[Regular Meeting] [00:00:07] EVERYBODY TO THE WEST JORDAN PLANNING COMMISSION MEETING FOR TUESDAY, AUGUST 18TH. WE HAVE ALL MEMBERS PRESENT. AND BEFORE WE GET STARTED, I WANT TO GIVE A LITTLE BIT OF TIME TO THE MAYOR WHO WOULD LIKE TO MAKE A COUPLE COMMENTS. I GOT SOME GOOD NEWS TODAY. I MET WITH THE COUNTY COUNCIL. AS YOU MAY RECALL, WE HAVE BEEN TRYING FOR YEARS, LIKE 20 YEARS, TO GET THEM TO BUILD A REC CENTER ON THE WEST SIDE OF WEST JORDAN. TODAY THEY APPROVED WEST JORDAN TO BE INCLUDED ON THE BOND THAT IS GOING TO BE GOING OUT IN NOVEMBER, THAT ALL THE RESIDENTS WILL GET TO VOTE FOR, WHICH MEANS IF THE RESIDENTS IN SALT LAKE COUNTY VOTE FOR THAT BOND, WEST JORDAN WILL GET A REC CENTER OUT IN THE ROUNDWOOD PARK. YES. SO JUST A LITTLE HISTORY ON THAT. WE APPLIED JUST LIKE NORMAL. AND THEN IT WENT THROUGH THE SYSTEM AND WE SCORED JUST A LITTLE BIT LOWER THAN THE OTHER PEOPLE. AND IT DIDN'T GET APPROVED. BUT WE WENT BACK AND SAID, IS THERE ANY WAY YOU CAN FIND A WAY TO INCREASE THAT BOND A LITTLE BIT HIGHER? AND THEY TOOK IT BACK TO THE TABLE AND THEY LOOKED AT IT AND THEY CALCULATED THE GROWTH THAT THE COUNTY WILL GET, PARTICULARLY ON THE WEST SIDE, AND SAID, IF THAT GROWTH HAPPENS LIKE THAT, THEY SHOULD BE ABLE TO INCREASE THE BOND AMOUNT. SO THEY INCREASE THE BOND AMOUNT INCLUDED THAT IN THERE. AND SO THAT IS EXCELLENT GOOD NEWS. SO WE ARE EXTREMELY FORTUNATE FOR THAT. THE IMPORTANT THING IS COME NOVEMBER, WE'LL JUST LET THE VOTERS MAKE THE DECISION THAT BOND WHAT THAT DOES SINCE IT'S RENEWAL OF A BOND THAT HAPPENED TEN YEARS AGO TO RENEWAL, THE BOND THAT HAPPENED TEN YEARS AGO TO RENEWAL, THE BOND HAPPENED TEN YEARS AGO. WHAT THAT DOES, IT'S ALREADY INCLUDED IN THE TAX BASE. SO IT DOESN'T CHANGE THE TAX RATE FOR ANYBODY ON THE PROPERTY TAX BECAUSE IT'S ALREADY INCLUDED IN THAT. SO THAT WAS IN MY MIND IT'S A NO BRAINER. AND PEOPLE ON THE WEST SIDE THAT HAVE BEEN PUTTING MONEY INTO THAT BOND FOR ALL THESE YEARS, THIS YEAR, THIS COMING YEAR WILL GET TO BENEFIT FROM THAT. SO I JUST WANTED TO SHARE THE GOOD NEWS WITH YOU TODAY. THAT JUST HAPPENED TODAY. THANK YOU. THANK YOU, MAYOR. OKAY. NEXT IS THE PLEDGE OF ALLEGIANCE. COMMISSIONER ALLEN'S GOING TO DO THAT FOR US. ALL RIGHT. OKAY, REPEAT AFTER ME. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. THANK YOU. BE SEATED. OKAY. NEXT WE'RE GOING TO GO TO THE CONSENT CALENDAR. FIRST UP IS THE PLANNING [a. Approve Meeting Minutes August 4, 2026 – Planning Commission Work Session August 4, 2026 – Planning Commission Regular Meeting] COMMISSION WORK SESSION MEETINGS FROM AUGUST 4TH. DO I HAVE ANY MOTIONS OR COMMENTS? COMMISSIONER GONZALES, I'LL MAKE A MOTION TO. WE CAN COMBINE THE TWO AS FAR AS I'M CONCERNED. SO. OKAY, I'LL MAKE THAT MOTION TO COMBINE BOTH OF THOSE. OKAY. WE HAVE A MOTION SECOND AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SEVEN. NOTHING. [a. Enclave; 3222 West 8750 South; Preliminary Site Plan; Planned Community (P-C) Zone[Tayler Jensen/Nate Nelson/David Murphy #35418 Parcel #27-05-230-002-0000]] OKAY. NEXT IS ITEM NUMBER THREE PUBLIC HEARING WITH FINAL ACTION BY THE PLANNING COMMISSION. FIRST OFF IS THE ENCLAVE AT 3222 WEST 8750 SOUTH IS A PRELIMINARY SITE PLAN IN A PLANNED COMMUNITY, WHICH IS A P DASH C ZONE. AND IF YOU ARE HERE AS THE APPLICANT, JUST COME UP TO THE PODIUM AND STATE YOUR NAME. GOOD EVENING COMMISSIONERS. MY NAME IS ROBERT MILLER. I'M A STUDIO PPA1575 GILPIN STREET, DENVER, COLORADO. TODAY I'D LIKE TO TALK ABOUT THE THE TOWNHOMES AT ENCLAVE. NEXT SLIDE. SO AS YOU KNOW, THIS IS PART OF THE JORDAN VALLEY TOD IT HAS MULTIPLE PARCELS WITHIN IT CENTERED AROUND THE TRANSIT. THE COMMUTER TRANSIT STATION. THIS IS, I BELIEVE, THE FOURTH PROJECT TO COME IN UNDER THIS TOD THE PROJECT IS CONSISTENT WITH THE INTENT AND GOALS OF THE GENERAL PLAN AND ZONE DISTRICT IS TO PROVIDE RESIDENTIAL. CENTERED AROUND THE COMMUTER LINE RAIL STATION. [00:05:05] IT CONTINUES THE RESIDENTIAL DENSITY THAT'S APPROPRIATE TO THE ZONE DISTRICT AND TO THE PROXIMITY TO THE RAIL STATION. UNLIKE THE OTHER PROJECTS THAT HAVE BEEN DEVELOPED SO FAR IN UNDER THIS TOD, IT WILL PROVIDE TOWNHOMES, WHICH WILL BE A OFFER A DIFFERENT DIFFERENTIATION IN THE RESIDENTIAL TYPE BY OFFERING A FAMILY OR HOUSING TYPE APPROPRIATE TO ACCOMMODATING FOR FAMILIES. IT IS ALSO A REDUCTION IN THE SCALE AND INTENSITY ADJACENT TO THE LOW DENSITY RESIDENTIAL EAST. ACROSS 3200 WEST. THE PROPOSED HEIGHT OF THREE STORY WITH ROOFTOP PATIO ACTS AS A TRANSITION FROM THE 4 TO 5 STORY RESIDENTIAL BUILDINGS TO THE WEST. THE PROJECT'S TRAFFIC IS DIRECTED INTO THE INTERIOR NETWORK OF STREETS THAT ARE DESIGNED AND CONSTRUCTED TO HANDLE TRAFFIC OF THE OVERALL RESIDENTIAL DEVELOPMENT, AS WELL AS THE TRANSIT STATION, THE PARKING AREA IS LOADING AND SERVICES ARE INTERNALIZED AND GENERALLY NOT VISIBLE FROM THE PUBLIC STREETS. THERE IS ONE ACCESS TO THE ADJACENT STREETS TO MINIMIZE BICYCLE AND PEDESTRIAN VEHICULAR CONFLICT. THE TOWNHOMES GENERALLY FRONT THE PUBLIC STREETS AND CREATE A NICE STREET WALL WITH EYES ON THE OPEN SPACE AND THE CONTINUATION OF THE TRAIL NETWORK THAT IS ON THE WEST SIDE OF 3200 WEST. THE HEIGHTS. MATERIALS, BUILDING, ARTICULATION, CONTEMPORARY ARCHITECTURAL CHARACTER AND HARMONY WITH THE EXISTING AND PROPOSED RESIDENTIAL THROUGHOUT THE ZONE DISTRICT. THE SMALLER SCALE TOWNHOMES ACT AS A TRANSITION TO THE SINGLE FAMILY HOUSING TO THE EAST. ALSO WITH THAT, I WOULD ASK YOU TO APPROVE THIS CONCEPT COMING OUT OF THE ZONING COMMISSION. IF YOU HAVE ANY QUESTIONS, WE'LL BE FREE TO ANSWER ANY QUESTIONS FOR THE APPLICANT. OKAY. IF WE HAVE ANY LATER, WE'LL CALL YOU UP. THANK YOU. OKAY. TAYLOR. YEAH. THANK YOU, CHAIR AND COMMISSION. I THINK THE APPLICANT DID A REALLY GOOD JOB OF TALKING ABOUT THIS PROJECT. JUST FOR A LITTLE BIT OF CONTEXT. THIS IS ACTUALLY SOMETHING THAT IS VESTED. AND WE'VE ACTUALLY APPROVED THE SITE PLAN PREVIOUSLY IN THE PAST. HOWEVER, BECAUSE OF A DOWNTURN, THE ECONOMY AT THE TIME, IT WASN'T ABLE TO BE BUILT. THAT APPROVAL HAS EXPIRED. SO THEY'RE COMING BACK THROUGH TO GET THAT APPROVAL. BUT NOTHING'S REALLY CHANGED SINCE THEN. WE ARE RECOMMENDING APPROVAL WITH TWO CONDITIONS. THE FIRST IS THAT THEY ADDRESS ALL RED LINES THAT COME UP DURING THE FINAL SITE PLAN AND SUBDIVISION REVIEWS, AND THE SECOND IS A TRAFFIC SIGNAL AT JORDAN LINE PARKWAY. AND 3200 WEST NEEDS TO BE INSTALLED AND ACTIVE PRIOR TO SEE. OF THOSE FOR THIS PROPERTY THAT'S PART OF THE JORDAN VALLEY TOD MASTER DEVELOPMENT AGREEMENT. SO THEY'RE AWARE OF THAT AND THEY'RE CURRENTLY WORKING ON THAT WITH THE CITY. THERE'S TWO PROJECTS KIND OF RACING THIS ONE IN THE MARLOW, WHICH IS ANOTHER ONE IN JORDAN VALLEY, WHICH YOU'LL SEE SHORTLY IN A COUPLE OF WEEKS. WHICHEVER ONE GETS THERE FIRST, WE'LL HAVE TO HAVE THAT INSTALLED. BUT WITH THAT, I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. ANY QUESTIONS FOR STAFF. ALL RIGHT. THANK YOU. TAYLOR. OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. SO IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL BE GIVEN THREE MINUTES JUST TO 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 ACKER, I MOVE THAT THE PLANNING COMMISSION APPROVE A PRELIMINARY SITE PLAN FOR ENCLAVE, LOCATED APPROXIMATELY AT 33222 WEST 8750 SOUTH, SUBJECT TO THE REQUIREMENTS OF THE OF THE APPROVAL. OKAY, THAT'S ON THE SITE PLAN. DO WE HAVE A. COMMISSIONER HOLLINGSWORTH? SECOND, WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? I'LL GO ON TO DO THE SUBDIVISION ONE, IF THAT'S OKAY. YEAH. OKAY. I'LL MOVE THAT. THE PLANNING COMMISSION APPROVE A PRELIMINARY MAJOR SUBDIVISION FOR THE 56 UNIT AND THE TWO PARCEL ENCLAVE DEVELOPMENT, LOCATED APPROXIMATELY AT 3222 WEST 8750 SOUTH, SUBJECT TO ALL THE REQUIREMENTS OF APPROVAL. OKAY, WE HAVE A MOTION, COMMISSIONER HOLLINGSWORTH. SECOND, I HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY [b. Old Bingham Byre Subdivision; 8180 South Old Bingham Highway; Amended Subdivision (5 lots and a private lane on 1.46 acres); R-1-8C zone; Proposal by the Applicant [Mark Forsythe/Todd Johnson/Angelica Haro/Mike Jensen; #35491; parcel 21-32-251-039]] OPPOSED? OKAY. THAT CARRIES SEVEN. NOTHING. OKAY. NEXT IS ITEM B, WHICH IS THE OLD BINGHAM BURN SUBDIVISION AT 8180 SOUTH OLD BINGHAM HIGHWAY, AMENDED SUBDIVISION, FIVE LOTS ON A PRIVATE LANE ON 1.46 ACRES IN AN R-1-8C ZONE. AND IF YOU'RE HERE AS THE APPLICANT, [00:10:09] PLEASE COME UP AND STATE YOUR NAME. GOOD EVENING. MY NAME IS COLIN JUBE AND I'M HERE TO PRESENT THE OLD BINGHAM BAYER SUBDIVISION. THE THE BUYER COMES FROM CELTIC WORD FOR DAIRY FARM, NAMED FOR THIS PROPERTY'S LONGTIME USE AS A DAIRY FARM. WE ARE PROPOSING TO SUBDIVIDE APPROXIMATELY ONE AND A HALF ACRE PROPERTY INTO FIVE LOTS, CONSISTENT WITH BOTH THE GENERAL PLAN AND THE R18C ZONE. THE GENERAL PLAN IDENTIFIES LOW DENSITY RESIDENTIAL AS THE CITY'S MOST COMMON LAND USE. THIS PROJECT REFLECTS THAT GENERAL PLAN. GOAL NUMBER TWO ALSO ESTABLISHES A COMMUNITY PRIDE THROUGH THE CREATION OF ATTRACTIVE, WELL DESIGNED AND WELL MAINTAINED NEIGHBORHOODS. THE R1 EIGHT C ZONE PERMITS 800 ZERO SQUARE FOOT MINIMUM LOT SIZES AND OUR SUBDIVISIONS AVERAGE LOT SIZES OVER TEN ZERO ZERO ZERO SQUARE FEET. TO ENCOURAGE HIGH QUALITY HOME DESIGN WITH EXTRA SPACE FOR OFF STREET PARKING AND LANDSCAPING. THE SUBDIVISION WILL ALSO BE MAINTAINED BY AN HOA, PROVIDING LONG TERM MAINTENANCE COMMITMENTS FOR A PRIVATE LANE. THE. THE SUBDIVISION IS ACCESSED DIRECTLY FROM OLD BINGHAM HIGHWAY VIA PRIVATE LANE. IT'S LISTED ON THIS SITE PLAN AS BUYER LANE THAT WILL BE UPDATED TO CASTLE LANE. THIS. WE DO NOT ANTICIPATE SIGNIFICANT ADDITIONAL TRAFFIC IMPACTS GIVEN THE SMALL SIZE OF THE SUBDIVISION AND HAVE DESIGNED THIS PURPOSEFULLY TO CONTAIN TRAFFIC WITHIN THIS PRIVATE LANE. THERE'S NO THROUGH TRAFFIC TO THE OTHER SIDE OF THE PROPERTY. ALL PUBLIC AND PRIVATE UTILITIES ARE ACCESSED DIRECTLY FROM OLD BINGHAM HIGHWAY, AND STORMWATER IS CONTAINED ENTIRELY WITHIN THE SUBDIVISION BOUNDARIES IN ORDER TO MINIMIZE IMPACT TO NEIGHBORING PROPERTIES. WE ARE ALSO PROVIDING AMPLE GUEST PARKING ALONG THE NORTH SIDE OF THE PRIVATE LANE. THE HOA WILL CONSTRUCT AND MAINTAIN ALL UTILITIES WITHIN THE PRIVATE ROAD, AND A RESERVE STUDY WILL BE PERFORMED TO ENSURE LONG TERM FUNDING IS IN PLACE FOR UPKEEP AND MAINTENANCE OF THE PRIVATE ROAD AND UTILITY INFRASTRUCTURE. OUR PROPOSAL COMPLIES WITH ALL PROVISIONS OF THE ZONING ORDINANCE AND CITY DEVELOPMENT STANDARDS. THANK YOU. ANY QUESTIONS FOR THE APPLICANT BEFORE WE LET YOU GO, MAKE SURE, COMMISSIONER ANDERSON, I DID JUST HAVE ONE. CAN WE PUT THAT MAP BACK UP, THE ONE THAT WAS JUST ON? NO. THERE WE GO. WHERE DID YOU SAY THAT THE GUEST PARKING IS? SO WE ARE RESTRICTING PARKING ON THE SOUTHERN SIDE OF THE STREET BECAUSE WE'RE INSTALLING A FEW NEW FIRE HYDRANTS THERE. OKAY. BUT THE ENTIRE NORTH SIDE OF THE PRIVATE LANE WILL BE AVAILABLE FOR ON STREET PARKING. AND THEN WE'RE INCREASING THE LOT SIZES TO ENCOURAGE SUFFICIENT OFF STREET PARKING. OKAY, I SEE, AND THEN I DON'T KNOW IF THIS IS NECESSARILY A QUESTION FOR THE APPLICANT CHAIR, BUT I THOUGHT IT WOULD BE USEFUL TO MAKE SURE THAT EVERYONE UNDERSTANDS. THE DISCUSSION TODAY IS ABOUT APPROVING THE PRIVATE LANE. I KNOW THAT THERE'S A LOT OF DISCUSSION IN HERE ABOUT THE SUBDIVISION ITSELF, BUT YOU'RE ACTUALLY ONLY ASKING US ON APPROVAL FOR THE PRIVATE LANE. THAT'S YOUR UNDERSTANDING. THAT'S MY UNDERSTANDING. AND I'LL DEFER TO MARK TO CONFIRM THAT. YEAH. VERY GOOD. OKAY. IF WE HAVE ANY OTHER QUESTIONS, WE'LL CALL YOU BACK UP. THANK YOU MARK. ALL RIGHT. THANK YOU. YEAH. SO I JUST WANTED TO CLARIFY THAT THE PRIMARY PURPOSE OF THIS PROJECT COMING TO THE PLANNING COMMISSION TONIGHT IS TO REVIEW THE PRIVATE LANE THAT'S GOING IN IN THIS SUBDIVISION, AND IT WILL SERVE THESE FIVE LOTS. SO ESSENTIALLY, WHEN IT COMES TO APPROVING PRIVATE LANES, THERE'S REALLY FOUR FUNDAMENTAL REQUIREMENTS THAT THE PLANNING COMMISSION NEEDS TO CONSIDER. SO THE FIRST IS TO DETERMINE IF THE PRIVATE LANE SERVES AN INFILL LIMITED INFILL DEVELOPMENT. SO STAFF WE'VE LOOKED AT THIS AND WE FEEL THAT IT MEETS THAT. YOU CAN SEE ON THE MAP HERE THERE'S AN EXISTING CHURCH. IT'S SURROUNDED BY SINGLE FAMILY RESIDENTIAL THAT'S BEEN THERE FOR MANY DECADES. AND BASICALLY THIS IS A MULTI-ACRE PROPERTY. WELL, ONE AND A HALF ACRES THAT HAS BEEN USED AS ONE SINGLE FAMILY RESIDENCE. AND YOU CAN KIND OF SEE BY THE LARGE BACKYARD THAT. THERE COULD BE [00:15:06] MORE USE WITH IT. NUMBER TWO IS THE PRIVATE LANE. WE NEED TO MAKE SURE THAT IT DOESN'T CONNECT TO PUBLIC ROADS. THE PLANNING COMMISSION DOES HAVE SOME DISCRETION THERE, BUT GENERALLY IT'S DISCOURAGED THAT THEY DON'T CONNECT TO PUBLIC ROADS. IN THIS CASE, YOU CAN SEE THAT THEY DON'T. THIS ONE WILL TERMINATE AT THE VERY END OF THE SUBDIVISION BOUNDARY. SO SO ALL THE TRAFFIC IS SELF CONTAINED AND WON'T GO THROUGH THE NEIGHBORHOOD. THEN THE THIRD CRITERIA IS MAKING SURE THAT THE PRIVATE LANE HAS SUFFICIENT TURNAROUND FOR EMERGENCY VEHICLES. SO IN THIS CASE THEY'RE USING UTILIZING T SHAPED HAMMERHEAD DESIGN THAT'S BEEN REVIEWED AND APPROVED BY THE FIRE MARSHAL. SO THEY'RE GOOD WITH THAT. AND THEN THE LAST ONE IS THAT THE DEVELOPMENT CAN'T BE PRACTICALLY DEVELOPED OTHERWISE WITH A PUBLIC ROAD. SO THAT'S WHAT I WANTED TO GET INTO A LITTLE BIT NEXT. SO LET'S SEE. SO WHEN WE'RE LOOKING AT. THAT FOURTH CRITERIA, BASICALLY WE WANTED TO CREATE A COUPLE OF HYPOTHETICAL SCENARIOS TO KIND OF DEMONSTRATE WHAT A PUBLIC STREET WOULD OR COULD LOOK LIKE. AND SO. THIS FIRST SCENARIO CREATED A NUMBER OF ISSUES, FIRST OF ALL, BASICALLY CREATED ILLEGAL DOUBLE FRONTING LOTS. YOU CAN SEE THERE ON THE NORTH WEST END. SO THOSE ARE NOT ALLOWED BY OUR SUBDIVISION ORDINANCE. THE OTHER ISSUE IS THAT IT WAS LEAVING SOME A COUPLE OF REMNANT PARCELS THAT WERE REALLY UNBUILDABLE. SO THAT'S ANOTHER ISSUE. AND THEN THE THIRD ISSUE, THE EXISTING HOME WOULDN'T MEET OUR CURRENT SETBACKS SINCE IT WOULD NOW BECOME A CORNER LOT. SO AND THEN THE SECOND SCENARIO, YOU BASICALLY HAVE KIND OF A SIMILAR SITUATION EXCEPT WITH DOUBLE FRONTING LOCKS. YOU NOW HAVE SIX OF THEM. AND AGAIN, YOU HAVE TWO UNBUILDABLE REMNANT PARCELS. AND THEN THE EXISTING HOME WOULD HAVE TO BE DEMOLISHED TO MAKE ROOM FOR THE ROAD. SO, SO WE FEEL THAT A PRIVATE LANE IS PROBABLY THE BEST APPROACH GIVEN THE CIRCUMSTANCES OF THE LAND. OOPS. LET ME GO BACK HERE. SO JUST GOING OVER THE PRIVATE STREET SECTION REALLY QUICK. SO THIS ACTUALLY MEETS MOST OF OUR THE SAME STANDARDS THAT WE HAVE FOR PUBLIC ROADS. SO IT'S, IT'S MEETING THE SAME WIDTH FROM CURB TO CURB 30FT WITH CURB AND GUTTER ON BOTH SIDES. AND THEN ON THE SOUTH SIDE, IT'LL HAVE A FIVE FOOT PARK STRIP AND A FIVE FOOT SIDEWALK, WHICH IS STANDARD ON OUR PUBLIC ROADS. THE ONLY DIFFERENCE IS REALLY ON THE NORTH SIDE. IT'S THAT'LL BE RIGHT UP AGAINST THE PROPERTY LINE. SO THAT AND PUBLIC ROADS ARE REQUIRED TO TERMINATE IN A CUL DE SAC. SO WE'RE JUST AGAIN, WE FEEL THIS UTILIZES THE LAND JUST A LITTLE BIT BETTER. SO AS FAR AS NEXT STEPS GO, REALLY IT JUST NEEDS TO CONTINUE THROUGH STAFF REVIEWS AND STAFF WILL BE THE FINAL APPROVAL ON IT. AND THAT'S IT. I CAN ANSWER ANY QUESTIONS ANY QUESTIONS FOR STAFF. COMMISSIONER ANDERSON. SURE. SO MARK, HAVE YOU HAD A CHANCE TO LOOK AT THE EMAILS THAT WE'VE RECEIVED, THE COMMENTS I DID, YEAH. AND SO WHAT WHAT IS THE RESPONSE FROM THE CITY? LET'S TAKE THEM ONE BY ONE. SO THERE'S SOME SURVEY BOUNDARY ISSUES. WHAT'S THE CITY'S ROLE IN RESOLVING THAT AS PART OF THIS APPLICATION? SO AS FAR AS BOUNDARIES, DISPUTES BETWEEN TWO PROPERTY OWNERS, THE CITY ACTUALLY CAN'T GET INVOLVED IN THOSE. THOSE ARE A PRIVATE MATTER. SO WE WOULD JUST ENCOURAGE THE DEVELOPER TO WORK WITH THE NEIGHBORS AND SEE IF THEY CAN RESOLVE THOSE. OKAY. AND THEN THERE'S THE KIND OF ALONG THOSE LINES, THERE'S A REQUEST FOR FENCING. IT LOOKS LIKE ONE OF THE REQUESTS IS PERHAPS MAYBE A TEMPORARY TYPE FENCING SO THAT THE CONSTRUCTION DOESN'T INFRINGE ON THE NEIGHBOR'S LOTS. WHAT'S THE CITY'S REQUIREMENT FOR FENCING? RIGHT. SO THE AS FAR AS THE ZONING ORDINANCES GO, WE DON'T HAVE ANY REQUIREMENTS FOR TEMPORARY FENCING. THE APPLICANT IS REQUIRED TO PROVIDE A WHAT'S CALLED A STORMWATER POLLUTION PREVENTION PLAN, OR SWEEP, ALONG WITH AN EROSION CONTROL PLAN. THAT KIND OF SHOWS HOW STORMWATER WILL BE CONTAINED ON SITE, USUALLY [00:20:07] THROUGH SILT FENCES, THINGS LIKE THAT, BUT GENERALLY THAT'S LEFT UP TO THE APPLICANT FOR THE MOST PART. OKAY. AND THEN THERE WAS ALSO A REQUEST FOR A MASONRY WALL. YEAH. SO FOR MASONRY WALL, THE ONLY TIME OUR ZONING ORDINANCES REQUIRE MASONRY WALL IS IF YOU HAVE A MUCH HIGHER INTENSITY DEVELOPMENT NEXT TO A LOWER INTENSITY DEVELOPMENT. SO HYPOTHETICALLY, IF THE APPLICANT WERE BUILDING AN APARTMENT COMPLEX OR A GAS STATION OR A RESTAURANT OR SOMETHING LIKE THAT NEXT DOOR, WE COULD REQUIRE A SIX FOOT MASONRY WALL. BUT WHERE THIS IS A SINGLE FAMILY RESIDENTIAL SUBDIVISION NEXT TO SINGLE FAMILY RESIDENTIAL, WE CAN'T REQUIRE ANY SORT OF FENCE. SO AGAIN, THAT'S REALLY LEFT UP TO THE DEVELOPER'S DISCRETION. OKAY. AND THEN FINALLY, WITH RESPECT TO SETBACKS ON THE LOTS, THERE WAS DISCUSSION IN THE COMMENTS ABOUT REQUESTING OR REQUIRING SOME SETBACKS. IS THIS THE TIME WHEN SETBACKS WOULD BE DETERMINED ON LOTS? TYPICALLY THE SETBACKS? YES AND NO. SO THE SETBACKS ARE DETERMINED BY OUR ZONING ORDINANCES, AND THEY'RE BASED ON THE ORIENTATION OF THE LOT. SO IF I GO BACK TO THIS SUBDIVISION PLAT HERE. LET'S SEE RIGHT HERE. SO YEAH, SO WITH THESE NEW LOTS BEING ORIENTED TO THE PRIVATE LANE TO THE NORTH, THOSE NOW BECOME INTERIOR LOTS. SO YOU CAN KIND OF SEE ON THE WEST SIDE THAT LOT FACES SOUTH TOWARD THE CUL DE SAC. AGAIN, LET ME SEE IF I CAN GET A BETTER VIEW. BUT. YEAH, SO THAT THAT LOT WEST OF THE SUBDIVISION BOUNDARY. SO THE FRONTAGE IS TO THE SOUTH. SO A FUTURE HOME ON THAT WOULD HAVE A 30 FOOT SETBACK IN THE FRONT, AND THEN AN EIGHT FOOT SETBACK ON EACH SIDE AND A 25 FOOT SETBACK ON THE REAR. WHEREAS THE THE NEW LOTS IN THE PROPOSED SUBDIVISION, THOSE ARE ALL FACING A ROAD TO THE NORTH. SO IT ESSENTIALLY BE THE REVERSE. SO YOU'D HAVE A 30 FOOT SETBACK IN THE FRONT FROM THE PRIVATE LANE OR FROM THE BACK OF THE SIDEWALK, EIGHT FEET ON EACH SIDE, AND THEN A 25 FOOT SETBACK FROM THAT SOUTH OR REAR PROPERTY LINE. ARE THERE ANY OTHER QUESTIONS FOR STAFF? OKAY. THIS HAS BEEN NOTED TO THE PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL BE GIVEN THREE MINUTES. LET'S COME UP TO THE PODIUM. STATE YOUR NAME. IF YOU'RE ON THE LINE, RAISE YOUR HAND. MY NAME IS DAN MICKELSON. I LIVE AT 8137 SOUTH PHEASANT RUN CIRCLE IN WEST JORDAN, UTAH. GOOD EVENING, WEST JORDAN COUNCIL MEMBERS. I'M HERE TONIGHT TO SPEAK ABOUT THE OLD BINGHAM BRAE SUBDIVISION. OUR PROPERTY BORDERS THE PROPOSED OLD BINGHAM BRYCE SUBDIVISION TO THE NORTH. WE HAVE LIVED IN WEST JORDAN FOR MORE THAN 20 YEARS. WE MOVED TO OUR CURRENT ADDRESS OVER TEN YEARS AGO. WE MOVED TO OUR CURRENT ADDRESS BECAUSE OF THE QUIET SURROUNDINGS, NO TRAFFIC AND THE PRIVACY IT OFFERS. WE ARE VERY CONCERNED ABOUT THE NOISE, TRAFFIC AND LIGHT SHINING DOWN ON OUR PROPERTY AND TAKING AWAY THE SECLUSION AND COMFORT THAT OUR PROPERTY CURRENTLY OFFERS. IF THE ZONING CHANGE GOES THROUGH AND HOMES ARE BUILT, WE WOULD PROPOSE THAT AN EIGHT FOOT CINDERBLOCK WALL BE INSTALLED ALONG OUR PROPERTY LINE. THIS WOULD WORK AS A SOUND BARRIER. ALSO, ANY OVERHEAD LIGHTS BE DIRECTED AWAY FROM OUR PROPERTY. THESE ITEMS WILL HELP TO REGAIN OUR SOMEWHAT QUIET AND PRIVACY LIVING THAT WE PURCHASED THE PROPERTY FOR. WE'RE ALSO VERY CONCERNED ABOUT THE DEMOLITION OF THE CURRENT STRUCTURE ALONG OUR PROPERTY LINE. THE NOISE, DUST AND DEBRIS GOING INTO OUR YARD, PLUS ANY MICE, RATS, SQUIRRELS THAT MIGHT BE LIVING IN THE STRUCTURE NEED TO BE ELIMINATED BEFORE DEMOLITION. IF NOT, THEY COULD COME INTO OUR YARD AND CAUSE A NUISANCE AND HEALTH ISSUES. WE REQUEST THAT THESE THAT THE COUNCIL. PLEASE TAKE PROPOSALS INTO THIS [00:25:08] CONSIDERATION. THANK YOU. THANK YOU. GOOD EVENING. MY NAME IS RAY THURMAN. MY WIFE DENISE AND I, WE LIVE AT 8142 SOUTH PHEASANT RUN CIRCLE, AND WE ALSO OWN THE ADJACENT QUARTER ACRE VACANT LOT, WHICH DIRECTLY BORDERS THE PROPOSED 1.46 ACRE SUBDIVISION PROJECT. WE WANT TO BE GOOD NEIGHBORS AND LOOK FORWARD TO WELCOMING NEW RESIDENTS TO WEST JORDAN. WE HAVE SUBMITTED OUR DETAILED THOUGHTS IN WRITING, BUT WE WANTED TO SPEAK BRIEFLY TONIGHT TO ASK THE COMMISSION TO INCLUDE A FEW STANDARD PROTECTIVE CONDITIONS TO ENSURE A SMOOTH TRANSITION FOR EVERYONE. FIRST, WE JUST WANT TO GET SOME CLARITY ON THE SHARED PROPERTY LINES. THE DEVELOPER'S MAP NOTES THAT OUR EXISTING BORDER BORDER MARKERS WON'T BE ACCEPTED. WHEN WE BOUGHT OUR LOT FIVE YEARS AGO, THE PURCHASE WENT THROUGH A PROFESSIONAL TITLE COMPANY AND INCLUDED A CERTIFIED SURVEY WITH LEGAL PINS TIED DIRECTLY TO OUR TITLE INSURANCE. THERE IS ALSO A PHYSICAL MARKER OR A PHYSICAL SURVEY MARKER ON THE GROUND RIGHT NOW. FROM THAT 2021 SURVEY THAT WAS COMPLETELY LEFT OFF, THE DEVELOPER'S MAP LAYOUT. BECAUSE OUR BOUNDARIES ARE LEGALLY ESTABLISHED, WE WOULD JUST LIKE THE DEVELOPER AND CITY ENGINEERING TO LOOK INTO THIS DISCREPANCY AND CLARIFY WHY THE CURRENT MARKERS ARE BEING SET ASIDE BEFORE THE FINAL BOUNDARY LINE IS APPROVED. WE ASK FOR TEMPORARY CONSTRUCTION. FENCING DOESN'T SOUND LIKE THAT'S GOING TO BE POSSIBLE. WE WOULD, HOWEVER, ASK FOR A PERMANENT WALL BETWEEN THE TWO LOTS FOR OUR PRIVACY. SETBACKS HAVE ALREADY BEEN DISCUSSED. AND LIKE MY NEIGHBOR DAN, WE ARE CONCERNED ABOUT RODENT ABATEMENT DURING DEMOLITION AS THEY TEAR DOWN THE EXISTING BUILDINGS THERE. THERE IS A RISK OF DISPLACING LOCAL RODENTS INTO SURROUNDING NEIGHBORHOOD. WE POLITELY ASK THE CITY MANDATE A PROFESSIONAL PEST CONTROL BAITING AND ABATEMENT PROGRAM ON THE SITE PRIOR TO AND DURING THE DEMOLITION. WE COMPLETELY SUPPORT THE GROWTH OF OUR COMMUNITY AND WE JUST WANT TO ENSURE WE PREVENT ANY MISUNDERSTANDINGS OR FUTURE BOUNDARY DISPUTES BEFORE CONSTRUCTION STARTS. THANK YOU VERY MUCH. THANK YOU. ANYBODY ELSE? ANYBODY ONLINE? THERE'S NO ONE ONLINE. OKAY. WE'LL GO AHEAD AND CLOSE THIS PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENT AND OR MOTIONS. AND I JUST WANT TO REITERATE WHAT WE KIND OF STATED EARLIER. THE MOTION BEFORE US TODAY IS JUST ON THE ROAD ITSELF. IT'S NOT FOR THE ACTUAL SUBDIVISION. AND AGAIN, THE CITY IS NOT ALLOWED TO GET INVOLVED IN ANY TYPE OF DISPUTES ON PROPERTY LINES. I WOULD SUGGEST YOU WORK WITH THE DEVELOPER AND SEE IF YOU CAN'T WORK STUFF OUT. AS FAR AS THAT WAY, THAT'S PROBABLY THE BEST WAY TO HANDLE THAT. BUT FROM OUR STANDPOINT, WE'RE WE'RE NOT ALLOWED TO GET INVOLVED IN THAT KIND OF SITUATION. SO WITH ALL THAT BEING SAID, DOES ANYONE WANT TO MAKE A MOTION OR HAVE ANY MORE COMMENTS? I JUST WANTED TO MAKE A COMMENT. THE ZONING IS STILL THE ZONING IS HOW IT IS AS A VACANT LAND. IT'S STILL ZONED R1. ZONING HAS NOT CHANGED. THE ZONING IS NOT CHANGING. IT'S JUST THE APPROVAL OF THE ROAD. COMMISSIONER ANDERSON. YEAH, THANKS. I JUST I HAD TWO QUICK COMMENTS. NOISE AND LIGHTS. THAT'S ALWAYS A COMMON CONCERN OF NEIGHBORS. AND WE ACTUALLY CAN DO SOME OR AT LEAST GIVE SOME GUIDANCE ON THAT. RIGHT. SO LIGHTS, ARE THEY ALLOWED TO BE PROJECTED ONTO NEIGHBORING PROPERTIES? NO. SO THEY'RE THEY'RE SUPPOSED TO BE LIMITED TO HEALTH AND SAFETY STANDARDS. TYPICALLY OUR ZONING ORDINANCE JUST LIMITS THEM TO ONE FOOT CANDLE POWER AT THE PROPERTY LINE. AND THEN AS FAR AS NOISE ORDINANCES GO, THOSE ARE ALL REFERRED TO THE SALT LAKE [00:30:01] COUNTY HEALTH DEPARTMENT. SO THOSE APPLY COUNTY WIDE. SO IF THERE'S A NOISE ISSUE, THEY WOULD HAVE TO CONTACT THEM. OKAY. SO MAYBE WHILE THE CITY IS NOT THE ARBITER OF NOISE DISPUTES, THERE IS SOMEONE THEY CAN TURN TO THE CITY. THE COUNTY. CORRECT. OKAY. IS THERE ANYTHING IN OUR CONSTRUCTION CODE ABOUT RODENT ABATEMENT? NOT THAT I'M AWARE OF. YEAH, I WE CERTAINLY DON'T HAVE ANYTHING. THE ZONING ORDINANCES THAT COVERS THAT. SO FROM A PAST LIFE, I DO KNOW THAT THE COUNTY HEALTH ORDINANCE REQUIRES ELIMINATION OF ANY RODENTS THAT COULD GO ACROSS PROPERTY LINES BEFORE DEMOLITION OCCURS. SO, YOU KNOW, ARE YOU IS THAT 100%? NO, BECAUSE RODENTS ARE RODENTS. THAT'S THE REASON THAT THEY THEY LIVE IN VERY PRECARIOUS CIRCUMSTANCES, BUT THEY NEED TO PUT THEIR BEST FOOT FORWARD AND TRY TO ELIMINATE ANY THAT DO EXIST, THAT HAVE BEEN IDENTIFIED, THAT EXIST PRIOR TO DEMOLITION, YOU KNOW, FOR THE REASONS THAT THE ONE PROPERTY OWNER SAID IS THEY WILL THEY WILL SPREAD, THEY WILL FIND NEW HOMES ONCE THEIR OLD HOMES GONE. AND THEY DON'T ASK, THEY JUST GO WHERE THEY WANT. AND SO THAT IS A REQUIREMENT OF THE COUNTY HEALTH CODE, THAT THEY ARE ELIMINATED AS MUCH AS POSSIBLE PRIOR TO DEMOLITION. OKAY. SO AGAIN, WHILE THE CITY MIGHT NOT BE THE ONE THAT CAN ENFORCE THAT THE RESIDENTS HAVE THE COUNTY THAT THEY CAN GO TO FOR TROUBLE, OKAY, THOSE ARE ALL MY CONCERNS. COMMISSIONER ROBERTS, I JUST WANTED TO CHIME IN ONE MORE SECOND. WITH WHAT? WITH WHAT COMMISSIONER ANDERSON HAD TO SAY. AND IN REGARD TO THE COUNTY, WHILE THE CITY IS PROBABLY NOT THE BEST, WELL, IS ABSOLUTELY NOT THE BEST PLACE TO TO LOOK FOR HELP WITH YOUR BOUNDARY DISPUTE. THE. IT WOULD MAKE SENSE TO TURN TO THE TO THE COUNTY SURVEYORS AS WELL, AND I WORK IN THE SAME BUILDING AS THEM FOR MY DAY JOB AND EVERYONE I'VE TALKED TO HAS SAID THEY'RE ABSOLUTELY OUTSTANDING AND THINGS LIKE THIS. SO THEY MAY BE ABLE TO HELP YOU FIGURE OUT YOU KNOW, WHICH, WHICH MARKERS ARE THE CORRECT ONES, AND SO ON AND SO FORTH. BUT I WOULD ASSUME THEY'RE PROBABLY MORE APPROPRIATE THAN THE CITY IN THAT REGARD. OKAY. ANYBODY ELSE? ANYBODY WANT TO MAKE A MOTION? COMMISSIONER. SIR? I'LL DO IT. BASED ON THE INFORMATION AND FINDINGS SET FORTH IN THE STAFF REPORT AND UPON THE EVIDENCE AND EXPLANATIONS RECEIVED TODAY, I MOVE THAT THE PLANNING COMMISSION APPROVE THE PRIVATE LANE FOR THE OLD BINGHAM BUYER SUBDIVISION, LOCATED AT 8180 SOUTH OLD BINGHAM HIGHWAY AND AN R18C ZONE. WITH THE CONDITIONS AND REQUIREMENTS OF APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER ROBERTS, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SEVEN. NOTHING. [c. Master AutoTech; 1608 West 7800 South; Conditional Use Permit for vehicle repair; CC-F Zone; Gordon Fox Racing (applicant) [Hannah Kilguss; #35665; parcel 21-27-453-016]] OKAY. NOW ITEM C THE MASTER AUTO TECH 1608 WEST 1700 SOUTH AND A CONDITIONAL USE PERMIT FOR VEHICLE REPAIR AND A C C DASH F ZONE. AND IF YOU'RE HERE. AS THE APPLICANT, COME STATE YOUR NAME. I'M BRIAN EVERETT WITH MASTER AUTO TECH. WE WERE FORMERLY MASTER MUFFLER. WE'VE BEEN SERVING THE COMMUNITY FOR ABOUT 40 YEARS. I HAVE 15, 95, 70, 15, 95 WEST, 1700 SOUTH. WE RECENTLY REBRANDED TO MASTER AUTO TECH BECAUSE YOU GUYS AREN'T COMING TO ME FOR YOUR MUFFLERS ANY LIKE YOU USED TO. SO NOW THAT WE'RE MASTER AUTO TECH, OUR LEASE ENDED AND UNIQUE AUTO BODY TOOK OVER OUR BUILDING OVER THERE, FORCING US ACROSS THE STREET. WE THOUGHT THAT OUR BUSINESS LICENSE WAS TRANSFERABLE. IT'S NOT. SO WE'RE LEARNING LESSONS LEARNED THE HARD WAY, GUYS. LESSONS LEARNED THE HARD WAY. SO ANYWAYS, WE'RE JUST HOPING LIKE WE'RE RIGHT ACROSS THE STREET. WE'RE HOPING THAT WE JUST WANT TO CONTINUE TO SERVE THE, THE COMMUNITY OVER AT 1608 WEST AND, AND HOPING WE CAN GET A CONDITIONAL USE PERMIT APPROVED. AND ALSO WE WANT TO FIX YOUR CARS. THANK YOU. ANY QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CALL YOU IF WE HAVE ANY LATER. HANNAH. THE PROPOSED SITE FOR MASTER AUTO TECH IS ABOUT 0.8 OF AN ACRE, AND IT HAS AN EXISTING BUILDING, WHICH IS APPROXIMATELY 6000FT■!S. THERE [00:35:01] ARE CURRENTLY NO CONDITIONAL USE PERMITS ON THE PROPERTY, AND THE EXISTING BUILDING HAS BEEN USED FOR VEHICLE REPAIR. PREVIOUSLY. THE PROPOSED SITE IS WITHIN THE CITY CENTER FRAME ZONE, AND IT'S FUTURE LAND USE DESIGNATION IS TRANSIT ORIENTED DEVELOPMENT. THE EXISTING SITE MEETS CIRCULATION, LANDSCAPING AND BUFFERING REQUIREMENTS AND THOSE ZONING REQUIREMENTS THAT IT DOES NOT MEET ARE NOT EXPECTED TO BE DETRIMENTAL TO THE COMMUNITY BECAUSE OF THE PREVIOUS LAND USE AT THE SITE. THE NEXT STEPS, PENDING THE APPROVAL OF THE CONDITIONAL USE PERMIT, WOULD BE THE BUSINESS LICENSE APPROVAL, WHICH IS A STAFF LEVEL APPROVAL AND WILL BE REVIEWED BY THE BUILDING DEPARTMENT AS WELL AS THE FIRE DEPARTMENT. OKAY. ANY QUESTIONS FOR STAFF? CAN YOU GUYS HEAR? OKAY. ALL RIGHT. THANK YOU MAYOR. ALRIGHT. NO QUESTIONS. OKAY. THIS HAS BEEN NOTICED AS A PUBLIC HEARING. IF YOU'RE HERE TO SPEAK ON THIS ITEM, YOU'LL BE GIVEN THREE MINUTES. COME UP AND STATE YOUR NAME. IF YOU'RE ONLINE, RAISE YOUR HAND. THERE'S NO ONE ONLINE. OKAY. WE'LL GO AHEAD AND CLOSE THAT PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENT AND OR MOTIONS. COMMISSIONER HOLLINGSWORTH, BARRING ANY OTHER COMMENTS, I'D LIKE TO PROPOSE A MOTION HEARING. 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 APPROVED THE CONDITIONAL USE PERMIT FOR MASTER AUTO TECH LOCATED AT 1608 WEST 77,800 SOUTH IN THE CC DASH F ZONE. WITH THE CONDITIONS AND APPROVAL LISTED IN THE STAFF REPORT. COMMISSIONER ACKER, I SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES SEVEN NOTHING. COMMISSIONER GONZALEZ, I WILL MAKE A MOTION THAT WE ADJOURN OUR MEETING. * This transcript was compiled from uncorrected Closed Captioning.