Sep 15, 2026 Planning Commission

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PROGRESS. WELCOME, EVERYBODY, TO THE WEST JORDAN PLANNING COMMISSION MEETING FOR SEPTEMBER 15TH, 2026. WE'RE EXCUSING COMMISSIONERS ALAN AND GONZALES, AND WE HAVE COMMISSIONER ANDERSON ONLINE. YOU HAVE A QUESTION? SURE. OKAY. THE FIRST OFF IS WE'VE GOT THE PLEDGE OF ALLEGIANCE. SO.

FOR ME. 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. OKAY. NEXT IS THE CONSENT CALENDAR. WE HAVE APPROVAL OF

[a. Approve Meeting Minutes September 1, 2026 – Planning Commission Work Session September 1, 2026 – Planning Commission Regular Meeting]

WE HAVE A MOTION. COMMISSIONER HOLLINGSWORTH, I SECOND THAT MOTION. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? CORINNE, IS COMMISSIONER ANDERSON ON? I AM HERE, CAN YOU HEAR ME? I CAN HEAR YOU. GREAT. YEAH. I VOTE IN FAVOR. OKAY. WE'LL ASSUME YOU'RE GOING TO DO THAT IN FAVOR UNLESS YOU COME UP AND OPPOSE. OKAY. SOUNDS GOOD.

[a. Carver Construction; 5577 W Leo Park Rd; Conditional Use Permit for Outside Storage and Operations in the Drinking Water Source Protection Overlay; Light Manufacturing (M-1) Zone [Hannah Kilguss/Angelica Haro #35723 parcel #26-12-102-002]]

AND ALSO WE HAD SOME UNPAVED AREAS THAT WE HAVE RECENTLY PUT EITHER ASPHALT OR CONCRETE SLABS IN TO PROTECT FOR SWIFT AND FOR STORMWATER PREVENTION. WE BASICALLY JUST USE THE PROPERTY FOR STORAGE, FOR OUR MATERIALS AND FOR OUR EQUIPMENT THAT'S NOT CURRENTLY IN USE ON JOB SITES TO PROTECT IT FROM THEFT AND VANDALISM. AND YEAH, THAT'S BASICALLY WHAT WE RUN OUT OF THERE. OKAY. DO WE HAVE ANY QUESTIONS FOR THE APPLICANT? IF WE HAVE ANYTHING, WE'LL CALL YOU UP LATER. THANK YOU. THANKS SO MUCH. OKAY, HANNAH. THE PROPOSED SITE FOR CARVER CONSTRUCTION IS LOCATED AT 5577 WEST LEO PARK ROAD. IT IS A PRETTY LARGE PARCEL. IT HAS A PRIMARY BUILDING AND AN ACCESSORY BUILDING. IT IS SURROUNDED BY SIMILAR USES.

ALSO MANUFACTURING USES IN THE M1 ZONE AND EVERY ADJACENT PARCEL HAS A CONDITIONAL USE PERMIT FOR OUTSIDE STORAGE AND OPERATIONS AS WELL. THE PROPERTY IT'S IN THE LIGHT MANUFACTURING ZONE AND ITS FUTURE LAND USE DESIGNATION IS LIGHT INDUSTRIAL AND AS YOU CAN SEE, IT IS PRETTY CENTRALLY LOCATED IN THAT ZONE. IT IS ALSO WITHIN THE DRINKING WATER SOURCE PROTECTION OVERLAY ZONE. IT IS IN ZONE TWO AND ZONE THREE, WITH ZONE TWO BEING THE MORE RESTRICTIVE OF THE ZONES. THE CURRENT CONDITIONS ON THE SITE ARE THE TWO EXISTING

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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 THE APPROVE THE CONDITIONAL USE PERMIT FOR OUTSIDE STORAGE AND OPERATIONS WITHIN. 5557 WEST PARK ROAD AND AN M1 ZONE AND DRINKING WATER SOURCE PROTECTION OVERLAY ZONE, SUBJECT TO ALL THE CONDITIONS OF APPROVAL. OKAY, COMMISSIONER ROBERTS, I WILL SECOND THAT. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES FIVE.

[b. The Marlowe Apartments; 3247 West Jordan Loop Lane ; Preliminary Site Plan; Applicant[Tayler Jensen/Nate Nelson/Dave Murphy #35498 Parcels 27-05-228-022, 021, 020, 023]]

IT'S A PRELIMINARY SITE PLAN. AND IF YOU'RE HERE TO SPEAK ON THIS ITEM, JUST COME UP AND STATE YOUR NAME. IF YOU'RE REPRESENTING THE APPLICANT THEN YES, PLEASE COME UP. THANK YOU, COMMISSIONER THOMAS. I NEVER I NEVER KNOW IF IT'S PUBLIC FIRST, APPLICANT SECOND OR IT SWITCHES FROM ACTUALLY THAT WE'VE MADE A RULE. THE APPLICANTS ALWAYS FIRST. WELL I ACTUALLY LIKE THAT BUT THAT'S UNIQUE. COMMISSIONER SENIOR STAFF THANK YOU. THANK YOU FOR THE OPPORTUNITY TO PRESENT TONIGHT. MY NAME IS MARK ISAAC. I'M THE OWNER'S REPRESENTATIVE FOR BOLDER VENTURES DEVELOPMENT. WE'RE THE APPLICANT TONIGHT ON THE MARLOW. AND WE'RE TRYING TO QUICKLY START TO WRAP UP A LONG STANDING DEVELOPMENT IN YOUR CITY. YOU MAY OR MAY NOT KNOW THAT JEFF AND I WERE INVOLVED FROM THE VERY BEGINNING WITH THE JORDAN LANDING AND THEN THIS. SO WE'VE BEEN VERY PROUD PARTNERS WITH THE CITY FOR MANY, MANY YEARS. WE'RE VERY APPRECIATIVE OF THE CITY STAFF, THE TIRELESS WORK THEY'VE DONE TO ACCOMMODATE AND COLLABORATE AND HELP US NAVIGATE THROUGH YOUR PROCEDURAL DUE PROCESS. SO WE'RE REALLY APPRECIATIVE OF IT.

A COUPLE OF BIG PICTURE ITEMS ON THE SCHEME OF THE JORDAN VALLEY STATION AS A WHOLE. AND THEN DIANA IS PART OF OUR DESIGN TEAM WITH ARCHITECTURAL BELGIQUE, AND SHE'LL ANSWER MORE SPECIFIC QUESTIONS TO DESIGN A TENT ARCHITECTURE AND THE LIKE. BUT WHAT I TO SPEAK OF JUST QUICKLY IS MADE A COMMITMENT TO THE MAYOR AND CITY COUNCIL A NUMBER OF YEARS AGO THAT WE WOULD STAY, FINISH THIS PROJECT OUT AND CONTINUE TO DELIVER TOP VALUE GRADE A CLASS PROJECT MATERIAL FOR THE COMMUNITY, AND WE'RE CONTINUING TO DO SO. WE GOT A LITTLE WAYLAID WITH THE ECONOMY OVER THE LAST COUPLE OF YEARS, AS YOU COULD WELL IMAGINE. SO IT'S NOT BEEN AS QUICKLY MOVING AS ALL OF US WOULD LIKE. BUT AS I STAND HERE TODAY, WE'RE EAGER TO GO. WE'RE READY TO GO. DESIGNS JUST ABOUT COMPLETE ON THE ENTIRETY OF THIS PHASE. WE WILL BE COMING IN WITH ADDITIONAL PHASES ON THE MEDICAL OFFICE BUILDING. THAT DESIGN IS JUST GETTING UNDERWAY AND A SMALL TOWNHOUSE COMPONENT, AND ALL THAT STUFF WILL OCCUR BEFORE THE END OF THE YEAR. YOU'LL START TO SEE ADDITIONAL APPLICATIONS WITH REGARDS TO THE DEVELOPMENT AGREEMENT AND THE OVERLYING PRESENCE OF SORT OF THE INTENT OF THE PROJECT.

WE HAD 2 OR 3 OUTSTANDING ITEMS FOR THE CITY THAT WERE OFF SITE REQUIREMENTS OF A SIGNALIZED INTERSECTION ON 3200 WEST AND JORDAN LANE. AND I CAN TELL YOU THAT WE JUST FINALIZED A CONTRACT WITH CACHE VALLEY ELECTRIC. SALT LAKE COUNTY IS PROVIDING US SOME MATERIALS,

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SO IT'S JUST SORT OF A KIND OF OVERALL MESSAGE FOR THE PROJECT FOR YOU ALL. SO TONIGHT THE MARLOW APARTMENT APPLICATION IT'S 408 UNITS. IT'S CLASS A MARKET RENT APARTMENTS. THIS IS A LITTLE UNIQUELY DIFFERENT THAN THE EXISTING CONDITIONS ON THE FOUR PREVIOUS BUILDINGS WE'VE BUILT ON SITE, WHERE WE ARE TRYING TO PROVIDE A SLIGHTLY DIFFERENT HOUSING TYPE AND SORT OF OPPORTUNITY FOR TENANTS AND RESIDENTS IN WEST JORDAN, WHERE WE HAVE 163 INDIVIDUAL GARAGES. AS PART OF THIS PROJECT, WE HAVE SURFACE PARKING AND THEN WE HAVE ELECTRIC CHARGING VEHICLES COVERED PARKING, SO THERE'S NO PARKING STRUCTURES ON THIS PARTICULAR SITE. WE'VE CAMOUFLAGED THE PARKING INTERIOR TO THE PROJECT BY PERIMETER, THE FACILITIES, THE BUILDINGS ON THE EXTERIOR, AND THEN LANDSCAPING OVER TOWARDS PARCEL A, OR AS YOU CAN SEE IN THE SOUTHEAST CORNER THAT'S TOWARDS THE SALT LAKE COUNTY FLOODPLAIN AREA. SO THE PARKING IS CAMOUFLAGE FROM ADJACENT NEIGHBORS ADJACENT BUSINESS.

AND THEN THE BUILDINGS WILL COME UP AND THEY'LL GO VERY QUICKLY BECAUSE THEY'RE SMALLER BUILDINGS, THEY'RE AVERAGE BETWEEN 40 AND 60 UNITS PER BUILDING. THERE'S NINE BUILDINGS AND A VERY LARGE AMENITY CENTER, VERY UNIQUE AMENITY CENTER. THE AMENITY CENTER WE HAVE IS THREE STORIES. IT HAS ROOFTOP DECKS. IT HAS SIMULATOR LOUNGES, GAME ROOMS, THEATER SEATING FOR MOVIES, SOUND LOUNGE, MUSIC LOUNGE, AND THEN CO-LAB OFFICE SPACE POOL AND RECREATION AREA. SO WE'RE TRYING TO DO SOMETHING PRETTY UNIQUE. WE'RE REALLY EXCITED TO BE HERE WITH YOU ALL. AND SO THAT'S SORT OF THE BASIC INTRODUCTION OF WHERE WE'RE AT TODAY AND WHAT WE'RE UP TO. AND THEN DIANA WILL GET MORE SPECIFICALLY INTO ALL THE QUESTIONS THAT YOU MAY HAVE OF US. ANY QUESTIONS FOR THE APPLICANT OR. I GUESS WE HAVE NONE, AT LEAST RIGHT NOW. SO IF WE DO, WE'LL CALL YOU UP LATER, UNLESS YOU'D LIKE TO ELABORATE ON WHAT YOU SAID. SO NO, I THINK YOU COVERED IT ALL. OKAY. THANK YOU COMMISSIONER. THANKS.

GO AHEAD. TAYLOR. GREAT. THANK YOU. CHAIR. I THINK MARK COVERED MOST OF IT. I CAN COUNT THERE ARE EIGHT APARTMENT BUILDINGS. I DIDN'T COUNT THE NINTH ONE, WHICH IS THE AMENITY CENTER CLUBHOUSE. SO THERE ARE NINE TOTAL STRUCTURES I CAN COUNT. BUT YES, THIS IS VESTED WITHIN THE JORDAN VALLEY. TOD, AS WE TALKED ABOUT DURING THE PRE MEETING OF THAT DEVELOPMENT AGREEMENT, WHICH ALLOWED FOR 1396 UNITS, THERE ARE 620 REMAINING. THIS PROJECT WILL USE A 408 OF THOSE. SO THIS IS WELL WITHIN THE MAXIMUM VESTING OF THE PROJECT. YOU CAN SEE HERE THE FUTURE LAND USE MAP. THIS IS ALL ORANGE. YOU CAN SEE IS TRANSIT STATION OVERLAY DISTRICTS. THIS IS A DISTRICT THAT REALLY CALLS FOR INTENSE DEVELOPMENT NEAR THE TRACK STATION DEVELOPMENT IN THAT AREA. THE MOMENTUM NOVI UPPER WEST, THEY'RE ALL HIGH DENSITY DEVELOPMENTS, HIGH QUALITY BUILT ENVIRONMENT. WE'RE EXPECTING THE SAME HERE. AND SO THAT'S EXACTLY WHAT THE THE OVERLAY ZONE IS CALLING FOR. IT'S ALSO WHAT WE ASK FOR IN THE MDA AND MDP FOR THIS. AS YOU CAN SEE, THE ELEVATIONS HERE, THEY ARE FOUR SIDED ELEVATIONS. THEY USE MULTIPLE DIFFERENT MATERIALS. THERE'S GOOD ARTICULATION BOTH VERTICALLY AND HORIZONTALLY. AND YOU KNOW, THERE'S NOT ANY BLANK WALLS. THAT'S REALLY NICE TO SEE. AS MARK MENTIONED, ALL THE PARKING IS IN THE INTERIOR. SO WHAT YOU'RE GOING TO SEE FROM THE PUBLIC, IF YOU'RE WALKING ON THE TRAILS OR DRIVING DOWN THE STREET DOWN HERE, IS YOU'RE GOING TO SEE THESE BUILDINGS. THAT'S GOING TO BE THE BUILT ENVIRONMENT.

YOU SEE WITH THE PARKING BEING KIND OF MORE CENTRALLY LOCATED AWAY FROM THE PUBLIC RIGHT OF WAY. SO THERE'LL BE MORE KIND OF PROTECTED AND PRIVATE FOR THE PEOPLE WHO LIVE THERE. BUT IT'S NOT GOING TO BE WHAT YOU SEE AS SOMEBODY WHO IS TRAVERSING THROUGH THIS AREA.

YEAH. WE DO HAVE A RECOMMENDATION TO FOR APPROVAL THE TWO CONDITIONS THAT WE ARE

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THEY DENIED IT BECAUSE IT WAS NO LONGER AN ACRE, BECAUSE THEY TOOK THE PROPERTY AND PUT 3200 WEST ON. SO WHEN IS THIS GOING TO STOP THAT WE CONTINUE TO HAMMER HER PROPERTY AND EVALUATE HER PROPERTY? I DO NOT AGREE WITH THIS, WHERE THEY'RE GOING TO PUT THIS LIGHT. I HAVE A FENCE THAT ACCESSES THAT BACK ACRE. OKAY. WHERE ARE THEY? ARE THEY GOING TO HAVE TO RELOCATE MY FENCE? WHERE ARE THEY GOING TO RELOCATE IT? ARE THEY GOING TO TAKE CARE OF THE PROPERTY TO MAKE SURE I CAN GET MY TRUCKS IN AND OUT, BECAUSE THAT PROPERTY IS VERY UNLIVABLE.

THEY'RE GOING TO HAVE TO PUT ANOTHER GATE. SO HOW IS THIS GOING TO RESULT? I APPRECIATE MR. JENSEN. I TALKED TO HIM TODAY. HE DID SEND ME A SITE PLAN OF THAT, BUT IT'S LACKING THE SPECIFICATIONS OF WHERE THE RIGHT OF WAY IS FOR THE FOR THE PEOPLE TO PUT THAT LIGHT ON.

AND I UNDERSTAND YOU GUYS HAVE A RIGHT OF WAY THAT YOU CAN PUT STUFF ON THERE, BUT IT'S LACKING THE DIMENSIONS OF THAT. ON HOW FAR IT COMES INTO MY PROPERTY. I WOULD LIKE TO KNOW THAT SO I CAN TAKE CARE OF THAT. BUT IT'S JUST CONTINUAL BASIS THAT PROPERTY HAS BEEN DEVALUED SO MUCH BY THE CITY OF WEST JORDAN OVER THE LAST 30 YEARS. IT'S ABSOLUTELY RIDICULOUS. AND YOU CONTINUE TO HAMMER IT. SO I THINK BECAUSE THIS IS I FOUND OUT ABOUT THE LIGHT UP TWO MINUTES THAT YOU GOT. ALL RIGHT. THANK YOU, THANK YOU. ANYBODY ELSE HERE TO SPEAK ON THIS ITEM? ANYBODY ONLINE? THERE'S NO ONE THERE'S NO ONE ONLINE. OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR QUESTIONS. AND MY FIRST QUESTION, TAYLOR, YOU PROBABLY ALREADY CAN GUESS WHAT THAT WOULD BE AS FAR AS. YEAH. SO THANK YOU, CHAIR, AND DEFINITELY UNDERSTAND THE RESIDENTS CONCERN HERE. CHECKED INTO IT AS I AS HE MENTIONED, I DID SEND HIM THE PLANS FOR THE THE SIGNAL HERE. AND SO THIS IS

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SO THAT'S THE BEST INFORMATION I HAVE AT THIS TIME. OKAY, CHAIR. I HAVE SOMEBODY THAT RAISED THEIR HAND JUST RIGHT AFTER I SAID NO ONE WAS ONLINE AND YOU CLOSED THE PUBLIC HEARING. DOES ANYONE WANT TO MAKE A MOTION TO REOPEN THE PUBLIC HEARING? COMMISSIONER ROBERTS, I MOVE THAT WE OPEN THE PUBLIC HEARING. I SECOND OKAY, WE HAVE A MOTION AND A SECOND. THEN WE'LL GO AHEAD AND OPEN THE PUBLIC HEARING BACK UP AND GO AHEAD. IF YOU'RE ONLINE, PLEASE JUST STATE YOU MAY JUST WANT TO ASK FOR THE VOTE. OH, SORRY, WE DO IT. YOU'RE RIGHT.

THANK YOU. ALL IN FAVOR OF OPENING UP THAT PUBLIC HEARING? I ANY OPPOSED. OKAY. THAT DOES CARRY FIVE NOTHING. THANK YOU, COMMISSIONER ACKER. OKAY. CAN CAN YOU HEAR ME? WE CAN JUST STATE YOUR NAME. OKAY. MY NAME IS SUSAN LIZENBY SEWELL. I'M THE DAUGHTER OF NELDA. JUNE LIZENBY. YOU JUST HEARD FROM MY BROTHER. I HAVE GRAVE CONCERNS ABOUT THIS AS WELL. HE ALREADY MENTIONED A LOT OF THE THINGS ABOUT THE CITY CONTINUALLY TAKING HER PROPERTY. NO COMPENSATION HAS BEEN OFFERED AT ANY TIME. THE DEVELOPER WANTS TO PUT IN THIS GREAT, BIG, BEAUTIFUL APARTMENT COMPLEX. BUT WHO IS WILLING TO PAY MY MOTHER FOR ALL THE PROPERTY DAMAGE THAT THEY'RE DOING, AND THE FACT THAT WE CAN'T EVEN BUILD ANYTHING ON THAT PROPERTY NOW, BECAUSE IT HAS BEEN PIECE BY PIECE, TAKEN AWAY FROM HER, IT NEEDS TO EITHER BE PURCHASED AT RETAIL PRICE, AND HER PROPERTY IS LISTED AS COMMERCIAL PROPERTY, OR YOU NEED TO FIND SOMEPLACE ELSE TO PUT THE LIGHTS AND THAT MASSIVE, MASSIVE COMPLEX OF THINGS THAT YOU'RE BUILDING AROUND HER. THIS IS UNACCEPTABLE. THE CITY HAS DONE TOO MUCH AND IT IS NOT RIGHT. IT IS NOT PROPER. YOU MAY HAVE A RIGHT OF WAY, BUT THAT DOESN'T MEAN THAT YOU SHOULD KEEP TAKING FROM HER OVER AND OVER AND OVER. SHE NEEDS TO BE COMPENSATED, OR YOU NEED TO FIND A DIFFERENT PLACE TO PUT THAT LIGHT. THAT'S ALL I HAVE TO SAY. I THANK YOU. OKAY.

ANYBODY ELSE ONLINE? THERE'S NO ONE ELSE ONLINE. OKAY. WE'LL GO AHEAD AND CLOSE THAT PUBLIC HEARING AGAIN AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. I JUST KIND OF WANT TO MAKE A STATEMENT THAT TONIGHT, IT'S BASICALLY JUST THE PRELIMINARY SITE PLAN. AND THAT'S WHAT WE'RE VOTING ON. WE'RE NOT VOTING ON ANY OF THE OTHER STUFF. BUT IF YOU WILL MAKE SURE THAT YOU CONTACT THE DEVELOPER AND MAYBE KEEPING COMMUNICATION WITH TAYLOR, THAT WOULD BE MY RECOMMENDATION TO KEEP THAT COMMUNICATION LINES OPEN. AND SOUNDS LIKE YOU'RE TRYING TO DO THAT NOW, BUT AS FAR AS THE COMMISSION, THAT'S WHAT WE'RE HERE FOR TONIGHT. SO THAT'S WHAT WE'VE GOT TO VOTE ON TONIGHT. SO. THAT'S CORRECT.

BECAUSE AS A PLANNING COMMISSION, YOU DON'T HAVE JURISDICTION OVER THOSE TYPES OF ISSUES. CORRECT. SO WITH THAT BEING SAID, DOES ANYBODY WANT TO MAKE A MOTION OR DOES ANYBODY ELSE HAVE ANY MORE QUESTIONS. COMMISSIONER HOLLINGSWORTH I'LL GO AHEAD AND MAKE A MOTION THAT NOBODY HAS A COMMENT. GO AHEAD. I MOVE TO APPROVE THE PRELIMINARY SITE PLAN FOR THE MARLOWE APARTMENTS, LOCATED AT APPROXIMATELY 3247 WEST JORDAN LANE. BASED UPON

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[a. Highlands Landing North; Approximately 7592 South 5490 West; 14.07 Acres; Future Land Use Map Amendment from Very Low Density Residential, Parks and Open Land and Community Commercial to Medium Density Residential and Community Commercial and Rezone from RR-1-D (Rural Residential 1-Acre Lots) and SC-2 (Community Shopping Center) to R-3-8 (Multiple-Family Dwelling, 8 or less units/acre) and SC-2 (Community Shopping Center); Peterson Development (Applicant); Ray McCandless/Nate Nelson/Angelica Haro/Mike Jensen; #PZ26-0184 and PZ26-0185 Parcels 20-25-300-065-0000, 20-25-300-064-0000, 20-25-300-058-0000.]

THAT WAS JUST A JOKE EARLIER. JUST A JOKE. SO DIRECTLY TO THE SOUTH OF THE HIGHLANDS LOOP ROAD, THAT THAT VACANT CORNER IS WHERE THE I, C IS BEING BUILT RIGHT NOW, WEST OF 5600 IS THE DETENTION PARK OR DETENTION BASIN AND PARK. AND THEN FURTHER WEST OF THAT IS NIELSEN'S FROZEN CUSTARD, WHICH I HIGHLY RECOMMEND. AND MAYBE AN AFTER PARTY WOULD BE APPROPRIATE. SO PRETTY STRAIGHTFORWARD. THE BOTTOM PARCEL WHICH YOU SEE HERE WAS ACTUALLY REZONED COMMERCIAL A FEW YEARS AGO. WITH THE BUILD OUT OF THIS AREA. THE EASTERN HALF OF THAT PARCEL REALLY DOESN'T MAKE SENSE FROM A COMMERCIAL STANDPOINT. SO WHAT WE PROPOSE TO DO TODAY IS REZONE IT. SO COMMERCIAL IS LONG 5600 WEST, WHERE PEOPLE WILL SEE IT AND PEOPLE WILL GO TO THOSE BUSINESSES AND THE REST WILL BE ZONED MEDIUM DENSITY RESIDENTIAL. AND I THOUGHT WE WERE OUR THREE SIX. AND SO I'M GOING TO TALK TO MY PLANNER WHO LEFT UNITS ON THE BOARD. SO THAT'S A JOKE. SO YEAH, PRETTY PRETTY STRAIGHTFORWARD. THAT'S WHAT WE'RE HERE FOR TONIGHT. WE APPRECIATE STAFF. WE'VE BEEN TO THE COMMITTEE THE WHOLE TWICE ON THIS BECAUSE WE ORIGINALLY JUST HAD THE TWO BOTTOM PARCELS, BUT WE WERE ABLE TO TO TALK TO THAT THIRD PARCEL AND INCLUDE THAT IN OUR PROJECT. SO WE APPRECIATE STAFF'S TIME AND THEIR RECOMMENDATION FOR APPROVAL WITH NO CONDITIONS ON THIS. I ALSO WANT TO TALK A LITTLE BIT ABOUT THE PROPERTY TO THE NORTH OF THIS, THE BOULDER PROPERTY AND UTAH NATURAL MEATS, I WAS ABLE TO GO OUT AND MEET WITH THE BOWLERS AND HAD A WONDERFUL CONVERSATION WITH THEM, AND THEY BROUGHT UP A NUMBER OF CONCERNS WITH OUR DEVELOPMENT. OF COURSE, HAVING RESIDENTS NEXT TO A ACTIVE AGRICULTURAL OPERATION REQUIRES SOME, SOME, SOME CAREFUL PLANNING AND DISCLOSURE. AND SO THEY HAD A THEY HAD A NUMBER OF CONCERNS FOR US, AND WE WERE ABLE TO TAKE THREE OF THOSE ITEMS BACK TO MY TEAM, WHICH WE COMMITTED TO DOING. THE FIRST WAS DISCLOSURES OF OF AN ACTIVE AGRICULTURAL USE. SO IF OUR FUTURE HOMEOWNERS CAN'T SEE THAT THERE'S A BIG BARN AND A BIG FARM BEHIND THEM, WE'RE ACTUALLY GOING TO PUT IT IN WRITING. SO WE ARE GOING TO INCLUDE VERBIAGE IN THE CC THAT SAYS THAT, HEY, YOU'RE BUYING NEXT TO A FARM AND WE WILL HAVE A DISCLOSURE SIGNED WITH EVERY REAL ESTATE PURCHASE CONTRACT SAYING THAT, HEY, THERE'S A FARM NEXT DOOR. SO IN CASE THEY CAN'T SEE IT, THEY'LL BE ABLE EVERYDAY. SO WE FEEL THAT THAT'S APPROPRIATE. AND THAT WAS ONE OF THE THINGS THAT THEY ASKED FOR. AND WE'RE GLAD TO,

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OUR CONVERSATION WITH THE BOWLERS IS INSTEAD OF A SIX FOOT FENCE THEY WANT AN EIGHT FOOT FENCE. AND SO WHAT WE HAVE DONE IS WE HAVE REPLIED TO THEM AND SAID, WE'RE WILLING TO SPLIT THE INCREMENTAL COST OF OF THAT EIGHT FOOT FENCE. SO WE'LL PAY HALF OF. SO WE'LL PAY ONE FOOT MORE THAN THE REQUIRED SIX FOOT TO GET US UP THERE. I DON'T KNOW IF THAT'S GOING ANYWHERE. THEY HAVEN'T REPLIED TO US YET. SO BUT THAT OFFERS ON THE TABLE BECAUSE WE WANT TO BE WE WANT TO BE GOOD NEIGHBORS. AND THEN THIRD, IT WAS KIND OF BROUGHT UP IN THE PRE MEETING.

WE WE REVISED OUR CONCEPT A LITTLE BIT AND WE WERE ABLE TO MAKE THE LOTS THAT ARE ON THE BOUNDARY LINE DEEPER. SO YEAH, THIS IS A, THIS IS A GOOD THIS SHOWS THE BEFORE AND AFTER. SO SO YOU CAN SEE THE, THE UPDATED THE LOTS TO THE NORTH WITH THE EXCEPTION OF TWO OF THEM. WE WERE ABLE TO INCREASE THE DISTANCE BETWEEN THE FENCE LINE AND THE HOMES SO THAT IF YOU ZOOM, I MEAN, IT'S TOUGH TO ZOOM IN, BUT REALLY YOU'RE LOOKING AT 70FT BETWEEN THE FENCE LINE AND THE HOME SETBACK. SO WE WERE ABLE TO DO THAT WITH ALL THE REST OF THE LOTS CONFORMING TO THE R THREE EIGHT ZONE. SO WE HAVE 25 FOOT SETBACKS TO THE GARAGE. SO YOU CAN GET YOUR BIG F 350 IN THE DRIVEWAY AND IT'S NOT GOING TO BLOCK A SIDEWALK. YOU GOT 20 FOOT REAR YARD SETBACKS. AND THEN YOUR STANDARD SETBACKS ON THE ON THE SIDES. SO YEAH, IT FITS THE ZONING. AND WE'RE HAPPY TO MAKE THAT CONCESSION FOR, FOR THE FARM. WE THINK THAT. THE FARM NECESSARILY ISN'T ISN'T A BUG, BUT IT'S A FEATURE. I THINK IT'S AWESOME TO BE NEXT TO A FARM. I GREW UP IN SOUTHERN UTAH, AND WHEN I WAS OUT THERE AND VISITED THEM ON THE FARM, I LOVED IT. AND, AND I THINK THAT LIKE, THERE'S BEEN OTHER INSTANCES IN THE CITIES WHERE PEOPLE HAVE BEEN A LITTLE NERVOUS ABOUT AGRICULTURE USE NEXT TO RESIDENTIAL USE. AND I'M THINKING OF THE PROPERTY ON 700 SOUTH AND 6300 WEST, I THINK.

IS THAT CHRISTIANSEN? I MEAN, 64. YEAH. AND THEY WERE SURPRISED. CHRISTIAN CHRISTIANSEN WAS SURPRISED THAT THE NEIGHBORS WERE REALLY INTERESTED IN THE AGRICULTURAL OPERATION GOING ON THERE. I MEAN, IT'S NOT IT'S NOT THE SAME THING, BUT IT'S IT'S SIMILAR. SO ANYWAYS, WE WANT TO BE GOOD NEIGHBORS. WE WANT TO WE WANT TO HAVE OUR PROPERTY RIGHTS RESPECTED AND BE ABLE TO DO WHAT WE WANT ON OUR PROPERTY. WE DON'T WANT THE CITY TO TAKE ANYTHING AWAY FROM THEIR PROPERTY. IN FACT, IF YOU WANT TO GO BUY SOME RAW MILK OR SOME NATURAL MEATS, THAT'S THE PLACE TO DO IT. BECAUSE I WENT IN ON A THURSDAY AND THAT PLACE WAS HOPPING AND AND I HOPE THEY STAY IN BUSINESS. I THINK THERE'S A PLACE FOR THAT WITHOUT GETTING SIDEWAYS ONE WAY OR ANOTHER. AND SO YEAH, WITH THAT, DO YOU HAVE ANY QUESTIONS FOR ME? I GOT ONE QUESTION. YEAH. HOW DO YOU MAINTAIN THE FLIES. HOW DO I MAINTAIN THE FLIES. I HAVE PROPERTY RIGHT NEXT TO A FARM. AND THAT'S WHY I'M ASKING THAT WHICH I, I ENJOY LIVING WHERE WE DO. IN FACT, THAT'S ONE OF THE REASONS WHY WE PURCHASED THE PROPERTY. RIGHT? RIGHT. IS BECAUSE OF THE AGRICULTURAL PROPERTY. SEE, IT'S A IT'S A FEATURE, NOT A BUG. SO THE FLIES ARE BUGS. YOU KNOW, IT'S INTERESTING WHEN, WHEN THE BOWLERS APPLIED FOR THE CONDITIONAL USE PERMIT, WHICH WE LEARNED ABOUT TONIGHT IN 2015, THE ISSUE OF FLIES CAME UP. AND IT WAS INTERESTING. RANDY BOWLER IN MAKING THAT APPLICATION SAID, YOU KNOW, IF THEY'RE EVER OUT OF LINE OR CAUSING ISSUES THAT THEY'RE BE SUBJECT TO REVOCATION OF THE CONDITIONAL USE PERMIT. WE'RE NOT ANTICIPATING, I MEAN, WE'RE TRYING TO GO ABOVE AND BEYOND BY DISCLOSING, HEY, THERE'S GOING TO BE NORMAL. IT'S GOING TO BE NORMAL. IT'S NOT AN EXCUSE FOR THEM TO LET THEIR THEIR FARM GO. I'M NOT SAYING THAT, BUT THEY DO HAVE AN OBLIGATION TO MAINTAIN THEIR FARM IN A LAWFUL MANNER. THESE DISCLOSURES THAT WE'RE GOING TO HAVE OUR BUYERS SIGN IS NOT GOING TO LIMIT THEIR RIGHTS OR TAKE AWAY ANY FUTURE RIGHTS. IT'S JUST AN ACKNOWLEDGMENT THAT, HEY, KNOW WHAT YOU'RE GETTING INTO. AND IF YOU WANT TO BUY A HOUSE HERE, THERE YOU GO. YEAH. I DON'T MIND PUTTING UP A LITTLE BIT OF FLIES. THERE YOU GO. ANY OTHER QUESTIONS FOR COMMISSIONER HACKER? I JUST HAD

[00:35:02]

YES. I MEAN, WE THINK THAT THE CITY CODE OF SIX FEET IS, IS, IS APPROPRIATE. AND SO WE WOULD DO SIX FEET BECAUSE WE THINK THAT'S APPROPRIATE. WE'RE JUST DOING IT ALONG THE NORTH SIDE BECAUSE WE WANT TO BE GOOD NEIGHBORS AND GO ABOVE AND BEYOND. OKAY. THAT WAS MY ONLY QUESTION. YEAH. OKAY. ANY OTHER QUESTIONS? ALL RIGHT. WE'LL CALL YOU UP IF WE HAVE ANYTHING LATER. OKAY, RAY. THANK YOU. MEMBERS OF THE PLANNING COMMISSION. SO THIS PROPERTY IS IS, AS WAS MENTIONED, IS CONSIST OF THREE, FOUR ACRE, FOUR AND A HALF ACRES PARCELS FOR A COMBINED TOTAL OF 14 ACRES. WHAT I'D LIKE TO DO IS JUST FOCUS A LITTLE BIT ON THE ADJOINING LAND USES. WHAT YOU'RE LOOKING AT TONIGHT IS A FUTURE LAND USE AMENDMENT. AND THEN ALSO A REZONING REQUEST TO ACCOMMODATE THE PROPOSED DEVELOPMENT. SO THIS IS THE EXISTING I THINK I'M JUST GOING TO GO TO THE SIDE BY SIDE. SO ON THE LEFT HAND SIDE IT SHOWS THE EXISTING FUTURE LAND USE MAP DESIGNATIONS. YOU CAN SEE THERE'S THREE. THERE'S A AN S TWO ON THE SOUTH SIDE. MIDDLE OF IT IS PARKS AND OPEN SPACE. AND THEN TO THE NORTH IS ON. ON THE NORTH SIDE IS A VERY LOW DENSITY RESIDENTIAL LAND USE MAP DESIGNATION. AS WAS MENTIONED SOME TIME AGO, THE PROPERTY ON THE SOUTH WAS REZONED TO SC TWO. FUTURE LAND USE MAP WAS AMENDED AS WELL TO PLACE THAT COMMERCIAL DEVELOPMENT ON THE NORTH SIDE OF HIGHLANDS LOOP ROAD. BUT THERE WAS A. AS YOU CAN SEE, JUST ON THE SOUTH SIDE OF HIGHLANDS LOOP ROAD, THERE WAS A HIGHLANDS RETAIL OR IT WAS A HIGHLANDS RESIDENTIAL DEVELOPMENT AND. THAT KIND OF CHANGED THE DYNAMICS FOR THE COMMERCIAL DEVELOPMENT ON THE NORTH SIDE OF HIGHLANDS LOOP ROAD. SO THE APPLICANT IS PROPOSING TO SHIFT THAT TO 5600 WEST AND THEN CHANGE THE FUTURE LAND USE MAP FROM COMMUNITY COMMERCIAL AND MEDIUM DENSITY RESIDENTIAL SHOWN ON THE RIGHT IN TERMS OF THE ZONING. WE'VE GOT TWO ZONES ON THE PROPERTY RIGHT NOW. THERE'S A RURAL RESIDENTIAL ONE ACRE LOT. ON THE NORTH. AND THEN THERE'S ALSO ON THE SOUTH SIDE IS THAT SC TWO IS COMMERCIAL OR COMMUNITY SHOPPING CENTER ZONE THAT'S ON HIGHLANDS LOOP ROAD. AND THE REQUEST WOULD BE TO REZONE THE TWO COMMERCIAL PAD SITES TO SC TWO, AND THEN THE BALANCE OF THE PROPERTY TO R THREE EIGHT. AND I'M JUST GOING TO WALK THROUGH THE THIS. SO THIS IS THE CONCEPT PLAN. JUST KEEP IN MIND THIS IS A CONCEPT PLAN THAT WILL CHANGE AS IT COMES BACK TO THE THE PLANNING COMMISSION FOR SITE PLAN APPROVAL AND SUBDIVISION APPROVAL. SO A LOT OF THOSE ITEMS THAT. THAT WE TALK ABOUT IN THE STAFF REPORT WILL ACTUALLY BE RESOLVED OR ADDRESSED DURING THE SITE PLAN AND SUBDIVISION APPROVAL PROCESSES. SO WHAT YOU'RE LOOKING AT TONIGHT IS WHETHER OR NOT THE USE USES THAT ARE ALLOWED UNDER THE SC, I MEAN UNDER THE R THREE EIGHT ZONE ARE APPROPRIATE. JUST GIVEN THE SURROUNDING USES. THE CONCEPT PLAN SHOWS 67 LOTS AND THEN TWO ONE ACRE COMMERCIAL PAD SITE. THERE'S A DETENTION AREA THAT'S IN THE THE SOUTHEAST CORNER OF THE LOT. THE LACKED AND I THINK WE'LL HAVE A TOT LOT ON IT AS WELL. BUT THERE WILL BE FENCING THAT'S REQUIRED ALONG THE THE NORTH PROPERTY LINE ALONG 56, 5490 AND THEN ON THE SOUTH AND, AND THEN ALSO BETWEEN THE COMMERCIAL USES AND THE RESIDENTIAL NEIGHBORHOODS.

WE'LL ALSO BE LOOKING AT THAT COMMERCIAL LOT AND THE RESIDENTIAL SUBDIVISION INTERFACE. THE THE SITE PLAN SHOWS A COUPLE OF DRIVEWAYS THAT CONNECT INTO THE RESIDENTIAL NEIGHBORHOOD, WHICH MAY NEED TO BE ADDRESSED. SEE. RUN BACK HERE TO THE. SITE

[00:40:10]

STATE YOUR NAME. YOU'LL HAVE THREE MINUTES. 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 COMMENT AND OR MOTIONS. DID YOU? ALL RIGHT. SINCE WE CLOSED IT. YEAH. LET'S GO AHEAD. I MOVE THAT WE OPEN THE PUBLIC HEARING. OKAY. WE HAVE A MOTION TO OPEN THE PUBLIC HEARING AGAIN A SECOND. WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. WE'LL GO AHEAD AND OPEN THE PUBLIC HEARING ONE MORE TIME. MY NAME IS KYLE PEARSON.

I OWN A PROPERTY THAT IS A POOL RIGHT JUST EAST OF THAT 5490 ON THE OTHER SIDE OF THAT FENCE.

AND I GUESS MY MAIN CONCERN WITH THIS REZONING IS THE CHANGE TO THE MULTI-FAMILY MEDIUM DENSITY. FROM WHAT I COULD TELL, IT LOOKED LIKE THE DEVELOPMENT PLAN RIGHT NOW IS KIND OF FOR THESE DETACHED SINGLE FAMILY HOMES. AND SO MY MAIN QUESTION WOULD BE WHETHER THE ZONING NEEDS TO BE FOR THE MULTI-FAMILY UNITS PER ACRE, OR IF IT CAN BE CHANGED BASED ON WHAT'S ACTUALLY GOING TO BE BUILT THERE, OR IF THERE CAN BE SOME SORT OF CONTINGENCY WITH WHATEVER IS GOING TO BE DEVELOPED THERE. BECAUSE MY MAIN WORRY WOULD BE, I GUESS, YOU KNOW, IF THIS FALLS THROUGH AND IT'S STILL ZONED FOR THIS MULTI-FAMILY, YOU KNOW, THAT TOWNHOMES OR DUPLEXES OR SOMETHING CAN GROW UP THAT COULD BE POTENTIALLY, YOU KNOW, ADDING MORE NOISE OR LIGHT POLLUTION OR OVERLOOKING, YOU KNOW, THERE'S A VERY SMALL PRIVATE ROAD THERE THAT KIND OF SEPARATES THE NEIGHBORHOOD THAT I LIVE IN FROM THIS, THESE PARCELS OF LAND THAT ARE GOING TO BE REZONED. SO YEAH, I GUESS MY MAIN QUESTION WOULD BE ABOUT LIKE CONTINGENCIES OR SOME SORT OF DEVELOPMENTAL AGREEMENT THAT WOULD ENSURE THAT THESE ARE GOING TO BE THESE, THE PROPOSED TYPE OF HOME, WHICH WOULD BE THE KIND OF THE, YOU KNOW, SINGLE FAMILY OWNERSHIP, DETACHED HOMES. AND THAT'S, THAT'S IT FOR ME. THANKS. THANK YOU. MISS JEREMY SORENSEN. I ALSO LIVE IN THE CIRCLE JUST NORTH OF KYLE. MY WEST PROPERTY LINE IS ALONG 5490 WEST THERE, THE NORTH WEST CORNER OF OF BELLA ESTATES IS THERE. WE WE, MY WIFE AND I HAVE BORN AND RAISED IN WEST JORDAN. I'VE LIVED FURTHER WEST IN A SMALLER ONE EIGHTH ACRE NEIGHBORHOOD IN THE MAPLES. I GREW UP JUST OFF OF 2700 WEST IN A QUARTER ACRE PROPERTY. WE NOW ARE ON A HALF ACRE, JUST OVER A HALF ACRE HERE. WE BOUGHT THE PROPERTY WHEN IT WAS DEVELOPED IN THOSE TWO CIRCLES IN 2018, FINISHED OUR HOME IN 2019. WHEN WE MOVED

[00:45:09]

OKAY. WE'LL GO AHEAD AND CLOSE THE PUBLIC HEARING AND BRING IT BACK UP TO THE COMMISSION FOR COMMENTS AND OR MOTIONS. I DO HAVE ONE QUESTION, AND THIS MIGHT BE REFERRED TO MAYBE, DUNCAN, CAN YOU EXPLAIN ON THIS ONE? WHAT'S THE OUR. THREE EIGHT AS FAR AS OR? LARRY. YEAH, I'M GOING TO DEFER TO LARRY ON THAT. SO I BELIEVE THE REASON THAT THE PETERSON USING AND CORRECT ME, THE R3 EIGHT ZONE IS SIMPLY FOR A ZONING TOOL THAT WE DON'T HAVE. AND IT WHAT IT ACCOMPLISHES IS IT ALLOWS THEM TO CONFIGURE THE LOT, YOU KNOW, LOT SIZE AND ALSO LOT DIMENSIONS TO THEIR LIKING. SO THERE'S SOME OF THE LOTS ARE BELOW 5000FT■!S. AND SO THE R3 GETS IN SOME OF THE LOTS TO A 4000 SQUARE FOOT MINIMUM, MINIMUM. SO THAT'S THE REASON THEY'RE USING THAT TOOL, YOU KNOW, AND WE CAN PUT IN AS DUNCAN, I'VE TALKED TO DUNCAN, WE CAN PUT IN THE ORDINANCE WHEN THIS IF, WHEN AND IF THIS IS APPROVED BY THE CITY COUNCIL, WHAT THE APPLICANT HAS AGREED TO ALREADY, YOU KNOW, THAT'S NOT A CONDITION OF APPROVAL.

THAT'S SIMPLY WHAT THEY'VE AGREED TO DO AND WHAT THEY PRESENTED TO THIS BODY AND THEY WILL TO THE CITY COUNCIL. SO, YOU KNOW, WE'RE WE'RE SIMPLY NOT GOING TO ENTERTAIN A SUBDIVISION APPLICATION THAT COMES IN WITH FOURPLEXES AND SIX PLEXES. WE'RE JUST NOT GOING TO TAKE IT SO WELL. THAT WAS MY UNDERSTANDING TOO, IS THIS WAS ALL GOING TO BE SINGLE FAMILY HOMES. AND IT'S ACTUALLY ON MEDIUM DENSITY PARCELS, WHICH IS BETTER THAN THE ONE EIGHT. I MEAN, I DON'T KNOW IF YOU CAN QUANTIFY IT TO LIKE A 110 OR 112, BUT. ANYWAY, TO ME,

[00:50:01]

AND SO COULD THEY BUILD A QUARTER ACRE PROJECT THERE? YEAH, THAT MAY BE WHAT A LOT OF PEOPLE WANT, HOW QUICKLY IT ABSORB, I DON'T KNOW, BECAUSE THOSE HOUSES WOULD BE WELL OVER $1 MILLION BY THE TIME THEY WERE BUILT. SO. ALL RIGHT. ANYBODY ELSE GOT ANY QUESTIONS? ANYBODY WANT TO MAKE A MOTION? ALL RIGHT, COMMISSIONER ACKER. SO I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO AMEND THE PROPOSED GENERAL PLAN FUTURE LAND USE MAP FOR THE. FROM VERY LOW DENSITY RESIDENTIAL PARKS AND OPEN LAND AND COMMUNITY COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL AND COMMUNITY COMMERCIAL. FOR FOR THE PROPERTY LOCATED APPROXIMATELY AT 7592 SOUTH 5490 WEST.

COMMISSIONER ROBERTS, I'LL SECOND THAT. WE HAVE A MOTION AND A SECOND ON THE FIRST MOTION. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY. THAT CARRIES FIVE. NOTHING. YOU WANT TO TRY THE SECOND ONE. GO. HERE WE GO. FOR THE REZONE. I MOVE THAT THE PLANNING COMMISSION FORWARD A POSITIVE RECOMMENDATION TO THE CITY COUNCIL TO REZONE THE PROPERTY LOCATED AT APPROXIMATELY 7592 SOUTH 5490, WEST FROM RR DASH 1-D RURAL RESIDENTIAL ONE ACRE LOTS AND SC DASH TWO COMMUNITY SHOPPING CENTER TO R-3-8. MULTIPLE FAMILY DWELLING, EIGHT OR LESS UNITS PER ACRE AND SC DASH TWO COMMUNITY SHOPPING CENTER. THE MOTION. COMMISSIONER ROBERTS I'LL SECOND THAT. OKAY, WE HAVE A MOTION AND A SECOND. ALL IN FAVOR? AYE. ANY OPPOSED? OKAY.

THAT CARRIES FIVE NOTHING. AND JUST TO MAKE A COMMENT THAT THIS DOES GO TO THE CITY COUNCIL FOR FINAL ACTION. SO IT MAY BE A GOOD IDEA FOR YOU TO VISIT THEM WHEN THEY GET RECEIVE THIS AND JUST STATE YOUR OPINIONS ALSO. SO I BELIEVE THAT WHAT'S GOING TO HAPPEN IS WHAT THEY'VE SAID. SO BUT ANYWAY, WE THIS GOES ON TO THE CITY COUNCIL FOR FINAL ACTION. THEY'RE THE ONES THAT MAKE THE FINAL DECISIONS. OKAY. WITH THAT BEING SAID, OH, COMMISSIONER ROBERTS, I JUST WANTED TO THANK YOU FOR THOSE COMMENTS BECAUSE I WAS GOING TO MAKE THE SAME RECOMMENDATION. OKAY. THAT. CAN I TAKE THE INITIATIVE TO MOVE? WE ADJOURN.

WE ARE

* This transcript was compiled from uncorrected Closed Captioning.