEN A MASONRY WALL. AND SO IN THIS CASE, WHERE THEY'RE ASKING FOR A VINYL, WHAT WOULD YOU SAY ARE THE REASONS WHY WE WE WOULD APPROVE THAT OR WOULDN'T APPROVE THAT? I THINK IN THIS CASE, PROBABLY SIMPLY BECAUSE IT'S. MORE IN LINE WITH THE. WELL, LET'S SEE. I THINK IT WOULD MOSTLY HAVE TO DO PROBABLY WITH THE WITH IT BEING FURTHER BACK. SO KIND OF AWAY FROM THE STREET, OUT OF THE PUBLIC VIEW. THAT'S PROBABLY WHAT I CAN THINK OF AT THE MOMENT. SO TREATING IT LIKE IT'S, IT'S KIND OF ALREADY IN A NEIGHBORHOOD AND WE WOULD ONLY REQUIRE HOMEOWNERS TO PUT A VINYL FENCE. SO THIS KIND OF MATCHES WHAT WE WOULD HAVE A

[01:00:02]

HOMEOWNER DO. THAT'S THE.

IDEA, RIGHT? YEAH. THE, THE OTHER CONSIDERATION IS THAT THE PROPERTIES TO THE EAST ARE, ARE ZONED ARE STILL IN THAT SAME CC F ZONE, WHICH IS MORE OF A COMMERCIAL ORIENTED ZONE. SO ASSUMING THOSE PROPERTIES EVER REDEVELOP OR, OR CHANGE USE OR THINGS LIKE THAT, THEY WOULD END UP BEING COMMERCIAL BUSINESSES RATHER THAN SINGLE FAMILY HOMES. AND SO YOU BASICALLY HAVE A MORE INTENSE USE ON THE OTHER SIDE, RATHER THAN A LOWER INTENSE USE, IF THAT MAKES SENSE. RIGHT. AND ON AND ON THAT SECTION, WE ARE WANTING MASONRY FOR THAT EAST SECTION, RIGHT? IF I LOOK REMEMBER ON THE MAP, DOESN'T THE EAST SIDE REQUIRE MASONRY? MAYBE PULL THE MAP BACK UP? IT DOES, BUT IT DOES GIVE THE PLANNING COMMISSION SOME, SOME OPTION FOR AN OPAQUE FENCE. OKAY, JUST SO JUST TO BE CLEAR, LOOKING AT THIS MAP. WHICH WAY IS NORTH? IS THAT NORTH CANAL. YEAH. SO NORTH IS TOWARDS THE LEFT SIDE OF THE SCREEN. OH, SO THE EAST IS WHERE IS THAT WHOLE SECTION UP TOP WHERE THEY WOULD STILL BE LOOKING AT VINYL. RIGHT. BUT YOU SAY THE CODE ALLOWS FLEXIBILITY TO JUST BE ANY TYPE OF OPAQUE FENCE. YEAH. IT'S NOT NECESSARILY SPECIFIC.

OKAY. THANKS. SO CONTINUING ON THAT SAME LINE OF QUESTIONING, YOU MENTIONED THAT THE PROPERTIES TO THE EAST, IF THEY IF THEY REDEVELOP, WILL BE A HIGHER DENSITY. AND SO THAT DOESN'T CREATE A PROBLEM FOR THIS. BUT WOULD IT REQUIRE THE COMMERCIAL, THE COMMERCIAL ENTITY THAT COMES IN TO PUT IN A MASONRY FENCE BECAUSE OF THE HIGHER DENSITY? YEAH. IT WOULD.

AND WOULD THAT REPLACE THE VINYL THAT WE WOULD POTENTIALLY CORRECT RIGHT NOW? AGAIN, THAT'S WHAT I WANTED TO KNOW. THANK YOU. I'M GOING TO ASK A QUESTION ABOUT THE FENCE ALONG BINGHAM CREEK RIGHT THERE. YOU WOULD SAY IT WOULD NORMALLY BE SIX FEET. AND THEY'RE ASKING FOR FOUR FEET. COULD THERE BE A COMPROMISE OF FIVE FEET? I THINK FOUR FEET IS TOO SHORT FOR LITTLE.

CHILDREN. BUT THAT'S MY OPINION. COULD THERE BE A COMPROMISE THERE? YEAH, THAT PROBABLY FOR THAT TO OUR ATTORNEY TO SEE IF THERE'S ANY FLEXIBILITY IN THE CODE THERE.

THE OTHER QUESTION I THINK THAT CAME UP. DIDN'T COUNTY FLOOD CONTROL WEIGH IN ON THE HEIGHT OF THE FENCE? REMIND ME WHAT THEY SAID, MARK. THEY HAVEN'T WEIGHED IN ON THE FENCE ITSELF.

THEY DID REQUIRE THAT THAT FENCE BE MOVED OFF. SO THE FENCE ALONG THE NORTH SIDE, WHICH WOULD BE THE LEFT SIDE OF YOUR SCREEN, LEFT SIDE OF YOUR SCREEN, HAD TO BE MOVED OFF OF THAT BANK AT LEAST 20FT, SO THAT THEY COULD BE ABLE TO CONTINUE TO MAINTAIN THAT, THAT CANAL. SO THEY WE'VE BEEN IN TALKS WITH THEM AND THEY WERE VERY ADAMANT THAT, YEAH, THEY CAN'T HAVE ANY OBSTRUCTIONS ALONG THE BANK. THEY CAN'T HAVE ANY ANYTHING WITHIN THAT 20FT.

OKAY. THAT REFRESHES MY MEMORY. SO IT WAS MORE OF A LOCATION RATHER THAN A HEIGHT CONCERN THE COUNTY HAD. BUT YOU HAVE CONSIDERABLE DISCRETION UNDER THE CODE AS A PLANNING COMMISSION FOR FENCE, ESPECIALLY TYPES OF MATERIALS, AS WAS EXPLAINED IN MY VIEW, ESPECIALLY WITH REGARDS TO THE HEIGHT AND THE SAFETY CONCERNS ALONG THE CREEK THERE, I WOULD RECOMMEND YOU YOU STICK WITH THE SIX FOOT HEIGHT, BUT YOU KNOW, CLEARLY YOU'VE GOT SOME DISCRETION AS THE PLANNING COMMISSION. GO AHEAD. ALONG THOSE SAME LINES, HAVE WE HAD DISCUSSIONS ON THE WIDTH OF THE OF THE RAILINGS OF THE METAL FENCE? AS FAR AS THE WHETHER THEY'D BE LIKE FOUR INCHES WIDE OR 2 OR 3IN WIDE. NO, LIKELY BE THREE THREE INCHES INCHES. OKAY, SO A KID COULDN'T SNEAK THROUGH THAT. OKAY. THIS FEELS LIKE A STUPID QUESTION, BUT I'M GOING TO ASK IT ANYWAY BECAUSE IT SHOWS ON THE MAP, ON THE FENCING PLAN. IT SHOWS THE LINES EXTENDING ACROSS THE CANAL. OR IS THE FENCE GOING TO EXTEND ACROSS THE CANAL, OR IS

[01:05:04]

IT IS THAT JUST A ERROR IN THE DRAWING? SO THE SO THE LINES YOU SEE HERE IN RED, THOSE.

THOSE WILL EXTEND SOLIDLY EXCEPT FOR WHERE IT COMES INTO CONTACT WITH THE BRIDGE ACROSS THE. I'M TALKING ABOUT THE YELLOW LINES THAT EXTEND NORTH AND SOUTH ACROSS THE CANAL. YES.

YEAH. YEAH, YEAH. SO. WE PROBABLY HAVE TO LOOK AT THAT IN MORE DETAIL ONCE WE GET MORE INTO. NO, WE'RE NOT GOING TO PUT A FENCE ACROSS AS BINGHAM CREEK. IT WILL STOP AT THE EDGE OF. I WAS GOING TO SAY THAT CREATES A BIG FLOOD ISSUE FOR FLOOD ISSUE WOULD NOT ALLOW THAT. SO ALL RIGHT. THAT'S WHAT I WANTED TO KNOW. I COULD EXPLAIN IT IF YOU'D LIKE. JUST A SECOND. WELL. CALL THE APPLICANT BACK UP, SIR. OKAY. BEFORE WE START THE PUBLIC HEARING, GO AHEAD. AND IF YOU CAN EXPLAIN THAT PARTICULAR ITEM AGAIN, DALE BENNETT SO THE THE ACTUAL CREEK FOLLOWS PRETTY MUCH PARALLEL WITH THOSE TWO RED FENCES. THE ACTUAL FLOODPLAIN IS SHOWING GOING STRAIGHT RIGHT THERE ON THE FEMA MAP. SO IT'S A LITTLE BIT OFF THERE, BUT IT'S PRETTY MUCH RIGHT THERE. THAT'S THE ONLY DIFFERENCE. SO YEAH, SO YEAH.

OKAY, WE'LL GO AHEAD AND OPEN THIS UP FOR PUBLIC HEARING. THIS HAS BEEN NOTED AS A PUBLIC HEARING HERE TO SPEAK ON THIS ITEM. YOU'LL HAVE THREE MINUTES. PLEASE STATE YOUR NAME AND YOU'LL HAVE THREE MINUTES. IF YOU'RE ONLINE, YOU CAN RAISE YOUR HAND. THERE'S NO ONE ONLINE. MY NAME IS TYLER MCCARTHY. I'M WITH THE HOMEBUILDER CALLED MACARTHUR HOMES. WE HAVE THIS PROJECT UNDER CONTRACT. I WAS INVOLVED IN A LOT OF THE FENCING CONVERSATIONS WHEN I WENT BACK ON THIS SITE, AND I SAW BINGHAM CREEK IN THE OPEN SPACE. I JUST LIKE FELL IN LOVE WITH THE SITE. I'M THE LAND ACQUISITION MANAGER. I'M NOT SUPPOSED TO FALL IN LOVE WITH SITES, BUT I FELL IN LOVE WITH THIS PIECE AND I HAD THIS VISION OF THE BINGHAM CREEK COMING THROUGH. AND YOU HAVE THESE NICE FARMHOUSE TOWN HOMES. AND THEN I WANTED TO SEE LIKE BENCHES AND LIKE THE FUTURE TRAIL COMING THROUGH THERE. AND YOU HAVE THIS OPEN SPACE. AND I PICTURED IT LIKE THIS OASIS BACK THERE. AND IT WAS LIKE THIS OASIS AWAY FROM THE CITY, BUT YOU'RE STILL KIND OF IN THE CENTER OF WEST JORDAN. AND SO THAT, THAT WAS MY VISION. AND AS WE DESIGNED THIS PATH COMING THROUGH. I KIND OF GOT DISMAYED AS WE WERE TALKING TO SALT LAKE COUNTY FLOOD CONTROL AND ALL THE FENCING REQUIREMENTS. AND I, I WAS WORRIED THAT WE WERE GOING TO HAVE THESE LIKE, LIKE, LIKE THIS DOUBLE WALL OF FENCES THAT WOULD BLOCK THE VIEW OF THE RESIDENTS FROM ENJOYING THE CREEK, WHICH TO ME WAS LIKE THE HUGE AMENITY. LIKE THE REASON I LOVE SUGAR FACTORY, WHATEVER WE'RE CALLING THIS SUGAR FACTORY TOWNHOMES WAS THAT THAT CREEK AMENITY IN THE BACK. SO I WOULD JUST SAY WHAT, WHATEVER YOU GUYS DECIDE TO DO, I'M ALL FOR SAFETY. THAT'S THE RIGHT THING TO DO. BUT THE VISION REALLY WAS JUST TO TRY TO CREATE THAT, YOU KNOW, USE THAT CREEK AS AN AMENITY TO CREATE A REALLY SPECIAL SORT OF TOWNHOME PROJECT THAT YOU DON'T ALWAYS SEE HERE IN UTAH. WE JUST DON'T HAVE A LOT OF WATER. AND SO I JUST WANTED TO THINK OF THE RIGHT WAY TO, TO HIGHLIGHT THAT.

AND WE'RE GOING TO SELL IT TO THE RESIDENTS. AND THAT'S GOING TO BE WHY PEOPLE CHOOSE TO LIVE HERE. SO WHATEVER YOU DO IS GREAT WITH THAT. THAT WAS MY VISION FOR THE PROJECT. THANK YOU. MY NAME IS JACOB. GOOD EVENING, CHAIRMAN THOMAS AND COMMISSIONERS. I LIVE DIRECTLY ADJACENT TO THE PROPOSED TOWNHOME DEVELOPMENT AND APPRECIATE THE OPPORTUNITY TO COMMENT TONIGHT. WITH REGARD TO LANDSCAPE BUFFERS AND PRIVACY, I SUPPORT KEEPING THE 20 FOOT BUFFER ALONG THE WEST SIDE. ALONG ALL NEIGHBORING RESIDENTIAL PROPERTY LINES, WITH NO REDUCTION ON THE WEST, BECAUSE THE TOWNHOMES AND MANY OF THE NEIGHBORING HOMES ARE TWO STORIES TALL, AND THESE APPEAR TO BE MAYBE THREE STORIES. I REQUEST THAT THE BUFFER INCLUDE A LARGE SPECIMEN OF EVERGREEN TREE SPECIFICALLY OR SIMILAR TO ROCKY MOUNTAIN JUNIPERS OR EQUIVALENT, PLANTED AT A MINIMUM OF 10 TO 12FT AT INSTALLATION. FOR IMMEDIATE AND EFFECTIVE PRIVACY SCREENING. CAN THE APPLICANT AND STAFF CONFIRM ON THE RECORD THAT NONE OF THESE UNITS ARE RESTRICTED AFFORDABLE, LOW INCOME OR SECTION EIGHT HOUSING, AND THAT

[01:10:04]

IT'S ENTIRELY MARKET RATE? AND CONSIDERING THE CONSTRUCTION AS A DIRECT NEIGHBOR, I'M CONCERNED ABOUT THE CONSTRUCTION NOISE, DUST AND RODENTS, MICE, AND OTHER SMALL ANIMALS THAT MAY BE DISPLACED DURING CONSTRUCTION FLEEING INTO NEIGHBORING HOMES. I REQUEST THAT THE MASTER DEVELOPMENT AGREEMENT OR FUTURE PERMITS INCLUDE STRICT CONDITIONS ON CONSTRUCTION HOURS LIMITED TO 7 A.M. TO 7 P.M. EFFECTIVE DUST CONTROL MEASURES, PEST CONTROL AND WILDLIFE MANAGEMENT TO PREVENT RODENTS AND OTHER ANIMALS FROM ENTERING ADJACENT PROPERTIES. THANK YOU FOR CONSIDERING THESE NEIGHBOR CONCERNS. I RESPECTFULLY ASK THE COMMISSION TO INCLUDE THESE CONDITIONS IN YOUR RECOMMENDATION TO THE CITY COUNCIL. THANK YOU, THANK YOU. ANTHONY. JOHN AND I LIVE ON 1780, WHICH MY PROPERTY LINE IS ON THE WHERE THEY'RE PLANNING ON PUTTING THE ROAD THROUGH. SO MY CONCERN IS THAT MY HOUSE SITS LIKE ABOUT THREE FEET OFF THE PROPERTY LINE, AND MY EAVE EVEN HANGS OVER FATHER. SO THEY'RE PLANNING ON HAVING THE ROAD GO RIGHT PAST MY HOUSE RIGHT THERE. AND I DON'T KNOW WHAT THE WHAT THEY'RE GOING TO HAVE A WALL THERE OR WHAT BETWEEN THE ACCESS THAT THEY'RE GOING IN, BECAUSE I'M RIGHT THERE ON THE I'M RIGHT NEXT TO THAT PROPERTY. SO I'M CONCERNED ABOUT THAT. I'M ALSO CONCERNED ABOUT THE, THE NIGHT LIGHTING FOR THE, THE UNIT THAT THEY'RE GOING TO HAVE AUTOMATICALLY COME ON BECAUSE I'VE SEEN SOME OF THOSE UNITS AND THEY'RE BRIGHT. SO LIKE, WE'RE NOT GOING TO GET ANY DARKNESS BECAUSE THIS THING'S LIT UP LIKE A ROMAN CANDLE. AND THEN IT'S HIGH. THEY'RE GOING WAY HIGH. SO IT'S GOING TO BE LIKE TOWERING OVER MY HOUSE. IT'S JUST I JUST THINK IT'S MONSTROUS FOR THAT LOT. AND THE WAY IT'S GOING IN THE ACCESS, THEY'VE GOT PRETTY MUCH THE THE TWO LANES GOING IN AND OUT ON MY GOING RIGHT WHERE MY PROPERTY IS. SO BASICALLY TO TURN IN, IF I WAS TO STEP OUT ON MY SIDE OF THE PROPERTY ON MY DRIVEWAY, THE NEW ROADS GOING RIGHT THERE THROUGH THERE TO GET TO THE ACCESS TO THE BACK. BUT THOSE ARE JUST SOME OF MY CONCERNS. I DON'T KNOW WHAT THEY'RE GOING TO DO FOR THE WALL THERE OR HOW THAT'S GOING TO SEPARATE ME. I JUST THINK IT'S MONSTROSITY. I THINK IT'S HUGE. BUT SO I JUST THANK YOU FOR CONSIDERING WHAT I'M TALKING ABOUT. SO THANK YOU. THAT'S ALL I GOTTA SAY. THANK YOU. GOOD EVENING. MY NAME IS JERRY LEDER. I'M A RESIDENT OF SUGAR CREEK CONDOS, AND I'M ALSO A MEMBER OF THE HOA BOARD.

AND THIS IS THE FIRST TIME THAT WE'VE HAD INFORMATION THAT THIS THAT THESE CONDOS AND TOWNHOMES ARE GOING TO BE BUILT. AND WE WOULD LIKE AS A BOARD TO MAKE SURE THAT WE HAVE CONTINUED INFORMATION ABOUT THINGS LIKE THAT WAS ADDRESSED ABOUT DUST AND ANIMALS AND, AND ACCESS TO ROADS AND THINGS LIKE THAT DURING CONSTRUCTION. ALSO, WE SHARE A FENCE WITH THE, WITH THE, WITH THE HOME THAT'S NEXT TO US. AND IT TOOK US TWO YEARS TO GET THAT NEIGHBOR, THE FORMER OWNER, TO, TO REBUILD THE FENCE THAT WAS KNOCKED OVER BY TREES THAT LEANED UP AGAINST OUR FENCE. AND THAT WAS IT TOOK MONTHS TO GET THEM TO REMOVE THE TREES AND THE BUSHES AND TO REBUILD OUR FENCE. AND SO THERE'S CONCERNS ABOUT WHAT'S GOING TO WHAT IS GOING TO BE LIKE TO HAVE A LARGE AMOUNT OF TOWNHOMES ON THE OTHER SIDE OF THAT FENCE, AND HOW IT'S GOING TO AFFECT OUR CONDOS. AND WE WOULD LIKE TO KNOW WHO WE WOULD ADDRESS THESE CONCERNS TO AND, AND HAVE CONTINUED CONVERSATION, CONTINUED COMMUNICATION ABOUT, ABOUT THE CONDOS BEING BUILT AND HOW IT'S GOING TO AFFECT OUR SITUATIONS. THERE'S 32 RESIDENTS THAT CONDOS AT SUGAR CREEK CONDOS, AND THERE'S PEOPLE ALREADY SHOWING CONCERNS ABOUT THE FUTURE OF HAVING THESE 23 CONDOS NEXT TO US. AND THAT FENCE LINE, WE ALREADY ARE HAVING PROBLEMS WITH CONTROL OF OF THE FENCE BEING DAMAGED BY TREES, LEANING UP AGAINST IT AND THINGS LIKE THAT. AND SO IF WE COULD GET ANY INFORMATION OUT OF HOW TO KEEP IN CONTACT WITH THE, THE MEMBERS OF, OF THE OWNER OR THE OWNERS THAT CAN HELP US UNDERSTAND WHAT THIS IS GOING TO LOOK LIKE IN

[01:15:01]

THE FUTURE AND HELP US DEAL WITH THINGS LIKE DURING THE BUILDING PROCESS, LIKE DUST AND ANIMALS AND PARKING AND THOSE KIND OF CONCERNS AND NOISE AS WELL. SO IF WE COULD, IF WE COULD HAVE THAT OPEN COMMUNICATION COMPLETELY THROUGH THAT PROCESS AND AFTER, WE WOULD APPRECIATE IT. THANK YOU, THANK YOU. ANYBODY ELSE? THERE'S NO ONE ONLINE. OKAY.

WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. I. MR. CHAIR TWO I, I JUST WANTED TO LET YOU KNOW ON THE FENCING ISSUE, THE QUESTION I WAS ASKED EARLIER, SCOTT LANGFORD AND I REVIEWED SECTION 13-14-3, SUBSECTION D, WHICH DEALS WITH FENCING ALONG WATERWAYS, CANALS AND DITCHES. IT DOES MAKE IT CLEAR THAT THE AS FAR AS THE TYPES OF MATERIAL, YOU HAVE DISCRETION AS A PLANNING COMMISSION, BUT AS FAR AS THE HEIGHT. IT IS FIXED AT SIX FEET. UNLESS THE CITY ENGINEER MAKES A DETERMINATION THAT IT CAN BE LOWER THAN SIX FEET. IF THERE'S NO UNDUE HAZARD TO NORMAL HUMAN ACTIVITY. SO MY GUESS WOULD BE, AND IT'D BE JUST A GUESS THAT UNDER THE CIRCUMSTANCES, THE CITY ENGINEER WOULD BE UNLIKELY TO GO LESS THAN SIX, BUT WITHOUT A DETERMINATION FROM HIM. MY OPINION IS YOU DON'T HAVE ANY AUTHORITY AS A PLANNING COMMISSION TO GO LOWER THAN THE SIX FEET. SO I WOULD SAY IF IF IN ANY FINAL MOTION, YOU MIGHT WANT TO MAKE THAT CLEAR, THE SIX FOOT HEIGHT REQUIREMENT ON THE FENCE THAT'S ALONG THE CANAL, THAT WOULD BE MY RECOMMENDATION ALSO, JUST FOR THE SAFETY FACTOR. SO WE DON'T HAVE ANYBODY SCALING THE FENCE AND CAUSING ISSUES LIKE THAT. I THINK IT SOUNDS LIKE THAT'S PRETTY MUCH A CONSENSUS UP HERE ON THE COMMISSION. SO. I ACTUALLY HAD A DIFFERENT QUESTION COMMENT TO MAKE. CAN YOU CAN YOU BRING BACK UP THE MAP THAT SHOWS THE LANDSCAPE BUFFERS? I WANTED TO LOOK AT THAT QUESTION. SO I THINK THE, I THINK THE, THE PUBLIC COMMENT WAS TO MAKE SURE THE LANDSCAPE BUFFER ON THE WEST REMAINS AT 20FT. IS THAT DEALT WITH ON THIS MAP? SO IF WE'RE TALKING ABOUT THE WEST SIDE OF THE PROPERTY. SO THAT WOULD BE ON THE BOTTOM OF THE SCREEN THERE WHERE THE HOMES FACE THAT DIRECTION. SO WITH THE THE NEIGHBORING TOWNHOMES OR THE NEIGHBORING PROPERTY BEING ALSO TOWNHOMES, THERE'S ACTUALLY NO LANDSCAPING BUFFER REQUIRED BY CITY CODE ALONG THAT SIDE. OKAY. IT'S ONLY ALONG THE SIDES ADJACENT TO SINGLE FAMILY. OKAY, GREAT. THANKS FOR THAT CLARIFICATION. ANYBODY ELSE GOT ANY? COMMISSIONER ACKER, CAN YOU SHOW THE FENCING AGAIN? GO TO THAT ONE. SO THE GENTLEMAN THAT RAISED THE QUESTION ABOUT HIS PROPERTY, I MEAN, IT'S COMING IN THIS ROADWAY IS IS THAT CORRECT? OKAY. I JUST WANTED TO SEE WHAT FENCING WAS BETWEEN HIM AND TO TO ADDRESS HIS CONCERN. YEAH. SO THAT THAT WOULD BE A SIX FOOT MASONRY WALL. AND YOU CAN ACTUALLY SEE IT'S THE RHINO ROCK FENCE. YOU CAN KIND OF SEE THE, THE DESIGN THAT THEY'RE PROPOSING THERE. OKAY, MAKE A COUPLE COMMENTS JUST BEFORE WE GET INTO IT. AND THIS IS JUST FROM MY OWN PERSONAL EXPERIENCE, WHEN I HAVE DEALT WITH DEVELOPERS AND PROJECTS GOING INTO YOUR AREA, IT'S A REALLY GOOD IDEA TO DEVELOP A RELATIONSHIP WITH THOSE DEVELOPERS AND THE CONSTRUCTION PEOPLE, BECAUSE IT NEVER FAILS. AND I CAN ATTEST TO THIS. WE HAD BIG DEVELOPMENT GOING NOT TOO FAR AWAY FROM MY HOUSE, AND WHEN THEY STARTED DOING DIGGING AND STUFF, THE CRITTERS DO COME OUT. AND SO AND THERE'S JUST NO STOPPING THAT. BUT IF YOU CONTACT THE CONTRACTOR AND THE DEVELOPER, USUALLY YOU CAN COME UP WITH SOME SORT OF A CONSENSUS AND, AND GET SOME HELP AND STUFF THAT WAY. BUT TO ME, THAT WOULD PROBABLY BE YOUR BEST BET TO DEVELOP THOSE RELATIONSHIPS SO THAT IT DOESN'T BECOME AN ADVERSARIAL ISSUE. SO. AND I TEND TO AGREE WITH THE SIX FOOT

[01:20:12]

FENCE TOO. SO WITH THAT BEING SAID, ANYBODY ELSE GOT ANY MORE COMMENTS OR. I DON'T KNOW IF WE NEED TO ADD THIS AS A CONDITION, BUT I'M SURE THAT MACARTHUR HOMES OR THE DEVELOPER WOULD BE HAPPY TO PROVIDE THEIR CONTACT INFORMATION TO THE SUGAR CREEK HOA. CORRECT? YEAH. JUST RAISE YOUR HAND AND THEY CAN COME UP AND TALK TO YOU AFTERWARDS. BUT YEAH, I MEAN, THAT'S THE BEST WAY TO DO THESE KIND OF PROJECTS. AND IT SEEMS LIKE THAT YOU CAN COME UP WITH A CONSENSUS, THE SAFETY STUFF AND SOME OF THE OTHER STUFF IS WRITTEN BY CODE. AND SO WE ONLY HAVE TO GO BY CODE. AND THIS STILL WILL GO BE PRESENTED TO THE CITY COUNCIL. SO IF YOU DON'T GET YOUR QUESTIONS ANSWERED BY CHANCE TONIGHT, THERE WILL BE ONE MORE CHANCE FOR YOU TO VOICE YOUR CONCERNS AND STUFF THAT A CITY COUNCIL MEETING. SO THAT STILL IS AN OPTION. OKAY, I'LL TRY A MOTION. LET'S TRY IT. ALRIGHT. CAN YOU PUT THE MARK? DO WE HAVE THE VERBIAGE ON THE ON THE REQUESTED MOTION? OKAY. I THINK THE FENCE PART WOULD GO IN THE SECOND MOTION. YEAH. OKAY. BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO REZONE PROPERTY COMPRISING 1.78 ACRES AND LOCATED AT APPROXIMATELY 1790 WEST SUGAR FACTORY ROAD, FROM C C DASH F ZONE TO A C C DASH R ZONE. OKAY, WE HAVE A MOTION, COMMISSIONER ROBERTS. I WILL SECOND THAT. I HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. OKAY. BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL CONCERNING THE PRELIMINARY DEVELOPMENT PLAN AND MASTER DEVELOPMENT AGREEMENT FOR THE SUGAR FACTORY ON THE CREEK TOWNHOMES, LOCATED AT 1790 WEST SUGAR FACTORY ROAD, WITH THE CONDITIONS AND REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT AND THE ADDITIONAL CONDITION THAT THE METAL FENCE ALONG THE CREEK BE SIX FEET HIGH. OKAY, WE HAVE A MOTION. I'LL SECOND THAT AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SIX. NOTHING. OKAY. LAST ON OUR

[d. Diaz Lot; 8305 South 2200 West; Rezone 0.43 acres from P-F (Public Facilities) Zone to R-1-8 (Single-family residential 8,000 square foot lots minimum) Zone; Utah Development Group/Marco Diaz (applicant) [Mark Forsythe; #35251; parcel 21-34-304-012]]

AGENDA IS THE ITEM D THE DIAZ LOT AT 8305 SOUTH 2200 WEST. I REZONE OF 0.43 ACRES FROM A P DASH F PUBLIC FACILITY ZONE TO AN R-1 SINGLE FAMILY RESIDENTIAL, 800 ZERO SQUARE FOOT MINIMUM LOT ZONE. AND IT LOOKS LIKE MARCO DIAZ IS THE APPLICANT. YES. HELLO, MARK.

ARE YOU GOING TO CONTROL ONE SECOND, PLEASE? I JUST WANTED TO. MAKE IT KNOWN THAT I AM A POTENTIAL BUYER FOR THIS PROPERTY, AND IT'S AN OUTSIDE CHANCE. I DON'T HAVE ANY RELATIONSHIP WITH THE DEVELOPER OR THE AGENT OR ANYTHING, BUT I KNOW IT'S FOR SALE AND I'M POTENTIALLY A BUYER FOR IT. SO I'M GOING TO PARTICIPATE IN DISCUSSION, BUT I'M GOING TO RECUSE MYSELF FROM VOTING ON THIS. THANK YOU. AND I DID NOT KNOW THAT. SO GLAD TO KNOW. MY NAME IS MARCO DIAZ. I, I'VE BEEN DRIVING BY THIS PROPERTY FOR MANY YEARS AND, AND WHEN IT WENT FOR SALE, I WAS SURPRISED THAT IT WASN'T ALREADY A PROPERLY ZONED LOT. COME TO FIND OUT, IT WAS A ZONED LOT AND INITIALLY I NORMALLY DO TOWNHOMES AND TWIN HOMES PROJECTS AND. AND I THOUGHT I COULD DO A TWIN HOME ON THIS. AND THE CITY SAID, NO, THAT'S NOT GOING TO WORK. AND SO JUST BECAUSE OF THE NUANCE OF THE LAW, THE LAW IS VERY UNIQUE.

I'VE HAD TO WORK WITH THE SOUTH JORDAN CANAL COMPANY NOW FOR GOING ON ABOUT 8 OR 9 MONTHS TO MAKE SURE THAT WE HAD ALL THE THE EASEMENTS PROPER AND MAKE SURE THAT THAT THEY WERE OKAY WITH THAT. SO GARY CANNON, THE PRESIDENT OF THE SOUTH JORDAN CANAL COMPANY, AND I HAVE BECOME GOOD FRIENDS AS A RESULT BECAUSE THERE WAS A LOT OF BACK AND FORTH. BUT NOW WE'RE TO A POINT WHERE WE FEEL LIKE WE'VE GIVEN ALL, GIVEN ALL THE EAST SIDE OF THE PROPERTY, BASICALLY AS AN EASEMENT TO THE SOUTH JORDAN CANAL COMPANY, SO THEY CAN NOT ONLY MAINTAIN THE CANAL,

[01:25:01]

BUT HAVE A WAY TO ACCESS THE CANAL. SO BASICALLY THAT 0.43 OF AN ACRE PROPERTY NOW IS CLOSER TO HALF THAT OF HALF THE PROPERTY WHERE IT'S BUILDABLE. THE REASON WHY. SO AS WE LOOKED AT THAT, THE REASON WHY I MENTIONED EARLIER THAT WE WERE LOOKING TO DO AN R-2 ZONE AND THAT WAS, YOU KNOW, NOT NOT A RECOMMENDATION FROM THE STAFF WAS BECAUSE ACROSS THE STREET, ALL THAT IS R-2 TO THE NORTH IS R-3, AND THEN TO THE SOUTH THERE'S R-1 AND AND TO THE OTHER NORTHEAST AS WELL. AND SO WE THOUGHT, OH, MAYBE, MAYBE THAT COULD BE A POSSIBILITY. SO RIGHT NOW WE'RE COMING BEFORE THE COUNCIL TO REQUEST AN R ONE EIGHT ZONE. WE BELIEVE THAT RIGHT NOW IT'S AN INFIELD LOT. IT'S BEEN VACANT FOR A LONG TIME. THOSE OF YOU THAT MAYBE DRIVE BY THAT SEE THAT SOMETIMES IT GETS VERY OVERGROWN. THERE'S WEEDS AND OVERGROWN TREES, AND SOMETIMES THERE'S BEEN LIKE TRAILERS PARKED THERE. AND JUST IT'S, IT'S NOT A LITTLE BIT OF AN EYESORE. WE BELIEVE OR I BELIEVE THAT HAVING A SINGLE FAMILY HOME IN THAT IN THAT AREA WILL JUST CONTINUE TO, YOU KNOW, IMPROVE THE AREA, I GUESS.

AND SO WHAT WE'RE TRYING TO DO, NOT ONLY THAT, BUT THIS IS COMPARABLE TO THE GENERAL PLAN.

IF YOU LOOK AT THE AS I MENTIONED BEFORE, THIS LOT IS UNIQUE BECAUSE THE CANAL GOES RIGHT THROUGH THE MIDDLE. SO THE ONLY PART WE CAN BUILD ON IS ON THE SOUTH SOUTH WEST CORNER OF THE PROPERTY. AND IF WE GO DOWN TO THE NEXT NEXT ONE, THIS IS THE SURVEY THAT WE DID.

OBVIOUSLY, ONCE YOU OVERLAY THE BUILDABLE ENVELOPE, IT IT MAKES IT EVEN SMALLER. SO ONE OF THE THINGS WE'RE WE'VE LOOKED AT LOTS THAT ARE PLANS THAT ARE VERY NARROW FOR NARROW AND NOT VERY DEEP LOTS. OBVIOUSLY THERE IS. AND I'M GOING TO SHOW YOU A COUPLE EXAMPLES THAT I THINK MIGHT MAKE IT LOOK BETTER IF WE CAN GO TO THE NEXT ONE. MARK. SO INITIALLY WE JUST VERY HIGH LEVEL. WE SAID, OKAY, WE NEED TO FIND SOMETHING THAT FITS IN THIS ENVELOPE. AND THEN THE NEXT, NEXT SLIDE. AND WE FOUND A COUPLE EXAMPLES. AND, AND THIS IS WHY WE THINK IT WILL IMPROVE IT RIGHT NOW, AS YOU KNOW, IT'S, IT'S JUST A EMPTY LOT, RIGHT? AND IT'S HARD TO VISUALIZE WHEN IT'S AN EMPTY LOT. SO WE OVERLAID A COUPLE EXAMPLES. THIS IS ONE OF THEM.

AND THERE'S ANOTHER ONE THAT NEXT ONE, MARK IT JUST WHERE WE CAN STILL INCLUDE THE LOT. AS YOU CAN SEE, THE THE LOT IS, IS TRIANGULAR SHAPED. SO YOU HAVE A LOT OF BACKYARD, IF YOU WILL, ON ONE SIDE, NOT SO MUCH ON THE OTHER SIDE. SO WE HAVE IT'S A LITTLE TRICKY, BUT WE BELIEVE THAT, YOU KNOW, FINDING LOTS THAT ARE NARROW OR NOT TOO DEEP, A LITTLE MORE ELONGATED CAN FIT.

I LIKE I SAID BEFORE, WE'VE WORKED WITH THE SOUTH JORDAN CANAL COMPANY. I'VE SHOWED THEM ALL THIS AND THEY THEY ARE AGREEMENTS, ESPECIALLY WHEN THEY HAVE ALL THAT CANAL TRAIL.

NOW, BECAUSE BEFORE WHEN I PURCHASED A PROPERTY, THERE WAS NO EASEMENT FOR THEM. AND NOW WE'VE ALLOWED HALF THE PROPERTY TO BE AN EASEMENT FOR THE SOUTH JORDAN CANAL COMPANY. SO I THINK WE'VE WORKED OUT A WIN WIN SITUATION. HOPEFULLY WE CAN DO THE SAME WITH THE CITY AND FIND A WIN WIN FOR NOT ONLY THE RESIDENTS IN THAT AREA, BUT THE CITY AS A WHOLE. AND AND THAT'S BASICALLY ALL MY COMMENTS. THANK YOU, THANK YOU. IS THERE ANY QUESTIONS FOR THE APPLICANT? I HAVE ONE SORRY. YES. SINCE WE'RE ON FENCING, WHAT KIND OF FENCING WOULD BE UP THERE. WELL, CURRENTLY THE SAME REQUIREMENT THAT YOU'VE TALKED ABOUT BEFORE, SIX FOOT FENCE ON THAT SIDE.

THEY WOULD ACCESS IT FROM THE OTHER SIDE IN TERMS OF MAINTENANCE WOULD ACCESS IT FROM THE OTHER. CORRECT. OKAY. BUT FOR FROM THE PROPERTY, A MINIMUM OF SIX FOOT. RIGHT.