Recording in progress.

Good evening and welcome to the planning commission meeting for February 19th.

We'll do a quick round of introductions and then a pledge of allegiance and go from there.

Start with planning commission staff.

Cameron Duncan.

Jennifer George.

Danny Schoenfeld.

Dave Bromley.

Ron Mortimer.

Steve Wrigley.

And then James, do you want to introduce staff?

Yeah.

We have a few staff members here with us tonight.

I'll just ask them to raise their hand as I introduce them, and each of them will be participating in the meeting tonight.

My name is James Sornson.

I'm the community development director.

Mike Wilcox, the planning director, is here with us.

Brittany Ward, assistant public works director.

And Ivan Hooper is transportation engineer who's back here with us.

And then I Ish over here is the planning secretary with us tonight.

Thanks.

All right.

We'll do if you could please rise and we'll do a quote Pledge of Allegiance.

We'll go from there.

And to report which stands one nation under God inevitable with a liberty and justice for all.

Our first public hearing item tonight is the Fortner rezone.

Jake, I think you've got that one.

Good evening, uh planning commission.

Uh for the public, Jake Warner, long-range planning manager for the city.

Uh the city has received a rezone application for property located at 8564 South, 10th East.

The application is requesting a zone change on the property from the R110 zone to the RM12 zone.

Property, there's two parcels involved.

The property total is is approximately uh.65 acres.

The um as I mentioned, the property is currently zoned R110.

It was a recently annexed into the city and given that zone at that time.

It is surrounded by um unincorporated county property zoned A1 in the county to the north, and then RM12 and R210 zoned properties to the east.

R210 zoned properties to the south, and an SDR17 uh zoned property to the west.

The property, as I mentioned, was recently annexed in the city, so it was not part of the city when the city's general plan was done, which uh includes the future land use map.

Um but we do have an annexation plan in the general plan that shows kind of that missing puzzle piece indicating what that land use would be when it comes into the city, which it has now.

And so that puzzle piece, um, that missing puzzle piece is shown in that cutout window, and it's designated as medium density neighborhood.

Again, not all of that area in that puzzle piece came into the city with the annexation, just a portion of that, including the subject property.

Um that uh the subject property is designated as medium density neighborhood on the feature land use map, which allows for up to uh 12 units per acre, and then um and that matches the properties to the south and to the east of the subject property.

There's some other pockets in that area that are also designated as medium density neighborhood in the area.

Um the majority of that area is designated as low density neighborhood, which would be that lighter beige color on the map.

The applicant has submitted a concept plan um showing their intent to uh develop the property for six units.

This would um according to the concept plan, they're showing a four-plex on 10th east and a duplex um back behind to the west.

They have also submitted um conceptual elevations of um what the architecture would be.

This is a change from what was shown at the neighborhood meeting.

The neighborhood meeting was held on January 21st.

Um my understanding is that they've attempted to address some of the neighbors' concerns as far as the architecture, and so this is uh a different elevation than the than what was shown at that time.

As I mentioned, neighborhood meeting was held on January 21st.

Um this is a um legislative item, so it is being presented to you tonight to the planning commission for a public hearing and to make recommendation to the city council.

The city council would be the final decision maker on this item, and uh there are meetings scheduled with the city council for March 3rd and March March 10th to hear this item uh and for that decision.

Uh with that uh the applicant is is available and staff is also available to answer questions.

Any questions from the commission?

Do you want to have the applicant or they're here or online?

Yeah, yeah, do you want to have the applicant come down and just state your name and address for the record and uh just get a little bit of background on the project or information you'd like to add that wasn't already presented?

Uh my name is Josh Becker.

Um my address is actually out of state, so if you could just give it for the record, yeah.

12800 Lone Mountain Pass, Leander, Texas.

Thank you.

So I'm I'm working with Ben who lives here local in um South Jordan, but um can I use this and go back and forth and easier slides?

Just as was mentioned, I mean, we tried to address some of the concerns from the neighborhood meeting.

Um the major concerns were um, I mean, the elevations that we had originally presented were a little bit more modern, and they felt like that didn't fit in with the neighborhood, which I would agree.

So we went to a more traditional elevation, and then um of the other concerns were as was also mentioned the property to the west is single family residential, 7,000 square foot lots, but the property to the south and to the north are both multifamily, the one's unincorporated, but the other is is a duplex, and so in an attempt to kind of provide some transition, we put a duplex next to the duplex that currently sits to the south.

Um there are three residents living to the north.

Um, but we did a duplex and then a four-plex as it transitions to that RM12 across the street, you know, to kind of provide some transition for that R17 to the duplex zoning to the four-plex zoning, um, but our fourplex is a little bit it's less traditional, it's more of a townhouse style four-plex again in an attempt to kind of fit in with the neighborhood and the surroundings.

Um, there will be no connectivity between the R17 and our property, but we did try to keep the house away from the property so it felt like those backyards will you know they'll touch so that it feels more like a residential neighborhood.

Umside of that, um the other concern, which is always tends to be a concern was traffic.

Um so we've spent some time looking into traffic, and you know, attached housing typically generates about seven trips per day, so single family residential generates about ten trips per day.

So the traffic, in our opinion, well, it's just negligible.

It's 40 trips per day versus 42 trips per day with six homes.

So outside of that, um I don't have really much else.

I think everything was covered unless you guys have questions as far as for me.

Steve, did you have a question?

Yeah, I I've got one.

Uh is are these gonna be own occupied or are these good rental units?

Their owner occupied the current homeowner, Joeline.

She actually reached out and wanted us to, she would like a place to live and she wants to stay there, and so she will own one half of the duplex, and then the others will be sold individually.

Okay, so it's not really rental.

It's not a rental community, no.

Any other questions for the applicant?

Chair, I have questions.

So if it's a townhouse style, is there gonna be common area and will there be an HOA to maintain that or how we handle that?

There won't be common area, they'll be they'll be individually platted.

Okay, so yeah, they'll be individually owned and individually platted.

So then, yeah, so the landscaping in front of the driveway, that individual homeowner will need to take care of that.

Correct.

Okay, thanks.

Any other questions?

Okay.

Another concern that was addressed, sorry, um was the was the parking, and so we did full driveways and two car garages just to accommodate the homeowners and and guests or whatever.

So thank you.

All right, thank you.

Jake, did you have any follow-up?

I don't have anything to add unless uh you have any questions of me.

Okay, I don't think so.

This item has been noticed to the public.

Um is there anybody here that would like to speak on this?

Um want to raise your hand and come down and uh come down, we'll give you just come down and state your name and then right after um please state your name and address for the record, please.

You'll have two minutes to okay.

Uh my name's Paul O'Brien.

I live at uh 8381 Parker Circle, which is not too far from this property, about 900 east.

So I uh walk by this property and cross at 8600 just about every day.

So my concern is that there's a very awkward crosswalk at the intersection of 8600 and 10 east, and uh makes it difficult to cross there.

And I approached the city about a year ago about getting those uh yellow rapid flashing beacons there to make it to protect the crosswalk a little bit.

It's kind of like the the crossing over to the Hale Center Theater.

Well, for various reasons, the city's not able to do that, so um, and I think that was told to me that it's in the budget for like 2032.

What I'm concerned about this development is that uh, and I just heard about negligible traffic and so on.

It seems like every development says it's gonna be negligible traffic, and I remember when they built the rock ledge apartments, there was a lot more traffic created on 8600 than than was that we were told.

But anyway, my bottom line is that this development is going to put more people, more traffic at that intersection.

I don't know if you went out on the field trip today and saw it.

There's a lot of activity there.

There's very little pedestrian activity right now because it's just scary to try to cross.

So what I'm asking tonight is that either you hold off on approval on this rezoning until the city improves this intersection, at least the crosswalk part of it, or and I don't know if you can do this, make this development contingent on the crosswalk being improved first before construction is able to start on the development.

Thank you.

All right, sir.

If you want to come down and state your name and address for the record, please.

Yes, my name's Ron Larson.

I'm at 963 Studio 600 South Sandy.

I am a neighbor, and I'm I am the R17 SDR17.

Sir, could you speak in one over two mics?

Yeah, okay.

Thank you.

Sure.

No problem.

Thank you.

I'm the SDR17 property that is directly to the west of this property that is in question.

And I was told at the time that I was looking for rezoning my property, there would be no allowance for multi-family dwelling properties in that area.

I was told that.

I've also was told that I would have to donate a lot of my property for sidewalk for curb and gutter and for park strips.

And this property, the uh pictures that he has shown you do not have any curb and gutter, no park strip, and no sidewalk.

Now, if you look at 10th east and you look at the almost miles of 10th east, there is a width of 10th east, and I'm asking, are you going to require them to dedicate a portion of their property like you require me to the width of 10th east that it be that it match the miles and miles with very little exception of 10th east?

You should have you should have a plan in place that shows how wide 10th East is supposed to be.

A five-foot wide park strip and a five-foot wide sidewalk.

Now, since these parking, their driveways, their driveways are extremely close together.

And there is almost no on-street parking at all with the concept that they are showing.

There's none.

You cannot park in front of this entire piece of property with those driveways that close together without blocking those in.

Plus, they only show a 20-foot driveway.

So not only that, they're the bumper of their car might be sticking out into the street if you have no park strip and you have no sidewalk and you have no curb and gutter, which they they might show curb gutter, but they don't show sidewalk and they don't show park strip.

And they do not, and I don't see anything showing that they're going to have to dedicate a portion of their property to make 10th East wide enough to match the rest of the property, or the rest of the 10th East for miles and miles down the road with very few exceptions.

It's many miles of a certain width, and that's how wide that street should be.

Or I mean required to dedicate property to 10th East.

So that's my comment.

Thank you.

Thank you.

Thank you.

Is there anybody else here in the audience that would like to speak to this?

Come down and please state your name and address for the record, please.

My name is Mike Derekont.

I'm at 8566 South Johnson Way, so just a little bit west of this location.

Well, I'll be third generation that's living right in that area.

My grandfather brought property right there in the 40s.

Um it's changed a lot over the years.

My dad, who's in his 80s, lives with us and tells us stories about bathing in the creek on 8600 South.

Um 8600 South, I think that was built in the 40s.

You know, it's kind of a east, uh, an eastward going uh roadway out of historic sandy, is what we call it now.

Um, and off of 8600 south for bigger lots.

There are, I counted them 12 bigger lots off of 8600 south that wrap around a 10th east.

You don't quite show it in that map.

You'd have to go a little further west to see that.

This sets a bad standard for my neighborhood.

I just built a home there two and a half years ago.

What this could do is as these other lots, you know, the people that live there, many of them are getting older.

So those lots will be sold.

This sets a standard for all those lots to be zoned in a similar way.

This is bad for our portion of Sandy.

I'm asking you not to approve it.

I understand that you know, these these builders want to make a profit off of it.

I understand that it's that's business, that's life, that's why we work.

And I understand that the homeowner would like to set herself up for a better situation for the twilight years of her life.

Um, but this isn't the way to do it.

This is too dense.

This is too close to 80s, uh, too close to 10th East, which already has a lot of traffic off of it.

I agree with a lot of what the former former gentleman said that you know the road should be expanded to capacitate the additional traffic that this will bring in.

I mean, I'm glad that they're saying it's a two-car garage, that's an upgrade that would put fewer cars on out on 10th east.

But the duplex on the corner that the gentleman talked about, that already has a problem.

It has like no parking, and so all the people park right out there on the road, sometimes really close to that stop sign.

I'm sure it's not within the 10 feet or wherever the statute is for parking near a stop sign, but um yeah, you just can't approve it.

It sets a bad precedent.

Um I think it's I just think it's too dense.

You know, maybe that's a triplex and a home in the back.

I I don't know, but there's got to be a better answer that maintains what that neighborhood is like right now.

They're big beautiful lots with single-family homes on them.

Some have added a flag lot with like a house in the front and a newer home in the back.

Um, but that's still not you know a fourplex like what they want to put in here.

Thank you.

Thank you.

Anybody else that would like to speak to that?

I'm Shannon Maynard.

Sorry, this is very terrifying for me.

Um I live in the Salta County areas.

If you go back to the other map, I'm in the gray zone, so I will be annexed into Sandy City by 2027.

Um I am 8536 south, 1000 east, so I'm just two lots down.

Um, as been mentioned, um the apartments were brought up in the previous meeting.

I think it's important to note that those were built in 19, oh sorry, 1986.

So since then, the fields and the farmlands have been um built into the single family R1 lots, and um I said a lot of growth has occurred, but again, it's been the single family lots that have been there, not the um not the R, but is it the RM12?

So I think that's important to note that this community has been growing and it's it's a great community.

Um but it's grown again into the medium zone, not the higher density, um, and a lot of us have been generations.

I'm a generation um homeowner, sorry.

I've been in this area for 40 years, I've been a homeowner for 20 years.

Um so again, um this area has grown with um, it's grown a lot.

Like I said, I grew up walking in the fields and walking in the creeks and everything, and so um I believe this community, the majority of this community is the single family home, and that's how this property should stay zoned, is the R1.

Like I said, I know there's a couple different, I know there's like the eight and a seven, I don't know how all that works, but keeping it the single family home with maybe two homes on it, I believe is a better option than doing the higher density.

Um I've been told that Sandy City does approximately five homes per acre.

So with doing the six town homes on the 0.65 acres is more than double that density for that smaller lot.

So it is about it's a much higher density than what the current properties are behind it, and you can't see in here, like I said, those of us that are in the Salt Lake County, we are single family homes.

It doesn't show on here, but um the home next to the property that is 8550, it is a single-family home.

Um, and then mine and then my neighbors are all single family homes as well.

So if you drive along 10th east, you will see that all of the structures and all the homes that are facing 10th East are single family homes with one driveway per property.

Um, so the density of these is like I said, it would be double what's currently there.

Um and it would not only impact the look of this neighborhood, um, but again, like um what the gentleman before me said, it sets a precedent for those those of us that have larger lots that would possibly be sold in the future for them to rezone at the higher density than what they currently are with the single family homes.

Um the look, the appearance of these, they can change it on here, but as you drive, you can tell the difference between a single-family home and town homes.

It would be completely different than the surrounding homes and those that um are across the street and farther down.

There's been multiple homes that have been built along 10th East, and they're all single family homes, like so the town homes would be completely contrasting all of the single-family homes along 10th East.

Um again, I agree that it the precedent needs to be set now for all of those larger properties that will possibly be developed in the future.

And I mean, I am I'm one of those properties.

Um, and it's the same for me.

I think it should still for a future down the line, it should still should be the R1 zoning for single family.

Um the parking was an issue too.

Um they mentioned they had the the two-car garages, but if you actually look at the size of them, they're pretty small.

So the size of trucks and SUVs, I don't know that you could get two in the driveway, like in the garage.

So that would mean the parking would have to be on the driveway or on the street.

And as someone who has to back out onto 10th East every day, it is there are some days where it's very um, sorry.

Uh it can be scary.

Um I have a teenager, and heaven forbid she hits someone because she can't see.

We already have people that park on the street, and it's very hard for her to see people when she's backing out when there's cars parked there.

Sorry.

Um, so the issue, like I said, is they do have the garages, but they're very small, and with a lot of the the trucks and SUVs, where are they gonna park?

If you have multiple people that are drivers in those town homes, where are they gonna park?

Um again, it's already a dangerous situation, it's been brought up.

There's been cyclists almost hit.

I've seen walk people walking, there's runners, they are along that street every day.

I see people still to this day.

There's certain people that walk every day, ride their bike every day.

So having parking on the street, close to that intersection, and then also blocking those of us that have to back out every day is a major safety issue, and it's a big concern that I think needs to be addressed prior to any um I guess decision on this.

Um, like the other gentleman said, even today coming to this meeting, there was almost an accident right at that intersection.

So it's it's a big concern, and we have school zones too.

I see kids walking home, so um the parking is also, like I said, a big concern, I believe, needs to be one of the safety issues that needs to be addressed prior to this being, and then again, just the rezoning.

I understand that Jolene wants to stay there, but I believe like one of the other residents said there's a better way to use this property than doing the multifamily town homes that she is um proposing.

Um that is oh thank you.

Thank you.

Anyone else tonight?

Mike, anybody online?

Oh, I'm sorry, one more.

Sorry, come on down.

You want to go?

I am Matthew Clayton, I live at 982 East Marewood Court.

Um, I just would like to second the concerns of the residents in the area.

I believe that that is a high high traffic area for um or a high safety issue with the traffic and the parking, um, kids walking to and from school.

So just would like to second all of that.

Thanks you.

If you can pick one of the two mics and just put your thank you.

I'm Owen Tucker, and I just live right above this uh this place on 8548 South Harvard Park Drive.

And uh that's my daughter.

I need you people to understand that you're destroying our neighborhood.

I hate going into her house to pick up the grandkids to go someplace, unless you've been there on 10th in the morning or in the afternoon, or at five o'clock, and somebody made a wonderful decision to put Harvard Park Drive all the way through to Walmart.

So you've destroyed Harvard Park Drive, and it doesn't even equal.

So it's people coming up and down the street, we turn into each other because there's no light there, and the and the streets are offsetting.

You're supposed to be helping us and listening to us.

I've lived there since 1980.

So I've been through it all.

You probably weren't here in 1986, but we came down here 20.

30, 40 of us not here.

Up at the Sandy City Unit Centennial Park.

And we were crying, we were upset because you were gonna gray build those gray apartments, and we said no.

You don't even have a sidewalk in front of that between Harvard Park Drive and Kent, where our kids are walking to elementary school.

We've been promised a sidewalk there since 1981.

Just so we don't trust anymore.

You're not doing what we're asking.

We said no to the gray apartments.

How'd that work out?

And now my daughter and her children are now walking down sidewalk less streets coming home from Sandy Elementary, East Andy.

And now you want to throw in, I don't know where they get these stats about 42 in and 42 out.

Come on, my wife and I live there.

We have two cars, and we're in or out a few times a day.

And now you want to put 12 cars there.

12 cars.

Backing in and out on 10th, and you're right next to 86.

When we have cars parked in front of that duplex next to her, we can't see to get out.

You know how many times I've backed out and almost been hit by a car because I can't see with a car there.

This all sounds great for a distance, but I want you to come and live on 10 east for a while and see if that makes a difference to you.

We're tired of, I know, we're just old baby boomers that were born after World War II.

So why the hell listen to us?

We're nobody anymore, right?

I'm 74, and I'm one of the younger ones around that area.

So if you pass this, I'll be in here again to sell my half acre, and I'll demand that you allow me to put six duplexes.

There's six units on my house.

I'm right there.

And you told Larsons they couldn't do it.

And now you're gonna sit here and do it?

And you know what really upsets me?

I'm sorry, I don't want to get personal, but you grew up right there.

The warranters live two houses down from me.

He should know better than what he's doing to destroy that area.

If we can just keep it to the germane to this topic.

So this is just an application for us.

There's been no decision, May.

Well, okay, but what I'm saying is, are you listening to us?

Because we did the same thing in 1986 for the gray apartments, and we were ignored.

We live there.

After we fought the apartments, they came in and wanted to rezone it again to put one in our backyard, and we did fight that, and they did listen.

So I know you're good people, and I know you're listening, but if you don't know the area, our kids are walking around on sidewalk less streets, and they're already talking to my daughter about widening the streets.

Okay, well then these guys have to widen theirs and put in a sidewalk and put in gutter too.

Why do they get away with it?

And now you're gonna put four units uh 20 feet from the road, and how are they gonna get in and out?

Thank you.

Those driveways all go right out in the street.

They're already parking in front of my daughter's house so she can't see, and now you're gonna put 12 more cars there.

Please.

How do you sleep at night?

I mean, give us a break.

Listen to us.

It's wrong.

Thank you for your time.

I'll be brief.

Daniel Derekot, 8558 South Johnson Way Drive, just up the street.

Um, I'm not opposed to there being uh uh uh some development on this or whatever, but I do think that what some of the previous folks have talked about with the lack of sidewalks in that area with the crosswalk there, I've almost hit somebody on that sidewalk crosswalk.

It seems when people want to go across that crosswalk, they think they have the right-of-way there coming down that hill, especially when it's slick on 8600 South.

You know, I might hit the brakes and they might win the lawsuit, but they won't be there to collect the money.

So anyway, that is the traffic there or the foot traffic is an issue.

Um I am also in favor of making sure that it's uh zoned R1.

Um family homes are what keep the communities keep it as a community versus just transient sort of place.

There's plenty of that on the uh south side of 8600's house.

So thank you for your time.

Thank you.

They're all telling me I have to stand up and say something.

So if you can state your name and address, please.

I'm Richard Hill, and I live at 936 East, 8560 South.

So I live just west of the field.

Uh you know, I don't know if I can add any more substance to what's already been said, other than to show my solidarity with uh my neighbors uh contra to the development into these homes.

And then the fact that as Shannon was talking, it came to my mind that we're talking about the people who live there and already the congested parking.

What happens when they entertain when they have guests come over?

Where are they supposed to park?

They park on the street.

I had one neighbor that's already been, he's in an electric wheelchair, and because you can't see, he got run over by a truck on his will in his wheelchair.

And so if we add more congestion to it, how many more people's lives do we put at stake?

Anyway, that's all I have.

Thank you.

Anyone else?

Please come down and state your name and address for the record, please.

Hi, I'm Christy Ramosh.

I live on 905 East Edgefield Road.

So I'm just a little bit to the north off of 10th East.

And we oftentimes use the 10th East getting on to 8600 South.

And it's really a great side road that we can utilize instead of having to use 7th East or 13th East at times.

But unfortunately, there's just not the infrastructure there in place for this sort of growing development.

And so I just would really like to press again these safety concerns.

I'm one of those people that does try to cross to the south over 8600 south to go walk over towards the new quarry bend.

It's a lovely area.

I take my life in my hands every single time I do that because there's not a functioning crossrock, crosswalk as um Mr.

O'Brien has already talked about.

The infrastructure is not there, it's not safe.

Having four extra driveways coming out onto 10th East, that close to 8600 south, where there is that congestion will be incredibly dangerous.

And I don't want to see people who are not so used to the area getting hurt with that.

Again, I'm in my mid-50s, and I can use my intelligence a bit to avoid it.

But you have younger kids, you have people that are there.

Please do not let this get more dense without having infrastructure in place and setting a bad precedent for the rest of 10th East.

So we really appreciate you listening to us about this.

I don't want to see any safety concerns either.

Thank you.

Thank you.

Anyone else?

Okay.

Carla Thorap, I live on 976 East Addington Circle, which is just down uh a block away from this as well.

The main concern is safety for sure.

And we don't even have off of 10th East turning onto 8600 South, there's not two lanes.

There's not a left-hand turn lane and a right-hand turn lane.

Um, so oftentimes to turn right, if you're in a hurry, cars will just sneak on the dirt to do that.

So imagine how backed up it gets with just regular twice-a day school traffic, let alone any more cars needing to back up there.

There's there's not enough room for two cars, and the and people still try to make room for two to do a left-hand turn and a right hand turn onto 8600.

So I also disagree with the rezoning and also just huge safety concerns.

Thank you.

Thank you.

Anyone here?

Anyone else?

Mike, anybody online?

If you are joining us via Zoom webinar and would like to speak to this particular item, please use the raise your hand feature now, and we'll address you one at a time.

We do have one hand raised.

Um is the name.

You may unmute yourself.

Please state your name and address for the record.

Yeah, can you hear me okay?

Yes.

Yeah, go ahead.

Mr.

Hanson, you may unmute yourself and go ahead and speak.

Can you hear me now?

Yes, go ahead.

Okay, thank you.

My name is Tyler Hanson.

I live at 8514 Bayway Drive.

Um, so just east of the subject property.

The um, and and understand the the desire to to develop and and maybe add a home or two to the property.

However, um the the question in in my mind is how this aligns to the general zoning as it relates to you know the the corridor of uh 1000 east.

It seems like it, as already stated, there are single-family homes there.

Putting um this number of homes creates a bit of a dangerous precedent, um, as already been stated because there's there's a lot of turnover that will be happening within the neighborhood, call it over the next five, 10 years.

However, the the question in in my mind is how this aligns to the general zoning as it relates to you know the the corridor of uh 1000 east it seems like it as already stated there are single family homes there putting um this number of homes creates a bit of a dangerous precedent um as already been stated because there's there's a lot of of turnover that will be happening within the neighborhood call it over the next five ten years and so setting the precedent of being able to add um change the zoning and add this level of high density housing will dramatically change the community change the the creation and input or output of the neighborhood and so I would just question is as you know the and the the planning and zoning has already been laid out for the neighborhood and it's clearly residential homes and changing this will will set a very dangerous precedent and really create kind of a a spot zoning that then will have a ripple effect uh you know across the different neighborhoods as um as as turnover happens with it with it within the other properties they're quite large right around uh 1000 east as well as um 8600 south so um would would really appreciate some consistency and and maintaining the community as it was planned um and you know for the overall enjoyment of the citizens who live here so thank you appreciate the time thank you anybody I'm seeing no other hands raised okay we'll go ahead and close that to the public comment and bring that back to Jake do you want to or I don't know we've got a couple several issues that kind of came up relative to traffic um improvements um do you want to speak to those or see if Brittany or Ivan want to talk to some of the future developments on 10th East I don't know how you want to yeah I'm happy to address whatever you would like me to I do think that uh our city engineer or our transportation engineer would be better to address the traffic um issues um let me just start by saying um five or six years ago the city undertook started to undertake a uh comprehensive general plan update which is the long term strategic plan for the city grappling with a lot of different issues um and uh through that process you know we heard a lot um from the residents every opportunity we could uh provide we did and um one of the things that we heard um often was uh from residents who would like their children their grandchildren to be able to live in the community and and they're not able to afford to do so and um so city council grappled with that these were not my decisions um but uh city council grappled with that and and um through the general plan process did look at ways that the city could provide um better provide alternative housing types to help address um affordability issues in the community and um as part of that um there was a future land use map created um future land use map um helps to guide decision makers there were policies enacted and um and so um with the existing um duplexes apartment in the area uh with the roadway there understanding that yeah there are probably some infrastructure improvements that need to be done in that area which um we are aware that um there are infrastructure improvements planned um but through the approval by the city council of and the involvement of this body um there were some um policy directions taken in the general plan and uh and this was this particular corner was in uh an area that already has medium density and and uh was identified as potential for additional medium density as as some of those alternative housing types to help with the affordable housing issues um and again that document is a guide for decision makers um but that document is now placed it was approved last year and um the follow-up to that is that we need to um adjust some of our zoning uh regulations and uh we are in the process of starting to do that on a comprehensive in a comprehensive way and um to better uh correlate the tools that we have through zoning with the vision that was outlined in the in the general plan so those are in the works um and um you know those have been this this document has been consulted by the applicant um and uh staff with within what the applicant desires to do try to provide some input as to maybe ways that they could improve their project to address some of the um concerns um staff um does not advocate for um but uh you know we do have a general plan in place that we um use ourselves in in working with applicants so um again that's a very high level overview of kind of where um staff is coming from um and

So again, that's a very high-level overview of kind of where staff is coming from.

Um, and would be happy to address anything more specifically if desired.

Jake, um, there's some of the discussion that uh that uh I think the residents are having at this point is is looking at this and saying, okay, hey, if this gets done here, it's it's really gonna creep throughout, and and some concerns in that regard.

And maybe if you could with this uh exhibit that's up here, uh maybe just discuss what that light yellow is and what the potential in that light yellow area is for the medium for a creep of medium density into the light yellow.

So um with the direction that uh the city wanted to go as far as um how do we incorporate better housing opportunities in our community with a city that's mostly built out.

Um if if the city were to do more, what would be the most appropriate locations for that to happen?

Um the existing corridors, the significant major roadways were identified as areas that have some existing infrastructure in place that could better handle traffic if additional housing were to be introduced, and so the yellow itself as outlined as highlighted on 8600 south is what we call a transition corridor that does indicate that there may be an opportunity there because of the infrastructure to introduce some of those alternative housing types.

Missing middle comes to mind.

Um I'm actually meaning light 10.

Maybe talk about the light 10, which is the predominant.

Sorry, I thought you said the yellow.

I did, and I it's it's my bad.

I meant the light tan.

So, yeah, the shades of beige here.

Um the uh generally we have four future land use designations for residential.

We have a very low neighborhood designation that would be maybe more the uh estate lots or agricultural lots.

We have a low density neighborhood designation that would be some of your uh typical single family uh lots, and then which is most of this area, yeah.

Most of that area, and then you have kind of that medium beige color that is a medium density neighborhood designation, and you can see a couple of pockets of that in here.

Um primarily those pockets are existing medium density areas or areas adjacent to um you know commercial or or more significant roadways, um and then um and the general plan indicates a cap kind of a guideline on on density of up to 12 units per acre in those areas.

That's not the danger with a cap is you know, some people want to maximize that, and how do we um allow that but still mitigate the impacts, and so it's it's a constant balancing act, and um staff will encourage or discourage people to try and um achieve a balance there.

Um we do not bring forward half of the uh potential applications that um we could get as we work through that balancing act with potential applicants and and try to help potential applicants determine um the likelihood that their project would be acceptable, um but we are required to process applications that we receive, and um and that's staff's role in in these types of applications, and then um sorry to finish the uh last designation would be the high density um neighborhood, which would be that darker beige or brown area, which you can see as has been mentioned with the apartments.

And then while we're on this map, there's other opportunities.

You can see the orange area on this map.

We have some struggling older commercial areas.

And some of those property owners have approached the city and wanted to do high density redevelop.

And the city's been very hesitant to do that.

But through this process, we looked at again kind of that balancing, and maybe there's some opportunity for some type of mixed use development to introduce some of those alternative housing types, and that's kind of what those orange areas are.

Again, this map basically indicates opportunities for some of those alternatives and is not a defining definitive outcome, but it is a guide for decision makers that in a very broad way signifies a whole range of policies and objectives from a 400 page document.

Steve, did you have so are you saying that it can creep up as our neighbors are saying, or probably not?

And then I did a couple other well.

So the yellow does indicate that based on city policy, there may be opportunity along those major roadways identified by the yellow highlighted areas for some medium, medium, low density alternative development or infill.

Okay.

The other question that we're asked, the infrastructure sidewalks, all that.

Can you talk about that for this particular day?

It didn't show it up.

Steve, I think I will we're I think I think we're gonna have the city engineer talk to that.

Okay, Britney or I think that may be a different it some of that may be planning, some of that uh as far as traffic um but as far as improvements, um we would typically require our standard um city improvements with any development, and um in this case um the county has a project already on the table.

Um it is our expectation that the county will complete that project and and put those improvements in, regardless.

If this property were to be redeveloped, um those those improvements would be required, that dedication would be required according to uh our master transportation plan and and the standards established through that document.

Just the other question on that six versus five homes per acre that we brought up.

Why is there six versus five?

That was in question.

I don't know where that number came from.

I if you were to average the density across the residential areas of the city, that may be I can see that being in the range across all the residential areas in the city, that actually may be high.

Um, if we look at these beige designations, um the low density neighborhood um goes up to six units per acre.

Uh that there was some debate on that by the city council when this document was approved, and some adjustment made there.

Um Jake, we just make the point though where it says keep in mind it says up to that's a big deal because that's based on them looking at the character of the area, you know, different different things that they would look at to base that on.

So it doesn't mean that that's what's going to happen, it just means you have an option possibly of going up to that based on certain factors.

Thank you.

Anything else?

Any other questions?

City.

Okay.

No, I I just maybe just to kind of clarify our process for some of the residents.

That right now what we're looking at is a zone change.

We're not looking at a site plan approval, and so that's a different step.

So as this moves forward, this body makes a recommendation to the city council, and they're the ones who would who would approve that zone change, and then the applicant would still have to come back with a site plan, and that's where you do road widenings and setbacks, and and you see what the site plan is really going to look like.

Right now, it's just kind of a concept route.

Yeah, is that helpful?

And then Jake, I guess kind of along those lines.

Um RM is residential multifamily.

Yes, of up to 12 units per acre.

Um, the concept plan that was provided would be at about nine units per acre.

Right, because it's point six.

Okay, but we're not gonna get anything besides residential on that lot if we go to an RM churches, schools, some of those public institutional uses are allowed in residential zones, so but we're not gonna get a swing.

So we're not going to get a swig.

Probably not.

But technically there is non-residential uses allowed in residential zones.

You're not going to get a swig.

We're not going to get a swig.

Okay.

Great.

Thank you.

Is there also like an RM 10 or RM so with the RM zone, the applicant has to request the density when they come before when they submit their application?

We have an RM six, eight, 10, 12.

The um each of those comes with a different set of regulations.

Not only does it impose a maximum density, but uh, for example, there's an associated minimum uh area requirement.

Some wet area, a minimum area requirement per unit.

Um sometimes to get the area requirement to match the unit count and the density.

There's some movement that they there's some things they need to consider when they come before you with that designated density associated with the RM zone.

There's different factors besides the density that determine that decision.

Brittany, would you be willing to come up and kind of talk about some of the road improvements for that project that some of the items that were discussed as concerns and timing?

Timing, yeah.

Uh Brittany Ward, city engineer, also the assistant public works director, as James introduced me as.

Um working together with the consultants as well to design those improvements.

Um they plan to install curb and gutter and a sidewalk along that stretch, um, as well as a southbound right turn pocket.

There'll be a new ADA ramp that's getting installed on that corner, that northwest corner of the intersection.

There will be a crosswalk installed across the North Lake, so crossing over the top of 10th East over to the corner.

Um, historically, we have not been able to install improvements along 10th East because of the varying jurisdictions along it between some houses are in Solid County, some are in Sandy City.

Also, there's major utility conflicts along there, such as um open drainage canals, um, gas lines, and power.

Um the county got the grant to install an improvements along 10th east prior to these areas annexing of less than 10th east annexing into Sandy City, and after they annex the county agreed to continue to move forward with the project and fund it.

So we they are being very generous to us to move forward with that with this project and without any cost to Sandy City to get these improvements installed.

Um I will provide coordination between the Salt Lake County project and this Fortner and site plant development.

Um I'm not sure which one will come first, it's just a matter of timing uh between when they uh submit their site plan for this development and we finish the design plans for the Salt Lake County project.

Either way, there will be improvements installed along this frontage.

Um building on top of that, there's been um we have concept plans to add improvements along 8600 south uh to the east of 10th east, along the north side.

Right now, there is a stormwater drainage canal there with gate with gates that we're trying to resolve and work around.

I applied for safe routes to school funding last year to install those improvements and straighten out the crosswalk on the east leg that's existing there so that it's not skewed along the roadway.

I was unsuccessful in getting those funds.

Um the reasoning being because there's already an existing crosswalk in place and funding project priorities were going towards locations that don't have existing infrastructure in place.

However, I'm continuing to move forward with other funding applications to finish the improvements on that northeast corner of the intersection, rebuild the ADA ramp and straighten out that crosswalk.

If so, I like I said at the beginning, I'm really glad there's residents here.

Speaking about the concerns of lack of improvements along here, um the best way that they can participate and help uh bring these projects along is to work with their school and the school district and submit letters of support uh for these projects.

Just it will help make my application stronger so that I can get money to do these to do the improvements.

Right now, because there's so many utility conflicts going on here, it's a it's a larger project than we can fund internally as a city.

Um, and then the other method that that improvements get added is just through development, just like this Fortner development here.

That's the only other way that we get improvements added to this intersection.

So you know how far down the improvements will go from 8600 south down 1,000 east.

Um along 10th east or along 86.

Along 10,000 east, it'll on the west side.

Yes.

Yeah, so at yep, right where that mouse is right where the mouse is pointing.

I think that's Mike doing that.

So there's existing sidewalk right there that dead ends, it'll connect to that existing sidewalk and go all the way south to 8600 south, so it'll complete that frontage.

And you said you'll be adding a right hand turn lane, so someone addressed that there's only one lane, so people go in the dirt to turn right, so you'll be adding a right hand turn.

Correct.

Okay.

Um, the other thing about 10th East too is it's master plan to have bike lanes along the roadway.

Um, at the north to the north of this in Midvell City, they already have bike lanes installed, and so we will connect onto those and extend them down south to 8600 south.

8600 south is a bike route right now, so it'll it'll connect the active active transportation gap.

So I just need to get the improvements installed on 10th East so that I have room to add those bike lanes.

What is that?

Those five line bike light.

Sorry.

Brittany, do you know how far through the design are you and when may this construction happen?

Yeah, so for the Salt Lake County project, we're at a 30% design level right now.

I just had a meeting with them last week.

The hope is to start construction on it this summer.

Um, for the northeast corner, the east side of 10th east, north side of 8600 south.

I don't have a project timeline on that yet because I don't have funding for it yet.

Um, however, I do know that it is a priority project for Allison Stroud, who is the city council representative for this area.

Um, one other question.

Um it seems like there's a big issue with on-street parking.

With our new um road width and the bicycle lane on the side of the shoulder, is there enough shoulder space to park or will on-street parking not be allowed?

Uh that is yet to be determined because of the grading in this area.

There's a concern that the road is sitting higher than the homes are adjacent to the roadway.

Um, so for right now, um, in order to get the improvements in place, we are trying to minimize as much as possible the um how far back that the sidewalk is going to be installed because that means that we'll have steeper down sloping driveways into the properties, and we want to avoid that storm drain sloping toward the homes as much as possible.

Um, the ultimate right-of-way cross section width for 10th East for Major Collector Roadway is 84 feet wide.

Um, and that for so a major collector roadway can either have five lanes on it or three lanes.

The three lanes does allow for shoulder space and those bike lanes.

Um and depending on how I shift the roadway or paint paint the um lines, it can provide for on-street parking.

And then right now, 10th East doesn't have enough traffic volume to warrant the five-lane cross section.

Um so for now it will remain as three lanes.

You paint the lines.

Um I don't, but I have a guy.

Do you know if uh as part of uh fixing the crosswalk if flashing lights would be installed, like one of the neighborhood residents went in?

Oh yeah, great question.

Thank you.

Uh, we do like to install the pedestrian activated flashing crosswalks uh where wherever we can.

And we do have funding to do that, and this crash walk is on the list to install those.

It hasn't been done yet because I don't have a good place to install the signs within the current right-of-way.

Um yeah, and then however, if the other thing that residents can do to help move these improvements along is help provide the right-of-way to install them.

So if they provide the needed dedication, then I'm more than happy to um even across the city where we don't have enough right-of-way to install improvements when when residents come together and they're willing to dedicate that right-of-way needed to install those improvements, that project gets shot up the the priority list level, and we're usually pretty successful on able being able to install those improvements.

So that's a second way that residents can help if they would like.

So Brittany, you mentioned you do have the funding for those, and those could be installed if you had the right-of-way to do them.

Correct.

Okay.

The pedestrian activated crossing lights, yes.

And is that per the diagonal area as well?

The diagonal crosswalk as well, or is that the one going east across to 10th east?

That would be for the existing diagonal crosswalk.

The pedestrian activated push button lights are um treatments for mid-block crosswalk applications where traffic is not already required to stop.

I typically don't install them at stop signs.

Okay, okay.

Um, I think there was also a question relative to traffic.

And in and out, I don't know if Ivan wants to talk about trips or relative to the development or you want to.

No, I'll let Ivan come up.

He's our transportation engineer, he can come and talk about traffic.

Okay.

Yep.

Ivan Hooper, transportation engineer.

Um as was said previously, you know, based on industry standards, six um units like this would generate in the you know, 40-50 um vehicle trips a day.

Those are based on averages, right?

We don't know who's gonna move in there, how many people are gonna live there, so that's just a general number um based on data from all around the country.

Um regardless, 40, 50, 60 vehicle trips a day is is a it really is a negligible volume when you've got a couple thousand cars a day on the road already.

Um adding one or two percent really doesn't move the needle a whole lot as far as congestion and delay.

Um there any additional follow-up questions relative to that question?

Okay, my question is it is very congested, I've been on that road.

You've got this that looks like the 8590 will probably be a right-hand turn lane eventually.

So this call this property will probably be just before that.

Um I guess at some point we'll probably have to do what the off street parking where we park people because it's right before our right-hand turn lane where they're gonna be shoving.

Yeah, right.

That's that's a very legitimate concern.

There wouldn't be room in front of the homes to park cars with the right turn lane.

There's not really gonna be room to the south.

So if there was on street parking, we'd have to move to the north.

Um, so uh, but yeah, I mean that that certainly could be a challenge depending on you know how many people live there, how many cars they have, or how many parties they have or whatever.

Okay.

Any other questions for it?

Okay.

Are there any other clarifying questions for staff?

Well, actually, I guess what what does it look like?

So those current right-of-way, what is the current width of the right-of-way right now?

66 feet, I'm told.

It's 66.

And it's gonna be going to 82, 84, 84.

Okay.

Are there any other questions?

Concerns from staff that we need to address.

Okay.

Bring that back to the commission for further deliberation or action.

I think we did a I think we hit the highlights of most of the concerns that I we heard about traffic, the street improvements.

Some of the other issues.

But yeah, I guess so.

I do appreciate all the uh the residents who have been able to come out and communicate this evening.

We we definitely understood have heard you know the concerns and and so forth.

Um I hope that uh maybe that with your understanding of what uh the the improvements that are going to be installed along 10th east and as it rounds um southward along 8600 south.

I think that does do a great deal to uh you know add with the curb and gutter, the sidewalk and and so forth to you know um address safety issues through the area.

Uh um it's and you know, 10th east, as we as we did go on our tour, uh as Britney was talking about, you know, she's had a lot of requests about uh traffic lights at that signal as well, and you know, which isn't warranted at this point, you know, maybe at some point in the future based on traffic levels and so forth, that can be uh readdressed if it became you know to the degree where it would be warranted and so forth.

Um and then also with regards to like I I think Jake was talking about uh with with the general plan and I guess the concern for the creep of this kind of issue going in.

Um that I you know I I hope there's there's some understanding and and knowledge that uh that light tan area that where the majority of this was uh is is it you know that's to apply for and get approval for uh this type of zoning that the the current applicant is applying for, I think is a is is uh is a heavy um hurdle to overcome to move into that that light tan area.

Um so I I would hope that would give some comfort in that aspect as well.

Uh so anyway, those are those are my thoughts on that.

So and and then also as Jake mentioned, I think that there is uh a you know the it it I think for a city to grow and mature, there is a good there's a need to have uh some additional housing types uh to hopefully provide some you know um income variations uh for people to be able to enter into the the community.

We have a great community, uh predominantly single family, which I think we've all enjoyed, um and which is as you can see, which is predominantly that light tan area there.

So having having some variation is I think a positive thing for the community overall.

There are other thoughts, Steve or Ron, you've been quite um yeah, I think well it is a tough one for me because of the I'm not a big fan of this concept plan at all, and but it we're talking about zoning, but I I would have a problem with any of the land use development.

I would say, why couldn't you develop this with just one driveway and try to put your units in there instead of having the um five driveways?

So for me that's uh I think that there's not enough creativity yet, but I realize that comes down the road.

We're talking about the zoning and not necessarily all of the design features.

Yeah, and on that line, that's why I was asking that question about the RM10.

I don't know what those factors are that are influencing, you know, what other options there are and so forth.

Um, and also what authority do we have to change those as they come in with a good project that maybe mitigates some of those um access things and when you look at the way you can control setbacks and what authority that we have as a commission to help offset some of the the things we don't like about this I'm not I'm I'm not thrilled with it, what I'm basically saying Cameron or Jennifer, do you have a I'm ready for a motion?

Okay, if we're ready for one.

So I'd make a motion that we um send a positive recommendation to the city council for the rezone of this property located at I'm just gonna call it the Fortner annexation.

Foreigner ray zone, yes, rezone, foreigner rezone, thank you, Mike.

There are a second.

And and what zone were you recommending?

Uh the RM12.

Okay.

I'm I'm almost there.

I'm not paused again, I'm not positive what the differences are.

I I I do have some of those concerns that uh Rom might have as well.

Um I'm not positive what those concerns are, but uh I I mentioned before, I think having a different housing type is great uh for the community in total.

Um I don't know if it was an arm 10 if it's if there's things that would like maybe mitigated so that there was different driveway access issues or additional parking or uh you know whatever.

I think that that does get a little more difficult too, though, on additional parking if it's um uh there's not common area um so that's that's kind of a tough route as well.

So I don't know.

Um what is everybody else's feelings before?

Do you have any is that are zoning questions you have and the concerns you have based on the general plan and what's provided in the in the general plan moving forward as a city versus the zoning change?

Does that address the different zone address the concerns?

Or would that be part of the site proposal and approval it it is gonna come into play on site plan, but I think that the zone is going to drive what's what's allowed, and if it's and if they're putting for something that's allowed, we really don't have a lot of leeway.

And so that's why I'm saying I don't know what those limitations are on like the RM10, what that might push the project to have to look at that would open up a different product.

So I'm not so therefore I don't know the answer to that question.

That's I don't know if there's anything, Jake.

Jake, do you want to clarify that question from let you invite me before I go ahead and um we have uh the applicant first approach us with his vision, which was more than what it is now?

Um and uh so we've tried to work with him to accommodate within our current zoning standards at this zone.

We are limited.

Um we hope to have better zoning tools with the comprehensive code rewrite that I mentioned earlier to better correlate with the general plan vision.

Uh one of those limitations, for example, is um that we currently limit uh a private lane to only provide access to two units.

There's additional space towards the west end of this property back in the back.

Um would a better design be three duplexes, for example.

We've looked at alternatives, and it's within our current limitations of the current zone.

Um we couldn't find an alternative that we could suggest to the applicant to address some of the things we're talking about.

So um I mentioned earlier other factors besides the density associated with an RM10 versus our RM12.

Um RM 10 would uh likely reduce the number of units that um that they potentially could develop here.

Um I'm not advocating one way or another.

I'm just saying that that would probably be the uh consequence of that.

Um the applicant is has requested an RM12, and so we've tried to work with the applicant to address concerns and impacts the best we can within the zone that they've uh requested.

Um I think um so there's some limitations that we're working with that what we we hear what you're saying, we we understand those things as well and have tried to work with the applicant on some of those things um previously.

Um procedurally, and I don't want to step on our attorney's toes, but uh what's before you is um our request for the arm twelve, and your role is to make a recommendation on that request to the city council.

And just to add to what Jake was saying, I did some quick math and an RM10 would limit it down to five units based on the square footage that they have mental math that I just too um quick uh back of the napkin type of thing.

The other thing to uh note is um while we would had discussed the driveway issue for the the units um facing 10th east.

Uh currently the RM zone isn't uh allowed to utilize alleys, for example, to uh feed uh reloaded units or something like that where the units face the street, but their uh garages were at the back.

That would require a code amendment in order to allow for RM zones to use that uh that land um typology.

But um that those are things that we can deal with through site plan and potential future code amendments, but um as of right now that's one of the limitations of the RM zone that Jake was discussing.

Yeah, and it kind of goes back to that balancing act of the vision of the general plan, but balancing alternative housing types, introducing more alternative housing types with impacts and so forth, and and then using the tools that we currently have, though, to try and do our best to implement that vision.

Yeah, I think the future the rewrite of the ordinances I think will help.

This highlights where where a rewrite of the ordinances I think would be a positive play on a property like this.

Yeah, personally, but yeah.

Uh I think we are dealing with what we have on our current ordinances and our current applications.

However, so that's what we're at.

Um clarifications from Jake that we need so to respond to your underlying motion.

We have a motion, but no seconds.

Yeah, I was I was gonna I'm gonna second you second that yeah, Cameron Duncan, yes, Dave Bromley, yes, Ron Mortimer, no Steve Wrigley, no Jennifer George, yes, Danny Schoenfeld, yes.

This motion carries okay that passes, and so that'll be forwarded on to the uh city council for further action based on the recommendation.

So thank you.

Next on the agenda tonight is the 106 church rezone at 166 east, 106 south.

I think that's better.

Thank you, Planning Commission.

Um that's better.

So staff again has received an application for rezone of property located at 166 east, 106 south.

The um property is it's one acre or one parcel and approximately point or 1.94 acres in size.

Are we okay to proceed?

Okay, um currently there is a church on the property and a caretaker home, and um the request is to change the zoning district on the property from the R140A zone to the R110 zone.

The um surrounding zoning uh to the west and to the south is also R110.

The property to the east is R140A, and the property to the north across 106 south is R120A and R210.

So the R110 zone is a that they're requesting is a single family residential zone that would require a minimum of 10,000 square feet per per lot.

Um as I mentioned, the current use of the properties for church, residential or sorry, religious and cultural uses are an allowed land use in residential zones.

So, regardless if this church is in the R140A or the R110 zone, a church would be allowed on this property.

The applicant, sorry, before I move on to the concept.

Um this is the future land use map, uh a little more straightforward than last one, no annexation involved.

Um this area south of 106 south is is designated as low density neighborhood.

Uh 106 south does have the transition corridor designation along that.

However, the applicant is requesting the R110 zone, which would be consistent with the underlying low density neighborhood land use designation and not pursuing something along the lines of the transition corridor designation.

The applicant has submitted a concept plan that with the intent of subdividing the property, creating three residential lots, and maintaining the church on a separate lot.

So the church is intended to stay there.

And then the three residential lots would be created.

Those residential lots are intended to front on the road to the west, which is labeled here as Crest Ridge, but it's not Crest Ridge.

Hollow Bend.

Yeah, sorry.

It threw me there for a second.

I'm not sure where that label came from.

Hollow Bend uh has a slightly smaller cross-section than our current standard, so uh that's something that we're working with.

And and uh hollow bend is the park strip and and side treatments there have been uh maintained by the HOA of the neighborhood to the uh south, and so that would be an issue that would be resolved through the subdivision process as well.

Um again, this is a legislative item that is being presented to you uh for consideration to hold a public hearing and then to forward a recommendation to the city council and uh the app the applicant is in attendance and uh staff is available for questions.

Thank you.

Um you want to come up and just introduce your or state your name and address, add any additional information on the case.

Yeah, my name is Matt Snade.

I'm uh from 5143 South Chinook Way in Murray, Utah.

Um, I represent the uh owners that are uh processing this or submitting this request.

Um yeah, to start with, we we met with uh the planning commission or planning department um just to review what the general plan was, make sure we're conforming to that.

Um I think most of the people that went in previous to us were going for a much denser uh ideas according to the log.

And so uh after reviewing kind of what the general plan states, we went through a couple different iterations to do something that's more uniform and probably more fitting for the neighborhood.

And we uh once we landed on kind of keeping this residential rather than medium density, we also went through a couple different iterations of this site plan, whether it's private lane, flag lot, all these different ideas and settled on this, which I think ended up actually being great.

Um so we did we did brainstorm quite a bit before getting here.

Um what else?

Uh we've we've met with everybody in the departments, uh different departments.

We feel pretty good about this site plan.

Um I think it's gonna be a good redo of the outside of the property, like most of the entire outside of the church will be redone.

Uh the church seats about 200 people right now.

The parking ratio will fit perfect for that, have all new asphalt.

Um, we'll meet be upgrading the outside to meet the landscape buffers on around the whole edge since a lot of this property hasn't been updated in a while.

Um, we'll bring that up to the conforming uh standards for a church.

Um I think it's also probably a benefit that we're reducing the entryways right now.

There's two entryways on a 106.

We're reducing that one down to one.

It is a one-way loop and then a two-way exit out onto there, so people can come in and out on that entrance on the east side.

Um yeah, I think that's it.

There's a lot of other things that I think are more probably appropriate for the site plan review that we've were ahead of the game and uh ready to address on that, but I'm happy to answer any questions that you guys may have regarding that.

Any questions from the commission?

Okay, think we're good.

Thank you.

This item has been noticed to the public.

Is there anybody here tonight who would like to speak on this issue?

Come forward and state your name and address.

Sure.

I just pick one of the two mics.

Uh my name is Roger Brown.

I live at 10703 South Hollow Cove.

I am one of three that are managers for the 26 residents that live within uh this the properties that surround the entire church property.

Uh I don't think there's actually much of a concern about the the change, except for the fact that it impacts the small road, which is designated by a number of 150 east.

It's a rather small road, and I think the plan was to create driveways off of that onto those homes that would be built there, which would make it pretty difficult to be getting cars through that area through that designated area.

And I think the plan was to create driveways off of that onto those homes that would be built there, which would make it pretty difficult to be getting cars through that area through that designated area.

If if the if the plan goes forward and they redesignate it, it would probably take away the HO or the excuse me, the HOA for the community as a whole.

Um we basically established it many years ago, and in fact, an attempt was made many years ago to actually ask the city to take it back.

We didn't really want the responsibilities of an HOA, and that was that was denied.

So given the fact that our our primary concern is just that the 150 east or you know, hogo bend drive as it's designated currently, that it needs to be wider if we're gonna put driveways on to two or three homes on that street, just to ensure that we've got a good flow.

And that small street that's designated there, when you depart that street onto 106th, uh, the only option you have is to turn right as there's an island there.

So that would be a consideration if someone was going to build on that street or on the 150 east, that perhaps it would be appropriate to maybe take the island out so that right and left turns could be because there's not a lot of traffic there, and it's just designated to get us in and out.

And in fact, many of the residents that live on the other side of the complex or of the the uh residential area, they depart the road on the other side, which is 250 east.

So uh that's our take on it.

And I've in my conversations with the other members of the management team for the HOA.

We all we don't have a problem with this.

Uh we're just concerned about the small road and how it would be utilized.

Okay, thank you.

Is there anybody else here that would please come down and state your name and address for the record?

Hello, my name's Wade Sharp.

I live at 223 East Crescent Bend Drive, and I am uh member of that HOA as well.

Roger, I think summed up a lot of things pretty well as far as it goes with zoning.

It doesn't seem like most people have a real problem with it.

However, this application was pretty vague to us.

We weren't sure of what your plans were.

So I'm here representing myself and a couple of the neighbors as well.

Rogers representing the management company.

We weren't sure if you were going to utilize or desire to utilize that lane.

If you do, which it sounds like you are, then it it could create some additional traffic through the HOA there, which um you know has been you know pretty pretty light and pretty pretty nice.

Um, but with a write-in, right out only, they will definitely be coming through the other the other one.

And so if you're putting three additional houses there, which I guess you're doing single family residence.

You could address it to us or please.

The other package seemed to be pretty complete.

This one seems to be vague, so I wasn't quite sure what was there.

Mr.

Duncan, you mentioned something about a secondary period where they'll show design or something like that.

Yep.

There's do we have any say on design as neighbors, or is this our only chance to speak?

So I can address that, please.

So this is just a rezoning where they'll rezone the property, but this will come back through a site plan approval process where subdivisions of approval where the neighborhood will be noticed.

And we'll have an opportunity to come and speak at that as well.

Okay, so we could say if you're gonna put pink, whatever up there, it might not fit with our motif.

Probably we don't regulate the colors like that, but there are certain things that you can.

That's a that's an example though.

Okay, yeah, okay.

So there's an opportunity for us to speak to that.

Okay.

So then I I guess the the big concern was and what we wanted to figure out is which way they were going.

The lane there is platted as private property, I believe.

So we're gonna have to work with the developer to get approval to cross our property, which is HOA property to deposit on the city.

I think we'll have to write the city staff on that.

Okay.

So in speaking with with several, and and my understanding of that is it's not as simple as just saying this is what we want to do, and we're gonna deposit the width of the road, is certainly a concern, but you know, it may be manageable.

Um, but um, we're looking to say that we probably want some sort of um expense or something for that for that for that piece of property that we've cared for for the last 18 years.

Um our HOA fees go to maintain that property to run the water, run the planting, the whole thing, stuff like that.

So we're looking at you know, working with the developer to see if there's something there.

Also, there's a retention base in there.

Um, that was part of what we wanted to, I think, give to the city at one point in time, and it was declined back when so we've learned to live with it basically.

Um then let me see.

Um Roger mentioned the median, the right in, right out, um, width of the road.

It may be something that we want to think about whether we utilize that as a secondary entrance with a left-hand turn right there.

Um, I think Rogers covered the rest of it.

So thank you.

That's all we have to say.

Thank you.

Thank you.

Anyone else here tonight want to speak on that item?

I don't think so.

Mike, anybody online?

If you're joining us via Zoom webinar and would like to speak to this particular item, please use the raise your hand feature now, and we'll address you one at a time.

Looks like we do have one hand that is raised.

Um Robert Zhang, you may unmute yourself.

Please state your name and address for the record.

Can you hear me?

Yes, go ahead.

Okay, so my name is Robert Zen.

I'm the resident of 10698 South Hollow Cove.

Um, and I think that Roger mentioned about the concern, you know, with three units coming, and given the stats, you know, given by uh city track traffic transportation engineer.

We anticipate every day will be about 20, you know, traffics, you know, with three units, right?

Six for 40.

So on average it will be 20.

And I already perceive some uh problem with that, you know, road.

It's pretty narrow, and we have somebody who parked because we're on the when you go to the 106 on the left side, there's a there's a like a small house there, and folks over there often park their cars on this road.

And with the one is but you know, if you have one car park over there, then people try to go back and forth to cost, you know, somebody coming in, somebody going out.

That created a problem, and that problem at at this point is light, it's not because they sometimes they park, sometimes not.

But with the three residents, it became a routine.

You know, I don't know if they're allowed to park their car on the roads.

If they are, that can be a problematic, you know, that could create a perpetual in the issues for the community, you know, when people going in.

So I think that I really like Roger's suggestion that you know, widen the road, you know, create another, you know, space of one car lens, you know.

Uh so those residents, they if they allow to park on a car, they they can you know use that additional land, then it will not affect the traffic flow.

So that's my you know, I think uh uh yeah, and also I think uh Roger mentioned about this road, it belongs to uh HOA, and currently we are maintaining the road, like those trees, you know, we get rid of the grass, but the trees are still you know maintained um by the HOA.

So that's the issue we need to you know you know communicate to with the developer, thank and to see how this can be resolved.

Okay, whether uh their takeover or whether you know, um what is the solution, the optimal solution in this situation.

I think before they start planning or even building, we need to get those you know, household issue resolved, you know.

Um so yeah, that's my two pennies.

Thank you.

I'm seeing no other hands raised.

Okay, we'll go ahead and close the public comment and bring that back.

Jake, do you want to talk about the traffic or the road question again?

Yeah, um so I appreciate the residents' input.

Uh many of the issues that have been raised or issues that we're aware of and working on behind the scenes.

Uh those would those are issues that would need to be resolved as part of the next phase if the rezone is approved.

The applicant um is hopeful that the rezone will be approved and is already working through those issues that would be subject to the next phase of the potential project.

Um Brittany Ward's not in the room right now, but she is had a couple of we as staff, including Brittany is have had a couple of meetings with um the applicant and the road width has specifically been raised.

I uh Brittany has taken the lead on that, and and um uh the applicant, I believe, is I think just today requested another meeting with her on that is issue specifically.

So we're aware of that issue, and and our uh assistant public works director is working through that um with the applicant.

Um let me just clarify believe that that road is a public road, but that road was probably necessary when that uh development that subdivisions south was developed for access, and so they took own typically um park strips are the responsibility of the adjacent property owner, but where that road was required.

I assume that's why they were that HOA was given requirement for um the park strips and the and the retention pond uh along that road, even though there are not they are not the adjacent property owners.

Um that is also an issue that we've had some discussions with.

The applicant is aware that uh he will need to work with the HOA on that.

Uh it's my expectation that the applicant would need to take uh responsibility of some of the maintenance on that and uh on that road uh specifically, at least on the west side.

Um and then uh there would need to be further discussions, public works, public utilities on the on the retention pond.

Um, if that were to be a consideration for the city to take responsibility of that.

But um so we're aware of those issues, we're working on some of those issues, and um those would need to be resolved as part of the next phase if the rezone were to be approved.

And just to clarify, that road is a public road.

Okay, and um it was required as part of the development to the south.

There is a storm drained detention that was that's part of the the overall infrastructure that was required as part of that development.

It just sits in the public right-of-way and it's maintained by that HO.

Okay, thank you.

Okay, we'll bring that back to the commission and further deliberation and possible action.

Sorry, Chair.

I just I did have one more question.

So sorry.

And I don't know, maybe Ivan could speak to the the uh center median in 106th, and who has jurisdiction over 106?

Ivan Hooper transportation engineer.

Uh 106 is city road, so that would be our our median.

Um frankly, it's unlikely we would remove it because that would just it was they're put there for a good reason to prevent uh left turns from crashing into each other there.

So that answer your question.

Thank you.

Okay, thank you.

Bring that back to us for uh I'm comfortable with the project and moving forward and ready for a motion unless there's other comments.

I don't see any.

Okay.

Um I'd like to afford a positive recommendation recommending that the city council approve the application for a zone change of the subject property from R 140A zone to the R110 zone.

I'll second that.

Sorry, was that Steve?

Yes.

Dave Bromley?

Yes, Steve Wrigley, yes, Cameron Duncan?

Yes, Ron Mortimer?

Yes, Jennifer George, yes, Danny Schoenfeld?

Yes.

This motion carries.

All right, Greg.

Good luck and on to the next phase of the development.

All right, administrative business.

Uh we have February 5th meeting minutes that need to be approved.

I have a motion for those.

I'll make a motion to approve.

All in favor?

I uh uh director's report.

I do have uh an item that I wanted to just bring to your attention and have your calendar.

Um we are gonna have a combined meeting, the planning commission and the city council on March 10th.

Um that is uh Tuesday night on their meeting.

And the purpose of that meeting is really to unveil that and as a kickoff meeting with the planning commission city council and the administration together to get some of their initial input, but really to look at the scope of that and get a first hand kind of understanding of where that's going and any information or input you'd like to give as we start that off.

That's gonna be starting at 5 15.

The dinner will be invited to the dinner at 4 30, and the meeting will kick at 5 15.

We're we're planning on 45 minutes.

We have no more than we can't take any longer than an hour.

So it's somewhere between 45 minutes and an hour, so fairly quick meeting.

Okay that evening as well.

So it'll just be a discussion really, and hopefully you can be there and we'll get it kicked off.

And they're already working on it, but this is a chance to really have everybody see the scope of work and where they're looking at heading with this.

Okay.

Thank you.

Yeah, we're uh we've partnered with SOMAS group uh that will be leading that as our our uh consultants on that project.

Uh Melissa Anderson in our uh department will be our staff, uh liaison that will be kind of spearheading that effort.

Um so we're excited to get that underway and and uh you'll be involved and have probably a couple of these uh kind of joint meetings with the city council over the next uh couple of years as well as we bring some of these bigger issues to both of you.

Um we will have a meeting on um March 5th, uh which will be our next planning commission meeting.

Wanted to put that on your radars.

Um so uh as of right now, I don't have any items for sure on the 19th, but it's likely we'll have a meeting then as well.

Okay.

Oh, no, I haven't, but thank you for reminding me.

Uh we do have an introduction to make formal introduction.

Uh so Doug Wheelwright, as I mentioned last time, uh retired.

Um, and we've um have a new employee filling that role as development services manager, and that's Clinton Spencer.

He comes to us uh via Harriman City.

Uh was his last uh station.

But if you will come up and kind of introduce yourself to the to the group and so they can get to know you a little bit better.

This this first time when you introduce yourself, it usually we expect you to take about 10 or 15 minutes.

Oh, I got 20 minutes.

Yeah, I mean, nobody's in a rush to get out of here, right?

We're all expecting to stay till like at least nine.

Every other planning commission I've ever been to.

I'll just get long-winded and you know we'll come you off.

He's a planner.

Yeah, I'll try to keep it short.

Um, so Clint Spencer, um, I live out in Eagle Mountain.

I've been in been doing this for uh 23 years now.

Um I started off in Worham, was there for 14 years, and then uh fun part about getting a new job is you get to introduce yourself about 20 times.

So I've kind of got the script down.

But uh moved I worked for Ogden for uh five years and loved the uh kind of the urban interface stuff there that we did in the downtown area, and um I feel like I I don't know, Ogden and Sandy have a lot of similarities I'm noticing just in terms of how they're established and kind of the the grit of the development, so to speak.

Um driving from Eagle Mountain to Ogden was not fun, so I found a job in Harriman, and uh now I'm here.

So yeah, I feel like I've learned a lot.

I hope I've learned a lot over the years I've been doing this.

Um, it's always interesting coming to a new planning commission meeting and hearing the same stuff that I've heard for 23 years now.

Happens everywhere I've ever been.

So yeah, if you guys have any questions for me, I'm glad to answer anything.

But glad to be here.

We're super excited to have Clinton.

Welcome.

Thank you.

Anything else?

That's it, but thank you for uh doing a really good job tonight handling uh those three zones.

Good job.

Okay, we have one final motion.

Motion I you know I am comfortable that we're sending a 4-2 vote to the council because it's like hey, we're struggling with this.

So it gives a message that it just wasn't an easy decision.

So when you have that chance, remind them of that.

That we this was not easy.

Well, and I think it's not easy because our our zoning needs to be updated, which is why we're going through this process to really refine it.

And they they could always take the option to wait.

Yeah, a zoning decision like that is discretionary, it's up to the city council ultimately.

Uh, yes, it you know, a multifamily zoning, I think, is supported in the general plan, but um the tools to implement the general plan as we envisioned that to happen haven't been developed yet.

Um so that that's why we're so excited to get this project underway, and so we can have better tools that makes all of our jobs easier and hopefully get a better outcome uh as a result for these types of developments.

I did think it was amazing that our uh public works, you know, the all the things that were planned for that area were already in the works and funded.

So I think that gives a lot of comfort to you could see Maha, a lot of comfort to the residents as those things were were happening.

And I thought it was a great educational night for them to learn a lot of stuff that is happening in the area.

I thought Brittany did a great job explaining that.

Some of them aren't even in Sandy yet, right?

So why why would Sandy spend all of our money to do that?

Well, most of it hadn't been in Sandy until recently.

Um so that's part of the reason why that area is disinvested.

Is that it's not been in our jurisdiction.

It's not been on our our ability to make those improvements, it's been in the counties.

So uh we're we're glad that they haven't withdrawn their funding just because it's no longer in the county, though.

So that's that's exciting for us.

We still need one final motion.

Yeah, we do.

Ron was motion to adjourn all in favor.

You were just talking about that.

All in favor?

I