City Council - Regular Meeting

looking down futuristic and um so we do know the biggest question obviously is what how much time and we keep getting all kinds of different answers but in all reality it really depends on what course of action if they decide to talk take as far as how much do we transfer out of there we're currently transferring you know 175 ton um but there's a lot of different scenarios at play and um so I just want you guys to be aware that they're looking at all these different options uh one of the options is obviously the once you get to the point where you can't do any more landfill there then and become a 100% transfer station and they have two options to weigh out there. I mean obviously there's plenty of ground up here for them to put in a full transfer station which some of the drawings that they presented was there would be like three different entrances going in so that you had the public in one entrance and then the big trucks in a different entrance and then of course your maintenance trucks as well. So that was one option. Um the price tag right now is astronomical. I think to me that isn't even you know they've kind of refined that as far as the numbers. But the interesting thing is also the landfill owned five acres down in center or down west ban. I guess it is pretty much West Baniful area where the Baniful landfill is. Wasach owns 5 acres there. So there's an option to do a transfer station down there too. So they're looking at both options and kind of weighing some numbers. The numbers down

here just preliminary look a lot better. But I don't know where it's going to go. It's going to take a while to get there. But this was the first discussion on it and I felt like you guys needed to know what what's going on as far as the discussion. So that's my updates. Any you guys have any?

I have two from um communities that care. So one, we were able to submit the drug-free communities grant. So that was the grant that I was talking to you about um over the past couple of months where Latin City um could be a participant but not really have to do much of the work. And so all of um everything that we needed for that application has been provided and Tiffany submitted that earlier this week. So um hopefully we'll have some good news when that comes through and I'll be able to share that with you. Um also on the South Weaver end, one of our executive committee members is going to be presenting um CTC to their um council in a couple weeks. I can't remember the exact date, but she's going to present to them. Um, when we went and met with them, it seemed kind of favorable that they were, you know, interested in what CTC does. And since we already support their kids because their kids roll up to Northridge as the high school and so the idea is to give them as much information as they need so that they can start participating um resource-wise as well as um as well as person power. So we'll be presenting to them in a couple of weeks and hopefully that will go as well as our initial meeting went.

So been that's been in the work for off and on. So I'm glad to see some progress there. Yeah, we have we have an end. So we think it might work this time. That's good. I've got a it's everybody's got it. But for those of you that are watching, that's Zach, by the way. Uh, family game night is May 8th. Okay. And that's at the Leighton Commons Park on May 8th. May 9th, the day after his mother swim free. How do you prove that? Your mother. You just told you just go.

We'll take your word for it. May 10th. Mother's Day. Uh, but the 10th through the 17th is bubble week. So, it'll be down. It'll be closed. And I just read that because for whoever might be watching, you guys already have a copy and I'll probably save it outside to show.

Um, UIA, uh, we had our meeting provide the the budget for this next year. Things are pretty pretty stable in terms of revenue expenses uh projects. There wasn't too much to report. A little bit increase in expenses uh due to marketing. Just update did some hiring some door people to go around and and do some selling. Um but other than that pretty stable. Um, and Alex, I'll have you help me with this as well because it's a um discussion in service contract between Utopia and UIA. That was probably one of the most important changes. Um, the fees that UIA pays to Utopia are increasing. So, this is not any enduser fees or any of the residents having to pay this. This is just what UIA is paying to Utopia. Um, a 34% change from budget year over budget year. And the way it was explained to the UIA board was much very similar conversations that we had in terms of our our budget and that it's it's expensive to keep people and they're actually even more unique in that area because there's not a bunch of departments. There's just kind of they they're really good at doing this one specific job. And so it's it's been difficult to keep um people and to ensure that they can make sure that they meet ends meet. they've had inflationary concerns and things of that nature as well. And so UIA is increasing their uh our delivered service contract back to Utopia um by about a 34% change. Did you want anything else you want to add to that?

Yeah, the uh yes, I can try to that was a good explanation. on the on the Utopia side. The Utopia owns the network and runs the network and then UIA in effect uh leases the network. Yeah. And provides the services over that network. And so that's the that's the relationship. And so it's the cost to maintain the network. The network's getting older. It's the the continually upgrading it. You know, it used to be that we had a gig circuit and that was pretty significant when we first started. Now they've got 150 gig circuits

that are that are being provided. They they just Utopia just recently won a contract with UEEN which is the Utah Education Network. This is just the one example of over 280 sites. Yeah. And that was more than any other competitor combined. Yeah. All of the competitors combined in the state. So it's it was over a $5 million uh contract.

And so but you have to be carrier class. Everything has to be brought up to speed, you know, up to date. It's it's not like a some people envision Utopia as a as a the satellite TV network kind of streaming service. It's not it's it's that but it runs major corporations in in Utah. Uh the state many of the offices of the state government itself run on Utopia fiber. So as those costs have went up because of the relationship between UIA and Utopia. It's their sister organizations. That's why these costs are getting utopia eats some of those and then they pass some of those other costs along to the to people are using that network if you will. So

So do we know what our net impact is on that percent then? Well go ahead. Yeah. So the net impact will be it just gets absorbed in the the total cost. So every year we get a a check from Utopia which is the reimbursement of the debt. Remember the debt structure that was put in place originally was I don't know it's been probably 8 10 years was frozen. So every year that debt obligation goes up but you our our amount we pay has been held in check and you utopia has been stepping in and paying balance of that and that continues this year. So I don't remember off the top of my head. I have it.

Okay. So the second part of that was that was kind of just behind the scenes in terms of just the collaboration between how the networks and the people are are distributed. But our distribution from 2026 was 841,000 and it's going up to 897,000. So even though there's more being sent back to Utopia from UIA, it has no effect on the distributions that are being made to cities. Um and this is a a nice slide that they showed. I just took a screenshot of it just so you can see because basically this is um the yellow line was kind of what the baseline would be in terms of the cost. Um and then this is the annual actual projected city payments and you can see that we had a big increase in 2023 and those are continuing to increase. So we're there's a big there's a quite a big difference between what we're what what the baseline is and what the cities are actually receiving. So the idea is that as Utopia and as UA continue to grow, particularly in areas like Idaho Falls and Bosezeman and areas where they're really just it's just all revenue pretty much that will help continue to increase these costs back to the cities. So we are a 17% um pledge of the entire Utopia network, third the third biggest. And so we we get a bigger percentage based on our initial pledge. So because we put more in at the beginning, we get more in terms of our our distribution on the outside. So things are going well. Um uh Roger Timberman, the the CEO said, you know, this year hasn't been as great as last year, but if you would have taken taken this year and told us we were going to have this year 10 years ago, we would have been is the greatest year we ever had possible.

Uh and so it's it's important to kind of make sure you see it in context. But things are going well. Um, we're continuing to add subscribers um, more and more, which is an awesome thing when you think about it. It's it's in the end it's it's a customer service endeavor, right? Where if it's not going well, then people can cancel. There's no obligations. There's really no contractual obligation at all from the end user. So if you continue to add people um that means that you're doing a good job not just in the customer service but in the actual delivery of the services that they're good enough that people don't churn and and they continue to to be a part of the system. So things are going well that that's the latest update. Once the the budget actually um has a public hearing and it passes and I'll make sure I return and report to any specifics that change beyond that. So that was my report.

Cool. planning commission. U we're going to talk about it um today. So mainly the main item that was on the agenda was the town center zoning. Um so we're going to go through that today. Um one very positive public comment. Uh one public comment total. Uh very positive very uh um to West and and Brad. very positive u comments to them u about their work on the on the project and uh the next planning commission got cancelled so I get a take a break I get to take a break

other than next week is our big week what do you have planned for us down there besides pickle thanks for stepping up I got me a partner. Anyway, I I told you why. I know. I know. That was good. I appreciate that. That was you. That was you. No comment.

Okay. Well, then let's go ahead and go on with our um report items that we need. So, we'll go down to item number three, which we've got Cameron Cross with us tonight, who's the chair of the our rent commission. So Cameron, turn the time over to you. If I just pull out, you're part of the team.

Thank you so much. Well, good evening. Thank you so much for having us. Um I will say on behalf of the ramp commission just um we're very thankful to the city, thankful for the support of the council um having it re-elected and and having more and more opportunities to enrich our city right with what comes out of the ramp. Uh so this year we had 45 applicants that came into us. So, another big year and 37 of those applicants were recommended for full funding or sorry for full and partial funding with a total amount of $2,210,429. So, um

you got the nine cents. Really?

Some of these estimates are exact. Um what I will say is um I think it deserves a little bit of understanding of of what really goes on just to explain the process not only for those in the room but for our citizens. Um, this is a program that is for the city, for the city council to be able to evaluate applications that fall within RAM, right? Recreation, art, museums, and parks and give it a thorough look to uh find the best ways to enrich the city. And we our our job is to review it with a lot more detail than you would have as the council uh the time to to take and and be able to evaluate these things. And so we are your eyes and ears in this application process. And then we have standing members through the city, um, our partners with the Davis Arts Council and we come together with our different backgrounds and make decisions and have conversations on what really what the city needs, what's best for the city and and based on the applications that we get. And this year was no different than past years. It's growing, right? Um, I think the difference is it just gets bigger and bigger and there's more decisions to be made, more conversations to have. And this year it was once again tough. A lot of thorough conversations on applicants that came through of um, does this technically qualify, right? We got to make sure we're doing the right thing, be good stewards of the taxpayer dollars, but then also past that point, then what do we need most? Um, and so we we did that. uh met together often um from January until uh the end of last month to really come together and get these decisions.

So on most of the applications uh the commission was unanimous and so what that is from is from our ability to communicate and kind of bring up what I see or what someone else has a differing opinion on and helping everybody and that's why the commission is so important. Um, I'm going to go a little soap box, but you know, AI is super powerful. Um, I even tested out some of my reviews, how to look for things, catch things. There's a reason we as Leighton City don't go that route for this commission, right? It needs that personal touch. It needs people in the community involved to understand what's really needed here. And for someone to come in and say, "Well, I've been to an event like this in another city, and that it would be really good for us here." and having that convincing go back and forth between members of the commission and that happened and a lot of people were able to see the light of things that they didn't quite understand or come to agreements on what was really most important. Um, with that we do have differing opinions and I'm so grateful for them because we need that diversity in our city and we were able to go through and and have some votes that didn't work out. some that we didn't agree to fund, but you'll find in our report there are those comments from those that felt differently than what ended up on the paper uh for funding or or not funding as it wasn't a unanimous vote. Uh I won't go into any particular one and that's mainly because we talk about this as a commission all the time. We try not to speak for anybody else inside the commission. We are a commission and this is our our full decision and we do have the notes of both sides in there. But I think to give anything too much favor in discussion would do a disservice to to the discussions that happen unless there is something that you uh any of you would like to discuss for any of the

projects that we just moved. Okay.

First, I mean, thank you. Obviously, I'm biased uh but thank you for taking your time and and energy and efforts. you got kids at home and busy work life and we just appreciate you taking time to to volunteer and to do this because you don't get paid for it. You're just spending your time because like you said, you put your money where your mouth is where you say that that this should be something that brings the community together. you have communications and you lead that commission and Councilman Morris always gives us updates on on what's going on and how it's going and the discussion points and and it's it's I think it it's a testament that the commission I think um works better now than than it has before. It's definitely getting better as every year goes on, which is interesting because I remember when I first got in here, Councilman Day was like, "Oh, ramp parks and wreck is the or ramp commission is the best commission we have because it functions the way it's supposed to function." And I agreed then, but it's actually improved even more so now. And so I kudos to you for being the chair and for helping us out with that. Um, and I think it's it's just nice to to see all the hard work come into this and you don't realize how much goes into each one of these line items. You guys have had lots of discussions about all of these things and I just appreciate you doing a lot of the leg work for us to help help us make informed decisions. So, thank you.

Well, not just to you, but also please pass it on to all the other commission members because this is huge. And I mean, this is why we rely on you guys and need you. Yeah. No, I definitely will. And we understand you had some long nights this time. So, extra special thanks for all of those not long nights. Yeah,

we always appreciate when people do work for us and that and I know it's not easy doing what you do. Uh been through it when we got it defeated the first time. Thank goodness even though I was mad, but thank goodness it was defeated because of what's happened since. And everything that I've seen from it has been positive. And if that goes on your shoulders, then kudo. But and I understand there's more than you working. I get it. But

I mean, somebody's got to take charge. Somebody's got to say this has to happen. And I'm appreciative of it. It's the greatest thing, one of the greatest things in the city that we have. It allows things to happen that obviously wouldn't happen if it didn't. It's been great. Well, thank you. Yeah. Yeah. And I to that real quick though and really I mean so David Price and Kimberly, they're both here and they are the real backbone, right? Um so much happens.

So much happens, right? I mean, I didn't have this book before I came here today, right? Um everything that's done, Casey, she's really saving us all the time after every meeting. And there there's a whole team inside parks and wreck that really make this happen that aren't seen and they deserve the thanks and obviously my commission uh members as well. I will say with that our community um participation has increased as well. We've had a lot of community participation and a lot of that comes from the back and forth we've had with the council also. Um that's been really awesome. So thank you for that. We appreciate the feedback that you're getting. citizens are coming to you, right? They're they're not typically coming to the commission. And we've heard those things and the changes that need to happen. And Kimberly specifically took a lot of the changes that needed to happen and ran with them and we revamped the application process and the way we score them and how we look at them to be more fair and to be able to look at them with the same lens as everybody else. And it's it's just been a huge improvement. And that's because of the tools you've given us too and the resources we and great people we have.

Well, and also the the adjustment on the timing process. So, thank you for those as well because I know that was a big um feedback from the applicants. Yeah, that was good.

I just have two things. Um first one is thank you for providing like all that whole packet saves so much time. um and questions and all of that and just really giving us an idea about why a vote goes a certain way. So that I think has been amazing. Um I just have a question on the matching funds, not in any particular project, but is that question just asking if they have funds coming from somewhere else to help support the rest of their program?

Yeah, that's a great question. So matching funds could be anything from even volunteer hours that they what they're giving as part of this project that shows their level of investment into what they're going to do. So if it's a performance or anything they're going to put on, what are you giving to this that then the city will also be um paying for or giving you a grant for? And so it's it's an opportunity for them to show that level of investment and helps. It's not something we use necessarily as the make or break and it's never they didn't have any matching funds so it's not considered or actually I think everything without matching funds probably actually got um voted to recommend funding for. So uh it but it does help us understand especially with the smaller programs what they're truly doing. before in the past, we'd have some of these performances and didn't know how much of their own time and money they were putting in, but it's it's a really big deal. Um, some of these grants, they could be for $2,000 and when it comes to big government money, that's nothing, right? But for a small organization, they're pumping in $500 of their small operating budget to also make this happen. that bells go off, right, for all of us as we review it to say, "No, this is something that they're really focusing their time and energy on."

Thank you. Yeah. Anything else? Good. Awesome. Well, thank you for your time. I appreciate it. Yeah. Thank you. Thanks for coming in. Thank you so much. Okay, we'll go on to um item number four, which Steve Jackson's going to present on the uh development guidelines.

Thanks, Mayor. Uh council, it's good to be with you tonight. Um let's see here. Where's my slideshow? Um once again, as I come back almost this time of year, every year we talk about development guidelines and design standards. Um, as you know, we we maintain these into the engineering division of public works and and we use these for all of the um public improvements that are constructed by developers and and contractors throughout the city. Um, so occasionally these need to be updated. Sometimes it's because state laws change. Sometimes it's because we we find that some of our methodology needs to be updated to keep up with current technologies. Um other times it's in discussions with development and and things where we find that there's some tweaks that need to happen. So um again there's two parts to these development guidelines design standards. We have the written standards um and then we also have standard plans for public facility construction. Um and so this year's uh there's a mix of reasons why we need to update some things. Some of it is laws and some of it is just updates that we need to happen. So, um, some of the key updates that we have here, we've got some, um, checklist for review items in our preliminary approval checklist. We we're asking for people to, um, include easements on the preliminary plat. Um, it's part of some of the state laws that have changed. If we don't put these items specifically in these checklists, we can't request them, even though they're they're standard and they're things that we we do require already. So, we're just making sure it's explicit that we need those. um a letter of acknowledgement from the irrigation company. That has changed. It used to say a letter of approval. Um nobody gives letters of approval at preliminary stages. So we need a letter of acknowledgement that they've been contacted, that they're working on it, but um not necessarily the approval until the the final step in that. And

then also clarifying that the title report needs to be valid within 90 days. Um as far as the final site plan goes, we removed a requirement to use the Davis County coordinates and bearings. uh because of some state laws that have changed that don't actually require the surveyors to use that. Um but we have also indicated the preference is that we use the Utah plane coordinate system. Um but if they choose not to, they still need to follow the Utah code that requires them to identify their survey uh information so that we can properly identify where where the surveys are at. So, um, in the subdivision development checklist, there's a clarity clarifying, uh, statement in there about the responsibility for the civil engineering plan. Um, unfortunately, we've had some engineers think that just because the city has approved something that they've now not been responsible for the engineering and design of the plans that they've submitted. And so we've just clarified that we're reviewing it for compliance with our city codes and standards and state codes, but the engineering and the design are still the responsibility of that engineer record that provided those plans. Um on the culinary water systems, we we clarified that the construction of water meter boxes and vaults remains the responsibility of the the contractor and developer until the the meters are are set. And we've accepted those boxes so that during construction of a home, if that meter box is damaged, we still require the the contractors to fix those and and have them be in good working order when we set the meter for the homeowner. Um in the sanitary sewer and land drain systems, we we've clarified the concrete collar thickness on the um plans to be consistent across all the systems uh to make sure that that concrete is thick enough that it doesn't crack and break when traffic drives over it and that we don't get excessively thick concrete that then has to be removed when we come back and do that. Um, and then on the dedication plot, again, fixing the the references to the Utah plane coordinate system and the

requirement to follow that Utah code and then removing that 83 requirement that has changed with this recent legislative session. Um, and then as far as utility warranty, uh, clarifying the acceptance of sidewalk when it's acceptable and and how that needs to happen. And then also a a statement about defective concrete replacement. make sure it's clear that when concrete coming out of the warranty period is broken or cracked that we get it fixed and replaced so we don't have damage from con construction or landscapers or anything like that that needs to be taken care of. So, um, and then some of the plan changes were just the updates to coordinate with these written standards. And then we have a commercial drive approach standard that, um, there's been some questions from contractors installing those that we we felt like some clarity to to modify that design enough to make sure that they understand what we're asking for um, was was clear to them. They they kind of indicated in the discussions that that maybe we could do a little better. So, we we felt like we would make some changes there. So um again it needs to be adopted by ordinance. So that's why we bring it back to you every year and and it is part of the city ordinances and codes that we we follow and enforce throughout the development process. There any questions I can answer you there's a Utah code that tells you you have can we exceed that? we get in trouble if we if they say and I can't think of an example but you have to do this and so you do it

but you think a little bit more because of what could happen we we have to be no less strict than the Utah code but we can exceed the Utah code um as Clint will attest in a lot of the land use meetings that we have though it's not very common that we do that because it kind of ruffles feathers with some of the the community but we We do have some codes that are a little bit more stringent than maybe the minimum just because of the specific circumstances. If you have, for example, if you have different soils and they they have different bearing strengths and things like that, you might have to have more thickness on road or more thickness on concrete or something like that.

Well, I just remembered we had a problem with was it ivory that had the leaks on all the basements? You remember that up? Oh, yeah. And then the inspectors put in a thing where they had to inspect the drainage pipe before they covered it. Yeah. You know, and and I wondered if that would, you know, thing we can do things like that that Yeah, we we have that ability to do that. We try to not be any more restricted than we need to, obviously, but you don't want to be restricted. I just want to make sure that something doesn't get by that

Utah code hasn't covered. Yeah. And and so and to be clear, these these codes or these changes that take effect, anything that's in the process now that is moving through our development process. They don't necessarily have to to follow these. There's nothing in here I think that would be affected by that. But but they are I won't say grandfather, but they're kind of vested to is the proper term. And so anything new that comes in would be on these new standards and and we do notify anybody with a a plan in that process that um for the state code it's a it's a 30-day notice that we send out to them. So they've all been notified. So it is it is meeting that requirement.

So easements show up in a title report? Yes. If they're written easements, they're on the title. So because there was one that said you have to provide us the easements and then there's another one that says you have to provide us a title report. So, are you just taking like what they think's on there and then the title report just kind of makes sure that what they had to put on there was what's actually on the title? Yeah. So, so the title report shows any incumbrances on the property. Um the easements in the preliminary plot. We want to know if there's an easement and where it actually is located.

Yes, the title report will say, "Hey, there's an easement here." But it doesn't necessarily draw the map that says this is where it is. And so that's what that is for is to make sure that if somebody has an easement then we can correctly protect their rights on that ement. Steve, could you clarify for Zach prescriptive easements because a lot of the irrigation pipelines aren't recorded but they've been in place over 20 years. So there's a prescriptive easement which then shows up on the plat when when the property gets built when it goes from agriculture to housing. It also shows when they dig the basement.

So, so when we do have a prescriptive easement like that, we actually require them to establish a written easement at the time when they report these plots. So that instead of having a non written, it's it becomes an official that's on the property. Okay, that's all I have for you. Oh, that's good. That's good update. Um, oh, oh yeah, just a heads up in case we'll be contacted.

Yeah, we uh we ended up responding to four water breaks today. Water main brakes. We're we're in the middle of draining our and cleaning our our clear field tank, our 4 million gallon tank, largest one in the system. Um, then we ended up, I think, because of the pressure or the the temperature swings, it's really bad on us when we get 25 plus degrees in a single day like we did today. So, um, anyway, but yeah, our crews have been hard at work today moving water around, trying to keep people in water while they responded to full water main breaks, as well as get our our water tank cleaned out so we can get it back in service. So, if you hear anything on that, you know, we appreciate all the Was there any calls that even came in today? Yeah, we we received them up at the public workshop. So,

in case you in case you hear or see anything, I think our guys be aware of it. When you clean it, do you drain it? Yeah. Well, we we drain it by letting the system take all of the water out of it and we turn off the inlet into it. So, we don't just drain 4 million gallons. The water is used by the system until we get it down to the bottom and then we turn the the outlet off and then we clean it and then we fill it back up. Okay. Disinfect it and fill it back up. So, yeah, we don't we didn't take four million gallons dump and just dump it. And I'm thinking, wait a minute. But but yes, it is drained because we let the system take it. No, right. You just don't fill it back up as it goes. Yeah.

Yeah. We let it drain down and do that. But but when we take that one offline, we we Wes and Ashley, they do their magic and keep things moving for us. But when you break four pipes at the same time, they kind of made it fun today. So yeah. Okay. How often do you have to clean that? This uh every couple years. Okay. Yeah. Do you have a hot dog thing going on every four couple years? I know you did. We did. I should say we when we built it and we have a hot dog dinner for all the families around there. Well, maybe we didn't tell. Sorry. Bryce told me it was okay to do it.

Yeah, we've been cleaning a lot of our tanks this year and and this 4 million gallon one's kind of the big one that needs to Yeah. Yeah, takes a little bit more coordination. So, yeah. Well, make sure you convey on behalf of all of us, thanks to all the staff for their extra hard work and being on call, which is why as a elected officials, we want to acknowledge the fact that we truly see them as first responders as well because they can get called anytime day or night to deal with these and have issues. So, tell them. Thank you. Okay. Uh let's go on to item number five, which Brad's gonna present uh our town center.

Um before we go into that, I'll just jump in real quick. Sure. Um just as a quick update. So uh Alex provided an update on the property, the Gordon 89 Town Center. um last time that the property um that the the p the person that purchased the property as they were going the company as they were going through a quick due diligence process um they have decided to move forward with purchasing the property. So they are they are going forward with that. You're scared.

Um no no happy no it's a good group. We're happy to work with them um talked again uh with them today. So um and they they may or may not um be here today. um they don't necessarily want to u stall the process, but they just want to know that that they're a part of it and and move forward with it. So

um just a quick kind of component of this, there's we definitely simplified the ordinance um from the first packet that you received and we tried to to organize it in a way that was a lot more um easier to digest for obviously the reviewers, but obviously the people that are going to be um asked to and be tasked to follow it. So, um, Brad will kind of go through those components, but yeah, happy to answer any questions as we go through it. Thanks, Weston. Um, yeah, so I'm not going to go through the full presentation here. I'd like to spend some time just highlighting some of those things that changed from the last time,

um, like Weston had mentioned, and then give time, you know, for the group to be able to ask questions and provide some comments. Um, so, you know, I I'll go through a lot of this. I'm just the the first part of the presentation I'm just going through what we're really changing the other sections of our code that we're changing um that that are aligned with this right like we have to change some definitions we have to change some adding the TC1 into our code um but this is the just the format of uh title 1928 or chapter 1928. Uh the biggest change that you'll probably see is that we used to have just one section. So starting at 040 that was all of the building standards. We ended up recognizing that it would be helpful to uh you know for people to digest it and to look at things to break it up into multiple sections. So that's what we did. Um so

yeah, we have this section which is um and honestly that's that's Won's foresight. I was um his his looking at it and realizing like this needs to be more digestible and so I really I'm grateful for him on that. And so we talk about building types and setback standards here, design standards in 050 as well as architectural standards. So the design standards are mostly general to all of the projects in the town center, but then the architectural standards are more specific to the buildings or to the the different building types. And then uh section 070 gets into things that are very specific to the Gordon 89 town center itself. Um all the other sections just got reumbered, but they nothing else really substantially changed in those sections. If anything, it was a typo or was maybe removing some graphics to just make it easier to digest. So um gone through this before uh just the uses. So I'll go through these more you know I'll just go through each one of them um quickly when we go through the uh presentation with uh the general public. Um but this is maybe the first area that kind of changed the most. Um and again didn't change in a bad way. It changed in a good way to just be more simple. And so we have this table here that um you know with this code we have you know in the TC1 zone it's it's one zone but then it has different subdists. So actually just jump back to this map really quick just to kind of remind everybody. So uh for the Gordon 89 town center um and I and I explained it to the planning commission as this that these subdists are kind of like subzones in a in a zone itself. Um, and so you've got each district like the red is the commercial core, the the purple is the mixeduse core, which would allow mixeduse commercial or mixeduse residential products. Um, the town home residential is really pretty much just town home buildings. I think that's the only building type that's allowed there. The neighborhood residential right here is this kind of darker yellow. Um, that would allow mansion style homes with no

more than four units per home. Um, and then also duplexes. And then the detached residential would only allow single family detached uh homes. And that's and for the 489 town center um and with the resone and the development agreement for the site, we would make sure it follows the master plan which says 6,000 ft of lot sizes and the open space areas. Um we modified this a little bit. Yeah. Here

just because I'm thinking about on the uh detach single family, is there a restriction if it's twotory or story? No, I I think I think it's the the maximum height is two stories um on the table. I don't have the table in this presentation. I just have one showing, but I can um look at it really quick here. Um so for a single family, yeah, two stories and 35 ft is the maximum height for those. So that that follows kind of our Yeah, I was just thinking because that's really that transition from the existing neighborhood.

Yep. And then the open space, we modified this a little bit from the meetings that we had uh last with the council. This this area down on the bottom because of the connection to the creek as well as the storm water recognized that we're not really going to have any development down here. It's going to have to stay as open space. So we didn't want to give the false impression that it could possibly also be developed down on that side. Um so I'll just jump to uh this table here. So, we've got the different subdists as I just called out and then these are the different building types that we're allowing in the uh TC1 zone. We didn't change any of this. We didn't change anything on this table at all. It's still the same. Um, as you can see, you could have town houses and mansion style in the town residential, but it's most likely that we'll we'll see town homes. Uh, because a town home building can have a maximum of six units connected to each other. Mansion style is a maximum of four. Um, and with a mansion style, it has to look like it's a single family, you know, just large mansion style. With a townhouse building, you could have the individual units look different from each other. And then this, um, as you remember before, um, what we had is that I ended up we created a table for each one of the types, different building types. What we decided to do was just combine those into fewer tables. And so this is just one table um that addresses the commercial office mixeduse commercial buildings and mixeduse residential buildings. And so for a commercial building, these were the these are just the general setback and uh some standards that apply to it. So it would follow this column here. Um and then office and uh mixeduse commercial would follow these standards and then mixeduse residential would follow these standards. And then as you can see there are some um standards that apply to all three or sometimes they apply to just two. So we carry those over. So for for example um a commercial building uh if they had a property if it was located on

a property that was 100 ft wide the building would have to cover uh 60% and be located within that front property area for 60 ft of that 100 ft. Um, another thing that's different about the TC1 zone is instead of having hard setbacks, we're providing uh at least along street frontages and the front property areas, build two zones. So, a minimum of zero, but no more than a 15 because we're trying to address the pedestrian scale of the town center area. But then on the sides and rears, it's okay to have hard setbacks. Um, you can see that the tables are kind of broken up into you've got property, building, and locations. These are kind of like setback standards. site access and parking. So, this addresses where you can access the site and where you can also have vehicular parking. Uh, and then building massing. This really talks about the height um of all of the buildings. And so, you can see for each one of these buildings, they need to have a minimum overall height of two stories and a maximum overall height of three stories. And that maximum overall height of three stories in this uh in this code and specific to the Gordon 89 Town Center, that's applied to all of the building types. So, there's not going to be a single building type that's permitted to be greater than three stories. We do have a a footnote here that uh we could reduce the minimum height standards um as part of a development agreement. So we may have a developer or you know this master developer that comes in. They might say we just want to do a one-story commercial building or uh something like that and and you know we might write language in the development agreement that says we're okay if it's onetory as long as it still has a two-story look you know and so maybe that's not a habitable twotory but it still looks like it's a two-story building. Um and then we talked with the planning commission a little bit about this the the story heights. Um, one of the commissioners had some questions about like is this height measured? Is it the full story from story to story? Um, how this is measured is from the ground to the ceiling. And so we recognize that

there might be a couple of feet between each floor for mechanical and lighting and all of those different things. Uh, but overall they're not going to exceed this number of stories. Um, then you got facade articulation and details. So we talk about blank wall limitations. We don't want to have uh certain percent over a certain percentage of the walls that are blank. We want to make sure that there's windows and there's articulation. Same thing with facade division. So things that uh go up and down along the building as well as horizontal facade divisions that are left to right. And then also where the front facade entrances, you know that it needs to be a covered entrance. Then you've got the building entrance locations as well as the uses that could be provided with the buildings. So we do this, we follow the same pattern for the other buildings which are the mansion uh style, twin home and townhouse buildings as well as the single family. Um and then

what's the minimum on the mansion style? You said it can it can have up to four. Is the minimum two on?

Yeah, the minimum. Yeah, it would be two. Um you could probably if if you have any less than it just be a single family detached one, but yeah, it would be minimum of two. Um, and then we talked about this before, but um, uh, Weston was able to come up with a lot better architectural renderings uh, for these. So, as I mentioned in our last work meeting, the mountain modern architectural style is the prominent style for the Gordon 89 town center. It's called out in the in the master plan and that's what we're calling it out for the TC1 zone. Um, and that's going to be required to be followed for all non-residential as well as the mixeduse residential buildings. That's the style that they have to follow. But then any of just the residential buildings, they could use any one of these three complimentary styles. They could also use the mountain modern. Uh but they could also use these three if they would like to. Um uh Weston was able to put this together for us. So this is an appendix that we're including as part of the code. Um and so this provides what some renderings could look like. Um so for a commercial building, if it follows the mountain modern style, you could see buildings that have this type of look. Um, some key aspects of mountain modern style buildings is that there's a lot of emphasis on stone or masonry as well as wood and also exposed beams and and large archways as well as a lot of large window areas. You kind of see that with all of these different buildings. This is what some office buildings could look like. This is actually an office building that's in Farmington. Um, and then uh you know some other mixeduse commercial buildings. This would be like an office building up front with up top with uh retail on the ground floor or services on the ground floor and then mixeduse residential. The only difference is that you've got residential units above and then you can see we've got different town home examples. Um and then you can see how this is done for each different architectural style. So mountain modern, farmhouse, craftsman, and prairie. Um and then you've got the mansion style.

As you see with all of these, they all kind of generally look like one big home, right? And and the idea is that honestly, you know, outside of just seeing those different sidewalks and even the the different entries, if you were to be driving past it, you may not even recognize that it's a multi-unit building. It's supposed to look like it's a larger home. Um, and then a twin home, you know, just two units. Uh, pretty simple there on those different styles. And then single family detached as well. Um we are we would plan on with a development agreement as part of the reszone that we would have the you know developer acknowledge in the development agreement that they would follow the architectural standards for detached single family in this zone. Otherwise state code prohibits us from um regulating those things but we can call for it in a development agreement. So that little feather

which way do they face the single family homes east or west? Those would be facing likely east facing a road and then they would have backyards that would go west. I'm guess there's not a road going behind the existing Right. Yep. These Yeah, these single family uh detached homes, the idea is that they would probably be frontloaded. They could pro they could also be re these these ones on No, I just meant I knew that there had to be a road, but I didn't know if there was one existing that they would

Oh, good question. Yeah, there's not a road existing yet. Um, and we did have one of our planning commissioners ask that question of like where some of these would go and we said there's the basic framework for the Gordon 89 town center that's built with the roads, but like any other development of developers going have to come in and put in some additional roads. Sure.

So, um, these are some things that are the same as before, but you just got design standards that are transition setbacks and entrance locations. I wanted to call these out just because they're pretty um, unique to the TC1. We want to make sure that that when buildings are located on the corners that they're addressing the corner by having the building brought back a little bit and having it angled. Um, and then this is not likely not going to happen in the Gordon 89 town center because of you know the different locations. But if it were to happen where we have say a mixeduse building or commercial building that's adjacent to single family that's in a different zone, we want to make sure that it's set back far enough and that also the height steps back once you get past 30 ft. Um and this kind of indicates that like the idea is you know we don't have a building that's towering over adjacent single family that there's some uh good spacing there. Um other than that this is the other thing that that changed with transparency and penistration. Western was able to come up some really good graphics here. So this shows an area where it's just a blank wall. We're trying to avoid certain area that's a certain percentage over you know that we don't have windows. Um, also vertical articulation as well as horizontal articulation with the buildings. Um, in the planning commission meeting, I I've got a slide at the very end of the presentation, but in the planning commission meeting, there was some confusion about what the horizontal division between the ground floor and the upper floors means. It talked about it that could be recessed or projected 18 in out. Uh, we also added some language to say that like if it were to be flush, then you have to provide an additional architectural material that's at least 18 inches tall to to provide that division from the ground floor to that upper floor. And then this table talks about like based upon the building type, the amount of transparency or or glass that you need to have on the ground floor as well as the upper floors per the building type. And then if you have what your bay size

or you know this area here, this this would be considered a bay. how um how much how wide it can be until you have to have another division. So, if it's a commercial building, your bay can only be 20 feet wide until there's another division. And then this illustrations that been added, this shows what we're trying to get when it comes to compliant penistration. Um so, glass on the buildings and this would be non-compliant. Some of our developer friends, develop developer friends might think that this is great. It's a nice complimentary style. Um, and that's not what we're looking for. So, we're looking for this one on the left hand. Um, and then again, Lon did a great job at providing these um, examples for what the roof types could be for Mountain Modern. And as you can see, these are very these are ones that you' really see a lot like in the Park City area, Kimble Junction. Um, and again, that's what our town center master plan is calling for is kind of having a hearkening to that along the east side. Um, just got slides here. Here, I'll go into this more in detail, but this kind of shows what the primary materials look like as well as a sample board of secondary materials. Um, hope you all like the little office that the AI created. Even like the little rocks that I put down there with the pine cone. So, thank you, Gemini.

Um, and then yeah, I'll get more of this into detail. I'll just jump to this last slide here. Oh, um, another thing between our last meeting and this meeting, we worked with Joelen and and figured out like we should and also based upon Alex's recommendation come down come to a list of like these are the trees that we're going to have as street trees. So, these are the ones that we chose. Uh, one because of their color, um, two because they are water-wise and three because they're also known to survive in an urban skate environment. So, we're we feel pretty good about these trees. As you can see, the the chanted clear flowering pair is beautiful throughout the year. I didn't have any spring colored like the the the Japanese elcoa and the ginko, they don't really flower in the spring, but they also but they do provide a nice fall color. Um, and then I'll just jump to this slide right here. So, these are a few things that changed from planning commission meeting to tonight. One was just to add a definition of floor height. There's there was a definition for story height, but not floor height. and just wanted they wanted to be clear that when we're talking about floor height, we're also saying it's it's the same definition as store height. So story height. So we added that in there for the horizontal divisions as I was mentioning. This is the language that we added. You know, it talks about you could also have a a different material that's at least 18 in uh tall. um for the building materials. Uh the planning commission thought it would be important to say that like to to provide us as the city some flexibility that if there if a developer comes forward and has a material that's of high or equal quality or superiority um durability compatibility with our design standards that the land use authority could approve that material to be used as part of the development plan. And then um this section here we added that building mount mounted utilities or mechanical equipment that they need to be screened

and that they're not permitted along uh primary building frontages. That was a question that came up as we were talking about screening of mechanical equipment on the ground and they said what if there's mechanical equipment on the side of a building? We said well that that's a really good question. We didn't think about what we need to do to screen that. So we've added that language here and then this is the last thing that was modified. um for the parking lot buffer. This dotted line right here shows where a possible fence could be. Again, it's it's an optional optional thing. It's not required. Um but it says that it needs to be six feet back from the sidewalk. But then the planning commission's concern was well then does that mean could it be right up next to the parking spaces? And what if a car hits that and it damages damages the fence? So they wanted to make sure that it's six feet back from the sidewalk and a minimum of two feet from the top back of the parking curb. So that way if a car ends up parking over the uh landscaping a little bit knows over the landscaping, it doesn't hit the fence. So other than that, the planning commission may ordered a recommendation of uh approval. It was a unanimous vote based upon those five changes. So happy to discuss any questions or thoughts that you guys have between now and when we have to have the regular meeting.

Are you going to bind this book? We could if you'd like to. Yeah, I've been working with the binder in our office, so I'm getting better at it. You know, it's nice to see you put enough thought into it so when it's done, it looks nice. It doesn't look like some, and I hate using the word cookie cutter, but you know what I mean. you know, where everything looks the same and, you know, and and it gives people that live there, they don't feel like they've been intruded upon, you know, so that's nice.

I like the design. I think you guys done a good job on it. Like I say, implement it the right way and make sure we stick to it, which the development agreement will allow that. I did have one other question. Yeah. Administration. Yes. Yes. What? Venistration. It's also another term for how you articulate a building with glass. And it's okay. Just a fancy architectural word. Never seen it for tint. If it was five syllables, say if it was five syllables, I'd tell you.

Yeah. Yeah. For window tinting as well. It's like just just how you put glass mostly on the entire building instead of transparency measures how much you can see through. Fenestration is how much glass you're providing on a building. So, if you look at those two buildings that those graphics of one that had the window placement and one that Yeah. Yeah. Those those two just demonstrate two different fenestrations on the upper floors. Yeah. You couldn't have just said two different windows. No, we got we got to be creative. Yeah. Okay. No, I'm fine. I just, you know, Well, this will be presented in the other room so we can bring things up. Did you have something like

I got a couple things I kind of want to just I talked to to Wes and Brad after the planning commission couple of my thoughts and I want to hear what you guys think. There's a section in here that talks about 30% of the commercial has to be uh going vertical uh before any of the residential starts. Yeah. Pull that up.

Um it's in our administrative section, but I could pull it up if you'd like me to. um and talking to them kind of kind of what I thought is it's because the residential can just take up and fill up fairly quick versus the commercial because that's really market driven. Um and at one time or I kind of feel that that might be too low that we might want to have a like a 40% requirement before they can start any of the residential. I discussed that with Brad and them and I'd like you guys to hear their comments back to me. I I still think maybe we need to tweak that number a little bit. The whole idea is to get I hate to have all the residential built and then really only 30% of the commercial base where this is a town center or if I get the right word town. Um and that so that's something um and then the other thing if you looked at the just

the map that shows the main commercial space. Yeah. Are you pulling we can I don't have access to our folder but it's in your packet and I can tell you which page of it it's on. Um yeah it's on page it's the administration so it's on page while you're looking. Can I page n can I just simply say okay so would a grocery grocery store qualify as that 30% hands down it's 30% um um or one building whichever is greater

um and one of the things that we talked about with Mike is that um that the developer that has purchased this they are primarily a commercial developer right we obviously had concerns about who's going to take it on but that is a key component of what they have talked about um doing on this property from from day one. So, one of the things that we didn't get into details, Mike, but this might be helpful as well is because this ordinance could affect uh and will affect other town centers. Um if there's a component that we need to increase that, maybe that's something we look in the development agreement to address it. We feel like the developer is is presenting something forward where they're that we need a stronger commitment out of them to make sure that commercial does exist. Um, but currently, uh, at least from conversations that we've had and and how it's drafted, staff's pretty comfortable with the 30%.

Yeah, it's a little bit less than one-third of the overall project we feel like or or the commercial aspect of the project. You said 30% or a building whichever greater would Oh. Oh, I see. So that's why I asked the question. So really the one building could qualify for that which would help tremendously in the area.

Yeah. My big fear is that you get all the residential there and then you you get one building there and then it sits for another 10 20 years before the market says, "Yeah, we need that." And and and kind of the same thing kind of where where we talked about using this same town center out west and other parts of the city. That would be my same concern for there. So, it's something I just wanted to bring up and let you guys know. Um, and then the other concern I had is on the map. Um, it shows the big commercial. And this actually wasn't my idea. This is a resident kind of reached out to me uh about it. So, you show the commercial and you show the mixuse. Um, they felt that it was kind of uh defying um what's the fancy term? I wrote it actually down for horizontal and vertical.

The vertical mixed use and horizontal mixed use. Um and then and Brad and Wes can kind of kind of explain this is kind of just a ballpark. They can uh the developer can come. So like where the purple's at, it doesn't have to be right there as long as we kind of get that mixture. Is that did I understand you guys right? Yeah, a little bit. Yeah. Yeah. In the ballpark. In the ballpark. So yeah. So when it comes to that um this we we needed to set up a a regulatory plan

for what the zone is. Now we recognize that maybe through the the development agreement and also the code does require a development plan. Um that the developer might come forward and say we would like to do a a regulatory plan that's a little bit different like locating these areas a little bit differently. Um, but what we wanted to do is out of the gate, we wanted to follow the town center master plan as closely as we could because we didn't want to be disingenuous to the public and how much time and effort that they put into it. And so that's that's why we came up with these locations. Um, you know, because it we wanted to mirror that as much as we could. But yes, to your point, Mike, as we start going through this, developer might come forward and and as a city through a development agreement, we could look at that and say, "Yeah, this actually is something that's better or but we would use this as the baseline." So, you know, we're if any changes that we make from this, we'll be still using this as kind of the guiding starting point.

And kind of what I was too is not that it's so rigid that it can't be changed. And that's what they explained to me. So, I appreciate that education a little bit. Um, the the the other part and it's not allowable um use right now is like a um which again I'm thinking future because looking at this site a little bit more it might be a little bit more difficult but allow like an urban garden area right now if you look at the the uh was it under open space? Yeah, the open space the green area.

Yep. So if I go to here, so we can So there's only one thing that we allow as an agricultural use, which is a family food production. In these subd districts, it would be like a garden space, right? But to your point, Mike, you're you're probably saying like a a garden that the whole like the whole area could benefit from and that might be in the open space area. Yeah.

Yeah. So, and the more I thought I originally told them to make it a permitted use, but then we might I started thinking of down in Salt Lake where I had to deal with this. Um, we might want to make it uh under a continuous use permit uh because it can get uh away from people. So, it's a way for us to have control that it just doesn't become a weed mess and stuff like that. But that would be one recommendation that we would change that make it either um um it' be a D or a P. Correct. Yeah. Right. Like it would be permitted with the development standards and then we would outline what those development standards would be. Like there would have to be some sort of community.

Kind of the reason I envision that is where you're you're going to have a lot of people living in this mixed area that they might want to have like an urban or urban garden. You had one at your house, didn't you? Yeah, I've experimented with it. There's a group up there on the east side that kind of does the same thing. So, so, so that would be one recommendation that I I I would say that we change that now. That use isn't currently in here because it wouldn't be considered under family production, would it? Would that be That's what we probably think family food production as opposed to garden.

Yep. that we just probably put it here as under that open space or we just didn't add it to the commercial or mixed use, you know, core area just because we didn't see that there would maybe even be space or people aren't living there, you know, but I don't know. I'm thinking may maybe a a restaurant comes in and they're like, you know, hey, we've got a little area outside and that's where we grow some of your micro greens or something for things. I I don't know. It might we could cross that bridge when it comes, right? Which is actually true in Europe. You have a lot of restaurants that actually have their herbs and stuff being grown right at their restaurant. But I don't know how that would play out here.

And maybe it wouldn't even we wouldn't even classify that as family food production. It just might be its accessory to their restaurant, right? It it wouldn't be I don't see a negative in adding it um to the to the open space. They could be complicated to to manage and maintain. It's something we'd want to make sure was established some good clear boundaries in the development agreement if that's something they wanted to do. But it's not a bad thing. This is the open space that's required to be maintained by the developer. Yeah.

Well, the the any open space that's identified in a regulatory plan. So just holistically looking at at the garden 89, you're probably not going to get fruit trees or, you know, really any type of um um garden or that type of amenity. But maybe out west or any other town center, you might get something that you have some flat ground that's identified as open space that could function that way. So it wouldn't necessarily harm that functionality for that category being there. and you could have a development standard tied to it that could limit its uses.

I have a question about the um so we talked about last time about having this be applicable to other town centers, but then you do have one section in this code that's specific to Gordon um and the Highway 89 area. And so when we do start looking at these other locations, are we envisioning that we would then be adding addendums for those as well? So it'd be the TC1 zone, but then you know some additional things that are specific to whatever that town center might be. Is that what we're thinking?

Yeah, we might. So um this is just one of this is one of two Greenfield town centers where we don't have any development. So we feel like look at it as that this neighborhood town center will likely be at for a Greenfield will be here and this will be the only one and out in Westl that'll likely be on a slightly larger scale so it could be a community town center so it might be a different zone like a TC2 um but then there's some areas like uh Gordon and Fairfield like where there's the fresh market there might be an area there say the whole fresh market site gets completely redeveloped and that's I don't know how many acres was Is it like 10 acres I think? Like I can't remember but you know so maybe somebody comes in and says I want to use the TC-1 zone here which you know you'd have to have enough area to then use probably multiple subdists and so yeah we we've thought about that that it either we either use that um have a regulatory plan specifically for those areas through a development agreement or we would add it to the code you know as a section that like this is an area specifically for this one. What what I see is this is what roughly 30 acres we figured.

Yeah, this is Yeah. What was it? It was like almost 40 acres. 40 and out west 40 before the road, you know, 100 acres partial. Um the other a question I have on the green space.

Is there for the is there a time that the developer actually has to create that uh do the improvements on the green space? I've seen some developers that's the very last thing. Like if they're doing a subdivision and there's um a park in there, it's the very last thing they get to. Is there a mechanism that we can have them um create the the open space and do the improvements to the open space while they're still doing the rest of the area? I hate to see the open space just be that empty field for for a number of years that way. Is there anything in this right now?

Yeah. how the code is written right now there's not because we recognize that we we've actually done that in development agreements and each one it varies a little bit based upon how it's being built and so um usually we've said things like a certain percentage that like you can have so much of your and most most of them have been ps or residential developments right where we're saying you can have so much percentage of you know your single family homes built before you then have to start and complete your open space so we would to add that to a development agreement because there could be open spaces that are specific for those different residential developments themselves as well as like the open space that's applicable to the whole thing. So, as we thought about that, decided that let's let's leave that open to to actually hammer down a little bit more in the developer. One of the reasons the flexibility comes in is because when we um and usually it's in just above the 50% range, but the developer will want to say, well, I need to get product in there to be able to put it down, but I also don't want to put in my product and then run over the open space that I have to that I just put in to then install the other units. And so, it's a balance and working with when it has to go in. So, we try to work with them.

Yeah. Most the open space they give are in a hole. Nobody drives anything in that except maybe that started.

Yeah. And actually to that point, we we added some standard standards um in here about open space and we were talking about um areas where you could have some storm water that's included in the open space. So, um, we do that in a lot of them, but we've noticed that there's some area, some developments that have happened that the open space goes in, and it's in between safer town homes. Um, and it just dips right here, goes down, and right back up. No kids are kicking a ball in that. Nobody's running around in that because it's just not usable space. And so, we looked at it and said, if you're going to have storm water included in part of into your open space, it needs to be a minimum width wide and a minimum depth. And it can't be deep or have a a slope that's too steep, you know, to get into it because I think a good example of that is um of one that works is at the park. There's a big um the the park development where Swan Lakes used to be. They've got a big area where people can go down and play in it. Um there's another development that's over um in the Gordon and Fairfield. Yeah.

Yeah. The Homes Homes built those town homes. There's a few there's an actual parks and park structure in it. Yeah. Over in that area. They're rocks or I don't know if they're fake or whatever. Yeah. So, some of them work really well and others like if it's just meant to just capture the storm water then and then it's just a token open space. It was there storm water. Okay.

I had a question about land use authority. Um, so I I was looking at the table and it said for MU TOD development plans, the the planning commission is the land use authority, but with this one, we are city council is the land use authority for development agreements. We always get those. So I was curious why you decided to go the route for the planning commission on the TC1 development plan instead of us.

Yeah. So I think there's there's some clarification on that. So with the development So with the development plan, we tried to follow the the other development plans that we do follow the same process because the development agreement is going to be that legislative document that's going to govern things and then the development plan will be will still need to comply with that development agreement. And so that's that's why we ended up going that route. Okay. So nothing in the development plan uh the development agreement itself what we get is specific to that specific site. So I guess I was thinking the TC1 development plan was the whole development.

Yes. Right. And that's the thing is that they could come forward and and we written into it flexibility that they could come forward and do a development agreement with their development plan and if they're going to combine them together then that's coming to you. Um, but if they decided to do a development agreement and then come back with their development plan, their development plan will have to meet all the terms of the development agreement as well as the code. So, the development agreement is really just explaining um kind of what or excuse me, the development plan is just more of here's what we told you we would do. Here's what our conceptual like here's what it looks like, what we're planning on implementing the development agreement.

Yeah. And it's kind of um how I've begun to understand it, you know, coming from another organization is that a development plan is more like a a more detailed site plan of a project, right? And so in in other places it would be do a development agreement and then the next thing is they come forward they come through with their site application. It's just a more detailed site plan. Thanks. So which one comes first? The the development agreement would come first. So we get to see it first and then then I guess agreement follow the agreement. Yeah. Right. The agreement would come to the council and then the del plan would go to the planning commission. So we would we would approve it first. Y they would take the plan.

Yep. So yeah with this so with adopting the code you're approving it and with the development agreement you're approving it and then a development plan would come next. That's good clarification. Yeah.

Okay. Anything else for now? I think I mentioned to the mayor on the same subject that the that you correct me if I'm wrong, chairman, but that the uh owners of this property have would like will be asking to maybe have a board meeting an opportunity to sit down with you and express their interest in working with the city and take any feedback and kind of maybe share a little bit of their vision and receive some as well. So we think that would be probably appropriate tonight where this was just being presented to you. But they have expressed that they want to make contact with you and look you in the eye and make sure you know who they are and and you know many of you know some of them but u or may and they they just want to make that connection with which we thought was

very good that they so that may be coming in the next few meetings they're scheduled. Say one more thing. Yeah they go ahead. I just want to say broadly um I prefer the way that we have you know these codes wide laid out where there's um less stringent requirements because as we found there are times when we've put in specific restrictions like you got to do this, you got to do that, you got to do this and then that's just not feasible. Mhm.

Um just like we had last meeting the other developers come in and and request us to change some things or allow them to change some things so that they could finish their development. So I think you know maybe we see certain things around town and we're like oh that's not good. We need to crack down on that. But I think working with the developers and um being able to have that open communication and that flexibility makes it so that we remain um a city that can welcome all kinds of development, not just commercial, but residential and others so that we're not so prescriptive. And then if we do need to lock something in, we can do that, you know, with the development agreement piece. But that was all just to say thanks for writing it in this way. there's a method to to it all.

Okay, there's no more questions. Then that's our last item on the work meeting. So, I'll entertain a motion to make a motion.

Second. Okay. I'll acknowledge that. Thank you. Everyone, we'll see

going out to our Leighton City Council meeting this evening. Um I uh it's always fun and exciting when we have a big crowd in the audience. So I want to just say thank you everyone for being here tonight. I know we've got uh you know some special presentations, but all in all, I love the vibe. I love the the chattering that's going on and we just want to say thank you for being here. So, as customary, we always start our meetings out with a prayer and a pledge, and we take turns up here each month. And so, I'm now going to turn the time over to Council Member Betina Smith Edmonson to go ahead and lead us in in that ceremony. Thank you.

Thanks, Mayor. I'm going to lead us in prayer and then right after that, I'm going to invite Ammon Harris here to lead us in the pledge. So, I'll invite you to bow your heads. Father God, we thank you for this day. We thank you for this lovely springtime. Even though we have winter weather today, we are appreciative of the precipitation and we just thank you for even allowing us to be in this presence today. We ask that everything that we'll do as a council tonight will be done decently and in order. We ask that you give us wisdom as we make deliberations and we make decisions on behalf of all the great residents of Leon City and also those who come here to work and to play. We ask that you look on our first responders, um, look on our public works and everyone who makes this city run as well as it does. And we ask that you give us wisdom in everything that we say and do. Continue to bless us and keep us safe from all harm and danger. In Jesus name we pray. Thank God. Amen.

Amen. Please stay on the table. I aliance to the flag of the United States of America and to the stands. One nation under God, indivisible, with liberty and justice for all.

Okay. Thank you very much for the for the prayer and also leading us in the uh pledge there. Ammon. Um, as a special ann uh acknowledgement, we do have our city council member with us this evening, which is Adam Harris, sorry. But Ammon, um, now is a perfect time. you've got a lot of fellow students out here and I think you need to uh just take a moment and explain maybe what the student council is on behalf of the city and uh if there's anything in particular you feel that you want to share as far as a highlight or anything. So you and I'm going to have to have you use the mic there. Okay. Um

you got to speak directly into it.

Okay. Uh hey guys. Um if you don't recognize me that makes sense. I go to Northridge. Um, and I am a member of the Leighton City Youth Council. Uh, we do a lot of cool stuff in it. Um, we do some service. We kind of like try to mimic government a little bit. There's a mayor of the Leighton City Youth Council, uh, recorder in various positions. Um, it's a it's a fun gig. Uh, you join, you get to do a lot of service. Uh, you get to go around helping. Um, you also there's food sometimes if that's a selling point and yeah, you get to contribute to your community uh volunteer and it looks it looks good on college applications if any of you are going to college. Uh, it's really fun. Yeah,

good job and thank you very much. Um we appreciate our our youth council and also our youth court kids that uh help out here at the city. Uh before we go on to any um of our presentations tonight, we do like to make our verbal or I mean our municipal announcements and I know some of the council members sit on special committees that like to make all of us aware of different things that are taking place. So I'll go ahead and turn the time over to the council. the uh parks and recck uh April 22nd. I think that's a week from what's today, Thursday, week from yesterday. Next Wednesday uh at the museum for those of you want to know anything about Old Leon Farming and branding irons. They're bringing in a lot of the branding irons. What?

Yeah. Oh, okay. Thought I said something wrong again.

Nope. I'm all about branding. Yeah, the branding iron. So, you'll be able to see the different ones from Leighton. So, anyway, that's uh uh uh it starts at 6 and then uh on May 8th, they have family night. It's over in the park over here. Bring your family. They play games. I'm sure they'll have food everywhere you go. They have food. 5:30 to 7:30. Mother's Day, you can swim free at the pool on May 9th. That may not be Mother's Day as the day before. And if you want to go swimming between May 10th and the 17th, go to some other city because we're closed. Um we have we're taking down the bubble and so takes a week to get it down and get everything prepared. So that's it.

Very good. Anyone else? Um I just want to remind everyone that there is a learning to breathe um three session class. This is for adults. This is something that has been done in our schools for sixth graders over the past few years. And Davis Behavioral Health in conjunction with Leighton Communities at Care is putting on this um three session course for adults and it starts on Wednesday, April 22nd. It will be the 22nd of April, the 29th of April, and May 6th from 6:30 to 8:30 at Davis Behavioral Health here in Leighton. If you want to register, you can go to dbhutah.org and you can sign up. Um, they just offer different classes, different skills to help you with stress management and also really to know what your sixth graders have been learning over the last couple of years about how to manage their emotions. So, if any of you are interested in learning about that, I suggest you go and sign up. Is there anyone else? Okay. I'll go ahead and make two more announcements. Um, I'm uh kind of excited about this Saturday coming up. Um, I don't want to spoil uh our precursor to a citizens comment here, but I will tell you we have an great opportunity to do some service work within our city here and um certainly uh I hope that we can get a lot of volunteers out for that. In addition, since we have a lot of you uh high schoolers here, but this really applies to all the high schools in the area and some of the junior highs. Should you happen to have a you or based upon Ammon's uh I guess leadership here, those that really want to help participate and give back to your community, the Leighton Rotary Club sponsors, this will be our second annual global youth day of service. So, it's a day where only the

youth come out and serve their community. Um it's going to take place over here at Leighton High School. Uh it will start at uh 10:00 a.m. and then there'll be different projects that you'll be able to do inside. Then they'll transfer out into the park. You'll do a community service out there. And yes, there will be uh lunch as well. And anybody who does need rec acknowledgement for perhaps um helping with uh your citizenship grade, uh I will have a personal certificate there thanking you for putting in the time. And then in addition to that, our parks and recrecks department is willing to allow all those kids that participate to be able to come over and go swimming in our pools. So again, that's uh April 25th. So spread the word. Okay. Uh I think that pretty much wraps up our uh municipal announcements at this time. So we'll move on to item number three, which is a verbal petitions and presentations. And tonight we're very excited and this is part of the hum in the in the room here for those of you that are watching online is on behalf of myself and the council member council members here. We are going to acknowledge our Leighton High boys wrestling team who not one two three but this is their fourth year in winning the state 6A championship. So, um, a big shout out to them. And in doing so, what we want to do is, uh, have a proclamation here that we'll present to the coach on behalf of the team. But I'll go ahead and read that at this time. So it says, "Whereas Leighton City proudly recognizes the 2025 2026 Leighton High School 6A state championship wrestling team and

celebrates its recordbreaking performance, sustained excellence, and outstanding representation of the community. And whereas the team has achieved an extraordinary and historical season at the 6A state wrestling tournament, capturing its fourth consecutive 6A state championship. And whereas the team um amassed a 300.5 team points under the current C scoring system which permits only one wrestler per weight class to contribute to the team score. And whereas the the all-time 6A tournament record of 311.5 points was established under the former format in which all wrestlers score. And whereas statistics comparisons confirms that under the previous scoring system, the team's total performance would have equated to 345.5 points, surpassing the historical record. And whereas the team qualifies for 23 wrestlers and one alternate for the state tournament placed 18 wrestlers establishing a new 6A record for the most state uh players by a single team, advanced seven wrestlers to the championship finals, and crowned five individual state champions. And whereas the program demonstrates excellence beyond competition, earning the distinction of the 6A academic state champions with an outstanding cumulative team GPA of 3.717.

And whereas the program consists of 80 student athletes, including five division one college wrestling commitments, one junior college commitment, and three additional uh student ath athletes pursuing collegiate wrestling opportunities, reflecting the program's commitment to athletics and academic development and leadership. Now therefore, be it resolved that I, Joy Petro, mayor of Leighton, on behalf of the Leighton City Council, do hereby recognize and commend the 2025 2026 Leighton High School 6A Championship Wrestling Team for its record-breaking performance, sustained excellence, academic achievements, and outstanding representation of the city of Leighton and extend our sincere Dear congratulations to the student athletes, coach Adam Frager and his staff, families, and the supporters on this remarkable accomplishment. So, on behalf of all of us here, and on behalf of those in the audience, I think we deserve a big round of applause for these students. And if I could at this time I'd like to go ahead and give the actual document to the coach. So if you would come up and then if we could if you uh with the team would follow the coach and we'd like to shake your hand. So, we'll have you come up and go through the line and shank all of us here. And upon exiting, you're welcome to come in, grab a cupcake on behalf of us. And again, we want to say thank you.

Thank you. I know, right? Good job. I love it. Man, this is cool. This is so cool.

Thank you guys. Keep up the good work. I hope you have to continued success here. Thank you. Thank you. Yeah, good job. I love it. Thank you. Thank you. Thanks for being here. Great. Great, guys.

See you guys here.

Yeah. Yeah. We're not letting you buy without Thank you. Thank you. very hot.

Sorry, I'm hogging your spot, but

Yeah, I just did it. Yeah. Just

before you do that, I need to acknowledge one other thing and then we can all say no. No, we it's good. want to se I wanted to distinguish this next uh comment which before I'm what I'm going to state and then I'm going to turn the time over to the council. But um you know four-time champion is is a heck of a record. But in addition to that, we actually need to acknowledge coach. He's extremely humbled. He hasn't said this, but I know from a from actually a gentleman that was the vice principal when I went to Leighton High and graduated who called me and said that um Coach Frager, right? Sorry. Um that he is acknowledged in the state hall of fame. So for being the coach of the year. So coach, you deserve your own applause if you wouldn't mind standing up. So we can all acknowledge that. Thank you. And I also happen to know he's uh into woodworking and teaching over here at the school. So, thank you very much for that. Okay, council, I'll turn the time over for you for your comments. Well, okay. Turn me on. It's on. I wrestled in 1966 at Late Night. We didn't take anything, okay? But I have a record that still stands and I want everybody to know it, okay? And I

don't think any of you have an opportunity to even try to beat it. But uh I was the only wrestler from Leighton that ever lost to a blind guy. So So anyway, if you want to try and beat it, go for it. But don't pick the guy I picked. Okay. Anyone else wish to comment?

Yeah. Um so class of 81, um my pitcher I hope is still up on the wall over there. Didn't wrestle. um and that played football and soccer, believe it or not. But my my wife's pitcher is over there and she she's a state uh basketball champion from uh 1981 also. So Joy played too if I remember right. Correct. And uh so congratulations guys. That's really kind of a great accomplishment. It is.

It is. And I guess if you're guys are stating, so embarrassingly, I graduated in 79, but I also participated in all the sports over there. Played all of them. And uh the year that I graduated, I was actually named the all-around athlete for the year. So, you know, Leighton High's got a lot of good history there, a lot of good folks that really represent this city proudly. But, you know, as the city's grown, we also have another high school and we've got a lot of council members up here that also attends Northridge attended Northridge High. So, I think on behalf of the entire city, I think we're very well representative represented and I appreciate you kids really bringing the light to our city. Anyone else? Well, I feel like I have to speak on behalf of Northridge as I'm the only night up here except for today. I've got Ammon. Um, but on behalf of just, you know, myself and, you know, all of the city, we just really are proud, you know, of the accomplishment that you and your team have have, you know, achieved. And I know last year we got to come and bring you guys treats. This year you can come in and have all the treats that you want. Um, we just thank you for being a great team. Um, and what's impressive to me is the GPA because I know any kind of um, sports that you're participating in takes a lot of work, takes a lot of time, a lot of dedication, but to do that for your sport and your team, and then to still maintain good grades is huge. So, I appreciate all the work that you guys put in and the support that your families give you and we're just, you know, glad to be able to offer you guys this small token of our thanks on behalf of the city. So, please take more of those cupcakes because we don't want to take them home. But congrats, guys. Thanks for coming back again. Yep. I agree.

Okay. Um, we'll go ahead and go on uh on our meeting at this time. So, I'll now we this is a time where of where we like to acknowledge our citizens and allow folks to go ahead and come up and make their comments or suggestions to us. And I know tonight um we have a very special acknowledgement here. And so I want to just open it up now for citizens comment. Do we just come up Mayor? Yeah, if you could come up to the mic, state your name, what city you're from, and your purpose.

Okay. I am not part of the wrestling team as you can tell. So, but I wish I was. So, uh my name is Steve Randall. We are with my hometown Leighton. And uh we started this program under the mayor's and the city council's direction about a year ago now. And so, Thursday night is when we meet. And so when we finish here, we're going to head back up to our CRC where we have um uh students learning English as a second language. Sewing, if you can believe it, is the most popular and there are so many different classes that that are going on right now. Um one of the things that the mayor did at the start of this year was to send out a letter to all of the businesses in Leighton because we need funds so that we can accomplish our work. And we um our goal was to reach $25,000 which we have met now. Uh we actually uh when we meet the first 25,000 city strong then gives us another 25,000 so that we can go out and do more projects. I wanted to recognize some of those that were here and some of our realtor group which is the group that I'm part of as well. And to to recognize them, uh, let's start with, um, the have a heart in the Northern Wasace Association of Realtors, President Russy Edwards and CEO Mike. Do you want to stand or do you want a cupcake?

You can stand. This is your chance to to get a cupcake.

We'll do all of these all at once. So, there's just one set of applause. Okay. But um with Keller Williams, Russer Russy Edwards who's standing there with Remax Metro, Adam. Yeah, I've got him. I've got him. So just just give me a chance here. Okay, I know you've got my back. So with Remax Metro, uh Adam Sp, the Adam Beth team, Northern Realy, the Whis family. Okay, you two want to just wave? You need to stand up, guys. if you can. Mayor knows them well because he makes all of her videos. We do. All of us know the Whis family and appreciate the okay

numerous hours you donate to this.

And also here is Sean Jenkey. Sean and Mike were in the they could be wrestlers. They were bodybuilders at one time and they're they look like they're still doing pretty well with it. So, and then exit realy Steve Stringham was not able to be here at this time and recognized my lovely wife who serves with me as executive director there and she she has contributed much time and and uh effort. So, uh the mayor made uh mentioned we just want to recognize that these have have given us the the final donations that brought us to the $25,000. So, let's now we can give them a round of applause. You're welcome. Just to to rest.

Yes, you can. You want me to bring him to you, Mike? I I know for a fact he's that Mike's definitely in shape. I wouldn't wrestle with him.

I know when the wrestlers came in, he challenged somebody to arm wrestle with him, but I don't think he had any takers. But I think that I think the wrestling team would probably still take him. So, but anyway, we just want to make mention that uh Saturday we have a a service project that's at the Thai Buddhist temple and uh we have volunteers signed up uh for that. But the the thing that's happening is we're we're also adding um an additional satellite office um center down in in the West Leighton side of things. Our classes are are full. Um uh last year uh uh so far this year we have uh donated 2,264 hours and and uh that's approximately $73,000 of service work for for the city. So we just want to thank those who have contributed. Mayor, we thank you. Alex, we thank you. Morgan is our main stay there and we just want to recognize him and and thank you. Thank you very much for this opportunity.

Now, on on behalf of myself and the council, and I'm sure they can speak as well, but this program is such a great program because you talk about uniting this city and really bringing neighbors together. That's what this is all about. Um, you know, we have our service projects. There's going to be uh four four of them that we've identified throughout the year. But this is one of those things where when you talk about the realators association and what they can bring to the table, especially when we get into helping folks with the actually homes and uh improving them as well as, you know, any of the landscape pro uh projects we may have. I mean, this is this is tremendous. I I I love this program. There's so much good to be done here. And like I said, it's it's to me it's the best unification we can have. And you can see in just one short time period, really, it's only been maybe nine months since we talked about this and stood this program up, we've how much good it's already done. So, I'm excited for this year and really uh get this thing rolling for years to come. So, thank you on behalf of myself and the council. Thank you for your donations of not only monetarily, but but of your time and service. And LT, we can't acknowledge you enough for all that you do and your family. So, thank you. Thank is there anyone else that wishes to comment because this is our public portion of our meeting. Okay. See, seeing that there's none, we'll go ahead and go on to our consent items then. Um, we do have two consent items that are going to be presented. Our first one uh uh Steve Jackson will be presenting uh an item regarding our development guidelines and design standards.

Yes, moment

I know I won't be offended if all the wrestlers stand up and want to go home. I promise. Okay. Being that you guys have such a high GPA, we don't we're not going to make you sit through this, but any if you needed extra credit, you could. But before you leave, make another pass up here, grab another cupcake, and you guys are welcome. You're welcome to stay, though. So, we'll break for just a moment.

Yeah, I think Hey, grab one. If you take an extra cupcake, you have to stay. Just grab one for him.

All right. See?

That was great. Thanks you guys. Thanks for your patience, Sarah.

Yeah. Hey, mayor, council, it's good to be with you tonight. Uh, for your consideration is ordinance 2606, which is an amendment to the development guidelines and design standards. Um, each year the engineering division of public works uh maintains the development guidelines and design standards, which consists of written standards and also standard plans for public facility construction. Um the updates and revisions to the the guidelines are are necessary on occasion to meet uh con current construction standards, regulations and city needs. Uh some of the the changes this year are also because of the state laws which regulations have come into play. Um a few of the key updates in the in the list. I won't go through all of these, but um again, some of these are are based on requirements that we need to meet in order to be able to enforce the standards and and make sure that they're being followed by development and and construction uh contractors. So, uh, in the preliminary approval checklist, there's easements that are included on the preliminary plat, a letter of acknowledgement from irrigation companies rather than a letter of, uh, acceptance or approval at the beginning stages there, and then the title report being valid within 90 days. Um, on the final site plan, we've removed some requirements due to a state law change regarding Davis County coordinates and bearings is also the preference for the Utah plan coordinate system. Um and then also clarifying responsibility that the engineer of record is responsible for the engineer plans that are submitted to the city. Um as far as the culinary water system goes, there's information regarding construction of water meter boxes and vaults and and the the responsibility to keep those protected throughout the construction of the homes and and other construction sites. Um and then clarification of concrete collar thicknesses. Um again on the dedication plot there's the uh removal of some of

the the requirements that are no longer required by state code. Um clarifying sidewalk acceptance and defective concrete replacement as well as um the update to the standard plans just coord coordinates with those written standards and then clarifies the design of curbon gutter through our commercial drive approaches. Um, so with with all these changes that we do this year, it's usually just a once once a year thing unless there's something that comes up during the year. Um, staff would recommend that the council adopt ordinance 2606 and amend the development guidelines and design standards. Are there any questions that I can answer for the council? Any questions, council? Very good.

Thank you. Yeah, that was good presentation. Okay, we'll go on to item number B, which uh Morgan Cloud, I believe, is going to be uh presenting this item for us when it's uh regarding the housing and urban development.

Thank you, Mayor and Council. The home consortium agreement is an interlocal agreement between the county, Clearfield City, and Leighton City that allows our communities to apply together for funding through the home program. This helps smaller localities whose individual allocations do not meet the minimum threshold for f for home funding. By joining forces in a consortium, we can increase uh collective eligibility and receive funding for affordable housing projects. The uh federal home investment partnership program helps create affordable housing for low to moderate income households. Home funds are used for building, buying, and rehabbing affordable housing, and uh providing direct rental and mortgage assistance. staff recommends the city continues its interlocal agreement between Davis County and Clearfield City uh that allows the communities to apply together for funding through home program and the council adopt resolution 2620 and home consortion agreement for fiscal year 2027 2028 and 2029. Any questions?

Questions? I just have one question. Thanks for the presentation. Um I know we when we first learned about this, it was over a year ago, I think. Um do you know if we have collectively applied for any of this funding over the past year with Clearfield and um Davis County? Like can you just give me some give us some updates on what kind of funding has been applied for or or awarded if any? Yeah. Uh so for the the um the current program year um the last amount received I believe was was around 500,000.

And do you know what city that went to? So the intent with that is to combine that with the upcoming program year and then uh there'll be some proposals as far as uh providing some uh transitional housing in in the county. Just you say Leighton City, Clearfield City, and then you say the county. Yeah. Aren't we the county? We are. But, uh, in order for, um, the county to be be eligible for the funding, they they need to have at least a couple of other communities join them so that we have enough population to qualify for the funding, if that makes sense. It doesn't. Okay.

So, so they they had they have to have at least a couple of cities join the partnership according to HUD standards. Yeah. So, it's not just the county saying everybody's involved. Yeah. Right. You have to have individual cities. Okay. No, thank you. Okay. Any other questions? Okay. Well, thank you, Morgan. Okay. Thank you.

Okay. That was Oh, so that was uh our two items that we have on our consent item tonight. So, I'll bring this back around to the council to go ahead and uh make a single motion in it uh as action regarding these two items. If you could, whoever makes a motion, could you please state the ordinance number or resolution, please? Thank you. I move that we adopt ordinance 26-06 and resolution 26-20 as presented. Okay. Do I have a second? I'll second that.

Okay. Good. We have u a motion to accept as well as a second. All in favor, please say I. I.

Any oppose? Okay, thank you. That passes. Um that uh is the Gez, I'm tongue tied tonight. Okay, so that that that concludes our consent item. So, we'll go ahead and move on now to our public hearing portion of our meeting. Tonight, we do have one item on the agenda. So, before we open it up for public comment, we'll go ahead and have Mr. Brad McCarath present um the neighborhood town center to us. Thank you, mayor and council. Uh especially uh thank you for excusing the wrestling team because I probably would have put them to sleep through this whole thing. So, um or they, you know, could have definitely wrestled me to the floor and got me stopped. Um but, uh I'll just go through here just give some background. Um what I'm going to do in this presentation is just address all of the different sections of our code that are changing um as part of this request as well as uh go through some details of the code. Um and I but I'll try to be as quick as I can uh to be respectful of everybody's time. But uh just to give some background um going all the way back to our general plan uh that was adopted in 2019. Uh the general plan uh did something that we hadn't done before in identifying different town centers in the city and uh creating a chapter that identifies what a town center would be and and what we're looking for in the town centers. Uh one of those town centers that was identified was the Gordon and 89 uh town center that's up by uh that's Gordon Avenue and and Highway 89 on the east side of the city. Um and then uh in 2014, the city council adopted a Gordon uh uh Gordon Avenue and Highway 89 town center master plan. Uh that was a plan that was uh created through collaboration with the general public and the the residents of Leighton. It was built off of the principles in the general plan and has been a uh guiding document in the creation of this excuse me of this draft ordinance. And then

that brings us to today. Um today is uh you know the culminating effort uh when it comes to a code uh of what um has been in the vision for from our general plan and our master plan and uh we look forward to the development that will uh come uh based upon this plan um those plans in this code. So this is just an overview of the different sections of the code that are being u modified. Uh so as you can see the following sections on the top are being amended which is uh and I'll go through each one of those and then also we are enacting uh chapter 1928 and that's being added to our uh zoning title. So this is the first section that's being changed. Um in our zoning uh title we have the designation of land use authority. Um with each land use decision that's made we designate um which re who is the review body who is the recommending body and then the land use authority as well as the appeal and final appeal authority uh for that. So, for this town center uh zone, um it uh as we discussed in the work session, it will likely require um a development agreement, but this will also require a development plan similar to our mixeduse and mixed use to zones that have a development plan as well as the um CTH zone that has different steps in in that for development plan. As we've identified that you can see that development staff would be the review body uh as well as the recommending body and development staff consists of planning staff, our engineering staff, um fire department, um you know and public works staff and then the planning commission would be the land use authority with the hearing officer as the appeal authority and then district court as the final appeal authority similar to the other actions that you see in that table. And then we are proposing to add these definitions um to our municipal code. Um, as you can see here, and I talked about in the, uh, work session, we've already added the floor height, which is under fenistration F. Um, and then, uh, just

specifically for you, Council Member Thomas, we added fenistration to explain what that is. So, uh, there you go. Um, and it, uh, as you can see, we've got a bunch of definitions. As we were creating this code, we didn't have them in our code at all already. And so, we wanted to make sure that we made things clear. Um, and then you can see these other definitions that we're proposing to add as well. in uh section uh 1904 010. This is just a list of zoning districts um establishes those in our city code. So you see that we're now adding that to that section. And then there's also this section in 020 which create uh provides a defining purpose of the different zoning districts. And you can see that we're adding line 11 what the purpose is for the TC1, the neighborhood town center zoning district. Another section of our code that we're amending is actually in title 20 um which is our sign regulations. Uh we're adding section 204135 which are specific sign regulations for town center and urban zoning districts. Uh you can see some images here that show what some of those signs uh could look like. Uh so the first one is a awning sign or possibly a cantaliever canopy sign and then also a projecting or hanging sign which is shown in that second picture. And then we've got a few other signs that would be specific just to those areas that we don't already have in our code. Um and so that's uh being added to title 20. Uh it's it'll impact our town center but also our urban uh districts in the city. And then this is the these are all the different sections that are included as part of the neighborhood town center. Provided a brief overview of those in the work session. I'll just kind of go through that a little bit more in detail here. Uh so the purpose the this first section is just the purpose and intent and the administration of the TC1 zone. So we first outline um outline the intent and the objectives that we're trying to accomplish with this zone. We describe what a development plan is and

that it's being required. We also provide language um in this zone uh that all residential properties have to be platted. Um so uh even though we cannot legally require ownership of properties, we want to make sure that properties are being platted. That increases the likelihood especially for town homes or for um any other properties that they would be owner occupied and instead of just uh rented. Um, in addition to that, um, the state as part of the UDA auction added some language that, uh, 15% of all of the housing in the, uh, specifically the Gordon 89 town center area would have to be owner occupied housing. And so that's a minimum threshold. We are, you know, hopefully, uh, going to see a whole lot more than that. And that's why we added the platting requirement. um usually without a platting requirement we we wouldn't see the the motivation from the development side to to provide that. We also talk about the order of construction um relative uh with residential relative to commercial and then also outline terms uh for a development agreement that could be executed with this zone uh specific to the Gordon 89 uh town center. Um we have created a regulatory plan. What this plan is is essentially a zoning map um on a uh or I guess you could say a subzone map for this zone. And so these subd districts uh provide areas where these different land uses and building types could be located. You can see those all defined here. The uh commercial zone which is highlighted which is the color red. That commercial core um subdist that is where only commercial uses and commercial buildings could be located. We wouldn't allow any residential in that area. the mixeduse core, you could have mixeduse commercial or mixeduse residential. And then the town home residential area, you could have town homes or mansion homes. The neighborhood residential area, which is that lighter yellow, or excuse me, the darker yellow, you could have mansion homes or twin homes. And then the

detached residential, which is on the far west end of the town center, uh that would be detached single family homes. And the intent is for those to be 6,000 foot lots. We also identify where open spaces would be in the town center. The open spaces for the Gordon 89 Town Center in this regulatory plan are areas that um are adjacent to the uh Valley View Golf Course have a lot of grade in that area. So, it's likely not very developable if at all. Um and then also on the south end of the uh area, you have a storm water uh basin as well as the uh creek that comes through. That was part of a um a wetlands mitigation area. Um, and so right now the uh UD do has control over that and the federal government has oversight of that, but eventually that'll be turned over to the city for long-term maintenance of that area. Um, these are just the different land uses that are being allowed within the uh TC1 zone. And so in this section, we identify what land uses are allowed by a P and a D. The P uh stands for permitted, and then the D stands for being permitted with development standards. And so I'll go through o over some of the examples of what that would be uh of those. Um but you can see here a temporary sales office. We're going to make sure that there that follows our existing code standards for temporary sales offices and you know we don't go beyond a certain time frame. They're located in certain areas um and and meets those design standards. Um and then here for institutional and civic uses you see um some of those that have D's tied to them as well as the P's. uh the park and the playground. What we're really trying to get out there is that it's um tied to the development um of whatever development it's that's being created there. Uh so if it's a town home development, they have a park and a playground, excuse me, and then it has some maintenance requirements tied to that. These are some utility related services. Mostly just need to allow

these in most areas to provide utilities for individuals that are living there as well as you know patrons of those areas. recreational uses. Uh you can see these are mostly just commercial uh parks and open spaces that we would see on the public side that that are cityowned and maintained. Those would be permitted uh regardless, but these are specifically commercial uses. And then you've got agricultural related uses. Uh we talked about this in the work session of family food production. So it' be like a garden spot. Uh we're calling those out as just in the town residential, neighborhood residential, and detached residential subdists. We did have a conversation about allowing it in the open space um subdist in the work session. So that could be something as a council if if you wanted to recommend that you could include that as part of your motion. Uh do want to state that we we did just a little bit of digging into that on the open space area for the Gordon 89. Um it would likely if if it happens at all because it's a a wetlands mitigation area, we wouldn't be able to have a lot of space in that um open space area that we could even do a garden area just because of uh some of the regulations that we have as the city to maintain that as a wetlands u mitigation area. So we wouldn't be able to put it put garden spaces in some of those spots that need to stay open for the wetlands. There might be some a little bit of space as um Steve, our public works director, had indicated to us, but it wouldn't be like the whole area that would be allowed to have that. So, I just wanted to to uh communicate that to you after our work session. And then, um you've got a lot of retail and related uses that are allowed. Some uh most of them are with a P and then some of them have a D tied to them. Uh and a lot of that is either limitations on size because of the town center. We don't want to have things that completely blow up uh the area, say for example with a studio, health, exercise or dance. And I'll go over uh the size limitations that we're proposing on that as a development standards. Then you've

got commercial and related services. And then these are the uses. These are just four of some of the uses that are permitted with development standards. The the full list is included with the proposed uh code in your packet. But uh gasoline retail and fast food eating establishments. I'll just talk about those and as well as you can see the the studio. We're wanting to limit that to 5,000 square feet. Anything bigger, it would drive a lot of traffic and and might make it difficult for the area to be pedestrian oriented as well as we may not have we want to make sure that there's a diversity of uses um in this area and we wouldn't want to have that be the only commercial use and maybe that then pushes out other commercial uses that would be serviceable for the area. uh for gasoline retail. Uh we look at that as a good thing, but also want to make sure that it's permitted as as a secondary use to a grocery store. Um the reason for that is um as we created the town center master plan, the feedback that we got from UD do and and the intersection of 2625 East and Gordon Avenue in order to limit the amount of impact and mo and motor vehicle traffic that will be in this area. It was important to uh have some limitations on the amount of automobile uh automotive uses, you know, that drive a lot of automobile traffic. And so um it's been found that grocery store gasoline stations or or at least pumps generally don't have as much traffic as a standalone convenience store uh and gas station. And so proposing that that that would be an appropriate use. That was part of the comments of the the creation of the town center master plan is that there were some people that did want to have a gas station in the area. But um also the the idea of that we want to make sure that this is a a walkable pedestrian oriented area. A lot of the people that we talked to during the auction process, they're like, "We want to do a Maverick right on the corner, right? That's great." Um, we have lots of other commercial areas in the city that you could do that, but here we're trying to create a town center that's different. And our general plan has been

very specific about that. So, with that, having be in conjunction with the the grocery store, uh, we saw as the most appropriate way to to balance that. And then fast food eating establishments. That's another thing that um as we've done research and looked at town center principles, uh we're not saying that fast food is a bad thing uh or that drive-through eating establishments are necessarily a bad thing, but um the compatibility between those and walkable centers. Um there's some conflict there. And so we wanted to make sure that there's a a balance that we want to allow it, but then also have some limitations because the the intent behind the creation of the town center master plan and and also our general plan is that these town centers become areas where people can walk. Um they can live in the area, but they can get to lots of different things without having to use their car. Um as such that there's lots of benefits that come from that. Um benefits that we have, you know, fewer uh vehicle trips on our roads. Uh we also have fewer emissions. It also provides a more active community lifestyle. And so even if people are driving to these town centers, they're parking and then they're walking to different uses, it provides a more uh healthy walking environment uh you know than than otherwise. Um so those are just a few of the things that have development standards. This section uh 040 of the code um identifies the type the different building types that we're allowing as well as the setbacks and standards that would be applied to those. Uh this table shows the different subdists and then the different building types that would be allowed in the zone. Um if a building type is not is being proposed that's not on this list, then it would have to be either included as part of the development agreement. Um we would prefer that it would be included as as an amendment to this code. But feel like these building styles generally meet what's out there in the market. There's not a whole lot that that's on that's out there that we wouldn't see here. But some things that we that are out in the market that we didn't want to see in the town center

would be a flex industrial building or a full warehouse. That's not a building type that would be compatible with our town center. And so that is not included as one of those that would be allowed. And then we also added um the appendices 40A through E that provides examples to those and I'll show you those in a second. went over this table a little bit more in detail in the work session with you. So I'll just go over it briefly here. Um but this is a table that provides those uh setback and development standards. Some um other standards for commercial office mixeduse commercial as well as mixeduse residential buildings. And each one of these sections that are um called out in gray, you've got the property and building location standards. Those are essentially essentially setbacks. site access and parking standards which really address where the vehicular access and parking can be. Uh and then building massing which um addresses the height and massing of a building compared to other uh uses that are around it. Uh facade articulation and details gets into more of the architectural elements and then building entrances where those are being provided and how many you have provided per street frontage as well as the uses within a building and and how much um space they need to require. One of the main things is at the very bottom of that table you see required occupied space for all all of those buildings. We want to make sure that if somebody especially if they're building a mixeduse residential building that they don't just provide a 10-ft area up front and say we provided our commercial space and then they walk away as the developer like well that that wasn't a usable you know depth. Um, and so the reason we're saying a minimum of 35 ft is we want to make sure that if there's going to be tenant space that it's occupiable tenant space that somebody could really come in and use. Um, we've seen in other circumstances where might get a token uh commercial space and then it sits vacant for a long time and the as the city we sit there and question why is this sitting empty and it's just was not designed to accommodate tenants. Um, these are the architectural styles that

are being applied to the TC1 zone. Um, and with that, the main architectural style in the top left is identified as the mountain modern. That would be applicable. And that's the only architectural style that you could use for all of the non-residential as well as the mixeduse buildings. And then for the residential buildings, you could use uh a developer could use Craftsman, farmhouse, or prairie as complimentary styles. They could also use the mountain modern as well. And then this provides the this is these are the appendices that I'll go through. These provide the visual examples of what each one of these building types as well as the architectural style could look like. So these these are all of those building types with just the mountain modern architectural style. Uh for town homes, this is what a town home could look like with those different architectural styles. Uh mansion style home, same thing. twin homes and then uh single family detached homes. In uh section 050, we disc we get into do the code gets into design standards. Uh these are a couple that I talked about a lot more in the work session, but really the the intent of this transition setback is to make sure that we have buildings that are being complimentary to adjacent lowdensity single family uses that they're not towering over those. And then the other is uh we want to make sure that when buildings are located on a corner, they're occupying the corner. Uh the purpose behind that is and with having that angled area is it's more inviting for pedestrians. It provides some space and some separation from the intersection and makes it um more comfortable for people to be in that space. Uh talked about this a little bit that the transparent fenestration uh transparency is is really how much you can see into a building and then the fenestration is how much glass you're having overall in a building. within table 50-1. Uh we call out for each building type or or for those building types there how much ground floor transparency they need, how much upper story transparency, then also how many vertical divisions uh you need to have

in a building. And so looking at the image in figure 50-3, you've got uh kind of the center area of that building that you can see that there's vertical divisions provided there. And then you also see horizontal divisions that clearly articulate the ground floor from the middle floor and then the upper floor and then also the the roof area. Um, and I'll I'll talk about the planning commission recommendation u towards the end of this slide, but there was some needed clarification of what the 18 in meant in the code and I'll go over that a little bit more. Um, and then I apologize if there are any questions through this presentation. feel free to to raise your hand or stop me and I'll be happy to stop where I'm where I'm at and and answer those questions. Um, and then the the bottom with fenistration that just shows what a compliant fistration would be on the left side. So, what we're looking to get and on the right side what a non-compliant one would be or what we're not looking to see in our town center. And then these are some roof examples uh roof types that we could have for the mountain modern uh style. Uh these images um again uh thank you to uh Gemini uh one of my two favorite uh AIs that uh honestly be I'll have to say this is a a sec just a side topic but before working here I did not use AI very much and Weston has helped me understand the like amazing capabilities that it has. And so what was great is that I was able to put these building materials into AI and ask it to generate a building that had just those materials on it. And these are the buildings that it generated. And so these are the primary materials that we're looking to have in our town center zone. And specifically, they're they're very key towards that mountain modern design. Um, as you can see, for a primary building material, you need to have a combination of at least two, uh, of those primary materials for 75% of each facade. Um, and so on the top image, you can see

that there is an office building. It's likely a medical, you know, type office building. You've got masonry stone that's being shown kind of along the base. Uh, the gray area is a fiber cement board, which is complimentary to the stone as well as to the wood. Uh the the wood is the um exposed uh excuse me, it's the uh engineered wood siding. Then you also have with the mountain modern style the exposed beams and the timbers um that come with that as well. And so um the planning commission part of their recommendation which I'll go over at the end of this slide was just providing some more flexibility that if a developer to come forward that had that was proposing some style um some materials that were complimentary or um um typical of the mountain modern style that we could consider those as long as they were of the same quality or even higher quality of the ones that we're proposing. And then this is a list of different uh secondary materials. These are materials that can be on any facade, but they cannot exceed 25% of those facads. Um, these are meant to be used for accents, trim, or other architectural elements. And so, you can see some of those include metal beams and lentils, uh, fiber reinforced materials, um, textured or patterned concrete, um, and also some cast stone. for the residential amenities uh section of this code. We wanted to make sure that our mixeduse residential developments provided a good uh handful of of amenities. Uh with that, we recognize that they're going to be vertically dense. They may may not spread out a whole lot. And so because of that, they may not have outdoor open space areas. So we recognize, well, then you better then the building better come forward and have a good amount of amenities that are attractive and beneficial for the tenants. And so with that we created this table of different amenities and they would need to uh pro they would be required to provide a minimum of six from that table. And then

for townhouse mansion style and twin home developments 25% of the developed area because they now have more space. They're more spread out horizontally would need to be provided in open space. And then there's limitations on the storm water uh areas. Um, as mentioned in the work session,

um, what we had talked about is that there needs to be a minimum width as well as a minimum depth uh, for those uh, areas. And let me just see if I can find it here in the code to kind of uh, tell you what that was. So for let's see here if I can get to it. Probably going to miss it actually. Um, here we go. So um for those areas if if a storm water um detention or retention areas provided in the open space it needs to have uh the depth of the storm water basin shall be less than 5t vertical. So talking about like if we're got a grass area up here and then the bottom down here it's no more than 5t down towards the bottom of that basin. Um and then the slope of the storm water basin shall not exceed a 5:1 ratio or 20%. And then the whip width of the storm water basin shall be no less than 20 ft wide and 50 ft deep. We want to make sure that it's a large area because it's only 5t deep like you're going to have to spread the water out in a larger area. Um um with with that that also helps it dry out a little bit more. Um then architectural standards. These are required per building type. Um um and so excuse me uh regulated per architectural style. And so depending on the architectural style that a builder chooses, if they choose the mountain modern, then they're going to have to provide massing, roofs, windows and doors, porch entry, and detailed materials that are addition that are in addition to the general standards that we had in the code. Um, again, it provides some that are listed there. They don't necessarily have to meet all of them, but they do need to address some of those. Um, and same thing with if somebody were to build something with the craftsman style, that's going to have different standards than the archite than the mountain modern for this architectural style. Um, also the

code talks about specific architectural composition standards for um residential buildings. Um, that would be like uh the banding that we're talking about in the code is horizontal banding. We want to make sure that buildings are broken up horizontally and not vertically. There's an example that's given in the code that shows some town homes that are provided and you can clearly see that they are the exact same town home duplicated one after another and it's they're vertically separated but there's not a whole lot of horizontal separation. And um with these different architectural styles, they have more horizontal separation than vertical separation. Um and so we want to make sure that that banding is provided. And then another thing is garage location. uh wherever a garage is going to be located, we want to make sure that that is um recessed that that that the front of the home is what's being is the prominent feature, not the garage being the prominent feature. That will mostly apply to the detached single family. Uh specific to the Gordon uh Avenue area, we have roof massing, roof form, and entrance feature types for the commercial areas. Uh the different entrance features are uh that have been provided for are an arcade as well as just a standard entrance. Uh the difference between the two is that an arcade would have an entrance there, but then you would have a covered kind of walkway that you'd be able to walk through. That's that's the whole arcade area. And then a standard entrance would be still be right at the front of the door uh at the front of the building. You could still have an awning that hangs over it, but then there's not a covered walkway area underneath that. And then we've just updated some of the images uh for the plaza space as well and requiring a certain percentage of of of uh plaza space in the commercial areas. In our site and landscape standards, we provide different buffers based upon the different areas of the site. Um, so this is a parking lot buffer and what would this would be applicable where you have a parking lot that faces a street frontage wanting to screen those parking lots as much as we can provide trees and

then the planning commission's recommendation was uh just getting more specific on where the location of that fence could be if the optional fence if a developer put one in and making sure that it doesn't get hit by a car. Uh parking lot interior, we wanted to make sure that they are well landscaped. Uh there's a lot of benefits to this. Uh the biggest benefit is uh aesthetic appeal uh for these commercial areas. Um it's there's a lot of research that goes into uh having these being provided and that you have generally tenants that stay longer. It's higher clientele. Um you see these a lot more in office areas. This image here is the office park that's um over by the Leighton Hills Mall and um uh Red Robin area. Um you can see that it's going to be similar to that, but some of the standards would be a little bit different. But what we we would be requiring is that uh landscape islands which are the areas on the end of the parking rows and then the medians which is the area that that separates the the parking um in the parking row those would have to be a minimum of 8 ft wide. Trees would be required in islands and medians and that islands would be required at the ends of uh every parking row and every 12 spaces. Um, in addition to that, we are providing some flexibility that I that medians aren't required for every row. They're just required for every three rows. Um, the idea behind that is that provides some flexibility for snow removal um as somebody comes in and needs to plow an area maybe after an overnight storm as well as some um opportunities for people to be able to pull through on their parking. uh transition buffer would be applicable to any uh properties that are in the town center zone that and that are adjacent to lower density single uh lower density residential uses on the outskirts um or uh and zones. So, for example, if there is an R110 zone that's adjacent to the town center zone, the property that's on the town center zone, unless it's the a similar use, so unless it's single family residential next to

single family residential that's outside of the town center, this buffer would apply. So, an an example of that would be if there are town homes that are in the town center, but then as you soon as you cross that town center zone, it goes to an R110 zone, which is single family, then this buffer would be applicable. Hopefully that that makes sense. Provided some landscape screening uh for dumpster areas as well as mechanical equipment around the uh facilities, making sure that uh they're they're screened well and also uh that they have certain uh detail to those. Uh installation and maintenance of landscaping is really important. Um we wanted to have minimum sizes for the landscaping that's being installed. Uh so these tables provide uh some of that as well as um in the areas where uh our trees are going to be planted in hardcapes like in our streetscape areas or ne in parking lot islands if it's not a um a minimum width then they will then um the landscaper will have to install structural soil underneath that. And so this um graphic here is included in the code and that would be something that it would be a standard we want to have added to the landscape plans to say this the reason there's structural soil there is because it doesn't have a whole lot of area for the roots to go. Um so the structural soil allows for greater um permeation of water as well as uh fertilizers and different things and so it allows the trees to be more successful and provides a heartier area for them to grow. Um getting into this section of the code, streetscape standards. Um these are the different things that we cover. So I'll go through this a little bit uh quick or I'll try to be quick, but these are all street light standards that we already have in Leighton City. The teardrop would be applicable for our towns uh to our the arterial streets. The single light would be on collector streets and then the um double light could be on collector streets. And you can see some of the examples of this is

on Leighton Parkway. We have the teardrop light on 2700 west. There's the teardrop. Uh Midtown Crossing area has the single light and as well as a lot of other areas in the city. And then the Midtown Crossing um roundabout has the double lights as well along our historic main street. These are street trees that would be allowed in the town center uh streetscape. These are the tree grates uh that would need to be provided um in this specific standard. So that way we're consistent throughout. These are the street benches that would need to be required. We have standards that uh they need to be provided in pairs and separated so that way that uh be provided that they're no more than 12 feet apart and facing each other. And th those pairs are provided every 200 feet. Uh these are street benches that we already have in our city parks and so we're using that standard. Uh trash receptacles um that would be provided within the furnishings area and within 15 ft of a bench. Um, and those would have to be maintained by adjacent property owners. Um, those are some things that we've ran past our our legal staff and and they felt really good about uh being able to provide um felt like we it'd be a defensible argument to have the adjacent property owner maintain those. And then this is a streetscape standard that we're proposing for um the town center area. So we'd have brick pavers between the curb and the furnishing zone. The furnishing zone would include the trees and tree grates, street lights, as well as street bed street benches and the trash receptacles. And then you'd have the clear 8ft sidewalk uh leading up to the building within our parking lots. Wanted to make sure that there is uh we're really just complying with our parking standards throughout the rest of the city, but what we're doing in the TC1 zone is providing pedestrian access that um goes to the buildings. So uh there's one uh pedestrian pathway as one is required for every three rows of single or double rows of standing parking and then a

bisecting pathway which goes the um perpendicular length of the parking lot would need to be provided if there are six or more double rows of parking. Uh just helping people navigate their way through parking lots. Um and then another thing that we're providing is enhanced bicycle parking and wayfinding. We want to make sure that bicycle parking is being provided uh at the near the main entrances, that the bicycle parking area has a minimum size. Um that it has a a surface and signage that is clear to um people that are biking to those areas and that the surface isn't an area that's going to be become muddy. Like we can't somebody can't say I'm going to put a bike rack in a bike in a grass area or in a mud a dirt area and then have over time it gets broken up. It needs to be a hard surface. And so we wanted to call that out and be specific about where those are located. Um and then our science standards, I already went over those that we're adding to our code, but again, they're very specific to town and urban centers. Um this uh planning recommendation on Tuesday was uh unanimous recommendation for the city council to adopt ordinance 2608 uh uh to adopt these different uh code standards that we're proposing. And it included the five uh recommendations that you see that I'll show you here. staff supports the planning commission's recommendation as well. Uh we added the floor height definition. Uh we modified uh the section 050 which is are the design standards to clarify that that 18 in um horizontal um expression line. It could be either a projection of 18 in out from the building or a recess uh of 18 in. The alternative solution is also that a horizontal expression line may be provided through the use of a horizontal band that is a different material from the surrounding materials and has a minimum height of no less than 18 in. And then it points to the figure that we I I had showed earlier. The other section is that um about the building materials just stating that the land use authority may approve additional

materials that demonstrate equal or superior quality, durability and compatibility with the design standards. And then we added section 1R which is built uh the screening for building mounted uh utilities and mechanical equipment that they are not that they need to be screened and then that are not permitted along any primary building frontage. And then the last thing that we modified was just that language I had mentioned before clarifying where that fence uh could be if it was uh in that street buffer in the parking lot buffer. Uh again that's an optional thing from a developer. So, uh, with that, I'm happy to answer questions that the council may have or any questions that might come up from the public.

Okay, questions. Go ahead.

Um, I don't have a question because I asked a lot back there. Um, but I did want to just thank you, Brad, and Weston, and the whole team for how much effort you put into this and how thorough this is. Um, I joked in the work meeting that you could bind this and make it a book because I'm pretty sure it's about 100 pages. Um but that's a lot of work and a lot of detail and it just goes to um show our city and our residents that we listen to you, we hear you, we working together to try and put this plan together and make this TC zone um especially that Gordon and 89 area B something that the city is proud of and that the residents who live here and in that area are proud of. So I especially appreciate the um the images Thanks, Gemini.

Yeah. Um, but I think that that is the look and feel that we we would like to see in that area. So, I just appreciate all the work that you guys have put into this. It's been a lot a long time coming, but it's a lot of work. So, thank you. Yeah, it did require when I stapled this for tonight's meeting, I had to use our thicker stapler. So, it it is a a lot of pages.

Thanks, Mayor. I I want to echo and piggyback off what council member Smith Edmonson just mentioned about the the the work involved in this and I I go back it's you had the little timeline your first your first slide and it started with the general plan update but it was years before that that the community got together and decided we're we want to update the general plan and it was a community effort with the planning commission at the time. These projects are I mean there are stewardship of of council this council councils in the past planning commissions in the past staff in the past and it's been handed through all these different groups in a very successful and thoughtout way and and so I I appreciate the the the soberness in in in making this Right. Because it is it it's not just this. It's been over a decade, maybe more uh time. And I just want to appreciate not only this staff and all the work, but staffs in the past and and and councils in the past and and and planning commissions. It's just been it's been fun to see from the seeds that were planted long ago to to today for this. And it's not we're not done yet. And when there's other areas in the city and the general plan is still ongoing and and but this is a huge monumental step in in how this city wants to to look into the future. So I I I just can't thank you enough and others in the past. Thanks.

Thank you. Hey Brad. Um like to apologize. I think I missed something and I want you just to clarify from our previous conversations on the open space. So what I picked up just now was that that's uh part of uh the US89 mitigation plan. So that that you do that's they've dedicated that as mitigation to the core. Correct. So there is there'll be even though once the core signs off in five years or so roughly

that those mitigation plans still will be in or uh restrictions will still be in place once the city um takes over or takes responsibility. Am I getting that correct? Okay. I apologize for missing that. So that kind of shoots away my urban garb uh garden area in that area because we'll have to still apply um all those restrictions that the courts uh up put on that. So thank you for I picked that up and I apologize for not picking it up sooner in our conversations.

No, you're okay. And and and we we weren't fully aware of that as as planning staff on on Tuesday either. We we were grateful to have Steve here to be able to help us know that. Um, it's it's if you still wanted to add that, it's it's not necessarily a bad use because we could still add that, but then those restrictions would still end up applying, right? And the core might not accept that as a use type thing.

The other question, and I've asked that uh this question to you, but I think it'd be good for the council to hear is is you have had conversations with UTA about uh bus routes and and and that and that's going to be ongoing. uh if you want to elaborate a little bit on that. I think it'd be where this is going to be a kind of a walking community that that could become another portion to move people around the city and stuff. So, if you don't if you could just add a few words to that, I think that would be great.

Yeah, definitely. Um and I'll provide a little bit of context. We had a meeting um yesterday. Um, and actually earlier this week, I'm been asked to be part of a a a technical advisory committee with the Wasatch Front Regional Council in creating a uh transit supportive toolkit. Um, and so with that, there's there's 20 plus cities that are being in um entities that are being represented in that. And so, um, I'm grateful that they asked for somebody from Leighton City to be part of that because they recognize how much, um, um, influence that we have in Davis County. Um but also what was really interesting about that meeting is that uh they were able to point out that the the state of Utah and especially the Wasatch front is look to which I didn't know this but on from the national basis that we have invested a lot of uh infrastructure and um there's a lot of backing for um our transportation. we're actually exceeding a lot of the service levels that other areas in the country aren't uh meeting. And so we're actually um meeting a good amount, but as we continue to grow and develop, if we don't make any changes, then that service will start to go down. And so, um, you know, to that point, I recognize that this area will be an area that needs to, uh, be serviced by, um, multiple modes of transportation, not just mass transit, uh, public transportation or active transportation or automotive, but all of it works together to create a good town center. And so, um, you know, as we created the town center master plan, UTA was involved in that. Um, and they even on the the master plan showed where there could possibly be a transit station or or kind of a a stop area. And so that that those conversations are going to be ongoing with UTA as this develops and making sure that you know there is going to be sufficient areas for uh riders you

know to get in the town center but also uh our hope from planning staff is that we'll be able to connect people um through all modes of transportation to our multiple town centers in the city. So, you know, I think giving people choice um and and so many different things, housing and transportation is really important and you know, we're excited that that'll be provided here. We're hopeful.

Thank you. Again, I I uh echo a lot of the comments about uh being grateful for all the work that's been put into this uh not just from staff, but from from residents and from everybody who's been involved. Just a few uh maybe questions. The first one is um when we think about town centers in Leighton, at least with my understanding, we kind of have two ideas in our mind. We have the this one at Gordon 89 and we have the one on the west side out on 2700 uh west. So, can you maybe tell me and maybe highlight for the residents uh kind of the idea of the potential for a TC2 and that some of the stuff that's discussed here in this in this TC1 particular to Gordon and 89 um aren't necessarily what we might see in the area out west.

Sure. Yeah. And I would say that the main difference between the two is that this um us designating this as a neighborhood town center is that it's on a smaller scale than what is out in West Leighton. And so what we would likely see in Westlen is a greater um amount of different uses uh addressing different sectors of you know uh housing as well as you know uh the retail market and economy. Uh we might see greater uh levels of uh housing opportunities right um here in in the east area we've got a cap of three stories. Uh we'll have to go through the process and identify what that would look like in the west side. you know, do we have something that's that's taller? Do we do we mimic it in the same size? And then also with um where those uses are located and and the building design and things, we we want to use this as a I guess you'd say like the starting point for what we create out in uh for the Westl Town Center. Uh but we definitely want to make sure that each one is um contextsensitive to what's in those different areas. Um, one thing that Wes and I have talked about is that for this town center, the mountain modern architectural design is the prominent one. Likely for the Westl one, we're going to we would pivot and maybe if we go with these four styles, we would say the farmhouse is now the one that is going to be the pro the prominent architectural style. So, we want to make sure that out there it's it's going to be larger. And so, because it's going to be larger, we're going to need to address a lot more things. Okay.

Yeah. Thank you for that. And then um you know when we have these town centers and we've we put a lot of work into trying to make sure they they look the way we want them to look because you know it's we get one chance to really do this. Um and we rely a lot on technical staff like yourself uh to give us and point us in the right directions. And so maybe for someone who's watching or maybe someone who's thinking, "Wow, that was a lot of rules,

right?" uh how do you balance, you know, wanting to make sure that that it's fitting in with what the community wants, but also that it's not too burdensome, that it's actually something that can be built and there there would be a developer who would want and could build that under all those guidelines. And maybe with that, could you point us to some directions where you've taken, you know, previous developments that look like this in a town center context that have been successful, that have been built that maybe residents or other people could look at to say this is kind of what we're thinking of that this actually isn't just a a pretty picture, which they are very pretty pictures. Yeah. Um that it's actually workable in fact as well.

No, that's great. And and honestly I I to go to like my usage of AI that's the one thing where I hesitate where I'm like well it's not a real thing. So I want to make sure that like I'm we're providing real examples. Um and so to give you some some real life examples what this gets patterned after is um you know there's the holiday town center that's been looked at for a long time as a very successful town center. You have buildings that are brought up to the street. There's parking that's provided to the rear. There's some plaza space. There's even uh a Harmon's grocery store that's there on the corner. And so it can be done, you know, in those those areas. And then a lot of our uh main street areas, you know, throughout the Wasatch Front are are good examples. You could see uh Bountiful's Main Street, Brigham City, Logan. Um I think Logan's a good example because you actually have a lot of streets that come off of the I think it's it might be State Street there, but they come off of State Street and they're still side streets, but then they're still successful. But what is um a good example about Logan is that it also provides substantial surface parking, you know, that's in those areas and that there's access from the fronts and the rear. And so we've studied those a lot to look at what is making these what what makes these successful and what it are some impediments uh to that. Um you know, one of those and and these are also going to be things that we're going to look at for our um historic downtown area. You know, how can we make that more successful moving forward, too? So, we're going to try to apply those same things. Those would be the areas that I would say to look at as examples. There's some other uh developments, just commercial ones um that come to mind. I um it's in Utah County and now I'm forgetting the name, but it's I think Provo Beach that that recreational area is by it, but I can't remember. I think it's the Riverwoods. Is that the one? Okay.

Riverwalk, maybe that's it. But that's kind of one to look at. It's kind of a retail center. um locally, you know, there's uh like station park is one that is going to be very different from this. You know, there's the walkability that you get of it, but then there's also like there's the station park area, but then there's the big box area as well. Um there's some benefits and also some challenges to it. Like um some of the challenges that it it's walkable once you get there, but to get there, it's not walkable. You know, I don't even think there's a connection from the east of I-15 to the west. I think they're now just finally putting that in. And so anybody that wants to go to that area, you have to drive and then you park. And usually you park on the outside of the station park area and then you walk inside and once you get inside, you're like, "This is amazing. I love this is so great." But you're still parking driving and parking there. And so there's lessons that we, you know, have learned from that as well as um there's another one down in South Jordan. Um remember which one that is, Weston? I can't remember, but the boy I know the Boyer Company built it. Um but there's other areas. Um you can look at just different town, you know, centers. Um really the really successful ones uh that have stayed successful over the years are usually these ones that have multiple uses and mix a mix of uses. So those are some good examples. Um when it comes to like the scale of like difficulty and flexibility of what what a developer is getting. Um I I'm I appreciate Alex on this because he's asked us this question multiple times as we've presented this to him. On a scale of 1 to 10, what's the difficulty for somebody to develop in this? you know, and so we compared it to like our existing code and say that like, well, our existing code standards might be, you know, around a four or a five, you know, and and some of it is as we go through development, we're just asking for things and hoping that they provide it. We don't have any code standards to say that this is what you need to do. Um, we're looking at this is that it would be more and it's um the amount of regulations also is like the quality that we would get falls more into like a seven and a half or eight plus, right? Um but some of the standards and and the

reason we put a lot of those standards in tables and we provide percentages and we provide ranges for things is that we want to provide flexibility to the developers instead of just saying this is the amount that you have to provide. Um I think council member Smith Edmonson said that in the work session that we've had some developer developments in the past that we've been so specific on what they need to do that when they want to make a change they have to come back to us make that change. So, we wanted to make sure that we were building in a high enough floor that but then also, you know, making a pretty high ceiling for people to get to. So, hopefully that that's helpful. Thank you. Answers that. Good.

Okay. Real quick, like before we get on to public comment here, I I actually have two questions for you. one um back to the detention basin area knowing that um you know that that's we've got some obligations there. Is it possible because I know it's been brought up that can there be a walkable trail around the outside of that? There can be. So I think that that needs to people need to hear that that that is a possibility in that area. But then now I'm going to go on to an item that I actually didn't even think about it until just tonight. No, that's fine. And when you showed the picture of the dumpsters,

it dawned on me, we are ha adding multiple housing here. We're uh hopefully getting affordable housing in this area for people to live in. And knowing that in Leighton, it's an option whether you want to recycle or not. Should anybody in that town home want to recycle, we probably ought to see about adding um expanding the dumpster area, maybe one more dumpster for those folks that do want to recycle. Yeah. So, it like I said, it just now dawn that picture popped up and it dawned on me that that's something that we probably ought to look at, not only in this development, but you know, any future multi-ousing as well.

No, Mayor, I think that's a good point. And um so just looking at the standards here, we don't have a a minimum or maximum size of how big the the enclosure could be. We do have standards for so the screening wall has to be a minimum of six feet tall um height um or or the height of the use that's being screened. So if like there's a really big dumpster in there and it's 7 feet tall, then we need to go a 7 foot wall. Right.

Right. Um and then you know if if needed the that the the height would be determined by the community and economic development director you know to accomplish that screening objective. Another thing to point out is that CMU block is not permitted as the main material. We had this come up with the planning commission that that could maybe be used as the bones, but then you're going to have to put some material around it to make it look nice. Um and and the idea is that we match the building also. you don't want to have chain link with slats that's on the the gate. But no, I I think that's a really good point. Um and you know, maybe there is maybe there's some language that could be added that um that encourages that contemplation. Um and and I think you had you know talked about it a lot in the the work session with just your report and how much you know is the contemplation is going on with the landfill and and the life of that and the extension of the life of the landfill is really going to be dependent on how much needs to be dumped up there. Um and so I think that's a really good point.

Okay. Okay. With that um I know that you've heard a lot from the council here. I mean that's purpose of this discussion right now but real but realistically this is a public hearing as well. So, I am going to turn to the council to perhaps open our public hearing at this time regarding uh this town center uh uh well our TC1. So, council, I need someone to take action. I'll make a motion that we go to the public hearing.

Okay. Thank you. Okay. The time is now yours. So, anyone in the audience that's wished to speak to this item regarding um our town center, you're more than welcome to. If you could come up to the mic, make sure you state your name and what city you're from. And then of course uh go ahead and deliberate on what you'd like us to hear. Mayor Pro, council members, and did I understand ammon when are you with LCYC? Uh

excellent. Excellent. Well, we're finally here. How many conversations, how many meetings? Um, when you talk about the work that staff has put in on this and the council has put in on this and community members have put in on this, it's it's exciting to be at this point. Um, my name is Karen Smith. I live very close to the Gordon Town Center and I've watched over this um, development ever since we moved here 10 years ago. um started working with UD do served on the community coordination team for the um highway 89 expansion project and of course that was the staging area for all of the work that UD do was doing just what was going to happen next. So, we've been really involved. Um, as you can see, there are not tons of people here tonight, and I think that says a lot about the process. There have been so many public hearings. I've had people that have contacted me. I sent out copies of of the TC1 to uh neighbors throughout the area and said, "Here, here it is." And and the resounding comments that I've gotten is looks good. It looks like they included all the things we asked for. So, I think that's really important. That's one of the reasons I wanted to address you tonight was just to say people are still watching. They're being very vigilant about this project, but they're feeling really good about where we are. Um, I want to thank Weston and uh Brad for being so open. I could take questions to them from neighbors uh concerns. They would give me answers. I could share those. That open process is one of the reasons again that we're in this place tonight. attended I attended the uh planning commission meeting on Tuesday. There were uh people there again, neighbors and friends that were watching what was going on and felt good about where we

are tonight. It's exciting to see the efforts of so many finally coming to fruition. We're excited that Right Development Group in Centerville is a single developer. That's one of the things we were watching for, a single developer with a reputation uh for successful projects of this type. We're also pleased with the TC zone that's before you this evening and we're not sure if there's a representative of Right Development Group with us here tonight. Um, and I think there are developers that are here watching what we're we're doing and I think that that's a a a good comment that this is government, business, and citizen groups coming together to work together on a project and and make it a stellar project. The TC zone includes items that are in response to the many public hearings that have been held by the planning commission and the city council. Items such as single family dwellings near the existing single family neighborhood on the west side. Items such as no buildings over three stories high. Building exteriors that reflect the mountain environment and are compatible with existing neighborhoods. Gas pumps that are attached to a grocery store rather than a big convenience store. Those are all in response to to public input and we appreciate those being here. Not only am I here to speak, excuse me, speak in favor of the TC-1 zone, I'm here to remind decision makers and decision implementers that the long-term goal for this project is to create a development that's a showcase for the possible. What can be accomplished when government, business, and community members work together for a common goal. As you're aware, the property was pulled from the UD do auction. I can see some smiles when it was first offered in order to ensure that the government governor's housing initiative for attainable

not affordable but attainable housing was included in the in the plans. While we understand that these requests are not codified, we want to go on record to city officials and to write development group and any um residential development companies that work that with them on this that the goal of attainable housing is still conceptually a goal that the neighbors uh endorse and are in favor of. We're pleased that there will be a minimum of 15% owner occupied housing in the Gordon Town Center, but that's a minimum and we hope the actual percentage will be even higher. We're pleased that the town homes are platted for individual sale. It is our hope that any residential development companies that will work with right development group will also support the intent as well as the requirements of the TC1 zone so that we can truly say wow when this is finished. Thank you. Anyone else wish to speak on this topic? to add to the wow hopefully.

Hi. Uh, I'm not really prepared for this because I just happen to be here for another thing. Um, my name is Adam Sp. I am a longtime resident of Leighton. My family went to high school with Joy. I've been a Leighton resident a long time. But I'm speaking on behalf of um the realtors and more importantly first-time home buyers. So, I don't know a ton about the the zone. It sounds like a great zone. Um, but anytime you see me at any one of these council meetings in any city as a uh government affairs representative um for the realtors and for first-time home buyers and home ownership in general, it'll be to talk specifically about owner occupied um housing as well as starter units or I guess they call them attainable homes with the the governor's um uh starter home initiative. So, I would suggest and strongly recommend that any new projects um and any zones. I I'm very impressed that they have the 15% minimum owner occupied um allocation in this in this project, but I think that uh should be 85% maybe and 15% for rent. That's my opinion. But um any kind of there's there's two major shortages we have in in all housing units across the state of Utah, including Leighton, which is um any kind of um voluntary rent control projects if it's for, you know, apartments or for rent product. And we're we have a huge shortage of starter homes or starter condos or starter town homes or anything that's below um a price point of 450 for single family detached and below 350 for um condos or

or town homes. So, if if there's any way that this zone can help um or if this city council and this city can can push more owner occupied um units through this project, that's what we're short on is it looks like most of these projects will be, you know, um what would normally be apartments, but those could be condominiumized. And I love the fact that all of these um are going to be individually platted, which I think is a huge step in the right direction. So I from what I've heard, I'm I believe I support this zone, but more importantly on any project moving forward, we would just encourage any kind of owner occupied um uh attachment to the project. So that's it. Can I have a cupcake?

Absolutely. You went to Leight and High. I was I was told you don't want to take them home. Grab them. It's your dinner probably. No.

Okay. Is there anyone else that wish to comment? Okay. Being that there's no more comments, I I do appreciate the input and um you know, the feedback here. We certainly listen to that as you've heard stated numerous times in the whole planning process, but I think also here in in the actual action process, you'll see that as well. And and to address your concerns, I mean, you could see that uh this particular project, I think, hits all three cylinders of what the governor's a after. Um we do have that 6,000 square foot lot. We do have the attainable housing, and we have the percentage that we're going after. So, um, you should be proud that Leightton's there to work with you as far as that goes. So, with that, council, I'll go ahead and bring it back to you to, uh, close the public hearing and take action on our public hearing regarding our TC1.

Depends. Do you want to add your elements in? Do you want to add, mayor? I'm just asking we need to add the recommendations from the planning commission. Do we need to itemize those or can we just speak to I I think where they're already in the presentation tonight. We're okay, but I thought you was referencing the I wasn't the garden portion. Okay. No. All right. Yeah. So, you can um if you were to make a motion um those were recommended by the planning commission. So, you would just say that as recommended by the planning commission. Okay. Okay. Does that mean you're going to make it cuz nobody else does?

I know nobody else is is up here, but I'm ready to go just like the rest of you. So, um, Madame Mayor, I move that we close the public hearing and I move that we approve ordinance 26-08 with the recommendations of the planning commission as presented. I'll second. Okay. It's been moved and second that we adopt ordinance 2608 uh with the planning commission uh recommendations. So, being that this is a public hearing, I'll go ahead and do a roll call vote on this. And I'm going to start down at this end with the council member Bloxom. Yes. Council member Thomas I. Council member Smith Edmonson. I. Council member Glendanis. I.

And council member Morris. I. Okay. There you have it. This item passes unanimously just like on the planning commission. So once again, thank you to the staff and all those that participated in this, especially our public and um gez the commission because they really vetted this out very well for us. So uh that was the last item on our agenda tonight. So if there's no other further unfinished business, I'll entertain a motion to adjurnn. I'll make a motion to adjurnn. Okay. Thank you very much. We appreciate again appreciate everyone else. And if there's cupcakes left over, you're welcome to them.