All right, good evening.

Welcome to our Draper City Planning Commission meeting.

We appreciate your attendance tonight.

So thanks to all the staff.

As I always thank them for all their hard work throughout the week that we don't see.

Thanks for staying late tonight.

And then we also appreciate the commissioners up here volunteering their time.

Thanks to the applicants that are here and also to our friends and neighbors that are attending.

So let's go ahead and get things started today.

It's Thursday, May 14.

Mr.

Chair, I think Laura doesn't have a microphone.

Lori, do you have an extra one?

Yep.

Thank you.

All right, we'll stand by for a minute there.

Thank you.

Yes.

Great.

It's quite a quite a step when you've earned them earned your own mic there.

That's uh that's all right.

Again, today is Thursday, May 14th, 2026.

Uh the agenda items as posted online and here in person.

Uh there are no changes, correct, Jennifer?

Correct.

Okay, so we'll go forward with the meeting as posted.

Uh let's go ahead and start off with our first item.

Uh this is the COVID at Bear Canyon phase three plat amendment.

It's on the request of Marissa Davis, property owner, subdivision plat amendment request to divide one existing lot into two on approximately one point zero acres, located at approximately one two two two two two south Grizzly Hollow Drive.

This is known as application 2025-0221 SUB.

And Mary Ann Pickering is our staff contact.

So go ahead, Mary Ann.

Sorry, our gaming mouse is a little crazy sometimes.

There we go.

Okay.

This is the COVID Bear Canyon phase three plat amendment request.

It's not working.

Uh this is the vicinity map showing the location of the property for reference.

This is Pioneer Road, and then this is Highland down here.

This is a detailed view of the property in question tonight.

The land use on this one is residential, low, medium density, and the zoning is RA2 with this sensitive hillside overlay zone on it.

This application is a lot split to split the existing lot into two more into two lots and have a total of two.

Both of them will meet the minimum standards for the RA2 zone, and the existing home will meet the applicable setbacks for that zone.

The proposed lot does have easements on it that will need to be avoided with any new construction on the lot, but they have identified all of those on the plat.

This is the existing plat.

It is this lot here in question.

And then this is the proposed layout again.

Both of them do meet the minimum size for the zone.

Those easements I referenced are here down in this area, and then also on the side.

So the home will have to go in this area should it be developed.

And this one is a public meeting tonight.

I'd be happy to answer any questions you have.

I do have one question.

On the original plat, it's lot 301.

It does show a non-buildable area, but I don't see it on the new plat for what would be lot 318.

Does that need to be on there?

Um it was not brought up and so we haven't included that on that one.

You all need a call.

So it's not necessary, I guess, to include that.

Okay.

The applicant is here tonight.

Perfect.

All right, any other questions for staff?

Okay, great.

Is the applicant here?

Come on down.

You just state your name, and then you can add anything to that presentation that you'd like.

My name is Marissa Davis.

Jason Davis.

Um, I believe the answers that has to do with slopes, and um that was addressed with the geotech report, and basically what they came up with is you know, if you're building on that slope, it'll have to be you know certain building standards, and Lori might know more about that than I do, but I think that was covered with the geotechnical um report and clearance.

Great.

Any specific questions for them?

Okay, all right.

That was your time to shine.

Sorry, that was probably anticlimactic.

But yeah, we'll call you up if we need anything, but we're gonna deliberate on that and then go from there.

Thank you.

Awesome.

Thank you.

Thanks for applying.

All right, commissioners.

There's no public hearing on this, right?

Correct.

Correct, yeah.

So just administrative.

So commissioners, what are your thoughts on this?

So it's just existing zone.

Uh just creating two out of one that'll both be compliant.

I'll make a motion if there's no questions.

No, I don't want to have any else.

We approve the subdivision plot as requested by Marissa Davis, property owner for the COVID Bear Canyon phase three, amended plat subdivision.

Plat amendment.

Application 2025-0221-SUB based on the following findings for approval and subject to the required requirements as listed in the staff report dated May 5, 2026.

And the finding of approval is there's good cause for the amendment and no public street or municipal utility easement will be vacated or amended.

Awesome.

Thank you, Susan.

Who will second her motion?

I'll second.

Thanks, Lisa.

Let's go ahead and put that to a vote for approval.

Susan, how do you vote?

Yes.

Lisa?

Yes.

Mary?

Yes.

Christine?

Yes.

And Laura.

Yes.

All right.

Congrats on that.

So good luck with your project.

All right, let's move on to our next item.

This one's a public hearing.

This is the Nelson zoning map amendment request.

It's on the request of Spencer Elroy Nielsen, property owner, a zoning map amendment request to change zoning from RA1, which is resident agricultural, to R3, single family residential for approximately 0.33 acres.

It's located on 12738 South 300 East.

It's known as application 2026-0045-MA.

And our staff contact on this one is Paul Gowman.

So go ahead, Paul.

Thank you.

So the location might look uh pretty familiar.

Um we are just north of Taninger and just west of Willow Springs.

Recently, there was a rezone done directly to the South Butler rezone.

And when the the applicant, Spencer Nielsen actually saw that rezone going through, he realized that he wanted his lot to match the current land use, which is medium resident uh residential medium density.

And his lot was non-conforming in the RA1 zone, and he wanted it to conform, so that's why he is requesting an R3 zone.

So we look at the aerial map, and then we've got our land use map showing the residential medium density, and then the current zoning map.

We've got RA1 there with R3 directly to the south.

Um overview of the request showing the minimum lot sizes.

His lot is just over 14,000 square feet.

So it would be congruent in the R3 zone, but it would not be able to be subdivided under that zone.

Um we have a site photo, and the applicant did indicate that they would be here to answer any questions as as needed.

Perfect.

All right, any questions for staff?

Okay, all right.

Will the applicant come on up?

Hi, just state your name and then again you can add anything you'd like.

Spencer Nielsen and nothing to add.

Okay, any questions for the applicant?

Okay, all right.

We'll go ahead and be seated.

It's public hearing, so we'll invite you back up if we need to.

Okay.

All right, this is a public hearing, so we'll go ahead and open this up for public comment.

This is our first time tonight, so I'll explain it.

Uh, we've got a nice little three-minute timer over there in red.

You're welcome to come up and uh say anything you'd like about this agenda item for up to three minutes.

You don't need to fill the whole time.

We just ask that you don't go over.

So, with those instructions, who would like to come address this agenda item if anyone?

Yeah, come on down.

And if you just state your name for the recording, thanks.

Yep.

Name's Chris White.

I live across the street on the east side.

Uh how would this affect uh traffic access?

Because that little intersection there with Willow Springs Lane and Third East is really quite dangerous at times.

And uh if there's any other uh changes to the access to the property.

Thank you.

Anyone else?

Yeah, come on down, Kathleen Keller.

I live at 12782 South Hideaway Cove.

I just want to uh clarification.

Did I understand him to say that it could not be subdivided again?

And that's all I want to know.

Perfect.

So you'll see me kind of blinking at you here.

It's it won't be an exchange back and forth, but I'm taking mental notes and then we'll get your questions answered.

So anything else?

That's my question.

Okay, perfect.

Thank you.

Anyone else?

Okay.

I don't see anyone, so we'll go ahead and close the public hearing portion of that agenda item.

All right, we had two questions there.

Traffic, how it'll be impacted, and then the other question, you heard that one, so let's go ahead and address those two real quickly.

Perfect.

Um yeah, so in terms of uh potential subdivisions, the lot currently does not have enough uh square footage to be able to subdivide it into two conforming lots in the zone.

So this zone change would bring it into conformity, but would not allow for a subdivision.

Um and so there would be no new lots there, um, no new access, so wouldn't change traffic one way or the other.

Great, thank you, Paul.

All right, and any other questions on what was the that second question that we had.

You would address that as well.

So thank you.

Great job.

All right.

Commissioners, what are your thoughts on this?

I have no objections to it.

Um it doesn't change the use of the lot necessarily, it just brings it into harmony.

Okay.

So I'll make a motion.

I move that we forward a positive recommendation to the city council for the zoning map amendment as requested.

Am I on the right one?

Yes.

Okay.

As requested.

Sorry, I lost it.

As requested by Liana Lenya Butler, application 2026-0045-MA.

Lisa, yes.

That's that's not the right one.

Yeah, that the names are on there.

So you asked the question.

It's it's Paul Gilman.

And it's the request for approval of the zoning map amendment from RA1 to R3.

So the um the model motion that he's provided is probably possibly wrong.

Let's try this one.

I move that we forward a positive recommendation to the city council for the zoning map amendment as requested by Spencer Nielsen application 2026-0045-ma based on the findings and criteria for approval listed in the staff report, dated April 24, 2026.

The finding is that it is consistent with the goals and objectives of the and policies of the city's plan.

And the zoning is harmonious with the character of the vicinity.

And this um, yeah, let's just go with that.

Perfect.

Thanks, Lisa.

Quick on your feet there.

Good job.

All right, who wants to second that awesome motion?

I'll second.

All right, thanks, Mary.

Let's go ahead and put this one then to a vote.

This is to pass forward a positive recommendation to the city council.

So Lisa, how do you vote?

Yes.

Mary?

Yes.

Christine?

Yes.

Laura?

Yes.

And Susan.

Yes.

All right.

Congrats on that.

Good luck with city council.

Appreciate you coming in.

All right, let's go ahead and move to our next public hearing.

This one is the cookie ballery LLC.

Ballery.

Got it.

I would guess.

Got it.

Well, we'll I'll get corrected here from the applicant when they come up.

So there's a home occupation conditional use permit request.

Wouldn't be the first time, Lisa.

On the request of Cheryl Swenson representing the cookie Ballery, LLC, a home occupation conditional use permit for approximately 0.53 acres, and it's located at approximately 286 West Golden Harvest Road, known as application 2026-0065-USE.

And Nick Whitaker's our staff contact.

So Nick, go ahead.

So Nick, which is it?

Is it it's cookie balls, right?

Yeah, it's the cookie ballery.

Ballery, got it.

Yes.

Not to be confused with a an art gallery.

Thank you.

Very nice.

All right, go ahead, Nick.

Uh thank you.

Yeah, so this is the cookie ballery LLC, home occupation conditional use permit request.

Uh here's the vicinity map of the property.

It's just uh to the west of uh Pony Express.

Uh here's an aerial map.

Uh land use map, the land use is uh residential low medium density.

And the zoning map, uh the zone is RA2.

Just an over uh an overview of the request is um it's home occupation conditional use permit, and the applicant uh is requesting to operate a cottage business that produces baked goods from her home.

Orders are placed online and picked up by the customer at the client's property.

Pickup times are scheduled to ensure that only one customer is at the property at a time.

Customers are provided with an off-street parking stall located on the applicant's driveway in front of the third car garage.

And hours of operation are Monday to Friday from 9 a.m.

to 5 p.m.

and all businesses conducted within the applicant's home.

Here's a site plan.

Um we had to request an updated site plan.

It's actually a condition in this um in the staff report.

However, the applicant read the staff report before the meeting and has already sent in an updated site plan, so I've included it here.

Um so the updated site plan shows um where the uh uh customers park their vehicle when they come and pick up the um their order, and it's uh just right in front of the third car garage here.

Uh here's a floor plan is the main floor here.

Um the applicant uses a portion of or uses the entire kitchen um uh to produce the baked goods, and then also a portion of the uh I believe it's the the living room um as office space uh just to conduct uh admin.

Uh here's the impact analysis and uh mitigation identified potential impacts include customers coming to the home and associated traffic and customer vehicles parked on the street.

The proposed mitigation is that all require well requirements of Draper City Engineering Public Works Building Planning and Fire Division are satisfied, uh that a Draper City business license shall be obtained.

Um they have already applied for for one.

We're just um and they're doing this as part of that.

Um that only one customer at a time shall be permitted at the subject property and only to pick up their orders, and that the customer orders are uh shall be picked up by appointment only, and the business hours of operation shall be limited to weekdays from 9 a.m.

to 5 p.m.

And then uh as I mentioned earlier, uh this was included as a condition, but the uh the applicant has since fulfilled it since the the uh staff report was published, and that is that an updated site plan shall be provided to staff, which clarifies that the parking star stall shall be located in front of the third car garage.

Here is a photo of the home, and right there is the third car garage where the customers will park.

Um there are no issues with the width of the driveway.

Um everything uh looks great.

And that's my presentation.

Uh any questions?

I have a question, Nick.

I just want to clarify that the the on the site plan change.

If you go back to that slide, please.

There just they just don't have this um cement parking substall on the on the left side of that driveway.

Is that right?

That parking spot is gone.

So yeah, so not there.

Yeah, this was the original site plan.

Um, and it was the uh uh the applicant showed that there was um clearly there's lots of ways that the customer could park, um, but we needed it uh so that it would it was narrowed down to a single spot.

Everything to the uh west of that um the identified spot on the driveway is gravel, which that wouldn't be acceptable per uh draper standards.

They probably use it for parking, but it's not acceptable for this purpose.

Yes, okay.

Thanks.

Appreciate that.

All right, thanks, Nick.

All right, is the applicant here?

Hi, come on down.

Um, as before, to state your name and then add anything you'd like to that.

Good evening.

My name is Cheryl Swenson, Cookie Bollery.

I guess you'll never forget that now, right?

Thank you for knowing it, Nick.

I almost brought you some samples, but I didn't want it to see my bribery.

So I would love to bring you some if this gets approved.

Um I had originally hoped to open a food truck until I realized I had a very high operating cost and cost of entry.

And so I am just thrilled to have this option to do it out of my home, assuming that it gets approved.

And I've also been learning a lot about this process.

I went back and watched uh or listened to a lot of the past meetings to prepare and everything, and I came last month and watched so that I'd be ready that way.

And it's been really interesting actually learning the process.

I wish I had known when I was filling out my application earlier.

I probably wouldn't have had to change so many things with Nick.

And thank you so much, Nick, for all of your patience and help.

I appreciate that.

Perfect.

All right.

Any questions for the applicant?

Okay.

As before, we'll have the public comment and then invite you back up if we need to.

Thanks, Cheryl.

All right, this is a public hearing, so we'll go ahead and open this up for public comment.

Who would like to address this agenda item?

If anyone okay, we don't see anybody, so we'll go ahead and close that public hearing.

Uh commissioners, what are your thoughts on this?

Pretty straightforward.

We always know what this traffic and parking is the number one concern.

And obviously, coming to some past meetings, you've heard that uh and you've addressed it.

Yeah, no, we've got that uh allowed parking on there.

So and I think you know, everything's kind of been addressed as far as the by appointment only pickup, etc.

So what are your thoughts?

Yeah, I see no objections.

Um, commissioners, anybody else want to make a comment?

I'll just make a motion then another one.

I I can't read this one very good.

Well, let's do this.

I move that we approve the home occupation conditional use permit as requested by Cheryl Swenson operating the cookie ballery LLC application 2026-0065-USE based on the following findings for approval and subject to the conditions listed in the staff report, dated April 30, 2026.

Um this proposal complies with the standards for approval um in the code, and um I think that potential impacts are mitigated with the the uh reasonable conditions that we've listed in the staff report.

And just of a note that um Cheryl has already corrected the um update, she's already updated the site plan that the staff required.

Perfect.

Thanks for pointing that out with that motion.

Who will second it?

I'll second that.

Thanks, Laura.

So let's go ahead and put this to a vote.

This is for approval.

So Lisa, how do you vote?

Yes.

Laura?

Yes, Christine?

Yes, Mary?

Yes.

And Susan.

Yes.

All right, congrats on that cookie ballery.

So enjoy.

Appreciate uh you coming in doing this the right way.

Good luck with your business.

All right, let's go ahead and now move on to our agenda item one D is in Delta.

This one is also a public hearing.

This is veranda west, master area plan amendment, zoning text amendment, and conditional use request permit.

It's on the request of Keith Hansen of AE Urbia representing City Center Draper Holdings, LLC, a master area plan amendment, zoning text amendment, and conditional use permit for approximately 31.27 acres.

It's located on approximately 13708 south 600 west.

It's known as applications 2024-0336-MAP, 2024-0456-TA, and 2026-0028-USE.

Staff contact on this is Todd Taylor.

So go ahead, Todd.

Thank you.

Uh, this is the vicinity map showing the location.

It's just north of Bangder on the west side of the city, uh, just east of the river.

Uh, this is an aerial uh showing uh the existing townhomes on the northern portion of the site.

You can see Bangar there on the on the southern portion of the site.

Uh the land use is transit station district, and the zoning is also transit station district.

Um the veranda west uh master area plan, which is master area plans are required in the transit station district, was originally approved in March on March 5th of 2019, and there was a minor amendment on May 5th of 2020.

The applicants proposing some changes in the uses.

Um primarily uh, well, you can see in the residential units they're increasing uh by 32 units in the stacked flats, apartments.

Uh the townhomes again are already built, the 121 units.

Um there's an increase of 1.16 acres in return restaurant over the original approval.

Office has been removed, and a new use of outdoor recreation and surf park is being added for 8.8 acres, and then the open space uh has decreased by 4.4 acres, but still meets the minimum requirements of the zone.

Uh this is the exhibit that is included in the zoning uh code, and it does show that the intensity areas are still remaining the same.

They are just being reallocated with this new concept plan.

So this is the concept plan uh shown in the master area plan.

You can see the existing townhomes to the north.

Uh the southern site will utilize the existing entrance.

Um there's some retail and restaurant and a retail village, sort of in the center of the site.

South of that is the serve park.

Oh, so also another entrance is being proposed uh to the south of the existing entrance, and then to the southern end of the sort of the tip of the site is the stacked flats.

This is the circulation pathways map.

Um if you can see the purple, that's the pedestrian pathways that run throughout the site.

Um you can see that there's quite extensive um going connecting through all the uses of the site.

And then finally, this is the open space map.

Uh the also concept of elevations have been provided.

So this is the residential concepts, the retail concepts, and then uh some renderings of the surf uh park.

Um, in order to mitigate for uh any potential noise impacts, uh staff is recommending some conditions of approval.

First, that the surf park opens no earlier than 6 a.m.

and closes no later than 11 p.m.

Uh, these are the hours that were indicated in the applicant's uh statement.

Uh the second is that the surf park park will submit a noise study with the site plan application to ensure that noise impacts are uh to the proposed residential areas to the south are mitigated and that any recommended mitigation be included uh in the site plan prior to approval.

Uh the third is that the site uh the surf park complies with our noise control ordinance and the county's health regulation number 21, which is also the county's noise control, um, which uh prohibits excessive noise that disturbs the residential area, especially between the hours of 10 p.m.

and 7 a.m.

Then finally, because um this is a conditional use part of this is a conditional use permit approval that the planning commission approves, but this still has to go to the city council for the master area plan amendment and text amendment that the conditional use permit not take uh effect until unless and until the city council approves those items.

Uh that concludes my presentation, and I'm available if you have any questions.

And I can see a large applicant team here that I'm sure wants to uh speak as well.

Great.

Any questions for staff?

I have a couple.

Um, the obvious, I'm just curious.

Here we are on a water drought.

Why we're getting a request for a surf park.

I mean, that seems kind of I'm surprised.

I was surprised to see that.

But the next one is I'm wondering why we would not have the condition of the quiet hours to coincide with city's code from 10 p.m.

to 7 a.m.

rather than 11 p.m.

to 6 a.m.

To me, it seems like if that's our code, and you're referencing it in the county, why we wouldn't impose that condition.

Well, the code doesn't say that businesses can't operate during those hours, it's more that we can't have excessive noise in those areas during those hours.

So if they can operate during those hours and not have excessive noise, then it's not a problem if it if they are trying to play loudspeakers at between six and seven or ten to eleven, then that's definitely gonna be a problem.

We'll discuss that.

Yeah, good point.

Thanks.

Great.

Any other questions for Todd?

No.

Okay.

All right.

Then we'll go ahead and invite the applicant up.

You guys can come in order, out of order, whatever you'd like to do, and uh as long as you just smile and state your name.

You can get anything to that presentation that you'd like.

Um my name's Jackson Shepard.

I represent the owner of the Property City Center.

Um we have owned the property since 2019, so we're very familiar with it.

Uh, have WASS residential group and Wasat's commercial group who've done a lot of the entitlement work with the city so far.

We also have our architects and builder here today.

Um, I the only thing I'm sure you guys have a lot of questions and we'll wait for those.

Uh, we're obviously very excited about the project, and the only thing we would add about the water is um this use is actually uses the least amount of water of all the approved uses actually in the CUP.

The way pool itself is actually net neutral, and we have reports from third-party engineers that show that.

Um, for example, a golf course, one hole on the golf course uses 18 times more water than this way pool will.

Um, so it's actually a very efficient use of water, and uh we think um that you know having uh recreational, outdoor recreational venues like this for people who live in you know multifamily apartments and stuff like that, and maybe don't have pools in their backyard or stuff like that is very important, and we don't feel that you know in the grand scheme of things that you know uh like I said, an outdoor recreational facility like this should be on the chopping block.

We should look at other ways to conserve water and we're being very conscientious of that and making sure that we are saving water on the site.

And that's all we'll wait for your questions.

Like I said, we have the whole team here, and we're happy to answer any of them.

Perfect.

Thanks.

Do we ask more questions?

Yeah, if we've got you have some questions.

Yeah, just yeah, I do have questions for you.

Yeah, so if you want to, yeah, we'll just have sorry to give you the run around.

We'll just have you stand here, and then you can invite up anybody who you want.

How's that sound?

So go ahead, we'll hit you with a few of these, and then you can just bring up the whole or make it worth your trip, guys.

Yeah.

Thanks for coming back.

Okay.

Yeah, no worries.

Um always when we're looking at developments.

I know this isn't part of what we're discussing tonight necessarily.

It's just a concept.

Yeah, but we're always worried about parking.

And um, this street is pretty busy um even without the full development on either side of that street.

And so I'm I'm really concerned.

I can see the um the apartments down at the the tip of this piece of land.

I could see people parking in those spots that want to just go to the surf park.

Yeah, um, so we've updated the traffic impact study.

Um, we have that available.

This correct, honey.

Yeah, we have that available.

Um the pool will operate as a semi-private way pool, so there are uh times available to the public and also times available to a membership base.

And so this isn't going to be Disneyland, we're not marching you know, people in and out of here all day long.

It is going to be an attraction, there are going to be people there.

Um, and we've been through that with the new traffic impact study.

We feel like we're adequately parked given the structure of the pool with like I said, the memberships and the open times, and um, you know, also like that's something that we're very worried about.

We want to make sure that we have parking.

Obviously, customers aren't gonna be happy if they can't, you know, if they if they want to come to the pool and can't find anywhere to park.

Yeah, have you considered putting parking for the apartments underneath?

Uh we have um the apartments, uh what sets residential group is here.

Um, those are uh coming later.

Um we're not planning on building those, or at least we also residential group isn't planning on doing those for a year or two.

I'll let Adam speak if you have anything on that for the parking lot.

Yeah, um, yeah, we feel like the apartments are adequately parked too.

Um obviously, if we you know feel like they're underparked or something like that, we might look at solutions like that.

Adam Lankford was that's residential group, 620 South Strait Street.

I'll just add on the parking.

Um we we meet the code, but beyond that, we have our own standard.

Uh you know, we own four different residential communities in this area, so we have our own standard for parking, so it's very important to us because if people can't park in our communities, then they'll go somewhere else.

So we feel like this is adequately parked based on city code and then our own internal numbers, but also the parking areas are separated.

The majority of the surf park is on that north area or on the east, and so yeah, we believe uh there's plenty.

The other nice thing about this is we're all under the same umbrella.

So there's property management, but we're all gonna be talking.

So if there is a problem, we can solve it because we're all one big group.

So it'll be managed cohesively between all of us.

I'm also worried about people crossing that big street from the other side from the other the development on the other side, which I think you also are you involved in that development.

Yeah, we we own in bold and the retail there in the hotel.

Uh nobody would be crossing that per se to get to amenities if if some of the people on that east side wanted to come over to the surf park.

Uh according to uh and the city, Brian might be able to chime in on this, but as soon as the traffic count is enough, the goal is to get a signal there at that main entrance.

And so people would be able to cross at a signal.

That's because for sure right now it's busy.

So we want a signal there, and that would allow pedestrian access across the busy road.

Right.

I read that, I had forgotten.

So I'm glad I'm glad that's on the market.

Yeah, the awareness.

Okay.

Any other questions on the multifamily that I can answer?

On the um site plan here, it shows that there are townhomes and apartments.

I assume that townhomes to be for sale product, or are they all for rent product?

So the town homes that it's referring to is the community on the north end.

Okay.

Uh, and those are already built.

Oh, okay.

Yeah, those are existing.

Um what we call stacked flats are on the south end.

So those are four stories garages underneath with uh serviced by elevators.

Okay.

Does that answer your question?

Yeah, I the question was really more of like a for-rent or a for-purchase type.

Um yeah, the existing is for rent and the stacked flats are for rent.

We we don't do for sale, we're not set up that way.

We don't have agents and all that kind of stuff.

It's just not part of our model.

Thanks, Adam.

All right.

Any other questions for these guys?

Well, I know that do you guys know how much water is supposed to be in the surf lagoon?

Yes, we do.

So the pool consists of about four million gallons of water.

Um, but as Jackson was saying, oh, by the way, Connor Shepard, and I actually live at one two, two, three, nine South Hand of View Lane in Crassmus and Farms.

But um, the pool will use about four million gallons of water.

And as Jackson was stating earlier, the uh we've done a bunch of existing uses on the site, checking it against not only uh you know, single-family homes, golf courses, ski resorts, everything just to see what the uses would be.

And we are still substantially less uses of water, it's only evaporation that we'll be dealing with.

And we actually have that calculated down to an exact number, including rainfall.

So you know, we we feel good.

And I would only add there's a way pool in Munich, Germany, and Munich has a very similar climate to ours, and it's the exact same pool uh technology, everything, and they're net neutral between rainfall, snow, all those things, um evaporation, their water levels remain about the same all year long.

And this thing is um a complete bathtub.

It's uh there's a membrane underneath it, no water is escaping.

Um you know kids might drag water out on their feet and bodies and stuff like that, but it's a complete bathtub, uh completely closed circulation for the filtration and stuff like that.

So like Connor said the uh evaporation is really your only water loss on this and uh you're really net neutral between snow and rain and you know this past winter wasn't that great so hopefully we have more of that in the future um but it's essentially net neutral.

And then one last comment too we make sure to go out and source all of the best teams and companies that have worked on uh projects like this one one of them being Martin Aquatic which is one of the foremost knowledges in the world actually on large water based attractions and they've they're the ones who have given us these calculations.

So they've actually built a few of these filtration systems they did the Disneyland resorts all of those so we have a very solid team that's given us these calculations.

Um the four million gallons of water the townhomes use four million gallons of water actually uh a single family homes and this is according to all the studies we've done in Utah specifically um a single family if we did this is about 13 to 16 acres I'm trying to remember the exact number well 31.27 acres total but on our site where we have the pool you could put about 75 single family homes which would equate to about 9.7 million gallons of water averaged used a year not you say 9.7 million million million gallons yeah yeah and and the surf park is how many gallons so it would be four million gallons of water one time one time fill up right and then going forward we have it averaged between six to well seven to nine million gallons of water obviously you have years like this where we just had an extreme different type of winter and then also heat but we have it averaged at about seven to nine million gallons of water.

So is that this probably stupid questions is that comparable to like a swimming pool I mean well no because this is much much larger are you asking in terms of like usage and stuff like that.

Yeah yeah oh yes yes in that sense yes sorry well well right yeah well it's right right yeah use okay thank you can you state your name oh I yeah Connor Shepard um but yeah we we've we've gone through and done a ton of studies on this already and we do feel like this is and it's a full recirculating system right so like Jackson was stating earlier the only water loss is evaporation.

I'm curious have you talked to the tenants of the uh your tenants there are they wanting this I'm just I'm just curious.

Or are they all because like I my first reaction was whoa are we kidding we're in our yeah um I don't know yeah Adam can answer that.

Is this something that's wanted?

I mean is it um I I I don't know if it's wanted I mean we haven't gone out there but yes any type of big amenity like this that's a draw would definitely help any of our communities around there but obviously this isn't just pulling from from our communities right this is draper wide this is really a regional type thing that's gonna pull from everywhere but certainly we see this as a positive for sure with with all that we have you know the hotels uh the retail and and the apartment communities yeah we see this as a huge plus for us and and the whole community yeah my my uh first uh thoughts on this was that first of all you've got a water feature inside a community always looks great right and usually if you look at it with the water features that we do have out in daybreak and such I mean they're just big retention ponds and people are wakeboarding paddle boarding but something like this Susan is is kind of a unique niche thing that I think will grow like that uh I think of that momentum rock climbing facility in Sandy that's pretty dang niche and it's packed you know get some people into some things that they you know didn't have access to before so yeah I think it'll be it's almost a dual purpose in my mind right it kind of beautifies the you know just more we've got a lot of parking lots out there it's uh from from the air or even from up on the hill uh we gotta be careful that it's not just uh another what what's that train station over there by eBay right with all that concrete over there so when I saw this blue I'm like man I welcome that you know so then to hear that it's a functional surf yeah let's see how that works but the Germans will figure it out I guess right yeah so yeah no it sounds really cool I didn't I I guess I should have re questioned said my question differently is this something that tenants requested or desired or is there a demand for it or you know I mean we've done we've done we've done a few market studies actually that I mean we don't want to build something that no one's gonna come to or don't want to risk the money and um Utah is very unique because the our you know we're so close to the mountains and we're so close to snow and mountain biking all these things so in Utah people like to uh first of all be outside and spend a lot of money being outside right and um and yeah the you know support in the um for the surf pool and I could go into all the statistics it probably wouldn't make a ton of sense but our penetration rate in Utah at least is less than a percent we only need there's so out of a hundred percent of people that are interested in surfing in Utah was is what the market's fixed did um we really only need to capture one percent of that and so that's you know there's a lot of

So in Utah, people like to uh first of all be outside and spend a lot of money being outside, right?

And um, and yeah, the you know, support in the um for the surf pool, and I could go into all the statistics, it probably wouldn't make a ton of sense, but our penetration rate in Utah at least is less than a percent.

We only need there's so out of a hundred percent of people that are interested in surfing in Utah was is what the market sucks did.

Um we really only need to capture one percent of that.

And so that's you know, there's a lot of um California expats here.

There's a lot of uh people from other states who are first of all, that's kind of like your core surfing base, and then there's also a lot of uh, you know, people go wake surfing on boats.

Uh there's a surf culture here already, and anyways, the market studies are uh uh surprisingly, I would say even overwhelmingly positive.

What people want this in Utah, and you know, Zion Shores down in St.

George's uh almost exactly the same thing.

We're using a little bit of different technology, and they're getting tremendous reception down there too.

Um Susan, I think also in the prior site, the the original plan, there was a pool and some green space.

So it's just it's a larger pool, but it what it is still I mean if you've lived if you live if you bought the townhomes expecting a pool to come in, you've got something right.

No, I think I is cool.

I just yeah, just wanted to hear you know what the market for it was if there was one, whatever.

Yeah, thank you.

I just worry about how this is gonna look too to like I'm just worried about us being on the news for it.

Um I know momentum climbing gym is very cool.

It is very cool, but they also don't use a precious resource.

I'm just worried about it.

Well, and I'm as big of a water conservationist as you could probably get like you are, Christine.

I think, but I I do think it's important to remember that these transit zones are have like pretty ridiculous density allowances, and so they could build a building residential building that was super high and probably consume significantly more water resources by the residents that live there than something like this.

Um and I mean obviously golf courses, we don't need to go into the water use theories already addressed that, but but yeah, if you have like further information on that, I'd I'd be happy to hear it.

Yeah, we're we're happy to share all the water, like said use stuff like that.

And I like I mentioned earlier, like um uh I don't think the first thing we should cut, especially with water use is places that the public can be in, because a lot of people just don't have big homes with backyards and most people don't golf and stuff like that, and so a place like this where people can come and be in the water, like you know, we just we're water conservationists too, we're trying to be careful with our resources, and um like I said, just personally, we just don't feel like something like this should be the first thing we cut.

And uh we obviously understand the trepidation with you know everything going on with the data center and stuff like that, but um no one's walking into the data center and using it every day.

The local community isn't using it every day.

Um the local community will be using this every day.

Uh Draper High School Corner Canyon, they're gonna have a surf team eventually.

Um, you know, locals are gonna be using this, and so uh, you know, when you're looking at using our precious resources, like you said, this is a use that you know everyone can come in and use.

It's not like getting locked up in a data center that no one can look at, touch or feel.

On the water, um, it's a one-time fill.

They don't steal it from anybody, they have to pay for it.

So it's uh anytime I see anybody using water, I I always remind myself, like you gotta pay for it, right?

It's not a free resource, and if you've got a model that'll sustain it.

And I do like your thoughts on, I mean, it is a one-time fill, and then what our only loss is to evaporation, so it's not that they're gonna be.

I mean, it sounds horrendous, right?

Like millions of gallons, but it but again, it's not flush, it's not flowing, it's sitting.

And so I I just point to daybreak and the the millions or billions of gallons we've got in some of those facilities that I mean it's the same water, right?

Whether it's it's it's you know, culinary or purified, whatever.

But again, I I mean I welcome that it's public.

That I mean, we've got a lot of private pools that don't get any use.

Uh they just look good, and this is something that I think that I is.

I mean, we have an aquarium here too, uses a lot of water, but it's cool, and it's cool to have that here.

Uh it's nice to see stuff like that thrive.

So um again, it could be another big high-rise building, could be another small pool, could be a skate park.

We've got plenty of those.

Um, you know, but just something unique to I think it'd be a cool draw.

Super happy to hear that it wasn't just for the the owners, right?

That it's gonna be something that you can come into like a momentum uh climbing facility, something that the community can kind of benefit from.

So anyway.

Any other questions for for the applicants?

I was just gonna comment.

I feel a lot better with the explanation and the numbers that you're quoting and you know, this use versus that use.

I I feel much better about it when I did initially because I was like freaking out going you got the cute league.

And I also um wanted to comment on the traffic.

I I myself am not concerned about the traffic based on the traffic impact study that you folks submitted with this.

That was very helpful.

Yeah, and I think is always a good thing to look at.

So thank you.

Yeah, yeah.

I mean, and one more thought on there.

Remember when we used to have uh remember the water slide, the water park out here in Draper where the freeway would pretty much terminate right into the where Boondocks is now.

And again, to me, uh I'm I'm happy to hear that this is a one-time fill, it's not just water flowing all day long to just you know, run some like a this isn't the raging waters, yeah, is what we're putting in here.

So again, these are these are all when I first read through this.

I'm like, all right, well, let's see how this goes.

And so everything I've heard there, and and the net neutral is important because that's the one-time fill and then evaporation.

We're not it's not leaking out, it's not flowing.

I know daybreak does not have a net neutral at all on that water.

There's no way.

So, anyway, though again, those are those are initial concerns that I think have been cool.

I understand it's like a one-time fill, but you're only using it for like three or four months out of the year.

Here's a good point.

What do you guys do?

When what is the what are the seasons?

Memorial labor.

We're heating the pool.

The uh equipment that generates the waves um throws off tremendous heat.

And so, what you do is you just run the water filtration in that same room, and it heats the water kind of naturally.

Um, and you know, surfers they put on wetsuits down in California all year long.

Um, you know, in the winter time, uh you're probably gonna see less people surf, but I still think you're gonna be open.

Yeah, it'll be open all year long.

Yeah, and we'll be heating the pool to um right now we're aiming for the low 50s uh to well somewhere in the mid-50s to low, you know, 60 degrees is is where it's feasible to get to.

And um, you know, surfers in California that's summer for them, and they're wearing board shirts, which is kind of crazy, but uh yeah.

So we have to refill it like once a year or um unless there's something catastrophic, uh earthquake that you know cra cracks the pool into you you don't ever have to drain the pool.

Um the water is just it like I said it's a closed circulation loop, it's completely the filtration all happens in itself, and you know, between evaporation, the pool deck all slopes down, so you catch all the water, rainfalls on it, snow, everything, nothing leaves unless it's like on your body, and yeah.

That's what that's why I keep bringing that up.

That one time fill sounds horrendous, but it's just that's a one-time fill.

Well, can I ask you this?

What were the other considerations for amenities?

What else did you consider there?

Um, you know, uh Alex Dolstrom and Wassett's commercial, they had office buildings there, which not as cool.

Let less of a draw there.

Yeah, my kids wouldn't give a hoot about that.

But but really it would just be more, yeah.

I mean, it'd just be more of what we have.

We could put more offices there, and um, I mean, we have the studies that showed those would use more water than this.

Uh so you know, you put I don't even know how many square feet of office there, and they would use more water, same with single family homes.

Obviously, we're not putting full 18 whole golf course there, but that would use more water.

Almost every single use uses more water than this way pool.

Got it.

After that one time fill.

Yes.

So after the one time fill, correct.

Cool.

Any other questions on that topic on water on the amenities?

Anything else?

We got a whole roll of guys back there.

Anything else you want to bring up?

Okay.

Um no, I mean, we're the uh I would the only thing I would bring up too is the commercial village.

We think that's gonna be tremendous.

Um, you know, all the shops and stuff were you know, with the massing, we're trying to get the all the view corridors into the pool.

Um, you know, uh restaurants in there, cool retail.

Um we we think it's gonna be really cool and really uh a big boon to the city, uh honestly.

And obviously, with the point coming in on the other side of Bangar, uh it's uh we think it's really complimentary to everything that's happening here.

If this is approved, when do you uh anticipate starting the project?

Hopefully, um we were in the ground this year.

Um, our architects are working diligently on the documents.

Obviously, we have to go to the city council.

Um, moving dirt in September, and uh the pool only takes actually 10 months to build.

Uh we have a really um bad winter this year.

There's you know, you can't pour concrete in the snow, so that might push our timeline out a few months.

But uh hopefully uh 12 months from September we're um you know doing uh having people surfing in the pool.

Okay, thanks.

Perfect.

Adam, do you have one more thing on there?

Well, I was just gonna add really quickly, yeah.

As far as this the overall mastery plan goes, like Connor said, we've owned the land for a long time.

We've looked at a lot of different options on this site.

We wouldn't be here if we didn't think this was the highest and best use of the land.

We just don't come in and and build stuff that's not gonna work just out of whim.

We've studied this property for a long time.

We own it, yeah.

We want to do what's best, and that's really why we're here with this plan because we think it is the best use of the the overall master plan project.

That is true.

I've sat up here for a little while, and I know you guys pivoted from a lot of office space over to residential quite a while back when you saw that writing on the wall.

So and again, so for me, they're not gonna ruin their own site plan, right?

They want this to thrive, they want it to be good, like they said.

Uh so the question is I mean, uh, is there anything against code here?

No, their parking is has met the minimums.

Uh, if they want to put in extra, great.

Uh, and as far as is there anything uh in our code that disallows a 4400 million gallon holding tank?

Okay, all right.

Okay, all right, commissioners.

I if there's nothing else there, we'll go ahead and let you guys be seated.

We'll open this up to public comment and uh you guys can stay there too.

Uh just uh it might save you a trip if we bring you back up.

So let's go ahead and open this up for public comment.

This is a public hearing.

So who would like to address this agenda item publicly?

Get your three minutes.

Okay, don't see anyone, so we'll go ahead and close the public hearing portion.

All right, commissioners, what are your thoughts on this?

There's a couple little couple items on here that we've got to address.

So I don't I don't see any reason that we uh I I mean it complies, so I think we have to approve it.

Right?

I agree.

Um I'm actually breathing a huge huge sigh of relief based on the information they've given us tonight myself.

So I understand like this is all within the zoning, but isn't this is there something having to do with like uh cultural insensitivity or something in our zonings?

I just don't think it's appropriate because you're not about the waters.

Yeah, honestly, I just don't think it's right now there's like everyone's change kind of changing their culture, they're all kind of banding around about protecting our water because it's not gonna last.

We're hope hoping it's gonna come back, but it might not.

I might as well I almost feel like I should just go home and slap my kids in the face if I ever this isn't the kind of application that we have to approve because it complies with something.

This is a it's a subjective or an objective um you know position.

So if if some of us agree or disagree with each other, that's totally reasonable.

So I mean, I I don't I don't think you need to feel compelled to vote a certain way.

Um because that's not the kind of application like on some if they meet like a site plan, if it complies with everything in the code, then we do uh you know that's what we're looking for.

It's compliance.

This is a a text amendment, so yeah.

So all oh uh there's so there's three applications.

One is the master area plan amendment and tax amendment.

So the TSD zone or trans station district zone requires developers to do a master area plan, um, providing their concepts, their standards, um, that kind of thing, and then in the actual code, we have their general uh site plan concept in that.

Um so the uh veranda west master area plan already exists.

They're looking to amend it to add uh the surf park uh amend the the layout.

So the uh two legislative applications, that master area plan and tax amendment, those will go on to the city council because it is up to the city council to approve those items.

The conditional use permit is for the outdoor recreation entertainment use itself, which is an existing use allowed in the TSD zone with the conditional use.

So that's why um Todd has that last uh condition that says you know, if the conditional use permit is approved, it won't become effective until city council makes a final decision on that map amendment and the tax amendment and they approve it.

Yeah, that's fair to point that out.

And Christine, so your water concern, just like Mary said, yeah, you we're not asking you to change your values or your opinions of that at all.

So just you know speak freely about that.

So well, and even if this wasn't a text amendment, um, or legislative items.

The use itself is a permitted use with conditional use approval.

So yeah, so use is basically permitted use.

But I definitely understand Christine's concerns for sure.

Yeah, any time I see somebody watering their lawn too long, Christine.

I just go look and see how much uh water one batch of alfalfa costs, you know, and then you go, oh, okay, great.

So about you know 80% of Utah's water usage right now is going to alfalfa, not my front lawn, you know.

But now I don't know, we might be dipping into a couple barrels of you know bell bales of alfalfa with this with this surf pool, but I don't use alfalfa, but my kids would use the surf pool, so I'll be a little selfish that way.

But no, I'm being cheeky about it, but really, yeah, we're not asking you to to change your your values and your opinions on that.

And we all know you know, all these resources, electricity is a resource.

Again, probably one of the best things I heard about that that put me at ease is if this really is in Munich, those Germans are nuts about this kind of stuff, right?

So they've got this thing generating heat to generate the waves, and they're re- repurposing the heat from that to heat the pool.

So it's gonna be and so net neutral to Germans.

I mean, seriously, they've got this little logo, it's called Umfeldbust.

My my family's from there.

I've spent some time over there, they're nuts about it.

So more nuts than probably anything that we have out here in the wild west.

So if that truly is where that's coming from, I mean, net neutral.

I don't think they're blowing smoke at us for that.

So I didn't think that I know my my household's not using that much water per year that they were quoting, but anyway, neither's yours, I guarantee it.

But anyway, so that was a little bit anyway.

So I I digress.

So let's go ahead.

And we've got three items on here.

So the master area plan.

We're gonna do them in this order, right?

Jennifer, let's go ahead and just keep these in this order.

So and then thanks for putting that in there.

That obviously uh if we approve the conditional use permit, it's got to it's all pending the the other two items.

Thanks for pointing that out, Jennifer.

Okay, so let's go ahead and tackle some of these.

So we've got the MAP amendment or the master area plan.

So um what do we have there?

I'm I'm interested in a positive um recommendation.

Um yeah, we're done.

Any you can vote against it if you want.

That's fine.

Okay, go ahead, Lisa.

I move that we forward a positive recommendation to the city council for the M the MAP map amendment as requested by Keith Hansen of AE Erbia, representing city central city center draper holdings LLC, application number 2024-0336-MAP based on the findings for approval as listed in the staff report dated April 20, 2026.

And um I I propose that it does or I believe it does um comply with all of the required elements of the of the statute.

Um the circulation plan serves the map area and the areas surrounding it for sure.

Um, in my mind, it also has a community character which is consistent with the purposes of the TSD and um the proposed development standards and design guidelines are high quality transit oriented design standards, including the use of high quality build building materials.

Great.

Thanks, Lisa, for that motion.

Who will second it?

I'll second.

Okay, Susan will give that a second.

All right, let's put this then up to a vote.

So we'll start with you.

This is on the MAP for a positive recommendation.

Lisa, how do you vote?

Yes, Susan?

Yes.

Mary?

Yes.

Christine?

No.

And Laura.

Yes.

Okay, that'll move forward with a positive recommendation.

Uh, next on the list.

We've got our what do we have here?

Zoning text amendment.

Who wants to make a motion on that?

I'll make a motion.

Go ahead, Mary.

I move it with a positive recommendation to the city council for the zoning text amendment as requested by Keith Hansen of AE Urbia, representing City Center Draper Holdings LLC application number 2024-0456-TA based on the findings for approval is listed in the staff report dated April 20th, 2026.

Thanks, Mary.

Who'll second her motion?

I'll second it.

Oh, go ahead.

Okay, we'll give it to Laura.

All right, let's go ahead and put that then to a vote.

So Mary, this is for positive recommendation on the zoning zoning text amendment.

Mary, how do you vote?

Yes.

Laura.

Yes.

Christine.

No.

Lisa.

Yes.

And Susan.

Yes.

All right.

And finally, conditional use.

I'll make a motion on that.

Okay, go ahead, Susan.

I move that we approve the conditional use permit as requested by Keith Hansen of AE Urbia representing City Center Draper Holdings LLC.

Application number 2026-0028-USE based on the following findings of approval and subject to the conditions listed in the staff report dated April 20, 2026.

Thank you, Susan.

Who'll second that motion for conditional use permit?

I'll second.

Thanks, Lisa.

Can I let's put that one to a vote then?

Susan, how do you vote?

Yes.

Mary?

Yes.

Sorry, Lisa.

Okay.

Lisa, yes.

Christine.

No.

And Laura.

Yes.

Did I miss anyone on that?

No.

Okay.

All right.

So good luck with that.

Congrats for now.

And then good luck with City Council.

Thanks to the team for showing up.

Yep.

All right.

Let's go ahead and move out to agenda item number one E as an echo.

This is also a public hearing.

This is the shadow crest code preliminary subdivision plat and conditional use permit request.

It's on the request of Brooklyn Chatsey, representing enzyme engineering and draper 1700 LLC.

It's a request for preliminary subdivision plat approval and conditional use permit approvals for fencing over six feet in height and for a gate or a gated entry on approximately 11.67 acres.

It's located at approximately 12696 south and 1700 east.

It's known as application 2025-0185-SUB, 2025-0289-USE and 2026-0064-USE.

And Todd Draper's our contact.

So go ahead, Todd.

All right, thank you.

This is a piece of ground that you may remember over on 17th East that's kind of been before you a few years back for a rezone to the RA2.

It was owned by Canyon School District, then the city, and now by the applicants here.

Well, I guess by the uh uh Draper 1700 LLC applicant is actually their engineering firm.

So uh this is just the uh as you saw there, the vicinity, and then the aerial uh it's vacant at the moment.

Uh the land use is residential low medium density, and that coincides with that RA2 zoning that's in the neighborhood.

So I'll kind of go through these uh a little bit differently, but we'll start with the sub uh preliminary subdivision plat.

Uh 18 lots you can see uh from 126 south coming in, uh kind of bifurcates with uh cul-de-sac on either end, and then the lots are just kind of around that.

There is a uh parcel here uh on the west side that uh uh will be needed to the city.

Uh they've already started and gone ahead with uh some of the storm water storm drain improvements in that portion.

Uh there'll be there's an underwater or underwater underground gallery uh that collects the water and puts it in.

And then they uh I mentioned the staff report as well.

There was an overhead power line that's already been undergrounded as well in that area.

Um so with the subdivision plenary plat uh approval.

I do have a couple of minor things they do need to uh fix with us as staff, but they're they're relatively minor.

Uh one is that there is actually a gas easement that's an old one that kind of runs through the middle of a few of the lots.

The the gas company actually released the easement, didn't vacate the easement, so they do need to show that it's there, but they've released it, so there's not an issue with uh building on that area or anything like that.

It's just not shown here, but they'll need to make that correction update with the final plat.

The other thing is just the street tree plan, uh, and and you'll see some of the additional landscaping they want around the gate.

Uh it will be a gated entry, and that is the conditional use permit aspect.

Uh two of the tree species they selected are not on the street tree list, so they just need to replace them with one that is on the street tree list, so that's another minor fix.

There's a couple of other typos, and we'll have them fix them.

And then I know they have submitted uh some new documents and plans to me.

We just have not had a chance to review those after getting this to uh this meeting.

So as far as the conditional use permits go, again, site plan very similar.

Um the one conditional use permit, of course, is for the gate.

Uh it does meet our code uh for how the gate needs to be laid out.

Uh it does not block uh the pedestrian access, which was very important, and it's kind of hard to see here.

Um, but uh the the sidewalk will be moved out and around some of the pillars there, and I think I have another slide with that.

If not, it's in the staff report.

I know.

Um, and then oops, sorry, and then the fencing uh for most of it will be a precast uh concrete fence, six feet tall.

Uh but when they come to this eastern side, there's some existing fences of the neighbors that are a little bit taller, and they would like to be able to kind of match uh that to some degree.

Um, and I'll just kind of go through those a little bit here.

They don't exactly match, but they're close.

Uh and so this is kind of the product they're looking to do, and that was would kind of explain a little bit of what they're looking to do.

This, of course, isn't you know that taller height uh but uh it will step up and then kind of uh up uh as we go from uh uh north to south there.

This is a little bit uh exaggerated in in the uh fill.

And we have worked with the engineer to to not uh bring that grade up quite as high as I think they were initially uh looking at.

Um, and so that will actually help some as well.

So these are just kind of those fence panels.

It probably looks skinnier and narrower than uh in this kind of uh engineering detail, but this will be that portion of the fence at that corner that's out along the street, and then it will turn the corner and uh for about the first half of it.

This is kind of what that would look like.

You'll see that they've tried to kind of show where maybe a neighbor's fence will actually maybe show through a little bit as the neighbor's fence maybe a little taller than this at the tallest points.

There is 10 feet of exposed fence, which is our limit.

Uh, and so uh they're just gonna do that off of their grade and not worry about what the grading is with the neighboring properties, and then kind of the same here.

You'll see a couple other areas as we go still along that to the southern corner, a couple other areas of neighbor fencing they're looking to just kind of uh stay in line with, but some of that wheel kind of be still taller in a couple of points, and then it's uh kind of hard to tell right here, but they will turn the corner and then there will be a little bit coming back down this way.

So, this again is those gate plans.

Uh as you can see, this is the shows it a little bit better uh than the large overview.

But yeah, the sidewalk will come around those gates and the pillars.

Uh they'll they'll complement the rest of the fencing that will be uh around the perimeter, and then the gates will uh be a double swing on each side, so you'll see that they'll swing out, they won't impede pedestrian or other traffic.

And they do have all of the fire department knocks box, all the things they need for the uh opening and closing of the gates, and that's just another rendering there of what they would look like.

And then just a few side photos.

This is kind of from that same corner of 17 south, 126 here, looking uh kind of towards south, southeast, and then other end of that looking back towards uh the north northeast, and then looking down 126th here, and then from here, and then you can kind of start seeing a little bit there where that that uh neighboring fence is, and then I kind of have one looking down, so you can kind of see where the neighbors built their fence, and they're gonna kind of build up to it as well, and that's just so that they can have a more uniform fencing design throughout the subdivision that they're building, and it they won't worry about what's going on with the neighbors and their fencing.

Are there any other questions?

Um on that or on anything in the staff report that I might not have touched on.

Thank you.

Thanks, Todd.

All right, is the applicant here?

Yep.

You want to come on down, Ryan?

You state your name.

My room cleared completely out here.

You're the last one.

Look at that.

It's kind of disappointing.

No audience for you.

I know.

Uh Ryan Buddh.

Um I was a little disappointed we couldn't do Russian olives for street trees, but what do we do?

Um just kidding, that's not what I want.

I don't really have anything to add much.

We're super excited about this.

We've been working on this with the city for quite a while.

Uh it's looking really nice over there.

The city and I have been working together.

Uh got the storm drain system all in over the last oh well about eight months.

So that's been quite a process.

We buried all the power lines across there.

We didn't have to do that, but we um really wanted to set the table and make it look nice.

The city just got 17th east and portion of 126 uh um asphalt a couple of weeks ago, and it looks so much better.

Added curb and gutter to a bunch of areas there that didn't have it before.

And yeah, you can see on this this photo here, all the power lines down.

If you saw before, there were tons of power lines crisscrossing the road to all the homes, and so we were able to work with each homeowner and disconnect it from their home and get it underground, which um was really a nice it just looks so much better.

So we're really excited about the the project overall, and I'm again happy to answer any questions that you have here.

Well, pretty straightforward.

We buried the detention so a bunch of the water can actually percolate into the ground, and we don't have to do that.

I was gonna ask you what what water features you're putting in, but I didn't dare.

No, it was um yeah, quite a process, but it it's um that'll be nice.

So we don't I'm not a big fan of unsightly detention ponds.

They're in every city and they're full of weeds or full of rocks and well now.

Yeah, so uh I'm a big fan of going underground.

It is more expensive, but um yeah, overall it's nice.

Good to know.

Okay, we'll go ahead and open it up for public comment, invite you back up.

I'm gonna put yeah, put my money on that seat right up front there.

All right, this is a public hearing.

We'll go ahead and open it up to public comment.

Who would like to address this agenda item?

All right, we see no one, so we'll go ahead and close the public hearing portion.

Uh commissioners, what do you say?

The report is really good.

I thought it it covered all the possible problems.

Does anybody want to talk about anything?

No.

I'll make a motion on the preliminary plat.

Okay.

I mow I move that we approve the preliminary subdivision plat as requested by Brooklyn Chad C representing enzyme engineering and draper 1700 LLC for the Shadow Crest Cove subdivision, application 2025 0185-SUB, based on the findings and um and for approval and subject to the conditions listed in the um in the staff report, the conditions and requirements listed in the staff report dated May 5, 2026.

Um then once the identified corrections that are made in the preliminary subdivision plat, the application will meet all the applicable city ordinances.

All right, thanks, Lisa.

Who will second that?

I'll second.

Thanks, Mary.

Can let's go ahead and put that to a vote then.

Lisa?

Yes, Mary?

Yes, Susan, Christine?

Yes, and Laura.

Yes.

Okay.

Do we have another item on there too?

We have an entry grade gate and a fencing.

Two more.

Okay, let's go ahead and hit that those two.

Get the first one there.

I'll make a motion.

Go ahead, Susan.

Uh I move that we approve the conditional use permit as requested by Brooklyn uh Chad Sabe representing enzyme engineering and draper 1700 LLC for the gated subdivision entry application 2026-0064-USE based on the findings and conditions of approval listed in the staff report dated May 5, 2026.

Great.

Thanks, Susan.

Who will second that?

I'll second.

Oh, sorry.

Was that Mary?

Go ahead, Mary.

Sweet.

Another point, another point for you.

So okay, let's go ahead and put that into a vote.

Susan?

Yes.

Mary.

Yes.

Lisa.

Yes.

Christine.

Yes.

And Laura.

Yes.

Okay.

And finally, fencing C U B.

I'll make a motion.

Go ahead, Mary.

I move.

That we approve the conditional use permit as requested by Brooklyn Chadsey representing Anzy and Engineering and Draper 1700 LLC for the construction of fencing between six feet and ten feet in height.

Application 2025-0289-USE based on the findings and conditions for approval listed in the staff report dated May 5th, 2026.

Thank you.

Who will second that?

I'll second.

Thanks, Lisa.

Okay, let's go ahead and uh vote on that one.

Mary?

Yes.

Lisa?

Yes.

Christine?

Yes.

Laura?

Yes.

And Susan.

Yes.

Okay.

I think that tackles all three.

Congrats on that.

Good luck.

So we appreciate you staying late.

Thanks.

All right.

So we've got one more on the list, guys.

It's it's continued.

This one's continued.

Oh, let me see here.

Oh, look at that.

Continued.

In bold letters.

Thank you.

All right.

Do we have any other business?

We do.

Oh, sure.

I was just gonna I had my gavel ready and we were almost ready to go.

So we we do have uh company here.

Oh, perfect.

So let's I don't know if you want to introduce two A item or if you want me to.

Yeah, let me go ahead and do that.

2A, let me introduce this other as other business.

All right.

Discussion item, zoning and subdivision code update.

This will be a work session, and then we'll also have coordination between city staff and planning commission as needed.

So let's go ahead.

2A.

Okay, so we have our consultants from Household Lavine uh here, John and Hima.

Um they have been helping us um rewrite our zoning code.

Um they'll kind of go through some of the history.

But we've we've met on this before.

It's kind of been an ongoing project for a couple years now.

Um we're here to go over some proposed changes for a few chapters, um uses and uh zoning districts, get your feedback.

Um, then we'll go to city council and get some feedback from them.

Um open it up for public comment as well.

Um and you know, revise based on what we hear back.

At that time, that just tonight's just a work session.

Correct.

Tonight is a work session.

Um we want your feedback.

We want to hear what concerns you have, what changes you'd like to see if you think we're missing something.

Yeah.

So I'll turn it over to John.

All right.

Uh thanks uh for having us here this evening.

It's a good uh uh good night to go over some our first chunk of the zoning ordinance.

I'm John Houseel with House Seal Levine.

Uh with me is Hayman Dunnikay.

Uh she's been really running point-to-point uh lead on this project internally.

Um we were here before, uh, as Jennifer said, but it's been a while, uh over a year, a year and a half plus.

Uh we've had a few hiccups along the way.

Uh state legislature that seems to be kicking out some new stuff on a regular basis that we are dealing with as it comes out.

Uh the lead for this project, uh Jackie, who if you remember uh when she was out here a while ago, um uh is now a mom and has decided to put her effort into that career as one of nine kids.

I applaud that effort.

I'm a big believer in families, so uh I um I think that's great.

Um, and so uh, and then um with the adoption of your uh town center station area plan, we put the overall zoning ordinance on pause to focus on some amendments specifically to dovetail with the implementation of that plan as it was recently adopted.

So a lot of things along the way that have caused pause in terms of momentum externally but internally we've been doing a ton of work, uh, and we're gonna go over some of that this evening.

So uh we're gonna be going over uh uh two different chapters, the base and overlay districts and use standards, and we're gonna be discussing just briefly what the next steps are going forward.

Uh again, uh this just to get it on the record.

You know this, I know uh as a planning commission.

Uh it was last updated, the zoning ordinance was in 2001.

That was 25 years ago.

Since then, you guys have doubled.

Uh that is some impressive growth.

You're one of the regions that has really caught fire.

Uh, and it's even been accelerated uh post-COVID when people realized uh they could work for an insurance company in New York and live someplace as beautiful as here.

So a lot of people moved as a result when they realized that uh virtual work was a thing.

Uh we also are responding to implement moderate income housing and stationary plans in a response uh to local planning efforts and state legislation, and to align uh this new code update with uh amended state laws that have been coming out.

Uh we look at zoning uh as a way to implement plan or vision or community aspirations.

Uh so we look at your general plan, your moderate income housing plan, and the town center stationary plan as recent documents that sent the policy foundation for Draper.

All right, it's not regulatory, it does not dictate what you can do, but even in staff reports, one of the slides they show you is the land use plan designation for a parcel, then they show you the zoning, right?

Because it should ideally uh be compatible with both of those and consistent.

Uh the next thing is zoning and subdivision codes, which is the law of the land.

It's what you can do with your property, what you can't do with your property, how you can use and how you can develop or build your property.

Uh and then someone who wants relief, uh, whether it is a home baker who's looking to start a new home occupation with delicious baked goods, or someone who's looking to put in a surfing uh uh facility on the uh west side of town.

Uh people don't engage with the zoning ordinance for fun.

I think when she came up here, she said I really didn't know much about this, so I came to a couple of meetings.

That's more than most people do.

Most people don't come to meetings to see how it's done.

Um, they engage in zoning when they have to, and that's usually when they have to get some kind of relief for what they want to do a text amendment, a variation, a conditional use, something.

Uh nobody engages in zoning for fun, except for maybe uh Jennifer and Todd, Todd, myself, and Hama and you guys, but you volunteered for this, so you know, be careful what you volunteer for.

Um, but most people only engage in zoning when they have to, so the code has to work for everybody.

Uh, this is the scope of work.

There's seven different steps.

Uh one through three have been completed.

That was initiation, community engagement, where we talked to stakeholders, builders, local architects, residents, commercial developers, to find out what was and was not working from their perspectives.

Uh, and then we did a preliminary recommendations report.

I think this is the last time Jackie was out here, and that is where she discussed based on our assessment, discussions with you, discussions with staff, what we thought the main things were we had to try to tackle as we took undertook the uh update of the code.

Uh so but over the last year and a half, like I said, we haven't been idle.

We have bi weekly meetings or bi-monthly meetings uh with staff.

So every two weeks are we are on the phone uh with staff uh with HAMA, uh, with others in our office, myself, and then the three that are over there right now.

So Todd, Todd, and Jennifer.

Uh fascinating you have two Todd, so one of them is the name of the city.

I just think that's uh remarkable.

Um, but what we're here today for is districts uses and standards, and the best way to think of zoning uh as we get into the next few months is zoning is most readily broken down into three chunks, all right?

It's it's not complicated.

The first piece, and it's the piece most people think of when they talk about zoning, almost everybody does, is what can I do with my property and what can I build on my property?

It's that uh intuitive, right?

Um, so it is the uses that you can use on your property on every property, depending on the district, and it is the rules by which you can develop your setbacks, your height, your pavement, your lot coverage, things like that, right?

So districts standards and district uses.

That's the first chunk of a code, and that's what most people know about.

The second chunk of a code can best be described as design or development standards or rules of general applicability, parking lot design, landscaping, lighting.

Uh these are things that are not necessarily district specific.

If I'm putting in landscaping in a parking lot, does it really matter if it's B1, B2?

It doesn't matter, it's a parking lot.

So, what are the design standards for parking lots?

So these are standards of general applicability.

That's the next piece of a code.

And it can be complex, it can include lighting, it can include signage, it can include lots of different things.

The next chunk of a code is how people engage the administrative pieces.

How do I get a variance?

How do I get a special use?

How do I go about getting a text amendment to get a use in the ordinance that currently isn't permitted and or conditional, right?

And a text amendment.

So this is how people engage the code, right?

The rules, the procedures, the processes, the application requirements.

Those are the three chunks districts, standards and uses, general design and development standards that are generally applicable across the entire city, and then the rules by which you engage zoning within the city.

Those are the three pieces.

Tonight we're going to be going over the first one: district uses and district standards.

In the upcoming months, we will be delivering drafts of the other three chunks or the other two chunks.

So this is uh chapter two.

I'm just gonna do introduction.

Hema has the hard part.

She's gonna walk you through our proposed changes that we've discussed and refined working with staff uh on calls every other week and drafts that they've reviewed, given us their comments, and that iterative cycle has gone back and forth till we got to the point where we find comfortable proposing to you today.

So a little bit of overview of this.

Some of the key things, and Hama's gonna go through this in just a little bit.

Uh, but we've uh endeavored to sort of streamline your existing zoning.

Uh for instance, your residential districts, uh, three of them got collapsed into one, and we'll go over what those were.

A lot of your districts are very, very, very similar with very minor changes.

And with improved standards, you don't need three different districts, and that's even more so in your business districts.

Uh, and we created one new residential district.

Uh, we took your 13 commercial districts and we reduced it to six.

Uh, in commercial districts, you had a lot of overlap and a lot of things that were very nuanced differences that with recalibrated standards in the six that we chose to have, you didn't need to have 13 different ones.

That's a lot.

Um, the two public facility districts were merged into one.

That's another one we didn't feel it was necessary to have two separate districts.

Uh, and most of the zoning uh and standards for the districts uses and standards was just carried forward.

You're doing a lot well, as evidenced by driving around this community and seeing what's been built and what's being proposed and being built.

Um, so there was a lot that was is being done right here.

And we're not looking to uh some draconian change where we're just throwing everything out starting over, totally unnecessary.

We want to be more surgical to calibrate, to dial into new development trends and address some of the issues you may have had going forward, or to write size or align regulations with current or recent planning endeavors and things coming out of the state capital.

But we did not throw everything out.

In fact, in the district section, a lot of what you have now carried forward, and we think that's important.

It is establishment of districts for bulk and dimensional standards.

Uh we endeavor to try to create as many things in table format as possible.

It is infinitely easier to rezoning ordinance table as it is to flip back and forth and back and forth and back and forth uh among pages that are often contradictory or not organized well.

Uh so you'll see a lot of uh tables and ours.

Uh and then again, ultimately, what we try to do with these districts is to align with your general plan.

Um the zoning ordinance's primary function is to, besides delivering a cell safe, attractive public health safety and welfare regulatory control for the city.

It's to align with your city's vision and the future of the city.

So that's what we endeavor to do.

With that, I'm gonna turn it over to Haman.

She's gonna go over the existing and the proposed changes that we have before you.

So and I guess before she starts, this is not your only bite at the Apple, right?

And we're gonna be throwing a ton at you, and zoning is pretty technical.

Uh, think of this presentation as an orientation, right?

Once you have this, you'll better have an understanding of what it is we're proposing, and then you can go back uh home and chew on it on your own.

You can soak it in, take it in, noodle on it a little bit.

Um so don't think of this as I gotta get it all in now.

It's just an orientation.

So with that, I'll turn it over to Hammer.

Hi.

So John already gave a good introduction of can you move the mic?

Yeah.

Oh, yeah.

Thank you.

Sorry.

All right, much better now.

Uh so John already gave a good introduction about where this proposed districts are coming from, how we streamlined them to make sure that it's easy for everyone to understand uh what they're looking at.

So just kind of wanted to give you a history about um what you see on the right side, like why we proposed this versus why we kind of eliminated, consolidated or kind of created these new districts.

So it's been a long time, but uh Jackie and I was here to present the prel uh preliminary recommendations, the report.

Uh, in that report, uh, we had re did the research about like um from your general plan, we looked against your uh proposed land uses against your existing zoning districts.

So we found out some of the misalignment between those to make sure uh since the general plan was recently adopted back in 2024, uh, and your zoning code is from 2001, there was definitely a misalignment.

So to make sure uh it aligns with your long-reach plan, we combine or eliminated or cleaned up some of these districts.

So uh the first one is agricultural zone.

Uh, nothing has been changed on this zone apart from including um RH residential zone as a part of a um five agriculture because it makes sense to include that in it as per your general plan recommendation.

Uh we have just cleaned up the names to make sure uh they're actually talking about the very low density versus low density agriculture zones.

In the residential zones, again, uh we have not changed anything in our A1 and RA2 districts, just add a numbers to it just so it's easier to read.

Uh again, you have three single family residential districts.

This sounds like they're the same, but they aren't.

The we revise the names to make sure they really align with the purpose statement.

So whenever the applicants reads it, it's easy to understand that hey, yes, this is suburban, means it's the lowest density of all three districts.

So just making sure it's easy to read, easy to understand, and easy for staff to also like um review the applications.

Um the RM1 and RM2 are your existing districts, both of them doing exactly the same job of allowing the multifamily.

Uh so we combine that district into one MFR district.

I have more details about what that district has been doing now in the proposed code, but I'll go over that in my next slides.

So the MXR is again a new district that's coming from the general plan recommendation.

I have one more slide for that.

I'll go into it later.

Commercial zones.

So we found out that you have currently many commercial zones.

Um most of them are doing exactly the same job, especially if you're looking at the CR regional and CN neighborhood uh commercial.

Those have been consolidated to make sure that we are allowing less number of uh districts, and like it's more easier to read.

Whenever you look at these districts in the zoning map, you see too many zones, and it's just really difficult to read.

And if they're doing exactly the same job, it makes the readers' job difficult to understand why I'm looking at two different things.

It's just more easier to combine them.

And again, I would like to say that that this is coming from the report that we looked at.

So this is not something new that we invented.

This is all coming from the report.

So the it it there is a real uh story and real uh research behind this.

Um, also wanted to highlight that uh your MARF district and TC Town Center district is located in your base district uh commercial, but they are not actually base district.

Uh they are special ones, like they have their own regulations, so it makes more sense to relocate them into master plan development chapter.

That's a different chapter we have where all of your MPDs, uh all master plan overlays and all master plan base district, um including the legacy ones are included together.

So it again making the uh base code versus overlay easy to read and understand to to reviewer the applicant.

Uh the next one we have is public and open space, not uh big change on that, just made sure uh PF public facility and PI public institutional are come are combined because they are exactly doing the same job.

So it makes sense to only have one district apart from having two.

Uh, in manufacturing zones, we haven't changed much.

The zones name have retained as they are.

We have just cleaned up the regulations around them, including the purpose statement.

In overlay zone, you see some of them are missing because they are I as I mentioned, some of those are going to be moved to master plan development as they are master plan ones, not like uh the overlays, but they have their own special set of regulations.

Uh we haven't made any change to hillside sensitive land, just made sure the name is clear to the reader, also as well as the historic landmark.

The new two district you see is ORI residential in fill and OAH Affordable Home Ownership.

Those are coming from your master plan recommendation, and one is coming from your state regulation recommendations.

But we can talk about it in our next slide.

This is all is just giving you an overview of how we cleaned up, how we proposed and made sure everything just makes looks easier and uh easy to read to everyone.

All right, so this is like a detailed slide that goes into what uh bulk and dimensional standards are in those residential zones that we just talked about.

So we combine so in your existing code, um, most of the standards, including what you see on the footnote and purpose statements, are scattered in different places.

So in the proposed chapter, what it is doing is everything is combined in one table.

It's just easier to read, it just makes us very less stressed.

Like just to when you look at it, it's so uh stress-free.

It's like there is not too much going on.

So when you look at the existing code, it's scattered all over.

Uh so when what we did is making sure the tone of the language in the notes is easy to read for everyone, and the purpose statement aligns with what you have in your general plan and what we found uh and actually connects with uh the purpose of that specific area.

So we made those cleanups.

The highlighted things you see is uh the is is the proposed change.

The non-highlighted are the existing regulation retained as they are.

So you see the RA1 has been revised to 90 feet.

Uh it was 100 feet earlier, but we revised it to 90 because that's what we found when we uh did the data analysis through the GIS.

Uh that we saw that many of your existing RA1 parcels are actually 90 feet wide, not 100% 100 feet wide.

So this is this is making sure that many of your lots getting conforming and moving forward, uh, they align with what you already have in your community rather than uh giving something that's not in the community character.

So goal of this uh whole table is making sure we are creating development that's aligned with the existing character and fits the neighborhood scale.

Uh we just revise the building coverage for the RA1 from 35 to 30 because that's the lowest density one, and uh it's again not a big change, but also again creates kind of a variation between these two uh low density residential districts.

Any questions so far?

Awesome.

All right, moving on to MXR.

This is completely a new new district.

You don't see this in your existing code.

One of the big changes we did from this in this proposed code is that establishing all the housing types.

In your existing code, there is only one fit to all multi-family use.

There are no middle ones included.

It just says two unit and then multi-family.

So it's a little bit difficult to understand, and currently there is no zone that captures that missing middle home.

So we propose this MXR residential district, which aligns with your general plan because it says that the city should have more housing near the transit, the commercial and employment hub.

For example, where your infrastructure is already there.

We are not pushing out the development outside, but we are inviting it inside through this.

And also again, once when you have these different types of housing unit and their regulations, it gets so easy to read and understand, especially the two-unit one.

You currently have duplexes and tween homes in your existing community, but they are all allowed as a blanket statement, two unit.

They're actually two different types of legally approved units, they're not just two units.

So we just made sure we create a differentiation in that and create a regulations around it.

So since this is a completely new table, you don't see any blue highlighted thing.

This is just new proposed one.

Okay.

So MFR multifamily residential district.

This is mostly your existing one.

As I mentioned, the RM1 and RM2 have been consolidated into one MFR district.

This is your one multi-family district that again allows all those missing middle plus more density with those clear regulations.

Currently, for example, the multi-family building says one acre.

This 40,000 is again close to one acre, but that's just fit to all.

But what we are doing is you're proposing the variations in what types of lot area, lot width, and the yard setback regulation you need to have for different type of development.

We kept the numbers as close as possible to your existing code because most of them work well, and we also want to make sure that what we propose in future aligns with and fits into your existing character of the neighborhood.

So we are adding more housing, but making sure that it aligns and fits into the scale.

The next one before jumping into the overlay district, any questions on the base district so far.

Alright.

So this is again, you see a completely new overlay district.

This is not in your existing code.

This is coming from the master plan recommendation that you're supposed to have in-field overlay.

So what this in-fill overlay is doing firstly, it's creating that uh transition between what you have in your single family and multi-family.

So in-fill, after proposing this, this is not giving developer uh a chance to like allow this everywhere.

If they want to include the in-fill overlay on top of the base, then only it would be allowed.

For example, the base district below this overlay would remain as it is.

If applicants want to proceed with that base zone, they can keep that.

But if there is an in-fill opportunity, for example, the parcel is close to transit area and it is underutilized, it is vacant.

So the staff would see that there is an infill opportunity there.

So that's when this regulation would come into the picture.

Otherwise, the base district would still remain as it is.

Alright, so next one is affordable homeownership overlay.

We put a lot of efforts into creating this one with staff.

Uh, this is mostly coming from your uh the new house bill that was passed back in 2025.

So just kind of want to give you some um history about this house bill because there is some confusion.

Just want to make sure that uh there is a clarity about where this is coming from.

So in the general plan, since it was adopted around that house bill passed, um, it um has those um strategies that talks about moderate income housing.

So that's what we are proposing uh through various districts.

But since this new House Bill 37 was passed in 2025 that talks about the how the developer can add a density bonus or some intensives, the general plan doesn't have it.

But again, the house bill doesn't say that you need to include it.

This is mandatory, it's not.

But staff and uh Draper is allowing this uh in the over through an overlay district uh so that more parcel can get qualified to have those started kind of homes.

So it's it's kind of like attracting the developers applicants like we give you more more uh density, more intensive, but it would be good to have a little bit of affordable housing units uh in a specific area where it really makes sense.

So what we did is we divided the regulation between two places.

The first talks about the single family residential, having more uh started home kind of ownership uh towards the single family residential district, and one around multifamily.

So if the developer um includes affordable homeownership overlay, um they can get double the density.

The next is it's giving you an overview of what it looks like.

I know it's like a lot of numbers, too technical, but this is all coming from the state code.

So what we did is how it qualifies.

The qualification for single family and multifamily units is exactly the same.

Uh, but single family can pick one of these qualifications, for example, the 60% um units should be owner occupied for at least five years, or it could be um 25% of your unit could be 16,000 square feet.

What this is doing is this is giving opportunity for those started um people who are looking for those started kind of homes to buy homes in these districts.

So we are like inviting people more people and giving them opportunity to have more housing um diversity in this area.

Uh and since the multifamily uh can allow more, we said that you can have all four options.

We give you double the density, and we also give you some extra incentives.

Uh so it we're like encouraging them uh to include this and also like giving um relief from some of the existing, some of the proposed development standards.

So we will also have a development agreement around this.

This is going to be like a legal binding document to make sure that they really propose this and it stays uh forever with that specific development.

So this is going to be development to development.

Again, I want to highlight that this is not going to be like new zone, this is an overlay district.

So the base is going to stay as it is, but this is giving an opportunity and option to the developer that they can get more density for this um affordability.

So I have a question about this.

Did we in our general plan did we include these as options?

I can't remember what the options were for the um affordable homeownership that we provided.

So the general plan doesn't have this option because this was recently passed.

The general plan was adopted before the bill was passed.

So these options are coming from house bill, not from the general plan.

Did we we we talked about a um some uh ways that we would do affordable homeownership though?

We didn't we put those in our code.

So and Todd feel free to chime in any any time.

Um so the state law has uh set of strategies, I think it's like 30 strategies that we can choose within our modern income housing uh plan, and our general plan.

Um we have about I think there's six that we've selected.

Um this specific one was not included as part because it was added to the state code in 2025.

So we haven't amended our our modern income housing plan to include it.

Um the state after after Governor Cox decided um to well to champion um starter homes.

Um the state started looking at okay, how do we how do we increase starter homes and actually achieve this?

So they amended state law to allow cities to adopt this type of zoning that gets um affordability, gets smaller starter homes, and those density bonuses is the the give for for the developers in exchange for for the starter homes and the affordability.

Um we're not required by the state to do this.

Um but we we think it's a great idea to have as an option for developers if they do want to come in and request uh a rezone for this overlay to add it to their property.

I just don't I don't see that we look we look really carefully about at the neighborhood, right?

The area around a lot or a place where a developer is working, and um increasing the density in a single family area.

I don't think I don't think our neighbors the neighbors are gonna like that.

Well, even if it is affordable, you know, I don't I don't it and it would cause pockets maybe that wouldn't you know meet with the wouldn't match the areas around it.

Yeah, and one thing with the the overlay is they would have to come in and request this zone, so it would go through that public hearing process recommendation from planning commission decision by city council in order to rezone a property to the overlay and incorporate that base zone.

So there is still the option to you know look at look at the individual properties to determine if if it's appropriate or not.

Okay, so we still have some um we still have review, we don't just have to grant it.

Correct, right?

Um I'm also worried about the high density offer of uh less parking that you know the veranda area we were looking at tonight.

The there are people parked on the street all through that whole area.

That that busy road is just packed with cars, and they're not I mean they're not in the lots, right?

They're on the street.

And so I'm I'm just horrified to reduce you know about reducing their requirements for parking.

Yeah, if I can you're uh Commissioner Fowler, you're you you've hit the the nail on the head in terms of the issue that almost that many states are facing right now.

Most communities are facing housing issues of some kind, right?

It it's probably the most universal issue we address in planning and zoning across the country.

Uh and we're active in about 33 states.

Um and every state is for the f not every state, many states for the first time are getting into the zoning and regulatory around housing where they never used to.

It used to be municipally controlled and decision making, and that's beginning to change in some much more forcefully than even here, right?

The challenge is when you talk about affordability or attainability for housing product, whether it's single family or multifamily or missing middle, is bridging that financial gap to make something affordable versus market rate.

Yeah.

One of the few ways to do it, and even then it's not impossible but very difficult is density increases.

And in several in cities, it's height, and in areas that aren't in cities, it's a little bit of hype but density to smaller lots, right?

To get, you know, affordable housing shouldn't just be small apartments, but what about a young family starting out, they have a dog, some kids in the backyard, whatever.

Um lot size is certainly it.

Correct.

So the the and even then in in most communities where you even have these offers, uh, developers prefer to do the larger bigger versus the many smaller lower price point because it's still more profitable from a developer standpoint.

So but the one regulatory offering you have without getting into the financial incentive game, which cities are not in a position to do for the most part, is to offer some sort of consideration for density, and it's not to mandate it, but to offer it as an option to be considered where before it wasn't.

So these overlays are something somebody can propose and then come here and like any applicant, the onus is on them to make the case for consideration.

We've simply put in place a vehicle consistent with the state's regulation that now has a regulatory option or method in place to at least consider it in a controlled way.

So I guess that's the best way I can articulate what we're trying to do.

So yeah, and there'll be some areas where that works, you know, where the option fits.

I'm I'm just not I just don't see it very much.

Do you use two or you two?

Well, he mentioned one he mentioned one thing that is absolutely I think it's an abuse is a developer's gonna come and say, Hey, I want to make affordable housing, so give me these 30 units per acre instead of because I'm gonna make them affordable.

They're all gonna be 699,000 for starter homes for people, right?

Uh you know, very affordable charge that because Draper dirt's expensive guys, so we got to do it this way.

So that that's the I just don't see I never see anything in and bless Governor Cox for trying, but I don't see anything that that works because it's the dirt.

Uh if it's east side dirt, it's supposed to be more than west side dirt, whatever.

But but it's it's the so if you go back, where's the where's that?

I think it's back one slide.

Was it back or the next slide?

Well, where they had all the incentives for where's the one where it's like 30 days, 600 60 percent have to be owner occupied.

Yeah, for five years, whatever that one, yeah.

This this kind of stuff right here.

So help me understand that because that's probably the most I eyebrow raising for me.

Is that these are the standards that are in the state code?

Yeah, so those are pulled directly from the state code.

Yeah, or whoever, thank you.

So what is what I say, because if you put all this in here, help me understand how that's gonna happen.

So in exchange for high density, the developer is going to promise these bullet points.

Is that what I'm seeing?

And and we're offering this saying, hey, if you want the high density, we'll let you have it.

And your your your consideration in exchange for getting the high density is this.

Is that what we're saying with this?

Yes.

And we're proposing, and we we don't okay.

So let's say that exchange goes between the developer to the planner, it comes here, and everybody poo-poos it.

We're mad about it, and everybody says no.

What's so what?

Now what?

We can still do that.

Well, so when they come in, or is it because it's a house?

When they come through for the overlay rezone request, or zoning requests.

I keep saying rezone, but it's gonna be added to the basics.

The zones already there's overlay.

Yeah, when they come in for that, that's the opportunity to say no, we don't think this fits in with for this property area.

City council.

So they'll have to zone the property to this overlay zone.

That'll follow the same legislative process every other rezone does.

So that'll go to you guys for recommendations, city council for a decision.

So that's really the opportunity to say that these types of density bonuses aren't appropriate for the city.

Well, I would say yes to it every time.

I'm not trying to hold on to my power.

Okay, this isn't the power.

No, but like I'm not posturing for power.

My example, it may not fit the needs.

Well, it doesn't fit anywhere.

It doesn't fit anywhere because it's all high density.

It's almost like we can get rid of RA1 and RA2 because we don't have any dirt left, right?

That would ever go that way.

It's all going to be your RS, UF, MX, whatever.

Right.

And and so I mean, I'm being cheeky about this, but this I would say yes to every time, because I've never seen any stipulation on a developer to do anything other than give them high density.

Right.

So I do like I it's encouraging, but again, for it to come here, it's almost like I'd like to see that more I don't know, not mandated but or forced.

But but who's gonna say yes to this in a neighborhood to say, yeah, that'll be great because I care so much about affordable housing that I want you know 30 units per acre next to me so that I can have sixty percent owner occupied for five years.

I don't think a neighbor is gonna give a hoot about that.

And yet you see what I'm saying?

That's how that's how it'll really play out, and that's why we've never seen it.

And the great for the for house bill, you know, whatever, great for on high for the state to push this, but there isn't, in my opinion, there's not any teeth.

If we just say no, no, no to all this.

And Andrew, if you give me a minute, I can I'm gonna look up the actual bill.

Yeah, um, because I we're we're pretty sure the state actually um provided a definition of what that affordable price is.

Oh wow, so they've actually set so it's not just somebody saying we're gonna have these 25% of them are gonna be affordable priced, and then they just that's classic legislature.

That's amazing because they're gonna say they're gonna say, you know what, the the price is gonna be 399.

Great.

Okay, but a piece of dirt and draper here costs a hundred thousand more per acre than it does in Bluffdale, and then two hundred thousand dollars more than maybe in West West Jordan.

So that's great.

Well, I think it's based on the slides.

Oh, yeah, that's another crazy thing too when we hear what the media is.

Yeah, so I'm I think that's what it's based on, but you know, for like go back to that.

Sorry, the single family uh developer chooses the one because you only have to choose one for single family, four five years, sixty percent owner occupied for five years.

Five years is that fast.

Correct.

And then it's gone, and then it's well that that's okay.

I mean, for five that's and from a real estate world, that's actually really restrictive.

Don't you think Laura?

I mean, five years is a long time to say, hey, you gotta stay.

Uh you either have to stay or has to be owner occupied for that long, right?

I mean, that's actually really but is that for is that per.

I mean, it's just a very good thing.

No, it's like I buy it this year, next year I get relocated to California, but I can't sell it to anyone that's not owner occupied for four more years.

It that's pretty that's how that that's how I'm reading that.

And the and the challenge, and what's playing out here just in terms of discussion, and you're you're spot on, uh Commissioner Adams.

Uh you're spot on in that um states and different states pass different types of legislation.

I I often refer to it, and I'm not being derogatory as feel good legislation because the legislatures can then say you're doing something about affordable housing or attainable housing, depending on the state.

It then gets passed the onus and gets passed on to the cities, which can put in place different zoning relief to the extent they're able to even consider or provide a uh a mechanism for it to be considered.

I I often refer to it, and I'm not being derogatory as feel good legislation because legislatures can then say they're doing something about affordable housing or attainable housing, depending on the state, it then gets passed the onus and gets passed on to the cities, which can put in place different zoning relief to the extent they're able to even consider or provide a mechanism for it to be considered, and even though the zoning often gets put in place and theoretically it could accommodate affordable housing, in many cities, never affordable housing still never gets proposed, because the bottom line is if it doesn't pencil out and the higher the real estate or the dirt is in a town, the harder it is to pencil out.

It's hard to pencil out even in a more affordable community, it doesn't get proposed.

It typically gets proposed in a place where there's a financial incentive, whether they get federal tax and incentives or their developer, and there's some very good developers out there who specialize in affordable housing, they get the federal grants that is the pencil that subsidizes it financially, so they can do it regardless of local uh regulations.

But the state doesn't really have any teeth to make it happen.

They can say here's legislation to promote it.

Cities can put in place regulations to accommodate the request, but it often still doesn't get requested because it just doesn't pencil out.

That's that that's the rum, it's a difficult here.

Here's what it here's what I'm thinking.

So, regardless of what the legislature wants to do, that's great.

Let them feel good.

And then the real question is is there anything Draper can do or you've seen?

Because this is what's great about consultants is you're seeing more than just our little city here.

So is there anything that you guys have seen that cities have done that's amazing, like saying, hey, look, because I can see why the legislature doesn't want to get into the municipalities' pockets, they don't want to say, Hey, listen, Draper, you need to, you're not allowed to charge this impact fee and that impact fee, and that I that's getting into our pockets, and then that's suppressive, and then we're mad.

But if we did it proactively, saying, look, we're actually going to provide some real incentives, and instead of it just turning into developer profit when you let's say you know impact fees are 45 uh thousand dollars per acre, and if you drop that down to 15, they'll usually say, Thank you very much.

Here, come look at our starter homes for 699 starting at 699, which is silly.

I mean, I mean you're laughing because it's ridiculous.

But if they had to say, in exchange for these lower impact fees, I need to have this.

I heard something said, and can I bring it up specifically who it was?

It was Edge.

Edge homes, yeah, with this big huge Kimball's uh development.

And I this is all hearsay, so this is not on this is that but I heard in a sales meeting from these guys, we will be offering the so it so if I can just digress for a quick minute.

So edge will offer their condos, and they'll say there's three levels.

The middle is always open for investors.

You cannot be an investor non-occupant and buy an upstairs or a downstairs unit.

So they've self-regulated that.

But the reason I'm bringing this up is I heard from them that they said we will be doing X number of units at cost for um they had a usually it's it's it's law enforcement medical, but it was way bigger than that.

I said good because I have single moms that need to live in Draper that aren't either one of those.

But they they there's a need.

So they said, Yeah, we've got we're gonna have 60 percent at cost.

So that I now I heard this in a sales meeting.

Now, when it really played out, I tried to get into it a little bit here, not the case.

So it was bull.

Yes, so with the Kimball station development, the development agreement with the city, they will all be owner, well, sold the zoner occupied.

Um so edge is not gonna be selling to investors, they won't be renting it out, they will be selling it to owners.

What ultimately happens with the owners is is up to the owners.

Um, and then there's 30 workforce housing units that will come out of that in partnership with edge and the city and doing buy downs.

Got it.

So that's the key.

It's the workforce housing.

So it's not bull, it's a real thing.

Yes, and they are quite contractually obligated to do it.

Yes, okay, good.

So I I retract that for the record, it was not full.

So it's happening.

Workforce housing is what you're calling it.

How did that happen?

And the state legislature didn't force us to do it, we just did it.

So why don't we do more of that?

So and does our new zone that's pertinent to this conversation, does our new zone actually address incentivizing that way instead of Governor Cox's way?

So that did come out of the discussions with Edge when they were coming through the the original development agreement seeking the overall density for the project and the station area plan.

The fact that it was in the station area of plan area, I think had a lot to do with that, because the state's pushing for housing and affordable housing in the station area plans.

So that helped us accomplish that with that specific developer.

Um with this zone, I mean, what one thing, and and I'll say developers often say, you know, cities, you have too much impact fees, your lands too much, you know, or or you won't give us the zoning.

Well, let's create the zoning.

State's given us this great opportunity to create the zoning to allow developers to do affordable housing.

Let's put it on the books.

If we have developers coming in to actually create this type of housing, that's great, because our community does need it.

So it is an avenue.

Um we did find the affordable housing definition.

So this is for this, you know, overlay zone.

So for four seller owner occupied, it's a at a purchase price affordable to households with a gross income of not more than 120 percent, the area meeting income for the county in which the unit is for sale, and then if it's for rent, um affordable to a household with a gross income of not more than 80 percent the area meeting income for the county, the unit is for rent.

Yeah, it's too it's too diverse.

Yeah, well, that is a I was gonna say that is a Illinois does the same thing, it's by county in aggregate over the county.

I live in Cook County right out of Chicago in a pretty nice community.

There are a lot of cities in that county that are not, and you could never get never get the right population.

In some communities, you it like I said, it just doesn't pencil out.

Yeah, so it's feel good legislation saying, Oh, look, we made it affordable for this sixty thousand dollar median income to come by a six hundred and ninety nine thousand dollar starting.

I I anticipate with this type of zone, it'll be part of um a larger development mixed use, maybe, or uh city partnership, things like that, um, to get the the affordability.

Yeah, I I I think, and again, you asked me about sort of what we're saying in other communities.

Uh the only states that gone so far as to like get in and really take over municipal authorship of of approval is California.

California has a thing called arena, it's a regional housing um issue, and every eight years they do a new cycle, and they have the ability to come to community the state does and say, Okay, like if you're in California, okay, Draper, uh let's say you're 100% built out.

50,000 people, 100% built out, no available land.

The state has deemed it that you have to come up with 3,600 additional units.

You have to.

And you don't have to see it built, but you have to put in place the planning and zoning that it would be that would accommodate that as of right.

No special approvals, no special use, no variations, no whatever.

Zoning that would accommodate that as of right if it were proposed.

And if you don't submit a plan that the state approves to show how you do that, um we have the authority to come in and take over permitting in your city.

And we will take over zoning in your city, and we will only consider residential if it's a minimum of 23 units per acre.

Minimum.

And so the state has this threat of a hammer to come in.

So cities are passing these zoning.

Hearing that, yeah, hearing that I wouldn't want that that cure is worse than the disease.

Yeah, and it's like I said, it's the only state that's doing that.

But even in that state where they they put zoning in place and planning in place, in a lot of cities that are more affluent, they still don't get any developers' proposal because you doesn't pencil out.

In a lot of communities, a lot of states, what cities will do is they'll say for a development of X number of units, 15% have to be affordable.

And if you give us at least 15% of the units in your development as below market rate, um, then we'll give you some additional units at market rate to offset that.

So that works in some cities to also.

That's what Kimmel did.

They've I mean how many workforce units will there be?

Yeah, yeah, and that percentage works and what typically happens to get the affordable, they actually give an incentive to go over and above the density.

Not a lot, but a little bit.

Sure.

So a few additional market rate pays for so it pencils out, correct?

So it pencils out.

And so that's a method we we see in a lot of so back to your back to your zoning, this overlay.

I that is what I do like is that this is the the these are these are rules and teeth that last that that survive close of construction.

Correct.

But they're also reviewable.

So I do I thought they were required.

I mean, I'd have to require to approve.

You're you're exactly right.

Lisa, they're gonna complain, they're gonna be like, oh my gosh, this density is too high.

Because you as a neighbor, let's say in your backyard, now you're gonna have a uh a 42-foot high, you know, condo building.

Right.

Do you care that they're owner occupied for five years?

Do you care that they're affordably priced?

Do you care that they're under 1,600 square feet?

I mean, I don't a neighbor doesn't give a hoot about any of that.

And so again, that's this is a feel-good zone to me because that's gonna and again, public clamor doesn't stop something from going through, but it also really shows that why would why would you do this?

Well, it's because the state wants us to feel good about it, and this is the only way.

So again, I I would prefer more of what happened with edge with those with that workforce a percent of units for workforce.

Percent of units and but the contrast that's 500 units with 30 units.

That's pretty good.

30 units is still reasonable.

You might have a chance of getting that, but now you go down to like a little 15 unit subdivision, like the one that um Dana was doing, right?

There's 15, well, 14 with the with the park that's now 15.

But with right, 14 units.

So what would that be?

One is it affordable?

One or two.

Wow.

Yeah.

It'll go to the developer's son.

Right now we're we're seeing more projects come that are smaller homes on smaller.

Yeah, if we did have public planner, but we all can't live on eight or not.

No, I think the McMansion's gone.

Yes.

The need for courses.

Like that's not.

Yes, yeah.

No, it's not.

I but again, wouldn't you agree?

Uh, let's take elements uh with Taylor right off of third million six, million two.

And the lots are like the development inside with the water um I I would say that they're offering prize.

I don't know.

Yeah, Wall Satch is always for rent.

They are, but I would we continue to let 500 apartment buildings be built in that density.

We can't ever think that we're going to have.

I mean, that's just project, although we've got plenty of outcry about it.

The only way affordable housing happened in Draper is if it happens in that density, and condo developments and council developments that people get their feet wet into the watership.

And people have, you know, then they move from a 2000 square foot condo to a 3,000 square foot.

I mean, it's a good thing.

Yeah, like think about down right.

Think about downtown uh Salt Lake City, right?

You've got six, seven, thirteen story buildings with ownership, and people are buying those.

And and we're not seeing any of that out in Draper where where we have the height.

There is no height restriction out there on the west side of that freeway.

There's no height, and so you're you bring up a good point.

That's all for rent, not ownership.

You know, you know, there doesn't have to be huge incentives.

I think we just have to get past the stigma that high density means this terrible product.

Yeah.

Right.

It's so great.

Nightmare.

Nightmare.

Right.

I mean, obviously, a nightmare, but it's 70s we have.

But wait, it's next to tracks.

But it's like I love the idea.

I'd love the idea that we're saying, let's put high density and hope that we get people on tracks and those.

Yeah, they'll drive their car over to the tracks parking lot and then get on the party lots.

I would love to if I can real quick on this, because I know we've got we other stuff, and we can talk about this for the next two hours if you want.

Uh whatever you um, but the the thing I the thing I like about uh about this approach is um a lot of smaller units or higher density type of development or even more attainable workforce type product, it sort of has a bad stigma.

It's sort of perceived as a red-haired stepchild or the thing that isn't quite fitting in or whatever.

Um and what's been being done across the country is some pretty remarkably good stuff.

And we've seen in some pretty nice communities some stuff go in, and and we get one of the first things we do, whether it's a planning project we do or zoning projects, and we did it here, is we get a tour of the city with staff, and they point stuff out.

We spend all day driving around, and then often say, like, oh see that new development over there, like, yeah, that's pretty cool again.

It's all affordable.

And you're like, that's that's really nice.

So don't underestimate developers finding a niche and doing it well and affordable because there's such a demand, it's getting figured out.

And in your assessment with what you're proposing here, this would help us get this figured out.

Yes, because that's that's great.

Yeah, because it gives something, it doesn't mandate it, it gives a vehicle for them to propose something for consideration with some guidelines.

And um they can go get financing however they want to, they can work with the density, they can work with the neighbors.

Most people now are coming to grips with the fact that most people in their lives were renters at some time.

I don't know if everybody else in this room, but I know I went through years and I rented every young professional post-college, whatever.

You move someplace, and um, and more people are like, you know, my kids can't live back here, or I've got good friends who want to live out here, but they can't, and it doesn't mean it's it's this wholesale catalytic shift of the character of your community, but they recognize the need for uh um workforce to be in that area or easily attain housing in that area.

So this sets the table for opportunity.

The current code doesn't do that, and it does it with intention, and it does it with direction, and it does it in a viable way, still a challenge, but that's okay.

Developers will begin to pick that gauntlet of challenge up and develop good product because there's such a pent-up demand, it's getting figured out.

So I think this does have you have you.

I just had a thought.

Have you ever had a or seen a city go through this change with their with their code and then offer a clinic that will let developers come in and say this is what's changed, because there are astute people that will go through here and pick through here, and then they'll have a competitive or unfair advantage, and and others will cry.

Well, how did they figure that out?

Well, they just read the code.

But is there have you ever seen a city sit down?

And is there any opposition to sitting down saying here's a clinic for developers now to say here's not loopholes, but here's ways to use our code to benefit both of us.

You can have them pencil, and we can get affordable.

Um we've done training for real estate professionals and developers post-adoption to let them know the changes, what they need to be aware of.

Uh um, but a more pointed or targeted training or educational thing about a provision of the code like this would be a fantastic idea.

Uh so we've done general education for development and real estate communities about a post adoption, about everything about a code, but we've never invited sort of a development forum from developers to come in and real estate professionals to say this is what we hope to see come out of this, this is what we've done.

Hopefully, you guys can work within the sandbox to do some good development.

It'll just create ideas.

It'll just get the not astute, sharp sharks.

It'll bring them up to speed.

And I think you'll get more of it because it's almost like they don't really.

I I I know if I I would just be busy out doing my thing, and I wouldn't be pouring through the code uh unless chat GPT can tell me, hey, what are some loopholes in Draper for me to excel?

You know, I think it's just easier to just do a clinic, but anyway.

Probably probably what is what is fast track approval.

What did you guys discuss when you talked about fast track?

So that would be pro the process.

Um, so shortening up our review times, that kind of thing.

Um, so it doesn't take as long to go through the process.

But part of the process is making sure we comply.

Right.

So we we would still be doing the steps.

Um essentially we'd be putting them ahead of the line.

Okay, and they cue to get them through faster.

See, again, this is stuff.

If I were a developer and I sat in a clinic and you guys told me this, I'd be like, you know what, guys, we're doing from now until 2030.

We're doing nothing but affordability, and we're gonna do it in Draper.

Time is money for a developer.

You guys, but I'm just worried that it would be like we'd skip the planning commission and go straight to city council or something.

You know, I don't want to I don't want to ruin the program the process.

Yeah, we haven't talked about that.

Okay, yeah.

And and again, but but to your point, and and then I'll turn it back over to Hama.

Affordable housing is an attainable housing, workforce housing is something everybody in theory can agree with, everybody in concept can agree with.

Everybody can rudimentally understand the need for every community to have some component of this, and if not in a city within a region to service needs, but when the rubber comes, when the rubber meets the road as to a site and a proposal, all the theory uh and um and conceptual or theoretical support for the notion then boils down to a specific application, and that's where it gets really difficult in every case.

So you're spot on.

So right.

Sorry, as you were it's all good.

Yeah, how many more slides?

Do you want to take a bio break?

I a few more, yes.

Until tomorrow.

Just kidding.

We're gonna take a quick two-minute recess.

Two minute recess.

Let's say five.

Five minutes, five minute recess.

Five minutes.

It's now it's now eight, it's now eight forty-five.

We'll be back at eight fifty-one.

There's a lot of there's not a lot more to go through.

We can go through it pretty easily.

Perfect.

Okay, we'll just take a quick break.

Get everybody's get everybody's attention.

No, I gotta ask these questions because consultants are great.

I'm getting stairs.

Okay, we're recessed right now.

Yeah, some of it's funny, it's some of the stuff in California is related.

All right, let's go ahead and get reconvened after that quick bio break.

Yep, take a cake break.

Okay, let's go.

Cake break, for sure.

I think so too.

All right, moving on to another.

Back to you.

Uh, just a last portion of this chapter.

Just wanted to give you um an idea of what kind of diagrams will be included included in this um base and overlay district.

This is not for Draper.

This is just an example of how we create the diagram to make sure it's easy and kind of connects with the text.

So it's easy for the reader to understand.

Moving on to next chapter.

John would like to give you an overview.

Yeah, so we'll just go through quickly.

Again, I said, you know, the first chunk that most people relate to is districts uses and standards.

So we just sort of went through the standards, right?

So this is uses.

There's principal uses, accessory uses, and temporary uses.

Again, we put everything into tables to make it infinitely easier to see based off your zoning district what your uses are.

The numbers or the letters in the tables would be P for permitted, C for conditional, and we've added one PR for prohibited uses.

So it's you'll see a PR in the table now.

And then we have separate tables just for temporary uses.

Your existing tables would sometimes co-mingle permanent or regular uses and temporary uses, and we separated out temporary uses and on uses on tables for temporary uses, you'll see a T for temporary use permit required, and an A where it's allowed use without any permit.

So there's regular use tables, it'll be P permitted, C conditional, PR prohibited, and on the tables that are just for temporary uses, you'll see either that a permit is required or it's per you could do it without a permit.

And then there's often supplemental standards depending on the use.

There may be specific standards for that type of use.

Uh drive-through other things that you had to meet additional standards to do that type of use.

So there'll be supplemental use standards.

Um, as John mentioned, this chapter includes mostly three different parts principal uses, accessory uses, and temporary uses.

So the table on your right side, you see uh the different types of residential type uh residential housing unit types have been broken down.

Uh that is not in the existing code.

So that has been highlighted here that the two unit, three unit, four unit, and multifamily, as well as cottage code and townhomes have been broken down uh with where they would be allowed rather than saying one fit to all kind of multifamily.

Also, um this gives you an idea that we uh created two separate uh we've broken down the two unit into two separate uses uh because they look the same, uh but actually they have a very different way of um constructing it and legalizing it.

So duplex could be allowed in different different uses, for example, more multifamily type, uh, and queen homes would be allowed towards more uh single family residential.

So we broke that down to make sure it's just easier to understand right there.

Uh we also um included the three unit, four unit, and cottage uh code regulations up front in this uh supplemental standard.

So when the application comes in, it's really easy for the staff uh to take a look at this existing regulation as well as to the applicant and see what they really should be doing uh if they want to um allow these kind of um housing typing.

For example, three unit or four unit, how many um entrances would be allowed, how the parking could be screened, and in cottage code, how many minimum number of units uh would be needed for a specific cottage code community, and how many maximum.

How the entrance uh could be located, like uh, for example, you could see in the diagram right there.

Uh, there is an entrance um at the common code as well as the uh the and the actual primary street.

So it's giving an option that um how they could be located, how could be access to a specific unit.

We have also included uh actually you already have uh the town home regulations in your existing code.

We just made sure it's very clear that maximum six number of units would be allowed and how the townhomes would be oriented, those could be oriented uh towards the primary street or towards the common code that's like courtyard.

I think real quickly, a way to think about uh the supplemental use standards is uh we're not trying to dictate design.

I I think that's a bad idea.

Um there's architects and developers out there that do some amazing stuff.

There's also some that don't, and you realize it when it comes out of the ground, like man, how did we let that happen?

So the objective here with supplemental standards is to make sure that you're establishing a threshold of quality in terms of design integrity around where the entrances are, the end cap unit, how many units in a run of billing over what linear length.

So you're not dictating the design of that, but you're putting in place these minimum expectations for quality that make all the world of difference, and you realize that when you see a development come out of the ground that doesn't have those minimum thresholds.

So this puts in place those standards that are required depending on the type of use you're proposing.

Awesome.

The next one you see is um all the commercial uses.

Just wanted to give you a background that most of the existing commercial uses would be written as they are.

We just consolidated a few of them and added a clear definitions to make sure it's easy to read and understand, for example, retail general, um, like one simple category consolidating lots of uh general retail kind of uses into one.

So it's like easy to follow as well.

We also included the prohibited uses up front because the city recently adopted the ordinance that gives all the prohibited uses up front.

So uh staff advised us to include all of this um on the commercial districts and include that they are prohibited throughout the city.

Next, moving on to accessory uses.

Uh, just wanted to give you a background that some of your accessory uses are currently included in the permitted use table.

So we took a look at that and made sure only the permitted one, the primary use are included in the prime preliminary, sorry, principal uses table.

And all the accessory use, for example, those are accessory to the actual home, which is accessory dwelling unit, or it could be um any other accessory structure.

So all of those kind of accessory that would only come if there is a primary structure.

So all those types of uses have been combined into one table.

So it's just again easy to follow and broken down uh for residential and commercial and other non-residential districts.

Um here I wanted to highlight that um you have um home occupation as use, but there are also multiple uses including in the existing code that says limited daycare, for example, that also is an um home occupation type of use.

So we combine that to make sure everything that is talking about the home-based use is into just one single consolidated supplemental standard, so it's like more clear rather than going into this broken parts of uh uses.

Uh, we also included the alternative energy system, it's already in the code and it says solar energy, but we broken down into uh multiple ones.

Uh it's it's in the next slide.

I can go through that later.

Uh just wanted to highlight a couple of uh supplemental standards.

You have this currently in your code, which is included to make sure they are easy to read, easy to follow, just cleaned up around them, uh including the accessory use structure.

Um you have currently interior versus detached, so we just clarified the rule and made sure they align with the state code.

And the uh diagram you see on your right side are just examples, but we would be including those connect with the text uh when we move to the final zoning code step.

So the alternate energy system.

Uh so in solar energy, we capture all different times that's canopy, ground mounted, and roof mounted, uh, to make sure that we are including the modernized uses that many of these communities are including in their zoning code uh in their accessory uses.

Uh, we also included the clear regulations around the stacking requirement for the driveway facilities, drive-through facilities, and also how it needs to be screened from the um adjacent um use, for example, it could be a residential use.

So, as John mentions, we are not designing anything, we're just making sure that there is a minimum clear criteria right there.

So we make the development safe for people, like the the operational criteria is more clear in the zoning regulation up front.

All right, moving on to temporary uses.

Um, so just wanted to let you know that currently the temporary use is uh located in your chapter 16 of the municipal code.

Uh, since we are making just one dedicated chapter and consolidating all of those scattered sections into one chapter for all the uses, uh, it is a best practice to include temporary uses as well, along with the primary and access accessory uses.

So it's very easy to read and understand that what different kinds of uses would be allowed in one single property or one single one single district.

When um adding this regulation, we also added a clear criteria that for a specific use, um, how many days it could um allow for.

For example, the seasonal farm or farm stand, and again, many of this is coming from your uh recently adopted ordinances.

So nothing new has been uh created, just making sure that CAP is uh mentioned well.

So it's easy to understand that this is a temporary use and it has to go away once uh that uh day is there.

So moving on to next steps.

So those two chapters have uh finished.

Any questions so far on districts or uses?

Okay, awesome.

We'll move on to next steps.

Uh so after tonight's when we receive any feedback from staff, uh if I know this is like a lot of information to digest in just one or two hours.

So take your time to probably read the chapters again.

And if you have any questions, any major comments that you instantly like to uh revise in the code, uh you can definitely drop in email or message to staff and they would let us know.

Uh and we would include those major revisions in into the proposed chapter and get this posted on the website so for people to review for next three to four months.

Um and staff would be also pushing the social media post to let people know that hey, these two chapters are out for your review.

And we also have a little uh public feedback section on the project website where they can click and just provide their feedback, positive, negative, anything.

Jen, this is the link you sent us, right?

You sent us an email with just a link with a link in it.

Didn't you?

Um the code chapters, the chat sent out.

Yeah.

I had sent uh PDFs in the email that I sent out.

Okay, I just need to double check for it.

She, you know, you're suggesting we look at it, and I agree, but I can't remember how to find it.

Yeah, so you got we can we'll resend it.

Okay.

Yeah, we can resend it so that we'll talk your inbox.

Um so yeah, Todd sent out PDFs of the the different chapters.

Um we have heard from some of you with some feedback.

We'd love to hear from more of you.

Um we we do want we do want the feedback.

We we won't want to end up with a code that everybody's comfortable with that you're gonna feel comfortable for in a positive recommendation to city council on eventually.

Um, but we want something that works.

I I think we're all very aware that there are issues with our code.

Um we see them often during these meetings, that kind of thing.

Um, so we we really want to clean up what isn't working and and create a better code.

So we do want to hear feedback from you.

Just a point of clarification.

Do we have or are we proposing to put those diagrams in to our code?

I've never seen diagrams in code.

I've been through a lot of cities.

So those are examples.

Yeah.

So once the language is pinned down, they'll HEMA's team will create lovely diagrams for us.

Honestly, that's my biggest feat plus feedback.

That would be amazing because when you look at an ADU, and in just a quick glance, you can see exactly what you're talking about versus reading through a paragraph describing what an internal ADU looks like.

So that's awesome.

So if we can have pictures, that's I'm I'm a big fan of pictures.

Yeah, we we have folks in our office that do nothing but graphics and graphics for zoning are completely different than planning graphics.

Uh our codes are very rich in graphics throughout.

It's they're very intuitive.

They show everything they should, but nothing they shouldn't.

So it doesn't confuse the viewer.

Yeah, you're not thinking personally.

You're just saying this is an example of what this looks like.

But our our our zoning organization you go online and look at some of the other ones that we've done for communities, they have 3D graphics and visualizations and plan view graphics throughout the whole thing, explaining stuff.

So yeah, it's the last thing we do because we got to get the language right, and then we bring in the graphics and the tables.

But if we bring in the graphics and stuff first, but then we change the language, then we have to change the graphics and that's more labor-intensive.

So it's one of the last things we do, but the code will be full of them.

Yeah.

Jen, can the city um give us a stipend for reviewing all this?

Yeah, I'm serious.

Yeah, sheet cake.

It's not cheat cake, no.

I'm just curious if that's something that we could ask for.

Uh I can look into it.

Thank you.

Hey, well, that would have been great because I spent about four hours going through these.

I spend code all day in my job, and I don't want to do it also, you know.

I mean, it's just like so I mean too.

I I did receive, I went through all of those documents that you sent the text and I did send you the one back, but I did you guys need it?

I guess yeah, okay.

Uh, but I still have the other two that I have a lot of comments.

I guess I was thinking we were gonna kind of go through those documents, like page by page, and maybe I shouldn't assume that.

But I because I do have some questions.

Should I just email them to you guys?

Because the way we're going now, I mean we'll be here all night.

Yeah.

Um, send them over.

Um and then we can uh go through um, see what we can answer, get the feedback back um to Household Lean.

Yeah.

Just thanks.

Yeah, I just wanted to highlight that if you share any major change with us that has to be done, like before letting uh people know that this has been published uh on the website.

We would only make those major changes, for example, not allowing some use in a specific district or something like that.

And any minor changes, uh we do that on the seventh step once all the chapters are done, because that's when we actually QAQC everything and make sure everything aligns.

But we retain all your feedback or your comments into one document, so they're not being ignored or anything.

We just gonna um we just need to make sure that uh we work on only major ones for before posting on the website.

I think you should have some more QA quality control at the end.

Well, like one simple question I had.

And you just kind of went over it, but we didn't get in the details was on the ADUs.

The current code is is 12,000 square feet.

Detached ADU.

And state is now 11,000 minimum lot size.

I'm talking minimum lot size.

Yeah, I think we just had an updated what we were working with from the new law that just passed.

So it would be you would be the best.

This document says 12.

Yeah, so that's because they're gonna catch all that because that's their job.

So it's just one of my existing code is the 12, so that's what they've you know, incorporated in, and we just haven't updated the number to reference the new law.

Perfect, thank you.

Because people get nervous when you start putting this stuff out for review, and we just want to keep hammering it out, like until that gamble comes down from city council.

We're just thinking through this.

Uh so yeah.

Awesome.

Uh just the last two steps right here.

Uh, once we get your feedback, everything posted on the website.

The city will uh the city staff will take all of these uh drafts to the city council for the review.

Uh and the next chapter uh of this would be master plan development.

Uh just wanted to highlight that nothing has been proposed on this chapter.

We have just retained all the existing language for all the legacy um master plan developments and the active ones.

So it's like having one set of documents to read everything together rather than scattered throughout the code.

So I'll add on that before you move on on our master plan development.

Uh South Mountain and Suncrest right now are tied to previous codes and their design guidelines and development agreements.

Um their development agreements are expired at this point.

Um so we are going to incorporate those design standards that are in their approved design guidelines into the master plan development zones so that they're in our current code.

Good.

So awesome.

Let's move on to next one.

Okay.

So the next one is uh we are gonna deliver the development standard chapters to staff very soon.

Uh and you will be reviewing those uh in a couple of months.

All right, thank you so much for your time and all your good feedback.

See you soon in a few months.

Thank you.

Well done, guys.

We know we threw a ton at you.

Yeah, uh, and like I said, there's zoning is those those three chunks.

This is that first chunk, and the other ones will be coming, the next one will be coming in the next three weeks, and the next round after that will be coming about three weeks after that to staff for review, and then it's just the detailed back and forth, back and forth, back and forth.

So nice word guys.

Thanks for bringing us up to speed.

Okay.

Is there any other business before us?

I move we adjourn.

Sorry.

Real quick, real quick.

Um, and and I had this question um during dinner.

Um on your city email, you guys are now receiving a daily email from App River.

Those are from our IT department.

So what that is is it is showing all the emails that have been blocked by the security system going to your emails.

Um because the city has a robust uh security system for the emails.

There are times where legitimate emails get blocked and we don't they're not getting put in our junk folders.

So this app allows us to look and see what got blocked, release something if it's a legitimate email that should have come through.

Um so those are what those emails are.

Um you guys really are just getting emails from staff, so you're probably not gonna spend too much time looking through those.

I know we're looking at them every single day to see make sure you know emails from our applicants, that kind of thing haven't been blocked, but that's what those are.

Um and they do come through every single morning with what was blocked the day before.

Got it.

And then I have some plots.

Perfect.

Everyone can go while I sign those.

Yes.

All right, so any other business?

Then I already made the motion.

Well, then we're adjourned.

Thank you, everyone.

See you next time.