Planning Commission - Regular Meeting

Thank you. Okay. So, we have changed our meeting format um for tonight's public hearing items which are items five, six, and seven. We'll have a short staff presentation and then we'll open those items up for a public hearing and public comment and for then for commission discussion and consideration directly afterwards. Uh during the public comment portion, we ask each speaker limit their comments to three minutes and that you state your name and address for the record as after you approach the podium. And just know that the commission is um not here to answer questions or engage in discussion during public comment. We're we just uh listen and if there is a an avenue for a response um we uh could possibly discuss your question during the commission discussion and consideration portion. So for the uh first Um, sorry, three agenda items. Those are uh just a presentation and discussion only. So, I'd like to open the agenda item number one for uh presentation and then commission discussion regarding the proposed concept in uh residential district R-1-21. Um we will begin with um sorry we will begin with the staff presentation for agenda one and then um talk with the commission after that.

So this property is in R121 zoning. um the presentation meets the R121 zoning or the lot sizes um meet that with the concept. The applicant is providing um half width of the extension of Main Street which is 54 ft. The overall width is 108 and then providing a 94 ft collector on the west side which will continue um to the north as well as to the south through future developments. Um, on this project, we have 66 foot uh rideway meeting uh the city code and the state code. Um, and then just to I'm sure there's questions on, you know, access on some of these lots. And Larry, correct me if you're wrong. I know there's been a few concepts on this. Are you proposing this or are we just staying with the

We're staying with that. Okay. So, have we seen this before or is this just the first time? Um, this was presented as a PUD um in 2024 and and prior to that um with the PUD uh the it was ultimately tabled by city council. It did receive a positive recommendation by planning commission tabled by city council um and noted that they would prefer to see this just say stay halfacre lots and so it was proposed to quarter acre right under the p

there were some smaller quarter acre um town homes things like that so it was a very nice layout with open space okay so under the residential district of R121 that is a half acre Mhm. Okay. And then they'll provide right here a future connection um to the northern property that we'll discuss later on today. Okay. Um since this is a concept, we are going to try to keep agenda item one to 30 minutes. So um we'll bring this item back to the commission for discussion. I'm sorry sir, I forgot to ask you to state your name. when you approach the

Oh, Larry Jacobson. Larry, thank you. Um, the commission members have any questions for Larry? I wasn't here when they did obviously the first the first round of this, but I do have a couple questions just looking at this and I on the the lots you have next to open space. You talk about the area that we're giving to the for the road access, but you've cut this to meet the halfacre lots. You've actually got that jut out. So, we're looking at less of a road where over here. Sorry, no, down below on the very bottom for loss 319 320 where we got that chat out this here. Yes.

So, un fortunately, I don't want to say unfortunately, but he had his application in for phase three, which is that phase prior to our um approval of the West Bank study, which calls out Main Street as a arterial rideway. So at the time of the phase 3 application, Main Street was only at a 66 ft um rideway. So he is only required to provide his half width, which is 33 ft. And so then in the future on phases 4 through six, we are asking for um him to meet the West Bank master transportation plan, which is an arterial calling out Main Street is an arterial of 108 ft. I'm just kind of thinking out loud. I just because I like straight lines and then when we're looking at that program, if there's any alternatives we could look at, not the you're compliant what the what the requirements are at the time you uh received your permit or whatever, but I just kind of leaving out after there's a way we could work around it just to keep the road flow better. But maybe that's not even something we're have to deal with because of the other property to the the east on Main Street.

Yeah. I mean either way um in the future if the city expands the eastern part of Main Street they would have to um purchase property and do land acquisition. I'd rather avoid eminent domain or things like that if we can get get around it. I'm that's just my thought process on that one. Yeah. So I mean there would have to be a trade-off either a reduce in lot sizes or reduction in I mean the lot sizes would ultimately have to be reduced on those three. So, I'm thinking of the new developments up uh seeing slopes and you know or west of Mormon Trail Road. What's the name for it? West West Street. Yep.

Um is there a precedence I don't know how some of those are acre lots, some are they're quite a mix. Is there a precedence in the city for new development that's all halfacre lots? The reason I ask is uh my prior service in Farmington, we had a bad name for the lots that they had no parents that was the name that we used because um a good portion of the half acre never really got landscape got taken care of bunch of crap weeds on it and stuff and so we found that to be a detriment and I know the zoning calls for the halfacre city council seems to want it But um has it done well? Halfacre lots new development as I'm saying in the last two or three years anywhere else in the city. Do we have any example?

I agree with you 100%. We've done uh the last two phases there and they are absolutely an eyesore. Yeah. People can't afford to water a half acre. Yeah. I mean the water the water is it's all culinary water here. There's no secondary water. So it's all culinary water. Nobody wants a $300 to $400 water bill. turn in a big bunch of gravel or it's just and then craft parked on. Yeah, it's just it's a junkyard basically is what it is.

Seems like we're asking for trouble. I still don't like it, but conceptually I think it's a bad idea concept. I think we should do it, but sounds like the city's already been there and that and and maybe the city council could comment why they felt strongly about half acre. But um well just to give you some background um I've been here five years trying to get a project approved. This is my 10th time I think been front of I did bring in a really nice concept that had smaller lots gave the city soccer fields 25 acres of open space a very nice concept and staff was behind it. city council was behind it and then I guess about six or eight people were very vocal about it and three members of city local people just said they didn't want the higher density.

The comment was they didn't want those type of people living in the city. Um so you're talking quarter acre lots. We were talking some smaller ones, some quarter acre, some third some smaller ones and some town homes and uh city council just says no, we've changed our mind. We've decided we don't want to see this. And so I fought with them and then I just basically they sit and then you know city council's changed, mayor's changed. Um I'm tired. I'm just I'm I'm get I'm going with this. It's halfacre lots. Um I agree with you. It's going to be an eyesore. There's weeds. Nobody puts their yard in. Nobody fences it off. I mean we had secondary water in Farmington. You don't have

We do not here. Not up that high. There are other parts of Grantsville that Yeah, it is cute. Yeah. Yeah. Older. It just seems odd to me. So, his concept does meet um it it meets the code. So, I mean, the zoning calls for that's that's not a first to solve with him, but it would be something to look at in the future. Yeah. Right. Yeah. So, I'm not talking about a zone change. I I'm acknowledging the zoning provides for your fully comp. I'm just meeting compliance now just because this doesn't mean it's a good idea. I I think I'll just for the record this is going to be bad. I'll just tell you that.

Do you have that concept? Does not really matter. But show them what we have. Are you guys wanting to see? I'm curious. You want to see what we what we matter? I'm curious. I mean, we were giving the city 25 acres of open space and two soccer fields um and uh pickle ball courts. Is this a HOA managed? This one is not because we have 10 acres. So, it's the city's responsibility to take care of all the tumble weeds that are going to roll around through there. Would you have a plan for the open space on this concept?

Um, we're just going to work with staff. I know some of the comments have been they want to see native in there around. It's mainly a drainage that's it's kind of a drainage that runs through there. There'll be a walking trail. Um, hence some, you know, just native vegetation is what it'll be now and it'll be dedicated to the city.

Can I ask you a question? I'm going back to that the comment I had earlier. I know you you messed with that that you're trying to meet the halfacre requirement. I get that and I don't know what you had to because I wasn't here before on what we had to meet for the open space requirements. Would there be a way to take a haircut on open space and make those lots a little bit wider where we could bring that road up to the the width? Would you be open to that? No, you don't have to. I'm asking if that would be something you'd consider just to try to keep that road. You know, I probably would say with my experience with the city, I will say no. The way they've treated me in the past. Okay.

And Main Street, if you look at Main Street, it is not a straight road. Have you been down Main Street? It starts out at like 150 and then it narrows to 60 and then it widens to 40. I I'm not saying it's perfect, but we're trying to be better in the future, not not keep that that phase is approved and so I'm not going to do anything different on it. Without taking too much time, just two or three minutes, 10 times, what's been the controversy? What's been the back and forth and you only have two minutes?

Um, you know, it seems like everybody's on board and then some people change. They get a couple another city council and then they're they get six or eight or 10 people that don't want it and seems like the city council listened to them more so than what was best for the city. Um some of the people that we sold homes to in the other phases were um against the quarteracre lots and they live on a quarteracre lot. But that's the this is kind of the concept we originally proposed something similar to that. I mean, what what do you really think they're going to do? The maximum size of the structure is 20% coverage. I think I saw that in the zone, right?

So, 80% of your halfacre lot is going to be no structure. What are you going to do with it? That just seems nuts with with no culinary secondary water. Some people do put in an RV pad, you know, some people I mean, but you're talking up in uh Northstar, they park five RVs in some some some of them will have I sorry, there's five trailers some of those homes.

Yeah, there will be a lot of abandoned car. There'll be a lot of cars there. I mean, the the price point of these homes is it's somewhere in the 6 to 700 range. Um it's it's kind of stretching it for a lot of people and they just don't put their yards in. If you look in Cherry Grove just across the street, which is all halfacre lots, I'd say 30 40% of them actually have their yards in over the last three or four years. And that's what's acre lots are having trouble getting their yards in. Yeah, some of the quarteracre lots are too smaller than that.

Yeah, some of them some people do. Some people come in and put a nice RV pad and build a shop and but I would say the majority of them cannot afford it. They just can't afford to water it either. And that's the other thing. The amount of water that is required for this is ridiculous.

Wait, so you're saying there's more water required for this plan than the previous plan? Oh, yeah. Well, the amount of water taken for a halfacre lot that that you have to give to the city as opposed to the higher density. It's the higher density. Yeah. I mean, for the outdoor that you have to give for the outdoor. Yeah. For the outdoor watering and and the because there is no secondary water. It's all culinary water. seems like such a waste. Yeah. People really do plant big halfacre lawns and water them water. Yeah. They just don't seem to I mean, if secondary water, they probably would. And if it was affordable, they they would make if they they can afford it. This is a poor use of water.

It is. It's a poor use of water. But this is kind of what I'm stuck with now because that I'm out of time. Um, so but any comments on this for me? I don't think my piece and he's going to go by two. Go by two. Okay. And then we'll proceed working with staff then. All right, Larry. Thank you. Thanks. Thank you, Larry. Good. Close that item and move to agenda item two. Yeah.

So, this is a presentation and discussion only for proposed master development agreement for Matt Canyon subdivision. It's located approximately near Matt Canyon Road and SR 138 and open up the staff presentation. Okay. Um, so this is Paul Lynford. he's the developer and the property in the orange

um will be the property that we are discussing today. Um I I felt like you know is it the chicken or the egg that I put forward first and so I felt like um presenting the development agreement first before the reszone presentation um was the right thing to do and you know we can go back and forth. So what the MDA does is it solidifies and it holds um Paul to a concept that he has proposed. So the concept meets the R112 zoning as well as it does have halfacre lots and I'll get to that concept here in a minute. Um it is meeting our roadway standards. It has the connectivity to where it'll connect into Sunage that was just presented um previously. Here you'll have your collector roads connecting here and then their dedication of Matt Canyon Road and connection into Highlands. Um, what the MDA is saying is we are allowing you to reszone to R12, but you have to provide all the open space with the ball fields as well as the commercial and you cannot change the layout or the density. And if anything is changed, then it reverts back to automatically re reverts back to the R121 zoning. And so this is something that typically would go through a PUD if he's in the R121, but because he's matching the R12 zoning and he's giving you that without going through the PUD process, it made sense to go with the reszone with a development agreement saying this is what you have to give the city and we're not giving you anything else. So, in essence, the if you don't mind,

yeah, the our volume if if this was halfacre lots, we'd get the same amount of lots. The only thing we're doing here is is we're adding ball fields. We're adding trails, 2 miles in trails and everything else. And you say, well, how can you afford to do that? I did a survey on your thing, please. I just don't mean to, but on your on your yards in the areas that do not have culinary do not have irrigation water. 35% of those homes in the that have been eight years or newer do not have any have have something in their front yard do not have something in their

No, they they have got landscaping in their front yard that they take care of. meaning that that is actually irrigated in the backyards. You see it it's it's only about 15 to 20% of the people have anything growing back there. Most of them are now they put in gravel for the whole backyard. So what we decided to do here was we decided to come in, put all quarter acre lots in, but take that exact amount that we would have to do and take the difference and put it into three ball fields and have open space and parks. We believe we'll make more money, get more money out of these lots with restrictions on not being able to park four cars in front of the house with not having three RVs in the, you know, uh, if you go over there and that's something that Larry talked about and he's got a good point. Go over there and look at the area around this and you know what so we decided to do is try to do something a little different and that is we'll go with quarter acre lots. come up with the same amount as if they were halfacre lots and you say well how can you afford that the water alone and just what you have to do less in water is significant I mean really significant then if you want to have homes and for instance on these every lot will be put in by the developer in the front yard zercape so every lot gets done as part of the as as part of the agreement So if you're and and so you don't have to worry about yards never being done. Now how you say how can we do that? because we're making smaller lots. And um I personally believe if you go to Stansbury Park, I don't mean at least

I'm not saying Daybreak, but but if you if you go to Stansbury Park and you look at the quarter acre lots in Stanbury Park and go look at the halfacre lots where there is not irrigation, you will not believe the difference in the cleanliness. I'm not saying people don't take care of their yards over. A lot of people do. But the problem is is like Larry said, they can't afford it. I mean, I don't know what I have a halfacre yard and I kill myself. And the only reason why mine's completely done is because my wife would divorce me if I didn't have it done. So for me, this is a solution where people get ball fields, they get open space, they get trails, they get everything. So anyway, I've talked enough.

You're fine. Um, so this MDA is the recent uh development template that you guys and city council approved recently. Um, and then here in exhibit D, we do solidify that um the approval of the agreement is the approval of the reszone but effective immediately. If um if he doesn't follow the development agreement, then it will automatically revert back to R121 zoning. Um, and then he shall provide 2.78 acres of commercial And then we go into exhibit G to where we break out the collector road, the open space that he needs to provide at so many um units built out, the dedication of Matt Canyon Road, the dedication of the um 2.7 acres of commercial um at the 101st building permit as well as the phasing plan that he shall adhere to. Now, on the 101st right now, and I'm not being I'm not kidding you. If I was to give my commercial lot away, okay? It's perfect for a holiday or it's perfect for a Maverick or it's perfect for I couldn't give it away right now if I had to have someone build on that in the next two years. Couldn't give it away

because there's not enough people to go to a gas station. I mean, you look at everybody that goes to Maverick, that's because 80% of the city goes to work every morning that way. So, until the other stuff gets built. So, the only thing we're saying is is that it's going to be probably 6 to 8 years before anyone is going to be able to pencil that. We put the commercial in because we felt like it was an advantage. And then with this though, I we couldn't give it away. because Maverick or anybody will not build something there in two years because they'd be losing money every single day without the cost of the of the land. So, I'm asking that to be changed from the development agreement. Let me tell you something. We want to sell it as quick as we can sell it, but I can't sell it. I can give it away if I'm required to do that by my 1031st lot. Do you see what I'm saying? Mhm.

So we had a situation in Heber where we gave Smith a complete lot and they were two miles down the road and they said we give it to them and it wasn't at that time Heber wasn't big. They turned us down. We'd give them the land and they would take it. And the reason is is 2 plus two equals four and that there just isn't the money in it until enough people come. But with what you've got going out there, eventually it will come.

So to explain, um I did present this to um Jay, the contracted attorney that we've worked with about re um raising that so it would be at like the 200 or 150th U building permit. And the reason why we left it at 101st is we don't know what the future's going to hold. and we would rather come back and amend the development agreement if we're having that issue than um not have enough teeth to say no, we need this. Is that a cost to Well, what I'm saying is right now is is that if that was the result, I wouldn't do it only because I'd have to build a million half dollar gas station would never be used.

Right. I I've been through several smaller cities that have still have gas stations on either side of the road like Maverick's going to have right there. I think I think um we've got quite a quite a bit of developments out there. And I think the difference between between yours and Larry's is that Larry's might be marketed as force property whereas these ones will be too small and they could complement each other that way. Um right halfacre is big enough for a horse. They've had several depending on the how the lot is laid out. We do have halfacre lots there. Yeah, they do have some

sound like it was a real challenge with how the structures are being put on these lots that most of them wouldn't qualify for worse. It's usually the front yard setbacks, not not his necessarily, but the front yard setbacks does affect if a horse can be placed on a lot or not, even if it meets the square footage. And even on the ones that are halfacre now, 99% of the people do not put horses on their property. 99%. One out of They can't afford to water their lawn. can't afford they can't afford a water horse. So, so why is this a good idea? Staff thinks and perhaps a city and not a good idea for the last development. I'm curious about too much. There's no town homes on this one. Is that the difference?

I I can't speak for council on why um Larry's was denied, but that's also not the one we're talking about. Have a chance. I mean, if if they denied the other Well, I would have put quarter acre lot. I could have got another 70 80 half quarter acre lots if I would have put lots on the whole thing with the two ballparks, the three ballparks. But because I didn't think the community would allow it, we came up with the best of both worlds is well, you don't have to pick up any more density by going from half acre to quarter acre and you get all this open space for the community to walk and to to play ball and to do everything else. So, is this development big enough for HOA? Is it going to be

Yeah, we're going to do an HOA if we can. Okay. So that we can control the cars and the RVs in the back and that kind of stuff. Well, will the HOA also maintain the parks? Not the big parks would be done by the city because that's in the park and recreation, but the small ones. Yes. And the retention bas detention basins would they be maintained by the HOA? as far as it'll be natural, but yes, we'd have to keep it clean. Well, you have my full support. I think this is what we probably

that's just a solution to the halfacre lot problem. I think it's worth saying too though, not not that it matters a lot, that just because something zeroscape doesn't mean it's going to keep looking nice because that wheat barrier wears out and people don't buy Roundup. And so then I I think and in my experience, Zeroscape turns into a bigger mess faster than if if you go out there though, the zeroscape at least is landscape. Yeah. No. And it it is what it is. It's just it's better than nothing. The developers put it in that's good. At least it's there for some. Yeah. It's there. And they have to they have to meet certain restrictions to it can't just be you know the whole front yard's rocks. It has to have some trees and some characters.

They can modify it I guess in time if they choose to but at least it gets landscape and something can monitor if it goes or not and do all that if it's in the bylaws for the HOA. You have any questions? How wide are your roads in this? Um, so the roads are going to be, and you're going to have to follow my cursor. The roads here are 66 ft right away. Okay. 66 ft right away. Okay.

And I really wish I could zoom in so I could see. 66 ft rideway. I believe these are all 66 with the exception of this one is a 94t rideway. Okay. And that's the west side, correct? And that would connect into Sunage Terrace and also to Haskell's property goes all the way down to the to the north to the to the highway. Okay. Cameron, did you have any other comments or questions? No. Okay, John. Jason.

Okay, so this is also culinary water. Yes. No secondary. Okay. Yes, it's right next to Larry's. Okay. Okay. So then, um I don't think we have any other questions um or discussions. So um Paul, if there's is there anything you'd like to add? No. For us to I appreciate you listening.

Okay. Well, we look forward to seeing you again then. Is there any questions um for agenda item three which is the reszone portion of this? I don't have any questions but that one is a consideration and not a consideration sorry presentation discussion just are there other developments that have had similar conditions as they've for water-wise or no just as as far like the um the parks the ball fields the commercial piece of property. Is this the first time this is happening in town or is this

since I've been here? Yes, this is the first one. So instead of making it a science project and going through the PUD and and doing all this, he's giving you all of it in exchange for a reason for reduced lot sizes. And so instead of making it a science project, I said, "Let's make this easier and let's come up front with the development agreement with the reszone behind it." Great approach. In in in my limited experience, we have asked developers to provide some sort of open space within their development

and not necessarily require it to be trails. But we've also um been lacking in the city's commitment for affordable housing, which um quarter acre lots are still not affordable quite a subjective term. Yeah, absolutely. For sure. Um but as our um area median income grows because of the growth it's just it's going to be a challenge to meet that at all anyway. Okay. Thank you Shelby. Thank you.

So are we okay if we close agenda item two and we acknowledge are we tableabling agenda item three or should we open and close it? just open and close it

for consideration. Okay. Not for consideration. I'm sorry. I don't know why I keep reading that as consideration when it says presentation. Uh so we'll close the discussion on item two and open agenda item three which is uh the same development uh consider or under a discussion for the reszone from the R121 to R12 and uh for the Matt Canyon subdivision which we've already disced us with the developer and staff and there are no further questions or comments besides what have been captured in item number two. So we'll close that item and we will move on to agenda item four which is a presentation a public hearing no discussion and consideration

no public hearing just a presentation and a discussion. Oh, I am sorry. I'm reading in the wrong one. Okay. The presentation and discussion for the proposed reszone of uh parcels. You don't have to read it. Just I don't have to read it. Agenda item four for discussion. Agenda item four. That's great because I get confused with all those members. from R121 to R12 for the Wellstone subdivision located near Pier Street and Cork Street. So we we will welcome a staff presentation.

Perfect. Um, so initially, uh, and I just went back to the most recent, um, zoning map. In 2012, this property was, um, A10. And then in 2015, it was approved as a reszone to R121, which is halfacre lots, um, and is now surrounded um, by halfacre lots. Let me pull up the zoning map. So you have the property here in red and then A10 here, 1acre lots here, halfacre lots um surrounding it with a subdivision here that's halfacre lots, one acre here and then you have um the park irrigation water available?

Yes, there would be irrigation um for this property. So it's currently or was currently farmed as a hayfield. Um I don't know if he still is, if Derek still is or not. Um but yeah, there's you can see right along here, this is where your irrigation line is. Um so secondary water would be um available on here. There are two concepts. Um the first one is a 58 acres of residential which would be um here in these darker green areas and then potentially 54 acres for a school site that's highlighted here in orange. Um depending if the school comes or not would depend if the residential extended down this backside and connected together. So

that's interesting. if you want to present it. Yeah, absolutely. My name's Randy Smith. Thank you. I'm with Stone Homes.

Um I can bring my computer and plug in or I have a PDF on here. Um I'll show you guys super basic concept of what we're working through. So this this is starting as a zone change um and then it's going to actually follow with with the PUB application. So, so more more to come, but starting with this zone change and we're super excited about the opportunity for the school to come in. We've been working closely with the school district. Seems like they're excited about it. Um, and we're trying to work on a project. So, there you go. Um, conceptual look of we have residential on the south and on the north and then a space in the middle that shows a potential school property. Um, this is the uh Lawrence's property, Lawrence and Matthews properties right there by each other which we have under contract and and just working out a project in that we can get the right price over to the school to get them to to buy it and and um we've had a lot of excitement from the council members we've met with, from the mayor um and from the school district about this property uh about building a new high school here and then potentially converting the old high school to a new to a middle school. Um so that's that's the thought that's going around. Um mind you, we don't control their approvals, right? So so we hope that it would work. Um but we don't control that part. So, so today we're just here on a work session to to go through just this initial zone change which will then follow with the PUB that'll have all of the details with some of the parks and things that you see in here and the housing um around separated by about 55 acre piece of land for the school district. Um, I guess I should mention the school district, um, they do have money to to acquire the land, um, without having to go bond or any of that. They will have to bond and before

they can build a school. Um, but they do have acquisition funds. So, um, we we're just hoping to act on that fast while while they still have that ability. Oh, they have the money. Yeah. Yeah. Um, so happy to answer questions. Um, I did we have the second slide on here just shows some of or shows one of our large lot products that we build. Jump to page two of that. Um, we're building these in Spanish Fork right now. Um, this one's a home with a detached garage off the side. So, it's just a sample of the large lot stuff. Um, that could go on a How many?

12,000. Um, we have the lot number actually is not determined yet. We're we're working through what that will be. Um gosh, I don't even have it in front of me. I

I don't know. I mean, so that that'll be forthcoming in the PUD and we'll have it like we're still we've we've submitted something to staff, but we're working through comments and and adjusting um based on code and based on some of the moderate income housing code. I mean, moderate income housing is ex I'll say difficult. It's impossible, honestly. It needs to be a rental product to be moderate income housing. um to hit the states affordable you know the 120% AMI that's a different story but the 80% AMI is very tough um so sorry yeah I don't have how many acres is the not is besides school how many acres is left um I think it's like 555ish

yeah I put it here it's approximately 80 or 100 bucks I I think the havoc lot stand a better chance here and certainly with the irrigation water maybe it's more traditional in this area of town but yeah I was wondering you wanting to move to the quarter acre just to increase the density

um we're always on an effort to increase affordability attainability those those are even terrible words now um So, and and density, the dword everybody hates, of course, does that, right? When we can divide the infrastructure between more homes, home prices come down. When they're sharing the same roads, the same water line, the same sewer line, store, you know, all these things. Um, so, so density helps with that. Um, but primarily we're seeking the change so that we can get a deal that works with the school district to a point that they can afford the land to do what they need to do. What's the zoning for quarter acre lots? 12,000 square foot lots.

No. Uh, the zoning code if we choose R12 112. So, you're asking for the 121. It is R121. We're asking for the R12. Oh, pardon me. Got it. Yeah. Sorry. Yeah. Good clarification. Yeah. Great. So, there's 200 houses on either side of the school and that Quirk and Willow streets are narrow as all heck. We have a house that puts up Christmas lights. The Christmas show lights right there on Quirk. Like the best one in town. Is that what happened right there? The best one in Twilla County probably. And I love it. But you take your life into your own hands driving down that road

in the dark because people uh turn their lights off and you can't see them until you're right up on them and there's not enough room for the uh I'm pretty sure there's actually a road dedication on Quirk. It's it's widening. So anywhere we front that we'll be we we would give additional width in order to create the future condition of that road. Um, correct. I I don't know off the top of my head what it is, but of course, we'll work with the city on whatever's needed on that.

It's planned to be a 90 foot right away, and currently it's around 66. So, um, it would need to be expanded and then, um, like South Street would need to extend through. And then, um, they have Hollywood down below that would need to, um, extend through. Um so they do have quite a bit of dedication um that would need to come through here like we have um N green street that would need to be dedicated through. Do you provide that? Yes.

Yeah. Yeah. That's that's in our plan and those you know as we come back with with the PUD submitt that you'll get to review that'll have all those details with the development agreement and things with that. So the 108 foot wide is that 90 foot with a easement on either side or No, it would be a 90 foot ride right away with the with the public utility easement. Yeah. So the public utility easements are for the lots. So they'd be inside the the lots. What about the eress or what do they what do they call the just the sidewalks?

Yeah. So, you're going to have your park strips, your sidewalks, um, and that's that's all in the 90 ft. That's a lot. That's 400 200 houses on either side at least. So, I mean, based off their PUB concept, they're asking um for a total of 324 lots total on those two sides on all together. And so, that's not that's not 400, but it's not 200 either.

So, you have a range of lot sizes that you're looking at. Yeah, going to be yeah, we're considering we would want to do a mix, not all of the same thing. Um provides just provide variety in the community, provide move up opportunity, all those, you know, all all the good parts of city planning. Um and even even with the PD when we bring it, you'll see well there's actually two different plans that have two different unit counts and and one is saying, yeah, the school is in and they're going to do it and one is no, the school's not in, so we're going to show building homes through that area. Um, but the goal and we're anxious is to get the school involved on this site. So, Oh,

so it seems like they don't have a choice. They'll probably build at a new location if they're going to do it. So, I mean, you can't tear down the existing It seems like they have to Well, yeah. I would I would expect that they would need to find a new piece of land, whether it's this one or a different one, right? They I would expect they would not do a demolition and rebuild because you can't do that over a summer. Um so I suspect you're right. Yeah.

I was I was just thinking I'm just thinking out loud that I mean considering this I don't think we should be considering the school like I get what you're the sales pitch is. Hey, approve this because we're going to be able to put a brand new fancy school on this property potentially. Whereas I think the question for us needs to be is is this the right move regardless of the school. Just thinking out loud question because there's a lot of property that we can put a school in a lot of places, right? I think it's a good question. I think it is still a good good idea.

Yeah, it is a fair question. Um, and we kind of went to the council with the same thing, like do you want a school here? And and the sentiment from the council was this is a great location. We would love a school here. Um, and then the other part with the council talked about is how do we create a a partnership with the school or do something like what they did in Nephi. It's called Fieldhouse. Like um the school uses it, but it's also like a rec center, right? So, so it's dual use and and there are conversations about all the buzzwords that people want to hear,

but those are those are hard things that that that I don't control. Right. Right. So, these are the conversations that are happening um and how they happen and whether there's funding to do it. Those are the tricks, right? Um and we can only do our part and I guess we're creating a plan that says, hey, this is the part that we can do to help hopefully make these make the school possible. It's like a half mile old school. Um, I don't know. Yeah, it's about a half mile cuz we're just on the verge of a mile up there in South Willow. And so you have a school here.

They have the elementary which is new school. Then you have another school. There's I will admit that there is not much inner city property to build a new high school on, but schools bring noise, traffic. I'm thinking of plays and parent teacher conferences and marching band on Saturday morning and isn't to me it's fantastic. And we put a condition that you have I have a high school kid so that we have to do you pay for you you pay for the football field as well. You give the school district a deal on the property and you and we build them a football field and you build a football field. I I don't know how how nitty-gritty can we get here. Well, I this is just a concept.

There is they would build a football field. Uh I mean I guess that would that's as a school district negotiation, not ours. Um and honestly, this is this is just the first step really. I need to get the PD in front of you guys. Um but the but the zone change is coming first. So what's your what's your time frame for this development? Well, we would go as as fast as we could as fast as we could find. What I'm asking as part of this is is that you look at I imagine bringing a school in would bring the funding. So a lot of your infrastructure and everything would get funded by the school coming in and bringing some of that. So you're there synergy by you versus we will be before the school.

I I I really suspect we would be before the school. the school may buy the land, but before they build um because they would have to they'd have to go and bond and get a bond approved and get funds in, design a school, build a school. So, I suspect we would be building infrastructure to support the school more than the other way around. So, does that impact things as far as your your schedule whether they decide to go in or not? I I I know like you're saying yes, we we'd hold this land if they say they want it, then that impacts what your design looks like. Is that going to change your schedule if they're like we don't want it? I'm just curious how you're you say as fast as you can but that also changes what

yeah if they don't want so so we with the PD we'll provide an alternate plan that says no school coming in or no land dedicated to the city for rec center whatever it might be and it just be a separate plan that's just housing and we would move forward with that alone um if we could get an approval on it. So would it be a different time frame or would it still be the same kind of time frame you're looking at just as fast as you could Yeah. No, either way, we would be going fast. Um, and I know that we would be in front of the school just because of the time that it would take them to fund the design and building of a new high school.

If I could interrupt for just a second, the um the school district has said the soonest they would bond for a high school is 2028. That's assuming that it passes. And then a buildout for a school is a minimum of three years. So there's just Sorry, I didn't even You're at the school board, right? Mayor, I'm sorry. Yes. All right. Project's off. I'm sorry. Mayor, you didn't state your name for the record. Mayor SL on the schoolboard. Are you guys wanting to see the PV layout?

As long as we don't get into the woods of looking. I I hesitate to like like what I showed on the previous slide like I hesitate to show it because it's changing and I don't want to get caught up in the weeds on that until we actually submit something to you. Is there any more zoning that needs to take place for the school to be there zoning? Uh um typically no ask them to reszone to commercial wanting to but that's it would require that would need to no it would require zoning that would support a school if if it's not allowed and I can't remember off the top if it is but if it's not we would just change the zone to one that allows the school but we need to do that

if that time came. Okay. Thank you, Bill. And we're we're happy to put on board into our PDF. If only if only he lived in this county.

Luckily for us, he works here. That's good enough. Um I just outside of the school discussion because that's not set in stone. I'm I am just not comfortable with all that extra traffic on those very small streets. Even if they go to 90 ft wide, that's still really small. And if you add in a school, it's it it's just going to cause problems because we only have those two streets right there. Yeah. Well, you can be the whole town.

If we come in and the school comes in, I mean, we're going to build to the full city standard whether it's a local collector. um and provide traffic studies to say it works or if it doesn't work, we'd we'd have to solve it. I mean, that that's on us. That's that's our problem to solve. Um so, you're right, it's very important, but but it is on us to to solve. How wide is Cork north of Derby right now where everyone's driving. How wide is Cork? Yeah, it's the rightway is 66 feet. Oh, so Oh, it' be the same on both sides. So, that's what's already happening every day then. Yeah. So, then it would be wider. So you're talking 50% wider than that even

it would be widened out um to a 90 foot 300 to 400 more houses. So you're going to have two collectors running through it. You'll have green um which is actually an arterial at 108 and then quirk which is a 90 foot rideway. See? Okay. So nig's east to west. So that's people going down worth head over there. Mhm. in front of 20 miles from West Street once cut through there. Just Yeah, I'm just thinking of a 30-minut commute to high school like Magna has with Cypress right now. And we are contemplating with with the high school.

Sarah, will you sorry will you stop and introduce? Yes. Thank you. We're going to pause on the presentation and discussion on item number four. Um, or Gary, tell me your last name. I'm sorry. Merryill. Yes, Gary. Merryill just arrived. It is 7:53 and um we have gone through agenda items one, two, and three. And we are in the middle of agenda item four. And that started at 7:36. Are we keeping these to half hour discussion? Um, yeah.

Okay. um because we're just a discussion. So, we've got um we'll give it another 10 minutes. I don't know if Jason's had a chance to ask. And then um so all these housing units and the school is going to be supported by secondary water. Do you know? That's my understanding. Yeah. This this area um has irrigation water um and and we actually that is water that we have with the land purchase. irrigation waters coming with it. Um, so yeah, we are set to provide the irrigation water for the project. Does that not sound right? Am I missing?

Oh, I don't know. I don't know if there's like a minimum amount of water that schools need as opposed to residential development just based off of acreage. So for the school, it would be dependent on, you know, their ball fields and how much acreage they have as far that needs to be irrigated. And then same thing with homes. Typically it would be one irrigation share per home. So they would need quite a few. I think the football fields are all turfed pretty much now. Generally seems to be that you're going to pay for I understood earlier. That's what I heard you say. That's what I remember. You can tell he's a businessman. That's right. Okay.

Okay. Is there any other discussion? I don't have anything else. Well, uh, Gary, do you want to jump in on this one? I don't have anything. Thanks. So, thanks for joining us, by the way. Okay, Randy, we'll consider Pleasure to meet you. Seeing you again. Yeah, looking forward to being back. Okay. Thank you. Thank you, Sean.

We will close that item. And we will move on to item number five which is the presentation public hearing and commission discussion and consideration of the proposed Dave Christensen single lot development and private lane at approximately 417 East Derby Street. So we will um ask the staff to begin the presentation.

Yeah. Sorry, I'm just getting this pulled up. So this went um the single lot development went through the DRC review um and was approved. So this single lot development has a private lane um which is different than the private street and then it is platted because there is dedic just slight dedication on Dery Street. I think it's like 7 ft to get the um 90 foot rideway. Um, and then we have our fire turnaround here. And then the private lane does meet the or zoning ordinance. I was hoping I had a better view. Um, as far as the rightway width and things like that. So, this one is good to go. But in our code under uh chapter 24, it does require approval from planning commission because it is platted as well as the private street requires approval from planning commission. So, discussed flag lots in our zoning our code or anything.

We haven't had that discussion. It is um not preferred that way, but this lot was already established um before this and so I mean there's really no restriction. So Gary, you want to jump into this one? I don't mean to put you actually put you on the spot because you're late.

I think the only thing that's worried me about this is just the future of Dery Street and how busy it is and then putting another house. I know it's a private lane, but putting another house on Dery Street. I can see within 10 years I think Dery Street's going to be just as busy as Main Street. Yeah, but but on the other hand, like there's nothing restricting this. So like that's my only worry. But I like Heather that like it's it's already zone that way. I think we we'd be good. That's actually my only concern would just be adding another house to an already busy street.

Yeah, I think we've had a traffic study on Derby Street. I think it's been busy enough that that's been part of the traffic study. And I don't know we could necessarily restrict anybody from developing their property. No, exactly. Exactly. I just it just I can just see down the road this being maybe harder to get in and out of because of the busyiness of Dury, but it's zone and I don't want to tell once again like I said two weeks ago, I don't want to tell private property owner what he can or can't do, especially if it's zone that way. I don't see the board. They just built a subdivision right across the street from his house. Who knows how many homes, right? So, Yep.

with a giant pond that hasn't been full yet. I've been looking forward to it. It will be for years. We'll count our blessings where we can get them counted. Do you have any other comments or questions? Okay, Jason, do you want to Shel? I'm just just confirming you mentioned that we have all that we meet all the requirements as far as for the access road as far as width and then you said that there's going to be an easement or a a dedication on an area next to Dery outside of that where everything else is compliant with city code. Correct. Correct. I have no other concerns. John, you good? I'm good.

We We do have several flag lots like this. Nice to know if our ordinance addressed it particularly, but I actually I would buy one of these in here. So, it does um some require wire entrance. Yeah. So, our ordinance addresses it in a way that they require a specific amount of frontage. Um, so any lot that's created has to have so much frontage along a public or a private road. But this lot isn't being created. It was already established.

What is considered the front yard on this lot or whatever it is? So, um, we extended the private lane up to the north. And then, so this is the front. This is the rear. Here's your side yards. Okay, that makes sense. Yeah. So, the numbering will be off of the street on the west and not off of Dery. No, it is actually off of Dery Street. So, it's just a private lane.

Okay. which isn't the street. Oh, I love it. We had one come like the first couple months I was here that had received approval and then they wanted to build au in the back and we determined that that driveway was not wide enough to house two households. Right. So there's no potential that this this is going to have another household like two households back there.

Um it hasn't been presented but if it were to meet the ADU ordinance and there's a potential that they could build one. So yeah, uh so private here. So they want to come up and so a private lane does allow two dwellings um on it. Please state your name. Madame chairwoman, I'm Dave Christensen. Thank you. Does anybody have any questions for Mr. Christensen? What's on there now? Just just a dirt block. Yeah, I do have irrigation. 1.5. He does. Sharers.

Pretty good. It will be irrigated. I will mow it. We won't see it. So, it's a matter of Okay, thanks J. Could we pull up where the easement would go through? So like the street view so these guys can see it which we had in our packet where the private lane's going to be. So in addition to about reporting that you go east right that they

Yeah. So here's Dury Street and then here's the private road and well lane sorry private lane and into the property. Your previous picture had the eastment all mapped out there. Go back to that. So you can see the ement. So that's the recorded ement that you require. Correct. Will that affect any setbacks for that? There's that house right there to the west of it. That can affect anything. Do you guys measure that a lot?

Yes. So again, this lot isn't being created. This is already an established lot. And so I mean, we're not touching the lot at all. We're not affecting it through the plat process. It's just this slot. And so it meets the setbacks. in recordings.

He's just showing this these other lots for reference because we do require the surrounding lots to be noted.

This is right. So Jason land owners have a chance. corrected to the public hearing. Okay. Um so we will if there's no other comments we'll open this item for public hearing on agenda number four. So we'll open the public hearing for agenda item number four which is the uh discussion of the uh and consideration of the proposed reszone. Oh. Oh, sorry.

I know. I'm sorry. I keep reading this. I did that before. Uh, sorry. I apologize. Let me try again. We will now move uh to open the public hearing for agenda item five. Jason, uh, the discussion and consideration or sorry, the public hearing regarding consideration of the uh, proposed Dave Christensen single lot development and private lane at approximately 417 East Dury Street. If there's anybody who'd like to speak on this item, please approach the podium and state your name. We have anybody online?

Nobody online. Wow, that's amazing. Okay. Uh, seeing no further public comment, then we will close the public hearing and we will bring this item back to the commission for consideration. Anybody have any other comments or concerns? None for me. Okay, we'll entertain a motion then. I'll make a motion to approve the the Dave Christensen single lot development um and private lane at approximately 417 East Dury Street. Thank you, Jason. I have a second. I'll second. Okay, John. Is there any further discussion? All in favor? Hi.

Hi. Great. Thank you, Dave. We'll um close that agenda item and move on to item agenda item six which is a presentation a public hearing discussion of consideration by the zoning commission for the proposed amendments to the Grantsville city land use and management code for chapter 2 which is as far as we got last time we talked about this.

Okay. I did go through I made the changes that you guys requested. I have highlighted those changes that I made so that I could make this um fairly easy on all of us. Um but if there is anything that you want me to stop go through, please just say. So the majority of these red line changes that you're seeing are removal of these definitions and being put into chapter 20, which is for the sign definitions. Um, lots of renumbering. We've added community gardens and concept plans. Conditional uses. I adjusted the numbering again for the conditional uses and separated that out further so that we don't have detrimental effects. Just stuck with conditional uses. I defined maybe I should zoom in so we can all see corner lots. Um just because and I'm going to kind of skip around. We had this little concept right here that says a front yard and then a street sideyard. And then down lower, we also had a corner yard that said it had two um front yards. So anyways,

I have defined that. So I'll read street yard side definition is the yard area on a corner lot that extends from the street side lot line to the side what's this word? Facade.

Facade. Thank you. Um of the main building being at the point of the dwelling is constructed. The street sideyard is subject to front yard setbacks. Fencing and visibility requirements applicable to the corner lots. For the purpose of setback calculations, the the required front yard setback shall apply to the designated street sideyard. Thank you. And then I'll go back up to corner lot. So then a corner lot has two front yards prior to the construction of the building. Upon construction, the front yard adjacent to the dwellings's primary entrance shall remain the front yard and the second front yard shall automatically convert to the street sideyard. For the purpose of the setback, fencing landscaping and all other yard based regulations. The required front yard setback shall apply to the designated street sideyard. I love it.

Okay, thank you. Makes too much sense. It was It was a little rough. We can draw this conversation out. Cameron, if you want to stay with us. Okay.

Um then it was requested to add deviation. So I've added a deviation which um and I've also added a variance in here so we could define both. A deviation is a limited case specific departure from a um a numerical or dimensional zoning standard that may be approved administratively when the requested relief is minor does not alter the essential character of the area and does not undermine the intent of the underlying regulation. A deviation may only be granted where strict application of the standard would create practical difficulty due to the physical characteristics of the property and where the requested reduction or modification remains within a maximum administrative deviation allowed established by this code. A deviation does not change the zoning density use or any standard. So this would go to the board of adjustments when someone asks for deviation for lot coverage or they want to build a shop at 15 ft instead of 25 ft that their setback says. So that's what a deviation would apply to is the board of adjustments. Okay. And then we define the quadlexes employees for conditional use permits. Okay. family food production and the raising of large, medium, and small animals. And so I played with this a lot and

it's like making salad out of mud. So, um, green. So, the raising or keeping of large, medium, and small animals on adequately sized lots in appropriate locations for family food production or personal use, including the keeping of horses. Um, and we can remove the keeping of horses. I I don't know. I like it.

So, for large animals, horses, cows, etc., At least 10,000 ft shall be provided for the first large animal and each additional animal shall have an additional 2,000 ft of open area. That meets the code. The medium animals, pigs, sheep, goats, etc. at least 1,000 square feet shall be provided for each medium animal not to exceed six medium animals per halfacre. So this was another issue that you guys wanted to address so that someone couldn't have 15 medium animals on a halfacre lot. Yes.

Perfect. Small animals, rabbit, rabbit, poultry, at least 100 square feet shall be provided for each small animal not to exceed six small animals in any combination per half acre. And then setbacks from dwellings. No animal shall be allowed to come closer than 100 ft from any dwelling including the applicant's dwelling. Um gross land area shall be used to calculate required area. So things that we did add um are the combination per halfacre lot. We did restrict that as well as restricting um 100 ft from the applicant's dwelling and the gross land area shall be used for calculating required area. We have experienced with code enforcement animal control raising of animals in the house. Oh um or you know right on the property. So that is up to you guys if you want to restrict that it needs to be 100 ft away from a home. Now here's the detriment or the impact that that that does. That reduces the majority of the lots from half acre um on down wouldn't be able to have an animal on the property if it needs to be 100 ft from their home.

Would wouldn't just piece of advice for the concern that you're experiencing. It's again that's definitely up to you guys. So I mean it wasn't in the code before. It's something that we can completely remove. Go ahead Jason.

I think one of the things we're dealing with growing as a city you've got neighbors. I we start reducing that that number. Having raised like for example pigs really can serve me even 100 feet raising with my kids. Those things are not the most beautiful smelling animals. And so if you get a neighbor that close, you're going to be running up against things, especially even male goats as well. But I I'd be hesitant to restrict that that distance down. But I think as we grow as a city, we're going to have to look at how we address this. And people that have larger animals might have to look for larger lots and not have to be on a smaller halfacre lot. I just only see it being super feasible anyway. But I as we get more

more built out, it's going to be something people are gonna have to have to manage better. And I'm more specifically talking about um Never mind. I thought that said including just kidding. Just kidding. It's fine. Don't touch it. So, could you differentiate between the smaller I'm not following all the animal sizes, but I was I was picturing smaller animals that wouldn't need to be 100 feet rabbits or whatever.

Well, yeah. So, in the I mean, if you read um the red line here, it says, you know, it we actually reduced it from 500 square f feet um that they originally needed down to 100 square feet per animal. Um but the 100 ft from the from each dwelling um was already in there. It just we just included it in this. Um but some people raise rabbits for meat and rabbits are stinky, too. Yeah. Okay. So just just the wording a little bit. No animal shall be allowed to come closer than 100 feet. Are we meaning their living quarters or if someone wants to bring their pet in the way that reads says so they're they're

you can't closer their living quarters. So like Okay. And that's what I think you mean. It's just Yeah. If this is a house, we have to go 100 ft to where the barn or the coupe or whatever is. Yep. And that's where their fence can start. And then we do a 100 foot, you know, we add that to the language though, just because it looks it reads kind of funny like my daughter can't bring an animal closer than 100 feet to the house. Oh, it says dwelling. I'm sorry. Yep, you're right. Set back from dwelling. Well, set back from dwellings, but it's your dwelling as well as your neighbor. It's No, I'm saying what you're looking for. No adult dwelling. Thank you.

Thanks for speaking English for me, Gary. I was having a hard time. And then the other thing just I like how it is just the first one on A it says um 2,000 square feet of open area but then B and C just say per half acre. So we talking halfacre open area halfacre lot. Um it would be per half acre of open area. So I think just for consistency and to make sure that's not I got a halfacre lot I can do whatever I want open area specific. Sorry, I'm just highlighting these so I remember there's a visible force field. You can't bring the animal closer to my house than 100 ft.

No, I was just saying they're living area. Okay, that's correct. I would just go back to what I said last time in the in the statement paragraph. I would just exclude including keeping horses because we we covered that in the very subsection A or the very next subsection. I think it's just once again I think it's just redundant language. Other than that though, I like how this is laid out. It's I think it's it's it's much much more clear. The clarity is much better than the original paragraph. doing a good job, Shelby. Thank you.

I was looking forward to horse burgers at Toilla Valley Indians the way we were before. I would be surprised. So, street sideyard again is just coinciding with corner um sideyard definition that this would now be convert to the street sideyard. Oh my god. Um homeowners association. This was a request. Um, so I added that language in just explaining that what their um requirements are as a homeowner. Thank you.

Or as an HOA, I should say. And if there are any specific ones that you want to talk about, just let me know and I'll um When was this last revised and this kind of major way? a long time ago. Yeah. I don't know. We've just been peaceful. Yeah. As we have found issues or had problems with um conditional use requests and things like that, we've Shel's gone in and adjusted it where she could, but there's not been before Shelby, right?

Yeah. I there hasn't. It's always been just adding a definition here and there, not actually going through and going, "Okay, what does this effect? Let's renumber it so it looks decent and and matches what the code requirements are. And um so then mitigation conditions is a sight specific requirement. Um this could affect or be utilized for a conditional use permit, site plan, things like that. Love it. And there's nothing that prevents us. We find something that we miss later on, we can

come back in a minute. So,

um, so I moved I moved all the, um, street sections and I pulled them under streets um, and roadway designs. Alleyway was the same. Um, we just kept this I may sneeze, so I do apologize. We removed 8,000 from an arterial. We're just saying if the um traffic study comes back and says you have 3,600 um then you need to have an arterial in there. We removed culde-sac because we had two definitions for culde-sac and we this one was just a better definition. Then we have local and we just referenced per Grantsville city local cross-section major street plan um which is just a map referencing the master transportation plan essentially a private lane um we've kept uh the only thing we added is a private lane is not considered a street and then a private street we removed all this language out of here because we have created a cross-section that meets um the state requirement. So the state for single family zones and not exceeding 1,000 trips per day, the state has made it to where the city cannot require more than 32 ft of asphalt, but they have not restricted the rideway. So for a single family public street, we're keeping the rideway at 66 ft, 32 ft of asphalt with an 8ft sidewalk, 8ft park strip, and then a 5ft sidewalk on the one side. So we are trying to encourage connectivity and and walking and um things like that. And then for the private street section, which initially referenced a 54 foot cross-section, we've actually just pulled that language out and asks for a 60ft cross-section,

which is 32 ft of asphalt, a 6 and 1/2 ft park strip, and 5ft sidewalk on each side. Can I speak to the logic on that just a little bit, please?

Sorry to interrupt Chevy. Um there experience has taught us that there are good reasons to um increase a required rideway width um especially for private streets and private roads because eventually um we've seen that they will become public roads at some point. They just all do. And the cautionary tale that I like to bring up is Summit Park in Summit County. if you're familiar with that at the top of Parley's over on the south side of the road. Those roads were all put in at I think 20 feet in pavement width and it they it was um brought in under a PUD and the the requirements were relaxed and the problem up there is that those roads are so narrow that uh they're almost impossible to take care of and the the HOA has gone defunct and this county has taken over the maintenance of those roads and it's a mess. It's an absolute mess. There's no driveways, there's no on street parking, there's nowhere to put the snow, which

they they get up at uh up there quite a bit. So, um, again, the concern with the the roadway rightway width is that we want as as large as feasible to, uh, accommodate all of those things with the understanding that we may not be around to see those things become private or public roads, but they certainly will at some point. So, that's why we're asking for this expanded cross-section. I like it. Thank you. Thank you.

Um, alleyway was already an approved crosssection. I just wanted to include that for you guys to see. The slip lane was already in the definition and approved cross-section. Um, here's where we define single family residential street. Again, here's the same cross-section and no other. Then this is where I removed the front yard because we had a front yard definition, but we just said yard front so that we didn't have to remember. So, and

did we sorry did we look at the definition for variance or yes we did. Okay. Thank you. Any questions on this one? And we're recommending these changes to the city council. That's our vote.

Yes. I'm asking for consideration after the public hearing. Okay. Any other comments? Super. Thank you, Shelby. Um, we will open the public hearing for uh agenda item number six, the um public hearing of the proposed amendments to the Grantsville City and Land Use and Management Code Chapter 2 definitions. Anybody here like to speak on that? Is there anybody online? Nobody's online.

Okay. Uh, seeing no com public comment, we'll close the public hearing and bring this item back to the commission for discussion and consideration. I'd like to entertain a motion. I'll make a motion, but I think we need to Can you specify the just changes to family food production?

Okay. But our staff recommendation. So I I move that the planning commission uh recommends give positive recommendation to the city council. The adaptation of the proposed amendments to chapter 2 is a definition for the grants of city plan. What's the name of the section though that chapter 2 family food production? I'm trying to family food production. Chapter 2, family production. Yep. Um, new definition 96. Definition 96. Yeah. Of the Branchville City Land Use Development Management.

Fantastic. We have a second. I second. Thank you, Cameron. All in favor? I.

All right. I'll close that item and then we will move on to the uh item number agenda item number seven that is the presentation public hearing discussion and consideration of proposed amendments to the Grantsville city land use and management code for chapters 467 89 14 15 16 20 and 21. So the majority of these changes come with the amendments to chapter 2. Um and I will be quick. We have not gone through these before um due to both the meetings.

Um on chapter 4 um initially we had this depiction with approved parks um trees and it just didn't make sense to have that in there when we have those requirements in chapter 9. So, what I did was just remove that tree list. Um, I didn't know how to make it green. That's great. No.

Um, driveway considerations, we did change, sorry, I did a lot of before and after because we did adjust like the numbering um on these just make them clear. Um so variance require um we did remove variations from this requirement. This chapter may only be approved by city council. Um you know it's like the speed limit says you're supposed to go 60 but you go 70 and then you ask the officer to not ticket you. Um and so if we're going to have requirements we need to stick to these requirements. I mean there is the appeal authority that they have. Um so we did add requirements for secondary access. Um minimum frontage a lot must have a minimum frontage of 150 ft to qualify. Um and then they shall not exceed 30 ft in width. The drive approaches which is in the code. then parking compliance um parkways prohibited um in the um public rideway and then how many driveways they can have um as well as access to arterial or collector roads and then driveways things like that. Any questions on this one? Okay. And then we have approval of criteria for staff

to look at. We um if they So the reason why we changed this from city council to planning commission is the state has removed um like preliminary or final plats going to city council. And so preliminary is approved at planning commission level. And so we moved that to planning commission because that's nine times out of 10 that's where you're going to address that.

Sounds great. Thank you. And they shall apply to all residential developments. Instead of saying only single family detached, we're saying everybody needs to conform to it. And then instead of drive, we're assuming staff was assuming this was meant to say drive approaches and not driveways. um just because we're not restricting what they can have on their private property. We're just saying in the public right away, your approach can't be this close.

And then lots of reumbering and restacking and making it look pretty. Sorry, this one is a long one. On chapter 7, um we have gone through this as we discussed conditional use permits in the amendment to chapter 8. We broke out conditional use permits, redefined it. Um no presumption of approval. We um just clarified this. We have approval criterias now. Um and then we reumbered site plan and fees, reumbered applications. um just added community development director or their designate. And then we removed public hearing, but we added it down lower and just combined it um with public hearing and notification required. It was very repetitive and so we removed it out of that section, but we just added it back into 7.14.

Like it. Um and then we're just saying planning commission shall pro shall provide um findings of facts at the time of this ruling. So if you deny a conditional use permit or approve one, you guys should be providing your decision of why it didn't meet the code and why it was denied. And then just added the public hearing. We kept the same language. Um just made it so it's not so repetitive. And then um per HB I want to say or SB 179 we do have to have a process for commercial use is not listed on the use table. And so here's that process here. And if I'm going too fast, please just tell me to slow down. Oh, you are good. Does anybody have any comments on what Shel's gone over so far?

I I like what you've done, Shelby. It's a lot of late night reading. Yeah. Um, chapter eight, I know it looks very messy now, but once we can get rid of the red lines and squish it all together, it'll actually look really good. Um, we just really clarified and redefined the language and added requirements for home occupation, um, which was also defined in chapter 2 definitions. And so we just, it's very repetitive and just broke out. And so we've just shrunk it up and and clean this up a lot. Thank you.

Um and then in chapters 14 and 15, we did permit home occupation because now we do have standards for the home occupation. So lot frontage um percentage of the lot that can be used. And then 8.9, I know this isn't green, but this was recently approved um by city council and planning commission a few weeks ago for another applicant. Then we just reumbered 8.9 to 810 and 11. And then these lighter these lighter grays are just befores. Um and then when we change it to black, we have after. So this is uh chapter 9 landscape. So this is where you see I took that tree list and I moved it over here as well as I added a bunch more plants. Um I know that we want to beautify Grantsville and if we're restricting that to only multif family or only smaller items, it's impossible. So I've expanded that. Um especially when we want open space that's planted and not just a dirt hole on on the side of Dery, right? Um so I just uh broke that out, defined what park strips, parkways are, medians, um and enforcement of it, prohibited activities, failure to maintain um as well as restoration after damage. And then define landscape plan, parkway landscape. We I just cleaned this up. So, I removed it here and then just rebroke it out here so it was easier to read as well as I added more um materials that is allowed to be used as well as that's prohibited. Um same thing with this table. This table is here and I just broke it out instead of having a table. So,

okay. To meet the code, we added 9.57. Um, instead of it saying notes, we just put applicable standards, which just felt like it sat a little bit better.

Um, here is the family food production. Um, and so again, this just copies chapter 2. So, per halfacre, six medium. So, um, and then that stays permitted in, um, A10, R5, R2.5, and then it's conditional in 1acre lots. Um, we removed commercial uses out of residential zones and put them into commercial zones. So, you'll see these in chapter 16, um, like pedestrian and pathways and green greeneries. like why are we not allowing that? Um and then we permitted um community gardens like why is it allowed in smaller zones but not these larger zones which just didn't make sense. Um correctional facilities we removed out of they weren't even a use that was allowed in here so why have it on the use table. Um, same thing, small medium animals. One thing that we did remove, we did remove it out of RM7. Um, while, you know, from Clark to Dery Street, a lot of that is RM7, we're seeing that, um, they can't have they they're not even meeting the requirements for the square footage. And so, it's already removed out of R18. Um, so yeah, obviously people that already have the animals and and conditional use permits are vested. Um, but we did remove it out of RM7 because it's no longer meeting these requirements and the lots are just getting smaller.

Yeah, thank you. Um, same thing with sportsman's permits, four to six dogs in the RM7, just it didn't make sense. We're already removing it out of these smaller zonings. It was already removed out of R18 and so it made sense to remove it again out of these smaller zonings. We did leave, however, rabbits, ducks, chickens, hens only, no roosters, and turkeys we left permitted in in all the zones. Um, and then I just added, just so it's reference, micro entrepreneurship is conditional use um in the RM7 zoning, which is where that was initially allowed. Great.

And then we pulled all of these out um and added these into commercial zones, parks, and playgrounds. Again, it's something that why wouldn't we allow that there? Same thing with um pathways. Cemetery, we don't want someone having a cemetery in their backyard. Um golf courses, it I mean, is a golf course really going to be restricted, but through a PUD? Right. Right. Um we don't want correctional facilities there. And so then I've added these all back in to um the commercial zonings that made the most sense. We're only halfway there, guys. Bear with me. I promise I'm trying to go through it fast for you.

Um, chapter 20. So, this is where the majority of the red lines from chapter 2 came from. So, I added all of these sign definitions into our um sign ordinance, but just it made sense. Instead of having definitions in multiple locations, let's just condense it to one area. Okay.

And so the majority of these are repetitive from chapter 2. Some of them have been expanded upon. Um but yeah, and then open space requirements. Um we just expanded it. The poured in place rubber surface. Um is something that we really want to make sure that we're encouraging around like top lots and things like that. instead of um mulch. Mulch mulch you have to break like three times a day to stay in compliance. So

that says shell. So are we requiring it on all um play playground areas that have equipment? Yeah. So the developer whoever is providing open space with amenities shall install um the port in place. Okay. And then it just goes in to explain um colors must be neutral earth tone. Pavilions shall be installed with architectural powdercoated metal or aluminum construction. Show me on this one. Does that for this does that also apply to a subdivision that comes in and says we're going to amend this under an HOA. So it's not under city. We'd still require them to have this even

because they need to meet city requirements. Yep.

So, typically we would review like the park layout um prior to it being turned into the HOA. Now, if an HOA comes in and they want to install one, um I mean that's their own property, that's their own requirements. Um 21.211 is determination of appropriate process. So just referencing state code, the applicant sa shall submit an application which meets this chapter. So and bear with me on this. Um this one was a rough one to break out. We've actually are proposing to remove a level three um subdivision which is four lots or less but requires them to meet all of the requirements install curb cutter and sidewalk. and it was very repetitive with a level two. And how do you decide what's a level two and what's a level three? And so we've removed a level three and bumped a level four up to a level three which is now two lots or greater. And they I mean someone has to pay for the curb gutter and sidewalk. And so it's do we have them put it on or do we does the city pay for that? And so we actually combined a level three and a level four together. um clarified that the preliminary plat shall be approved by planning commission. Final plat is approved at staff level um per state requirements. A level four is now which was the level five um is four lots or less shall not be required to provide physical open space which was already in the code um or fee in L for open space but shall be assessed applicable park impact fees and that was the only thing that we carried over from a level three. And then a level five was here and then we just bumped it we or removed it and put it under a level four. So it was kind of hard to read and put together like that for you guys.

That's great.

Um so level three is now level two and so forth. And that's what that goes on to explain. Um, in this section we explained that culinary water meter shall be installed within the park strip along the lot frontage where no park strip exists. The water meter shall be installed directly behind the sidewalk and within the public rideway or utility easement as approved by the city engineer and water meter shall not be located within private yards, behind fences or in any location that restricts city access for maintenance. And that was a request from public works. So, and then storm water storage requirements. We are trying to get rid of those beautiful holes in the ground that we just so much that we love. Um, and we're just trying to um have these developers come up with some sort of, you know, bubbler box or or something that isn't being covered over or filled in by homeowners. So these sideyards and rear yard retention basins are just being filled in and the land is not usable there. And so we want to see like a drywall injection system or some sort of bubbler box um or something in the front yard which is preferred rather than the rear yard.

So if someone has a rear yard retention basin and they want to change the size or location of it, they have to go through a plat amendment and then they got to engineer it and change it. And so we're trying to reduce that because how do you keep track of that um and enforce that if they're just going in and filling it in? So maintenance is a nightmare. Yep. And so this is a request from the city engineer. Um and then I've come across this recently is protection strip or nuisance strip for wanting to wanting to prohibit these. Um, so there's not that little strip that someone can say, "Well, you got to pay me $30,000 to now have access to your land

or more or Yeah. So, just prohibiting those um improvement installation guarantee. This is where um we'll get a a bond or a letter of credit. Um, and then instead of this being approved by staff, we're actually wanting city council to review and approve these um, financial guarantees um, as well as releasing the bonds for the developers. So, okay, that makes sense.

Um, staff's still going to review it, still going to create the staff report, still going to ensure that it's ready to go into warranty and ready to come out, but we're just wanting council to solidify that and approve it. Um, same thing, maintenance guarantee. We're just saying the release. City council will release it. Um, upon final completion, the public works director, city engineer, um, will release it by city council. Um, and then this is just saying just cleaning it up, but the engineer review and inspection fee required under the city's current adopted fee schedule calculated as a percentage of the approved cost of the required improvements. Um, so just kind of cleaning that language up. And that's all.

Wow. Thank you. That was a lot to read through and correct and cross reference and make sure it makes sense. Does anybody have any comments? No, just some questions on pages 5 through 32 really quick. I'm just teasing. No, I just like Okay. No, I'm good. Thank you for specific. That was so slick. No. Do we attempt to address affordable housing at all in this in this?

So, in chapter 12 in our PUD section, we do attempt it. So if they ask for an increase in density then they have to provide 50% of that increase. So you know they're allowed 100 they are asking for 150 they have to provide 25 of those units is restricted moderate income housing for 10 years and meet the AMI um 80%. Yep. 80%. As well as the income restriction. We're just good work. That's a ton of work. Jason, nothing for me. No, I think it's looks great. I def fragmented the whole system is what it looks like. Took a lot of time, but I like it.

It only supposed to be like three sections and then it just bloomed. It kept going. That is a lot of cross referencing and correcting. Just so grateful for your patience and your attention to detail. Thank you. Okay. I think that we will entertain a motion if there are no other public hearing first. Oh, I'm sorry. Public hearing first.

Okay. Well, we will open a public hearing for agenda item number seven, the consideration of the proposed amendments to the Grantsville City Land Use and Management Code, chapters 4 6 7 8 9 14 15 16 20 and 21. Anybody who'd like to make comment? Is there anybody online? Nobody online.

Okay. Not seeing any need for or not recognizing anybody wanting to make public comment, we will close that public hearing. And now we will bring this item back to the commission for dis uh further discussion or consideration. We'll make a motion. Thank you, Cameron. I move to recommend approval of the proposed grantsful city. Oh, that's not the right one. We're recommending positive recommendation of the city council seven.

I never catch him. I thought I had stone. It's not six on that page, but it's really seven. Sorry, forgot how to count. I missed on the previous page. I move to recommend the city council agenda item number seven. Can I just say that? Yeah. Great. Positive recommendation city council. Thank you. We have a second. A second. Okay. Gary. All in favor?

Ious. Anaminous. Anaminous. We will close item seven and move on to item eight, which is the approval of minutes from the March 3rd, 2026 planning commission regular meeting that up for discussion. Anybody have a chance to review those online? I did not see anything of concern. Thank you for capturing all of the discussion that we had on chapter 2 definitions

simplifying that so we could understand it. Great job Nicole. No comment. Nothing here Cameron. Okay. We'll entertain the motion to approve those minutes. Can I try again the last one? I move to approve the minutes from the March 3rd, 2026 Planning Commission regular meeting. Thank you, Cameron. Do we have a second? Second, Jason. Super. Uh, all in favor? I.

Thank you. We'll close that item and move on to item nine, which is the report from city staff. Bill or Shelby, I don't have anything. I just want to remind them of the meet conference.

Yes, that's what I was going to do too. Um conference the the draft agenda just dropped. So I know you all are super excited about it. Um it looks like we start at um 1:00 on Wednesday the 8th is when registration opens. So plan to be there then. um that's enough time for you to leave here and get there at a reasonable time. So, we're not putting you up the night before. So, you'll plan to leave that morning. Um we were going to try to coordinate with Nicole. Uh she's going to drive a city vehicle down the truck. So, be excited about that. I have to drive the truck.

Okay. Ride back in the truck.

So, we'll get you squared away. Um the truck is just it's a great big Tundra and just the thought of N that just pleased me to no end to think of her like that. Um do take a minute to look at those of you who's going Jason and Sarah, right? Uh the rest of you uh do have a minute to look and if you if you have anything that jumps out at you as as a item that you are interested in, let me know and I'll go and uh report back. So have a look or uh one of the planning commissioners will there is a track for planning commissioners um that starts on when does it start? It starts on Thursday. So Wednesday it's just the afternoon and then Thursday there's a track for planning commissioners and it looks like the um a lot of these are are from John Jansen who is a fantastic planner. He's one of those that's kind of been there and done that forever, although I'm catching up to him. So, um, yeah. Anyway, uh, look forward to, uh, seeing you all there. If you have any questions or concerns in the meantime, let me know. Um, if you need to drive your own vehicle, let me know as well. Uh, I did talk with our city manager about reimbursement for travel expenses, and we're going to treat that like a regular pdeium. In fact, um, Tayen and me and but you're driving the city vehicle. So, um, we're we're we we got some reimbursement money as well, too. So, that that got approved.

Wow. So, if you need to drive separately, that's cool. We'll reimburse that. The regular um city policy rate for that and then the PDM also will be covered for that. So any meals that are not included in the conference and I think there's only one. I think it's just the lunch on Thursday. Um but there may be breakfast at the hotel. So if that's there then yeah. Anyway, if you have any other questions, let me know. And uh otherwise we're looking forward to that in it's just about three weeks now. We're that would be the day after our regular planning commission meeting. So um just a heads up on that. Uh that would be the first Tuesday of the month. So

Okay. Okay. Were we gonna have another work meeting scheduled with council beyond the one that was the correct that was the meeting on the 24th? Right. Correct. So a week from tonight, you still good with that, Tyson? Yes. Okay. Was there going to be another one in addition to that? On the 14th, we'll have a work meeting um or a joint work meeting for the master transportation plan. The 14th. Okay. So, uh March 24th and April 14th. Okay. Yep. 12th at 7 p.m. No, we decided 6:30 for the 6:30 is when I've done

for the 24th. I have on the 14th at 6:30. It'll be 7 p.m. 7. Okay. 14th of April. Sorry, what? 14th of April at 7. Yes. Was there a work meeting for the CFP amendment? Is there a work meeting with Robert? There is. Yeah, that was supposed to be on 14. Okay. So, he's he's kind of question. So, we're supposed to talk. There may be another one. We'll let you know. Stay tuned. In April, we don't know. We don't know. Not sure yet. We'll let you know.

Is there five weeks in April? Five weeks in March. Five Tuesdays in March. Five Wednesdays in April. There's five Wednesdays in April, but not because we start April 1st. It would be a Wednesday. Oh, okay. Anything else? See how many weeks was in April? vote. Thanks, guys.

Not that I can think of. Thank you, Bill. Okay, we will close that item and move on to the uh open form for planning commissioners agenda number 10. Anybody have anything they want to bring up? Post meeting. Will that recognition be turned on by the next meeting? I got warm. I still have quite that's all I have. That would be a question for the mayor. It's okay. Cameron, thanks for keeping us entertained.

If well then this does not breathe. So, okay. Uh I don't have anything either. Uh but I am looking forward to these work meetings. So I hope everybody can make them. Okay, we'll close that item and move on to item 11, the report from city council. Derek Dalton is here.

Well, don't have a lot. Um last meeting we did approve the reszone you guys sent to us for the sleep at the auto shop. um Ross Automotive down on Main Street uh to go to CS Sewing. So, we got that done. Um we don't and then another doesn't really have a lot to do with planning commission, but it's pretty exciting. We did approve a stipen for the the fire department.

It's never enough, but the volunteers, they do have a um some different benchmarks they can hit to get a stipen throughout the year for on call, being on calls and and training and different things like that. So, um, it's never enough, but you know, something to say thank you for what they did for us. So, um, no meeting tomorrow night. We pushed that to the 25th. Um, so nothing tomorrow. And I think that's about it. Am I missing anything? I don't have anything. I say that the park is looking great at sitting slope. It is. I saw some video of it today and I'm hoping to go drive through there tomorrow. So, yeah. It's been long.

Is there anything you guys would like me to take back to get to? You guys will have a chance to We'll talk on the 24th before our next meeting. So, okay. No updates on bike trails. It's just this will be to do more. We have to look into it. We had some discussion when we finished the overlay of all the mapping. And I need to give you an email address after somebody that would like you to contact them off. Okay.

Great. That's awesome. I honestly want to thank our firefighters and our public service personnel for all that they do. That's totally thankless job, but we sure are lucky to have them. So, u there's no further conversation. We'll close that item and we'll take a motion to adjurnn. We adjourn. Second. Thank you, John. Thank you, Jason. All in favor? I