Planning Commission - Regular Meeting

That's true. We do technically have Some seconds.

Well,

albeit seconds before we should start. We will still get started. So welcome to this Lehigh Planning Commission on 03/12/2026. I call this meeting to order and we'll entertain a motion on the consent agenda.

Motion for item 2.1. Motion meeting that we approve the minutes from the 02/26/2026 meeting.

Second. Motion and a second. All in favor? Aye. Any opposed? All right. Oh, I did fail to mention we are excusing commissioner Jackson tonight who's not feeling well. We're excited to have Polo here with us, though. Hello. And, yeah, let's move on to the regular agenda. Okay.

Item 3.1 is public hearing and consideration of John Allred's request for approval of a conditional use for the conversion of an existing accessory building into a detached ADU located at 409 West 900 North. Detached ADUs are permitted in the R2 zone and require a minimum lot size of 14,520 square feet. The detached accessory structure was constructed in 1980. Because the structure was constructed prior to 2021, a conditional use permit is required. The ADU exceeds the minimum 300 square requirement based on the size shown and tenant parking will be in front of the unit in the driveway to ensure there is off street parking.

The ADU is set 12 back 12 feet back from the side yard property line which provides an adequate setback. There were four red line comments from the DRC including that the property boundaries need to be cleaned up and to recommend checking with the title company on that. Conditional uses are administrative items. If they meet the code, they must be approved. The Commission may place reasonable conditions on the use to mitigate against any potential negative impacts to neighbors this is a public hearing item but there were no online comments for this one so I turn it back to the Commission for any questions.

Questions for staff?

Just I have a question. Is there a is this the red roof, right? That's the ADU? Yes. And it looks really close to the house. There's no requirement for distance between the two buildings.

Since this is a conversion, there of an existing structure, there isn't a requirement If for it were a new build, there would be.

Okay. Thank you.

Any other questions for staff? Is the applicant present? Please come on and share anything else you'd like to share with us, including your name.

John Allred. We just had it surveyed. I did send it to Kim and a couple others. But so the survey is done. We're going to take it now and do quick claim deeds with the neighbors. And they've already agreed to me with the fence line. So we should be in good shape there. Anything else?

There was the concern of the cleaning of the property line. It sounds like you're working on that with the neighborhood.

That's the survey.

Yes. Yeah.

Anything else that you wanted to add?

We have six foot between the house and the garage, where the garage is going to be the ADU. Utilities will come from the west side of the house. We've got the gas, the sewer, and the electric. And it'll come around the side and then go straight into the ADU.

Any questions for the applicant? All right. I think you're scotch free for a moment. Thank you. This is a public hearing. If anybody would like to speak to this item, you're invited to do so now. Please come up.

Do the the microphones work here? I can't hear you back here.

Can you hear me better now? Sorry. I'll I'll speak into the microphone. I apologize. This is a public hearing, though. If you wanted to speak to this item, you're invited to come up now.

I just want to find out. This is gonna this is gonna start at sixteen thirty south and it's gonna go five hundred east. But where's it? How far back is it gonna go?

I'm not sure. Are you speaking to this item of the ADU? The accessory dwelling unit that we're talking about that's on the screen behind me?

I think he might be on the item down by Spring Creek Ranch.

That's what I'm talking about because

Oh. Yeah, that's a later item.

Yeah, we're not to that item yet. But we will get there. Is there anybody else who would like to speak to this item? Seeing none, we'll close the public hearing and bring it back to the commission.

I don't have any concerns.

I want make a motion.

I'd love that.

Alright. I'll move that we approve the proposed conditional use and site plan. Please include the DRC findings and found it it's an existing building. The setbacks setbacks are great and feel like it'll add to the neighborhood and help the family. Second.

There were quite a few DRC comments.

Can we address?

He did. He did.

I did include

the That was

my first. Thank you. I Started there. Totally missed Most of time.

With DRC comments included. All in favor. Aye. Aye. Any opposed? All right. You're good to go. Let's move on to 3.2.

Item 3.2 is public hearing and consideration of AWA Engineering's request for approval of a conditional use for a drive through for the Golden West Credit Union located at 520 West Main Street. The drive through is part of Phase two of the development and will be located on the northwest part of the property. The drive through is expected to generate minimal additional traffic and is intended to provide safe vehicle stacking and efficient on-site circulation. A traffic study was reviewed and it was found that the accesses will continue to operate at acceptable levels of service with the addition of the credit union. There were seven red line comments from the DRC primarily related to the overall site plan and not the drive through.

But please consider these in your motion. Conditional uses are administrative items. If they meet the code, they must be approved. This is a public hearing item but there were no comments online so turn it back to the commission for any questions.

Any questions for staff? For reference this is the old Maverick Station.

Yes yeah by the

round about. Any questions for staff?

Do we have any Gary, do we have any concerns about like sight lines or anything like that coming out of the drive thru turning right on the main street?

That was actually something looked at by our traffic engineer before he left and I think he was okay with the way it is right there. Okay. That was a concern that he had though and the position of the the drive drive as it attaches on the main street there. But I think it's all okay the way they've got it designed. Okay. Good question though.

Will there be any physical barrier preventing someone from turning left? There will be. There'll be a physical curve or something?

Curve or a a median in the road there. It's just a little six six inch high one, but, yeah, there will be. Alright.

Is applicant present?

Good evening. My name is Rick Magnus with AWA Engineering here on behalf of AWA. Go figure, right? Are we first of all, thanks to your staff for helping us through this little site that is this is a tricky site. But having the drive thru up there in the Northwest corner is just perfect for operations.

It's perfect for traffic flow and this gives us the opportunity to bring that building forward which is required in the downtown overlay. So, you see that the configuration works. To your question, the ride in, ride out, we moved that as far west on the property line so that we could have And road to

ATM. And and also there's another drive

map. Aisle that you actually are able to communicate with people in the office and and get that transaction taken care of. So I'm here to concur within with staff recommendations and then answer any questions that you may have.

Any questions for the applicant?

I have a question, if I may. I know it's not in the historical downtown area but it's very close. Are you guys going to add anything that'll draw in that historical features that are already on Main Street?

So, not with this application. However, with the application we had previously here to rezone it in that, we were required to kind of enhance each and every elevation of the building so that as you look down Main Street and of course come around heading west, you're going to see an enhanced building with features that are inviting. And Golden West appreciates this because there's a great sight line to see that building.

What you mean by enhanced building?

It means that all four sides of the building are going to be treated with more than one material. So, you're going to have diversity in material also features of that once again allow that building to look interesting as you come down towards that roundabout.

Okay. Thank you. But as far as like this the brick that is used on Main Street or any of that those kind of features, are you able to do that? I know we can't

make So, you were, no, we were required. This is actually in an overlay. If you can believe it that the property to the west of us is not in that old way but we are.

But you are. Yeah. Okay.

So, we are we are conforming to those to those design criteria on a building itself.

Awesome. It is a great coming into that roundabout though. Yeah. Of course, it's a big, tall roundabout. So, you won't see it directly but it'll be right there. Thank you. Thank you.

Any other questions? Alright. Thank you, Dave.

I got a question. Yes. Sorry. So, this area sees a lot of traffic especially backed up traffic on that 500 West is coming south. There's often traffic built up. Is there in your traffic study, did you guys see a lot of concern turning left from Main Street? So, come around the roundabout, you turn right, and then you turn left into there. Is there anything that's blocking the traffic from turning left into there? So, so if you're talking about the access onto Main Street? No. Talking about access from 500 West at the north end of the project.

So so that was we reviewed that and the traffic movement for that. The traffic engineer, your staff and us, we determined that we would be able to make a left hand turn into that access that's on 5th West. But as human nature knows that if you're going to come around there, there isn't a lot of stacking areas, so you're not going to see that. What you'll see is people naturally coming through the roundabout than just making a right into the property. The easy flow to do that.

And then they would go through the parking area and then be able to turn left into that

To the ATM. So we're not stacking into Main Street. We're going to go. Oh yeah. Through the roundabout and turn right. Yes. Okay. Absolutely. Sounds good. Thank you. Thank you.

Good. Okay. I'm here if you have any other questions.

Alright. Okay. Thank you.

Alright. This item is a public hearing. We invite anybody who would like to speak to this item to come up to the mic and do so now. Seeing none, we will close the public hearing and bring it back to the commission for further deliberation or emotion.

I feel good about it. I I think it is kind of a tricky area but I'm happy with that. Alright. Okay. Item 3.2, public hearing consideration of AWA Engineering's request for approval of the conditional use for drive thru for the Golden West Credit Union located at 520 West Main Street.

The motion being that we approve the proposed conditional use and site plan with the findings being that at the proposed location, the proposed use will, improve the vicinity. It will be located and conducted in a manner of compliance with the goals and policies of Lehi City general plan and purposes of code that the property which is, being used, the building, and the other structures as proposed of adequate size and dimensions to permit construction of the facilities and the conduct of the use in such manner that it will not be detrimental to adjoining properties in the area. And please also lastly include DRC findings.

Second. Motion and a and

consideration consideration of of Kylene Kylene Paces Pace's request request for for conditional use approval to keep horses on 2.5 acres of property located at 3154 North 4200 West. Chapter 12 of the development code allows residential zoning to have two horses per half acre. This property could have up to 10 horses on their property. The horses will be kept in a corral over 600 square feet in size because of that there's actually no setback required according to Chapter 12. The corral will be cleaned weekly to adhere to maintenance standards.

The DRC had two red line comments including to clarify how many animals the applicant is planning to have and what types of animals but please consider all DRC comments in your motion this is a conditional use which are administrative items if they meet the code they must be approved Planning Commission may place reasonable conditions on the use to mitigate against any potential negative impacts to neighbors. This is a public hearing item there were no online comments for this so turn back to the Commission for any questions.

Thank you. Any questions for staff? Alright, seeing none is the applicant present. Did you want to add anything else? You don't have to. You're not forced to. We're not trying to compel you.

I I will. I can add the the property right next to me that you can see on the I guess you can see what I can see. Yeah. Okay.

Bryce, first state your name, please.

Oh, Kylene Pace.

Thank

you. The property right next to me is zoned agriculture residential and they have horses as well and the community that's been approved through the concept plan to be built around there is an equestrian community.

I had a question for you. Yeah. Do you know the number of animals you're going to keep?

No more than six.

And it and they're all horses?

We're planning on horses. We might get a donkey but planning on horses.

Yeah. Okay. Thank you.

Any other questions for the applicant? Alright. Thank you. This is a public hearing. If anybody would like to speak to this item, we'll open the public hearing now.

Seeing none, we will close that public hearing and bring it back to the commission. This is another one where

I feel comfortable where the allotment is 10 and the applicant has said they only plan on having six. I think it's good.

That does not weigh into my just isn't there, but I agree. Like even if even if they said they could have they were planning for 10. I that's what the code permits.

Right.

Right. Right. So

And this is good in that I I wanna see more of this in Lehi. I I like this.

I'm thinking a motion if you're ready. Okay. Item three. Three, public hearing and consideration of Kylene Paces request for conditional use approval to keep horses on two and a half acres of property located at 3154 North 4200 West. I move that we approve

with

the findings that the proposed use will be will improve the vicinity and it'll be conducted in a manner in compliance with the goals and policies of the Lehigh General Plan. Please include all DRC comments.

Second. Motion and a second. All in favor. Aye. Any opposed? Thanks. Thank you. 3.4.

Item 3.4 is public hearing and consideration of Golden West Advertising's request for conditional use approval for a pylon sign for Smith's located at 3808 West Hardman Way. I did want to note there was an error in the staff report on the second pylon sign the 25 foot one is no longer being considered it's just the 70 foot pylon sign that is up for discussion today. The 70 foot pylon requests an exception to the maximum 25 foot height requirement of pylon signs. This is in response to the future freeway of 2100 North. The Planning Commission will need to determine if a future freeway overpass is justification for the additional height.

The additional square footage should also be considered for this reason. Currently the pylon sign is 900 square feet and the maximum is 600. Again this is in response to the future 2100 North Freeway. The DRC had three informational comments for the applicant all of which the applicant has been made aware of but please consider these in your motion. This is a conditional use the Planning Commission may place reasonable conditions on the 70 foot pylon sign to mitigate against any potential negative impacts. Conditional uses are permitted and therefore must be approved with conditions if applicable. This is a public hearing item. There were three comments online for this which I can share during the public comment period. But with that I turn it back to the commission.

Katie can I have you clarify that this is a conditional ask but it's outside of code so we have full ability to say no?

So the sign the sign ordinance states that you can there basically is an exception like a bit of leeway up to 70 feet but the applicant bears the burden of proof if that additional request is justified and so that would be your determination.

Great thank you. Any questions for staff?

Yeah can I I'm going to ask you a clarification I think I understand but I just want to make sure in the report it says the current square footage assigned is 900 square feet and the maximum is 600? Is that is what code says the maximum is 600? Is that what that means?

Yes. Yeah. That is correct.

Okay. So, they're they're asking for taller, bigger sign. Okay. Thank you.

Any other questions for staff?

In the shopping center that's going in the Smith's parking lot, how many other businesses are planning to go in there?

Yeah. There's the Smiths and I believe there's either five or six additional parcels essentially but those buildings could be split up into more businesses. I don't have many details on that. The applicant might but

thank you

do we know what kind of signage the primary children's hospital has how tall their sign is

yes I'm trying to remember off the top my They do have a rather large pylon sign as well however the hospital is a bit unique in that it is exempt from our sign code just because it's considered a civic use and or an institutional use because a but I believe their pylon sign is 70 feet as well.

Okay. Thank you.

And we do have a 70 foot flagpole across the street at the Maverick.

We do. Yes.

The car wash. Mhmm.

The car wash. Yeah. Over by there. Any other questions for staff? Is the applicant present?

Good evening. My name is Rick Magnus with AWA Engineering here on behalf of the applicant as well as the developer Smith's Marketplace. A few things about this particular sign and to just help with the the original write up of the two the two monument pylon signs we had received approval before on those. They're over there on like 3600 West. So, what I'm here about is that pylon sign that is 70 feet in nature.

I hope some of them you had a chance to review some of the materials because of the overpass that is going to be located at this absolute the the 3600 West. There's going to be a 2100 North overpass here and so what we try to do is demonstrate why that additional height is needed because once that goes in you're going to lose a lot of the effectiveness of a regular height monument sign. It actually will be blocked because an overpass is approximately 30 feet from grade. So we took just a typical overpass and show what that's doing. Now, this particular view that's on your screen right now is

process process the the of

the side of the you see the side of the of the sign. If I may, do you have an opportunity to go to the other Yes. Some of the other slides just to give you. So this is I'm heading east. I'm on 2100, and I am looking at the face of the sign. And this is at the let's see. This is at the western edge of the property. So to your like where that little rectangle white area is, you can see the edge of the Smiths Marketplace. It's currently under construction. So I'm looking east.

Something that also kind of is looming in this general vicinity are those power poles that absolutely go through our sites, and that's where we have parking underneath. But you can see there's a little bit of competition also with some existing items that are there. And as was mentioned in this kind of general area, you do have the flagpole that's also 70 feet tall. And we always want the flag to wave, but you know that can be a bit of the same elevation that you will have with this sign here. To answer the question about other businesses going in, we usually have a price changer on this particular sign.

It doesn't it doesn't flash. It stays steady. Marking pricing for fuel and that is for the fuel center that's also on-site. Then there are an additional three other businesses that will also be going on this particular site. I I don't know who they are.

Sorry, I can't disclose I can't disclose anything that I don't know but we've identified three other locations for mostly restaurant type uses there. So, with that, what the idea was to combine and use a multi tenant sign first of all to show who's there. Now you gotta think also like there's not gonna be an off ramp at 3600. So any type of information with the speeds of vehicles that are here and the overpass, they're going to be making a decision this far back and then they're going to negotiate how they're going to go past 3600 and then come back because that's that's how that will work. So this is this is a bit about safety also.

I I do want to put that out because the the higher the speed on a road, the larger the sign or identification marker you want so that they have a longer distance to make those decisions to then, oh, I've gotta get in the right lane. I've got to exit and there we go. So, I just wanted to have that conversation with you a little bit and of course, I'm here to answer any questions but I do appreciate staff. Again, publicly, are they're wonderful. They have helped us through this and I think we have a great product and location based on the other things that are up in the air like the power poles, etcetera.

So, this will give good visibility for people to make the right decisions and how to get over to this commercial center. So, once again, I concur with staff rep at commendations and I'm here to answer any that you may have.

Just for clarity, this is looking east.

This is looking east. Yes. At at the western like the northwest corner of the property. Right.

And you've done that that's a 70 foot?

That's at 70 feet. Okay. So I'm not even up to the first line of transmission wires that occur on the power poles.

To be fair, it's quite a bit wider than.

Oh, it is. Oh, no. No. It is. But when you if you're looking or trying to think, man, when I've been out in this area, it's going to be below that, those wires.

Do you anticipate using this miss? Is it, I mean, when they do these studies, they don't just come in here and throw one up just for fun. I mean, there's no off ramp. The closest off ramps that I'm seeing are basically either Redwood Road or the freeway would be the next one. So to get here, if you're on 2100, it's tough. So I was just thinking who do they anticipate using this area?

So currently, we all understand that it's at grade and you're at an intersection and you are making that decision. I I think about like the neighbor across the street, Maverick, that monument sign is just going to be obliterated by an overpass. It's going be not obliterated but missing. You're not going to be able to see it. The people here, we do always look at rooftops.

That's very important because it becomes your Smiths. It becomes the neighborhood Smiths marketplace as well as these other these other restaurant or pad uses that occur. So what still has to happen with any type of commercial center is identification and that usually comes from a in this case there is a themed sign plan that's occurring. And because the other monument signs you won't see, there needs to be identification to allow that movement to happen whether it's previous or as I pass by it and then have to make that decision to exit.

So, they, I mean, again, do they anticipate just Holbrook Farms coming on 3600 under the underpass to come to the Smiths and then all that development that's south of there? As I don't really anticipate somebody from Saratoga Springs that's getting on 2100 to go to the freeway to see the sign and go, oh, I'm going to try to get back to their unit.

Oh, I do understand Okay,

thank you.

So if, for example, let me just identify one you so Smith's and other grocers now are starting to use drive you know order online drive up pick up and leave and so that helps identify if someone is going to do that or go through the drive thru pharmacy or get out and do something. This then becomes a place within within the stops they have or the places they need to go they would just go mental note okay this is here oh I can't get off at 3,600 we're gonna go I'll go do these other errands first circle back and then they'll make that decision. This has happened in a few other places where Bangater just passes by but they still need to understand where that place is they want to go. If we were to stick with a if we were to stick with the regular code of a monument sign based on the speeds they're going to be here. They're not going to see it.

They just won't they just won't see it. And once again, there's there's a capture that's not happening. So that's why you see this particular strategy of where to locate a taller pylon sign.

Thank you. I'm not convinced,

but It's Okay.

Yeah. Just even from this picture, right, we're at grade level. And by the time you get to the overpass, the sign's going to be, I'll be past it. So which I think actually lends to your argument that a bigger sign is better.

I do. We based on the number of Smiths we do and grocers, we find that there when it comes up to visibility or physical just physical characteristics of that location there's things

that

we really strive to do and one is visibility this this is this is just trying to that. Yeah. But once again, because of the speed and the location, a decision needs to be made by a motorist that makes it a little safer.

Yeah, I I I don't know. I I guess I don't like that argument because no they're not going to get off at I-fifteen and circle back and wind through the neighborhood. The decision to go to this mess will have to happen when they're on Redwood Road and coming through and getting on to 3600.

And then also what this does is because of the wide right away also vehicles heading west now have an opportunity to see that and then make their corrective directional vehicular movements so that they can then circle around

to get rid of the road and do the same

thing.

So, yeah and that's what we have because what Smith what we've identified is there's a lack of services out there that Smith is trying to achieve. When by the way, when UDOT decides to do that overpass, we don't know. That hasn't come up on their website for bid, for design, drawings, anything yet. But they are working working in in this this direction. Direction.

I'm famous for hating signs.

I know that.

Right? I'm not saying that you don't have a right to the businesses don't have a right. I believe in that, and I wanna protect that right that businesses have to to advertise. But the problem that I see, the biggest thing that hits me hardest, and again, this is more a sentimental feeling than is a code, is that beautiful mountain that you are blocking its view. Up to the snow line, that's preposterous to me.

Like, that there are so many treasures that we have and there's so few of them and we cover them with signage and it boils my blood. I I hate our code, how it's written. I know you absolutely have the right to ask, but I wish we would rewrite our code so they do not have the ability to ask for this size. They It's not needed. In my opinion, I don't feel like the justifications that have been brought forward.

Maybe there will be a need for it when an overpass is built. And maybe that's something that we cross the bridge there and say, now where we do have an unplanned freeway project that is not completed, we don't know exactly what we're dealing with as far as visibility and sight lines yet. We know that there will be some complications, particularly for your customers that are heading west. Right? And I think that's really more what this is designed for.

Like you're saying, the people that are going east have made that decision at this point already. Yes. They they could see a sign and say, oh, let me flip around, right, and turn around. But it's your customers that are going west that you wanna get ahead of, which I understand why you would wanna put it on the east side of the property. Right? I get it. And again, I I talk about this every time a sign comes up. I hope you don't feel like I'm picking on you. Right? But I I really, really hate this.

We're talking about years of it not being an issue while while the freeway is being built and it's just gonna be like a thumb sticking up in the in the middle and covering up the mountain. I I agree with Tyson. It's I think we should cross the bridge when we get there and not years ahead of time.

Craig, do you have any counsel for us on this? Katie made it sound like we don't. The additional height. Yeah.

Sorry if I made it seem like that.

Yeah. I mean, ultimately, it's just the additional height. Like, you you have the ability if you can reasonably articulate why you think they should or should not get the additional height. The

height for pylon signs is basically allowed by code up to 25 feet. Anything above 25 feet. So, to 70 feet is that's where the kind of request comes in for that additional height.

Where else in Lehi do we have signs this size?

Just

off the top of my head, large marquee sign, the outlet mall, the other hospital, Holy Cross, the shopping center north of or, yeah, Timpanogos Highway, the where the Harmons is. A lot of those big regional even Macy's down here on Main Street, and they vary in height. I think the Macy's one may only be, like, 40 feet or you know? So, yeah, probably the biggest ones. The tallest is by far the outlet mall.

It's, like, a 100 feet tall. Mhmm. And then, you know, from there, there's been several at, like, that 70 foot level. Even Edna's down here, their little restaurant sign. Again, that was for freeway visibility, but I think it's probably in the 70 foot range. Yeah.

I think Edna's is an interesting example because of how much lower they are than the freeway.

Yeah. Yeah. It's it's weighted.

We don't know exactly how high this freeway is going to be yet. We know that there will be an overpass, but I would have a hard time believing it's the same height as what's next to Edna. But maybe. I don't know. I'm not an engineer. Any other questions for the applicant? Alright. We'll open a public hearing and come back to you if we Okay. Great.

Thank you. Thank you.

Thank you. This is a public hearing. If anybody from the public would like to speak to this, acknowledging we did receive quite a few public comments as well online, which we will get to afterwards. But if anybody here would like to speak to this, we will open the public hearing now. Seeing none I'll turn it back over to Katie could you summarize those for us?

Yeah so most most of concerns were over the height and potential impact of neighborhood character to the surrounding residential area of this the townhomes nearby and the condos and things like that. There were two against but there was actually just one question regarding the where the 25 foot pile on sign would be located and we'll be sure to reach out to that person and inform them of that. So.

We'll close the public hearing, bring it back to commission.

With the referring to that public comment. So, is it if it's were a 25? Oh, they already have the approval for the 25 foot. Yeah.

Yes.

Okay. Sorry.

I'll go back to whatever I was doing

over here. Can you ask who will use this? This will be my neighborhood, Smith. So, yeah. I'll get a lot use out of it. Closest second closest grocery grocery store for me.

How will you get there?

I live on the other side of 2100. I'm at a skate park, so it'll be coming down the side road and then turning turning under 36. At least, I think that's how it'll go.

And I actually disagree a little bit with your comment. I think a lot of people from Saratoga Springs would use this. There's quite a bit of housing just on the other side of Redwood Road

Mhmm.

That's not far. And driving on Redwood Road to get to the other Smiths down the road, that's a nightmare. And the Walmart Walmart and things over there, like, there's just not that this isn't. This is also a very busy area. But I I would think that they would capture some area some rooftops in in Sarasota Springs.

Yeah, agree with you. I don't think you're going to drive by on a freeway and go, oh, that's the Smiths. How do I get there? I mean, if it's a tourist from New York and they're just driving down the road and they see a sign. Guess I'm losing my the value of signs per se because we just use our phones now. We Google it and it takes us right there.

I do think there I mean, I know that I have talked at length multiple multiple times over the last eight years about how much I hate science. But I do think that there is a value to them. There is a way finding sign. There is some safety that comes with that as well. So I'm not fully anti sign, but but I this feels egregious especially when we have a couple of years to establish the presence of the business before there's the real need that they're asking for.

Right? They're asking for a future need. I think we have an opportunity to let the business get established now under our current sign code. And then they can make the petition when there's the absolute need or when we know the size, height when we have those plans from UDOT. Yes, that's another expense for the applicant down the road and that is a large expense, I understand.

But I I feel like they have an opportunity to get anchored and established before the need for that height is even present. And then maybe they'll decide that they don't even need that because they're well anchored and well rooted already within the community.

I know

you closed public hearing.

Is there You're able to come up. You're an applicant. You can speak to us.

Who applicant gets twice? Okay, thank I do hear you on this. And you're right about the cost of signage these days. It's quite a bit. Is there any way we could table this and I bring back an alternative that may be shorter than this but I I promise you that a 25 foot sign on this speed of road, it's difficult and also just I love the view as well.

I really do towards the mountains and everything else. I would hope that drivers aren't looking too much into that view while they're driving. But there is that view. And once again, with the other elements that are happening with the power poles and the flagpole and that, I wonder if there's a way I could come back and maybe shorten this as much as we can for the speeds that we have and the visibility and just come back to this and maybe I don't know where that would take you. I don't know if you've just made up your mind now. But if there is an opportunity, I would like to have it, if we could.

Absolutely. And if you would like to request the table, we'll be happy to do that, to give you time to come up with something that you think might be more

amiable for this group. More shorter. Can Before we

do This is that part of my daily commute. This is part of my everyday neighborhood that I'm driving. When I'm looking at this and there's a and and very important piece of infrastructure in the community and it's bigger than that. I have a hard time with it. So, like, we have the hospital which really isn't that far. It's less than a few 100 yards away and the signage is bigger than that. I have a really hard time with that where as a neighborhood person that drives past us on the daily, I would have a hard time with turning that small, relatively small area to a shopping like a shopping center like that. So, just some of my thoughts off the top of my head. Okay. I do like the idea of tabling it and just come up with a different concept. Okay. Thank you.

I I agree. I'm I think we can definitely work on something. But we haven't talked about square footage. Right. So, if if it you do create a shorter, would that also decrease square footage or it would?

It would okay it would

so you keep the dimensions

it needs to be proportional too so we would look at that so you might have in and lower but we would present that in in our proposal.

I do appreciate you being willing to look at different sides of the Let's

see if we can. I I know that the 25 would be ine ffective for what's happening along here but let me let me come back if I may spend money. I'll eat dinner somewhere here so you get my tax dollars you know. We'll work that out. If we can, I would appreciate that very much?

Okay. Yeah.

The applicant requesting a table, I'll entertain a motion.

If we could request maybe not a table but maybe a a a stay on it and and give a specific date if you're going to table it.

Much time would you It

just goes to the table. So

let's Understood.

And I can't think of the board right now. Continuance? Continuance? Yes. That's it.

Okay. How much time would be enough for you?

Going be on this tomorrow. I'm gonna be on it tomorrow. So, I don't know where that puts us with public notification at.

Well. Twenty sixth is the is that would be their next meeting.

Twenty sixth. Would

that be okay with this?

Yeah. Yeah.

Commission. Do we close the public hearing?

Are we gonna We did. Nope.

You did and then I jumped back. Yeah.

Well, he's he's the applicant. He's Oh, yeah.

No. No. I'm just thinking if we needed to re advertise or

That's is that a correct question? I

don't know.

I think we can we don't need to re advertise the hearing, but we would need to We need

to re notify? We do need to re notify.

And if we renotify, we might as well open the public hearing again.

And that wouldn't be until Understood.

Yeah. It's it's gonna put it out till the April because spring break, you don't have a first meeting in April.

Is it the work session that we miss?

We hold the work session, but not the first regular meeting. I think spring break falls during that second Thursday.

I won't go to spring break.

You'll be here.

I'll be here.

I'm an

empty ness.

Or there across the morning.

I think this is important. I'd like to get it right. So I'd like to see what we can get, even if we have to push it into April.

So it sounds like if we do it public, then you're just going to have another fee for us to notify, right? I mean, you're going to want us to pay that notification fee which isn't, I just want to just clarify that.

Just need the envelopes again. The public noticing on books.

Oh, dang. Okay, yeah.

We wouldn't need another fee.

I love that.

I love the envelopes.

Okay, it's going to be moved to which?

Last

meeting. Twenty third.

Twenty third. Let's see.

Yeah. Twenty third. Yeah. Okay.

So, motion to move this to April 23. Is that the one? We continue this.

Continue this.

I'll make a motion. Okay. Item 3.4, public hearing and consideration of Golden West Advertising's request for conditional use approval for two pylon signs for Smith's located at 3808 West Hardman Way. I move that we give them a continuance to April 23 meeting to come up with some other options for their signage.

Second. I'll send in a second. All in favor. Aye.

Aye. Okay. Thank you very much.

Thank you. All

right. 3.5. If anybody was here for three point five, that has been pulled from our meeting today. However, it is a public hearing. So we will give anybody that came to speak to item 3.5 an opportunity to do so. And 3.5 is a recommendation of Windy City's Development LLC's request to review the spring No.

That's 3.6.

They don't pull that.

That's 3.5 on mine. 3.5. 3.5 says Spring Meadow Village concept.

Oh, I wonder if

maybe we already took it

off. Yeah. Yeah. So 3.5 was originally the Traverse Mountain area plan amendment to move units out of West Canyon and adding them to locations near Tempanogos Highway.

Okay. That's not on our agenda at all. No. You must have pulled it

before that came out. So we're However,

was still notified as a public hearing.

It was.

So if anybody did come to speak to that item, we wanna give you the opportunity to speak if you wanted to. We will open the public hearing. Seeing none, we will close the public hearing. However, we will reopen the public hearing when we hear that item. So let's move to I guess 3.5.

Yes sorry sorry about that. Okay item 3.5 is public hearing and recommendation of Windy City's development LLC's request for review of the Spring Meadow Villas PUD concept a 72 lot single family residential project located at 1630 South 500 East. Approximately 33 acres are zoned R12 and the remaining 18 acres are zoned A5. The overall density of the subdivision is about 1.4 units per acre. The allowable density would typically be approximately 62 lots but after discussion with engineering an additional 10 are requested in lieu of reimbursement for multiple improvements including there's additional landscaping beyond the required 20%.

There is a power corridor dedication for the power power lines through there. Trail construction, landscaping, and dedication of future right away along the south of the project for future regional connection, the Pony Express extension and Vineyard Connector. Let's see. There were 23 red line comments from the DRC including to show the forty four ninety five elevation contour. The Utah Shoreline overlay requires a 50 foot buffer from that elevation and to note the future Utah Lake Parkway Trail please consider all DRC comments in your motion a PUD may be allowed at the discretion of Planning Commission and City Council in any zoning district.

The Planning Commission will give their recommendation to the City Council, which will be the ultimate approving body. This is a public hearing item. There were eight online online comments for this but I will share those during the public comment period so with that turn it back to the commission for any questions

similar to last time we met when there was an in lieu of I'm looking at this and thinking, is there any sort of unit of measurement, like a metric, a number that you can give us that would help us better quantify what they're giving us monetarily so that we can better judge if what they're giving us is actually worth the additional loss.

Yeah, the applicant could probably speak better to you than this than I could. But I wasn't involved with these discussions. This was before me. But I know that there is Pony Express Road that will be coming down right at the tip of this property, which will be taking a big chunk of their property. It's like 105 foot right away width. They are giving up some trail space for the trail coming through there. They are also putting in the world widening with there of 100 what is that? South. I forgot what the South

is. 13. 161630.

1630 South. Yeah. So, they're widening that for the city. There's some items like that. So, they actually will be putting out quite a bit of money that will be commensurate with the the 10 lots given there.

So And I think another big part of the bonus was that they're giving additional open space above and beyond the Right. The minimum. So those are the main bonus items, but I don't know if we've really come up with an actual, like, a spreadsheet showing here's the the items and here's the value.

But Yeah. Thank you. That's helpful.

Okay. Hopefully, it helps a little.

I'm I'm having a hard time seeing from from the aerial views versus the concept plan.

Is this rotated?

Is it

okay. Yeah. Just

rotated. So it's it's that it's the skinny one a five? Mhmm. Okay. And it's

Yeah. The lake is Okay. Left. Yeah.

Sorry. Yeah. So yeah.

South But the space the space on the left is the space at the bottom.

Yeah. Yeah. Okay.

Yes, there is an abundance of public space being granted or dedicated here or green space. Not necessarily public. Right? But how usable is that

land? How

buildable is that land? How I mean, really

Is it a swamp?

It is. There's a

there's a bog in the area that I've heard swallows excavators. How far south of this is the TSSD transmission line and the secondary line from this property?

I don't know how many feet it is but it's pretty close to that. I think probably the applicant knows pretty close to where that is. But I know it does run down long through there for sure. Okay.

There's no plan to amenitize that space along the lake. Right? It's just to be left as open space.

Yeah. A lot of it is wetland and flood plain. This is similar to it was called the Willis Estate Subdivision, subdivision, which is how we picked up Dragonfly Disc Golf Park. Mhmm. Similar property. It has you know, it's kind of ribboned with wetlands and things like that. So, yeah, it's it it wouldn't be, you know, like soccer fields or anything like that. It it the the way the PRD ordinance is written, though, that is one of the qualifying things that we do want to preserve is natural areas. So so it's it qualifies, but it definitely has different value than recreation, active recreation. It's more passive.

So, you know, it could have bird watching or, you know, what mean, or just the preservation of nature in that area. So it's

Do we have do we have maybe this is an engineering question. Do we have kind of the outline of where the main thoroughfare would be built that connects from Saratoga?

Yeah. The the Pioneer or the Pony Express coming through

that we do. Yeah. We do have that. Would that be it?

It's very similar to that. Yeah. Yeah. Connect on to I 19

was under the impression it wouldn't be that close to the lake.

Yeah. It runs down

I one know that's a much needed connection through our city, which this is a benefit to help facilitate part of that plan.

So that the connector is shown on this map? So that's what we're looking at right there. So for these residents, is there going to be trails over there? Is there going to be any kind of access across this road?

I bet Tony might would love to speak to that.

Is that

why you sit on the edge of the seat? Yeah,

right now, the plan is at least the plan is to have separated trail crossing underneath here to get to the other side because there will be

a shoreline trail through here. But it comes from the park, right? There's a park where the trail currently dead ends?

There is a park there.

I'm not talking about Dragonfly. I'm talking about Southlake Park or whatever it's called.

Northlake Park.

Northlake Park. Yeah. The trail dead ends in Northlake Park currently. Would this be an extension of that trail?

I'm not exactly sure. Do you remember?

Yeah. Yeah. There's there's a couple of other parcels in between this and Northlake Park that we'd we're the county actually is working on trying to make that a unified connection. So we yeah. Yeah. All those pieces in between are other owners. Right. But the idea is that, yeah, you would connect to the North Lake Park Trail, and then it now goes all the way, I think, to the I mean, it goes into Saratoga where the Jordan River outlet is. And and then eventually, we'd try and connect it around the Southeast into American Fork.

Any other questions for staff? I'm sure we have questions for

Yeah, sorry. Is

this road that's south of there, is it going to be a two lane road? Is it Yeah, originally, Originally,

it will be a two lane road but eventually, it is scheduled to be a five lane road. So, but right now, the funding. Yeah, it is. It's a wide road. It is a wide road. Yeah. Okay. So, but yeah. So, the funding right now through is just a two lane road through there now.

Thank you. A true lane or is it a three with a turning lane?

Well, intersections, I think it'll bump out to three and then go back

to two. Any other questions for staff? It's the applicant present. Tony, it's been a while.

Tony Train, it has been a little bit since we brought this through for the zone change and all the stuff that we're talking about then. These were the ideas. The the main thing we were waiting for was trying to get some resolution on that road. Fema also has made some adjustments with floodplains and stuff down here, lowered the whole issue with the lake. So, there's been some good things happen. We know there's some challenges with that road. So, we've been trying to work with Brad and the

group to

try to get solutions on that road because everybody knows that's absolutely needed and so, yes, the the principles behind it of why we've gone in this direction were a lot of, you know, working together for it. They definitely don't want as a city you know lots on the other side of that road between the lake. It just makes sense to dedicate it. We would love it if you push the road all the way to the lake but this is the alignment that needs to be. The the property owners willing to work with them to get the property for this to make you know the development work.

One of the main comments that we had through the phases before was try do something that had a little bit of a variety, not just straight, you know, 10,000 square foot lots. Get something that had a little variety to it. But this piece of property has a lot of cool features about it but those cool features bring some challenges to make them the cool features. The the bridge itself that we've been talking to Brad about, you can kind of see that darker area where Spring Creek goes, the channel. They're going to build a box culvert for Spring Creek.

The trail will try to be close to that. Underneath. Underneath. Well, the box. So, it'll go fairly close to that. So, yeah, there are you know, the hope is that there will be some cool amenities for this down here and and make that trail go all the way through which is a big advantage. The power corridors and a neat feature but does bring a lot of challenges. So, the the development that happened with Willis. Yeah, that they were similar. They were a lot smaller but through their justification of that open space, they were the same.

They're about 10 lots extra. This has quite a bit more that we're dealing with. But we felt the transition transition like like you you recommended before, not just one, you know, 10,000, 10,000 to try to do a little variety. We think brings you some character to this. But when we come back with preliminary, there will be those recommendations as to why all this dedication what the improvement costs are you know where those improvements are going forward with and why that justification is there we just need recommendation that this is the right.

There's still some things to work out. The city needs a little bit wider road potentially through there. We talked about it a little more today in fact. So, we may end up having to do a little bit wider local through there. So I mean there's there's a number of things to to to bring back with preliminary that that make this work. But the justification

Are you talking particularly 530 East?

Yeah, 530 East. Okay.

Same with the other or or? No. Just 530 East.

Just 530 East. Little bit. A little what we call just a wider local.

What that do to your lot sizes?

That's what we were talking about today in the challenge. I if you take six feet out, mean, it's not a huge impact but the benefit. An impact. Yeah. So, we've got to just work through a number of minor things with that but we feel this like I'm we tried to match what was there on Spring Creek on the other side.

We widen them as we went a little further west and then as we go south down to the road. We got them bigger. So we felt that this was the direction we were given when we came through, you know, for zone change on it. And the idea behind it is you know, it's meeting a really good principle down here and there's some really cool features that will enhance the area if we can get them, you know, to work out. I know it's not a soccer field but I'm surprised that that it's a nice wetland. I mean, nice area down there by there. And it it probably won't ever have the water up there again with but you never know.

Right.

I mean, like, you have years like this and it depresses you a little bit It'd be nice but yeah with the pumps over there Utah Lake will stay lower than it's ever been and I guess unless we have that Noah flood again. But that being said, it has really cool potential and yeah, you've heard of the some of the bogs down here that swallow excavators. We've worked in a lot of areas. But the advantage is we've got some fill already in. Brad was pretty excited that he can put the road in some areas where we've already taken care of some

of those things.

Which is good. It helps.

It's not done being graded. There's Right? Would there still be more fill to come in?

Just just roads. I mean, as far as bringing it up anymore, no. I mean, they've already lowered the floodplain down this area a couple feet. So

Would this area allow for basements?

No. I don't think so. I I yeah we wouldn't. We just wouldn't recommend basements. No there's probably some manipulation to the fill and bringing in the roads a little bit more so that we can you know stabilize the roads.

Sure.

But I mean luckily that Phil's been down there for a long time.

Yeah.

That's the one advantage of it being delayed a little bit. But but that being said, we we definitely feel this is the appropriate direction in working with the city for the last, you know, few years trying to come up with the right solution and we just think this is this appropriate for all the things that we're trying to accomplish with the city.

Can you help us wrap our head around the numb the number of units you're asking in lieu?

On the 10. Asking for 10?

Yeah. What's the

where's the put a little justification reason

for

the maybe it's on the cover sheet of what it was. Like the road for instance, they're asking a little more on that but you know, for two and a half acres of property, if you take the density of the 1.75 units per acre for two and a half acre, you know, you'd have six acre, six lots for that dedication. We had the trail corridor going through the power. I apologize. I don't have it right in front of me but on that cover sheet, it's it's stated what that was.

Okay. So, if we do the, if we do all the construction through here and we dedicate the power corridor, here's the construction and so that's two, three lots, whatever that was. Six lots to dedicate the road. The extra open space that we're dedicating beyond the 20% would quantify for three lots because it is more of a natural open space than say the soccer field type thing. That's the justification that we used for the 10 lots. I think it was like 10.2 or something that we put. Do you remember? Gary?

I can't remember.

No. I just looked at the notes here. It says additional open space of eight. 34 acres in addition to the required 20% power corridor trail, trail construction and landscaping, dedication of future right away along the south of the project, And then it also includes the sort of the widening of the road.

So when we were going through the numbers, yeah, the widening of the road up on there. We were going through the numbers with, you know, the group, Brad and Lorna. Okay, here's here's the dedication of that road. That's where the the six lots came from. This dedication up here would be one lot. This truck corridor through here would be three lots and this all this open space down the bottom would be three lots. So, it it it turned out to be I think 10.23 lots and that's where we came with the 10 lots. You. If that makes sense.

No, it does. I mean, as much as the math makes sense, right? Yeah. Just for clarification though, that future road on the South Side? Yes. You're not building that. No. That's a UDOT project, right?

Yes. So, they're they're working on purchasing everything right now and so that was some of the reason like why I said it's it's taken a little longer to bring this back is because we're trying to work through the road with them and get it in the right position so that we can finalize our concept and our preliminary plot to bring back to you.

But you would take your stub all the way to it to where it's close to where it's going to be.

Yeah, we'd we'd it down to where so they could tie it in when they do the construction and I mean, I'm I'm pushing Brad as much as anybody. I I I know the need for these roads. So, we're trying to help anywhere we can to get you solutions for I I'm working with a couple of the other farmers over there trying to help them as well so we can we can get this road going because I'm I'm as aware of anybody as the need for these things but.

Any other questions for the applicant?

There may be a question at the end of this. Sure. More just to tell you what I'm I'm thinking right now. I'd like to approve this tonight with modifications. Okay. As it is right now, I feel like I'm having a hard time justifying myself to approve it. Going back to some of your earlier comments, I agree with you that I don't wanna see any housing on the left side of that road. I'd like that to remain open to my side. Yeah. Also, I'd like to see that trail connection, under the power lines like you mentioned.

I do understand the concept of in lieu, but I would like to see that 10 number parsed down to where perhaps, like, four to eight of those lots were taken away and part of that was consumed by some of the other lots to make the lots bigger and also give you the space that you need to be able to make the roads the width they need to be. So, whether for you or the rest of the commission, that's just kind of my thoughts right now.

No, no, it's totally fair and we don't we don't mind that. I'm just trying to help get that road built.

Yeah.

I mean, if you if you'd prefer to pay for the road versus lots, we'll work with you.

Right.

But I I know struggling already. So, anything we can do to help, we'll try to help. That's fair.

Great. Thank you, Tony. Yep. Thank you. This is a public hearing. If there's anybody would like to speak to item 3.5, this is your chance to do so. We'll open the hearing.

My name is Wes Davy, and I live at 588 East 1630 South. We've not gotten me or neither my neighbors haven't gotten any of these maps and stuff. And as far as I can see, it doesn't go just south to to 1630. It goes a lot further, like double that. And this is all a wildlife area back there.

There was till a couple years ago, it was a cow pasture, but other than that, you could see deer and you could see all kind of wildlife. And now you're gonna turn it all into houses between what this is gonna be and what America Fork is gonna be, it's you've entered wildlife down there, and you've entered the reason for a lot of people live back in there. I just I have other comments, but they're pretty snide, and I won't make them right now. Far does this go back? Does it go past sixteen thirty or how far back? I don't

So in the public hearing, you can ask questions and we'll address them after we close the hearing. So for that, all your questions, we'll take notes and then we'll address them when you're finished.

Well, could somebody point on a map where the where the south end of that is?

We will get to it.

Was there a map available that we can look at or?

We'll address that question in a moment and stay stay because we'll get to that question. Thank you. Hi.

I'm Natalie Woodhouse, and I live in the Spring Creek Ranch neighborhood that is just east of this proposed development. I hope I'm not going to be too redundant with some of the online comments. I can't remember what I read a few days ago. But some things that I would just like the planning commission to please consider and take into consideration is one of them is wildlife related. So in the development code, want to say it's section 12.

It talks about just the the that we need to mitigate wherever we can the impact on wildlife, especially critical wildlife. And in the south half of this neighborhood that is being planned, there are a lot of mature trees. Might not be preferred trees, but we see like when I'm in the Spring Creek Park and look to the west, we often see bald eagles that fly into these trees. There are a lot of crane, a lot of other wildlife. There are a lot of deer in that area.

And that is a really big concern for me that we are I hear in an earlier item that was presented this evening where somebody asked to add horses to their property, I heard a comment from a commission member saying that I would like to see more of this in Lehi. And understand it's more preserving open space, maybe in this case for domesticated horses. But I'm concerned that we are just not really considering some of the items in the development code related to wild life preservation and not having the impact on them in areas like this. Another aspect to this is also in the development code, it talks about reducing light pollution next to or into wildlife habitats. And so if we have, I mean, there might not be like big floodlights type things, but if we have homes that far down, and these days all the new homes that are getting built and seeing them building sports courts in their backyards, which is fun, but they often have lights at nighttime and if that will impact the wildlife as well.

So that's kind of a concern for me. A question for you to maybe address later. I am curious, all the open space that the development would keep open on the south side of that future road, would that be I think I heard the term a right of way, a right of easement. But would that be open to the public? Or could this be turned into an HOA where there are only people that live in that HOA can go underneath the road and up to the lake?

That would be, I think, shortsighted and a bummer for the rest of Lehigh residents and people in the area. So, just something to consider there. I had questions on the FEMA flood maps but it sounded like you said that maybe those were recently changed because it used to be a one hundred year floodplain and so I was concerned about that. Another area to consider, and I think it's been touched on, but there's both the plans for the future Pony Express Road, which yes, roads are needed. Am I a fan of that location by the lake?

Absolutely not, but we can't decide that. There's also the Utah Trail plans, the plans that were mentioned to have a trail that goes all the way around Utah Lake. And I'm having a really hard time envisioning or conceptualizing when we're building developments like this this close to the lake. How do we even have enough space to put in a Pony Express Parkway Trail and the Utah Lake Trail for pedestrians and bikes and still have open space for wild life or just green areas. I'm just having it's not that big of a space between the lake and the proposed south end of this neighborhood.

So I have some concerns in that regard. The section or chapter let's see, was it 35 or 36? I think it's 35 of the development code talks about tree protection. On the east side, south to north of this proposed development on the Spring Creek Ranch side, there is a trail that runs along there. And there are a lot of trees there. Might not be preferred trees. I think a lot of them are Russian olives. I get that. But they do provide a lot of shade, know, still helps with air quality. A lot of birds are in those trees.

And if I'm looking at that map correctly, it basically looks like all these trees would be cut down and be replaced with people's fences in their backyards. I just wonder if the commission may have considered maybe requiring a little bit more of a buffer to keep some green space whether that would mean keeping those Russian olive trees or planting new trees or something. But it just seems really, really close to just have backyard fences than the trail that's already there in the existing neighborhood and then more backyard fences. It just you really lose that sense of being in the outdoors that a lot of people in Lehi keep saying they want to preserve in Lehi every time they go and elect people on our city council. And so maybe that's more something for the city council when they consider their final decision on this.

But it'd be nice to really consider maintaining that open space. One more question that I had, and that is on and maybe that's just not been updated yet, but the zoning map does not show any recent zoning change to R one two two. It still shows A five for the entire the entire area, the north and south part of this. I was just confused about that because that's not reflected online correctly. And then also the environmental sensitive areas maps for Lehi City shows all of these areas and environmental sensitive area.

It is all wetlands and just something to just keep in mind as you make your decision, like are those areas really areas we want to build homes? I know we have a lot of growth. I get that. We're not going to just stop building. But it'd be really nice to do this with a long term smart approach to where our kids and our kids' kids still feel like there's some open space and some green area in our city and around the lake. Thank you.

Thank you. Thank you. Anybody else would like to speak to this item?

Hello, commission. Thank you for your your time and service on commission. My name is David Packard. I live in Spring Creek Ranch neighborhood. I'm at the four way stop of Spring Creek Ranch and 1630. So, 1675 South Spring Creek Ranch Road is the address. I'm also a member of the Spring Creek Ranch HOA board. So wanted to come here the discussion tonight. I think there's been a lot of comments already so I don't need to rehash those. And I think Natalie said some of my questions well.

The mature trees is a major question. If you go in Spring Creek Ranch neighborhood, one of the main selling points and then best features is that natural, the trees, the wildlife, there's great hiking and walking trails in there. And these would connect right into this proposed neighborhood. So I'm sure this neighborhood would just be very cohesive. They would come over for the trees.

So we'd love to preserve the unique features as much as we could already. Also a question would be the Spring Creek Ranch Park. There are some great features, some pickleball courts and those were recently resurfaced. Good field, playground. So there is some developed area but a unique feature just west of that developed area is just, you can see on the map, it's kind of just natural vegetation.

And kids love going in there off the beaten path, getting that different experience than you would get. And I'm sure some of these would be future discussions, I'm curious what the city would have in mind with potential expansion of that park. Another question I have that I'm sure would be future conversation is just the formulation of an HOA for this development. I think potentially we would be interested in just seeing what the possibilities would be of either merging the two HOAs or maybe that has a separate HOA. I'm not sure.

But again, thanks for your time, your consideration. I work for a local government myself. I sit through a lot of these meetings so I understand and appreciate your dedication. Thanks.

Thank you. Anybody else would like to speak to this item? Come on up.

We own the property. I'm Brent Collin. We own the property to the west of this. And I'm just curious how far this is gonna be away from the fence line because we run livestock in there and I just don't want I'd hate to have kids coming over and and is there gonna be any kind of privacy fence or something?

Great question. Thank you. Anybody else? Katie, do you mind summarizing some of the comments we had online?

Yes. So there were eight total. One was seven were against and one was for. A lot of the comments echoed what was heard tonight. There were concerns about an increase in traffic concerns about loss of open space and potential community character impact on nearby amenities in Spring Creek Ranch and there were also concerns about wildlife in the area so.

We'll close the public hearing at this point and bring it back to the commission. Tony, we'll invite you up to address any of the questions that you heard.

A lot of those comments are very similar to why we've have worked with the city to try to get this to balance to preserve the open space to the south, not put residents down there. Build a few bigger lots along that park and try to keep it more natural. We love the trees a lot. I mean that's on the trail. I do understand every property owner has the right to come those trees out on their property but we desperately hope they don't.

You know some of the Russian olives probably do need to be removed but to try to preserve a natural feel that's the whole point of this. We Spring Creek we want to do something that is very similar to what they're doing and try to accomplish it that way. I mean that's the point of why it's gone in this direction. The trail along the corridor is a good thing to Collins. We I did talk to his sister.

Yeah, there there would need to be a right to farm analysis done and we need to put a fence up there that protects his right to farm and we'd want to try to do it with them as as much as possible to create something natural there but what we need to do to protect their right to farm would work with him on the with with their their family on that. Yeah, Fema, this area is not in the I mean, everything that's shown on the lots is not in the floodplain. It's not. That's why the zoning happened the way it does did. So,

I mean, that's why we've been

working with FEMA. It's outside of that. It's not in the ESA zone where we're working. We would love the road. I I mean if you look at where the roads being placed and what's south of it, there is a lot of space to the lake.

Lots of space. You have just our dedication there, you know, 500 feet plus all the room that's outside of what we're dedicating. So, there's there's an awesome opportunity to do some you know a couple of nice trails and and preserve some wildlife down there. A very good point in that natural park that you have of trying to preserve it to be natural. We did do a trail connection at the recommendation of some of the staff we talked to right there between those two lots that are shown.

This may adjust slightly but we want that to be a natural trail and connect through so everybody is able to you know benefit from this that natural environments that's created there. Spring Creek is a great place. They have some good neighbors. Hopefully, the intent is to match like was stated what they have and bring some benefit to that. There are a lot of things that need to be done to bring benefit to the city here.

A lot of that cost bring some funds and so we just are trying to balance it the best we can. Bring some bigger lots to create a nicer environment, do some similar lots to what Spring Creek has to match the neighborhood and try to help to get this road through, get some of these trails connected, and and create a cool environment down here but that's the intent and we we love all your recommendations. So, whatever we can do to make this work, we just appreciate your help with it and we'll work with the neighbors the best we can to make it work.

I have a quick question for you, So, just for clarification, particularly on those trees, particularly the trees that line are very close to the line of Spring Creek. Park. Development and park. Yeah. Is are you saying the intent is to pull none? Zero of those trees I

I wouldn't say none.

I like to lock in.

Yeah.

My intent would be no. But there are some that are in really bad shape. There's some in there went if and walked it. There's some dead ones that need to be cleaned up a little bit. So, I mean, if I make a statement, we're not pulling any trees, I wouldn't. To get some good ones growing in there, you need to pull some of those dead ones out and make it work. I'd say yes. There is there's my intent would be to clean it up but not pull any trees. There's

it's it's nice place. Future and parcel land owner.

Yeah.

Can do what they want with their land, right? They can pull a tree if they want.

They absolutely could. And I mean that's but but they have preserved the space and most of those trees down through the park are are pretty close to the property. I mean, there's some that go into the park. So, could absolutely, I mean, they're going to absolutely be preserved and they do have that 20 foot trail corridor that goes up there. That's a nice feature. And so, yeah, the more that we can we can help to preserve that, the better. But I don't I have no idea why those good ones up there anybody would pull but everybody has right to do what they do.

They're not planned to be pulled during excavation or or build out.

Not along that trail, that west side, no. Like I said, if you go out there, you'll see there's some trees that need to come down. They're not good shape and they're they're going to cause some problems. But if we could clean it up and preserve the good trees and help them survive, would be absolutely the intent. I mean, why?

Why touch something you don't need to?

No. Yeah. It's just more work for no reason. And they are. They're as was brought up. That's a really nice feature. I mean, it'll help. It'll help to have those along that trail. It's a it's a nice trail. It goes right down to the park. The park is has natural, has pickleball courts over there. If we can get a trail underneath this new road that they're going to build that they can go through. It just really enhances the area.

Let's talk about that trail a little bit. There was a question of would that be?

No. Not leased

by an HOA. Okay.

It it it would

be a public.

I mean, everything that's open space will be public. There's advantages to that, but it's also, you know, needs to be maintained by the public.

We as a city don't get involved with the HOA as far as merging or all of those things. That's something that you as the developer and can discuss with that neighboring HOA. Yeah.

The challenges Some with that but it

discussion for you guys to have. Yep. Can do Not for us. So.

You guys are going to be doing so pretty much everything south of the straight line from or the all the portions you're donating to publicly use and leaving open. Are you donating the land that the future road is in or are you working with UDOT to already sell that?

Well, that's what I was just saying. You know, if some of the recommendation was, you know, we'd prefer not to give those as a as a bonus. We'd prefer to buy the road. That's a, I mean, that's fair. It's just we're trying. Know the we know the difficulties that are faced and so I we're trying to come up with creative ways to make that everything balanced. There's always a balance.

Yeah, know.

Makes But we we think yeah. It basically everything that South Side would be dedicated. Which is quite a bit of property.

And

in doing that, and trying to concentrate the density further north, and putting a few bigger, you know, of the bigger lots a little bit along that park. We we just think this is the right approach to do it. But as of right now, the justification, the expenses on this are going to be over the 10 lots. So, if if we don't want that and we have to come back through what the purchases will be, we'll just we can just work that through that with the at the preliminary.

Okay.

Any other questions?

Can I go back to the trees?

Please do. Absolutely. Okay.

So, are you guys going to put a fence along that back?

We don't have to put a fence on that side. We do on.

On the.

On the west Yes.

So, on the.

So, intent wouldn't be that the development does any you know, like a standard fence where you tear all the trees down and put a single fence in. Because I agree with what the statement is. You know, if we could do, if I were a property owner, I'd probably put a fence in there that works with the trees if I had

to.

So,

but there there's there's challenges with that.

So, you guys aren't planning to put a fence

back there? Development is not planning to tear those trees

out. Okay.

Prefer not to that they come out but would them up and we'd help them would help that trail function a little better with some cleaner trees.

Alright. Because it is cool that there's bald eagles. Oh yeah.

To go through that area.

Well, that's what I said. I've been down there and I I actually those those, you know, wetlands down below are pretty nice wetlands. And if you can get a trail through there, is. I mean they're not big trees down there, but it's a beautiful wet land and yeah there's like they said there's deer down there. I've been there many times when the birds are out and flying and it walking through that national park. I'm plus you got pickleball courts. It's a nice it's a nice setup. So, and we feel this would enhance and help. We were trying to buffer that natural park too. We had a conversation, you know, do we put a road along that?

Mike, your planner brought up. It would be nice to put lots against that and some of your bigger lots like you've shown to try to protect that park and that natural park and and keep some of the noise away from it. So, like I said, with a lot of directions been given through this whole, you know, years process we've gone through. Does Spring

Creek rent the park there? Does it have lights on the pickleball courts?

I don't think it does. No? No.

Because that was the other concern was light pollution.

Yeah,

I think it does have some in the pavilion but not on the pickleball court.

Nothing.

Yep.

You don't have any top or know, top lots or whatever, the parks or anything going in here?

No, more natural and trails and stuff like that is what our hope is. Yeah, I mean, we'd, yeah, if any enhancements needed to be done, we'd probably prefer they go over in your improved section. But but it's a pretty, it's a pretty decent park right now. It's a good good space. So, our emphasis would be trails and open corridors and more natural. Which I think is what the sentiment we've heard from residents when we've had communication. Any other questions with that?

No, sir.

Thank you. Thank you. I'm still here though.

Staff, there was the question of the zoning online that it's listed online as A five.

Yes, that is correct. I think it's just an error of our GIS department hasn't updated it yet, but we do have the zone change. Right?

Yeah. Yeah. It took little bit

of time to get the water sorted out, but we probably just need to let our GIS people know. They they did take a zone change through last fall, summer.

It's been a year. Yeah. Maybe It's been about a year.

Okay. And it was approved for the r one twenty two, but sometimes the ordinance just hasn't been recorded yet.

We're push a little quicker, but we're trying to resolve the road too.

This has been a project you've been on for a while. Any other questions for staff? Or other comments, concerns, questions? Or

I don't know if city council is going to like the density in lieu of and that's where I'm kind of leaning like it the the subdivision in the area makes sense. It makes sense that it matches neighborhood to the south of it and what's the north of it as well or sorry to the east of it and what's the north of it. As well, I just think the density in lieu is something that our city council won't won't really go for. At least just some of the online comments that some of them made. I think they'd rather just pay for improvements.

And that's that's up to them, right? That's not really I mean, we are looking at a layout here that shows that bonus 10 lots. But again, that's not our council's decision to make. They control the purse on that. Mhmm.

Are we is this not our

I don't think we're final on it.

This is a how do these work? Sometimes these go forward. Sometimes they don't.

Yeah. Because it's a PRD, it would

go forward. K. Because it says final review in the back. Oh,

okay. Yeah. Where if it was a standard subdivision, this would be the final decision body. But with it being a PRD, it would go forward.

So this will go forward to the city council even though the packet says final approval. Yeah.

It should say review and recommendation.

Yeah. I our just thought is if your recommendation is that you'd rather have them spend the money Mhmm. And not try to work through these balances. There is quite a bit. So that's this has quite a few things that are are coming. So I I know the challenges. So,

yeah. One of my comments earlier, did you work with TSSD at all as far as their pathway coming through?

Yeah and I I've tried to

I mean, the other issue

don't really have a exact alignment of that road as well. So that's I mean that's why we're we're trying to work through all those issues.

Makes sense.

So the more impact that we have the more challenging things that we're dealing with and trying to

work

through. You know, purchase and dedication and yeah. So, to have some flexibility on lots is I would be very good in this circumstance to your point, the city council may. Yeah. Or may not. Yeah. Our recommendation is we do feel like the in lieu situation here is appropriate and we just like some flexibility to discuss what those options are through, you know, the preliminary and but and you know, at the end of the day, if the city council says, you would just rather pay for everything. I mean, that's it's challenging but we would work with them however they need to work with.

Makes sense.

Yeah. We just we just ask that you make a recommendation if you do it based on that that we feel that the that there is some for the in lieu working or I mean if your recommendation is no just stick with the 62 lots then it would be yeah that they'd be paying for a lot of extra things. But it's okay well. Thank you. Yep.

Can I make a comment? Yes, sir. First of all, Tony, the applicant, he's juggling a lot of pieces in here to this puzzle and to try and make them all fit together. And honestly, I think he's done a remarkable job in doing that and what he's presented here. I just wanted to make that statement.

The second thing is that the density in lieu is a really great tool for the city to use. I mean, they're When I look at this and some of the other ones we've done, I'm kind of surprised it isn't more than 10 lots that we're giving up because some of that density was pulled out of that ESA zone and allowed to be put up into here too. So I'm sort of surprised that there's more than 10 lots. And it's a great tool for the city to use to save a lot of money. And if we had to widen the road and buy the property and do these other things, it would be a lot of money for the city.

And the city's budgets are always tight and stretched anyway. So it allows us to have him put these in for us, basically. We do give up some density in lieu for that. It allows us to use that money in other parts of the city. Maybe around the corner, there's some other intersections that need to be improved or something to help traffic flow in this area, too. So it's a great tool. And Tony's been very gracious and patient, honestly, with the city with some of the changes and things we requested from them. So I think it's a great option for the density in lieu. And I think it's probably a very fair value for the city on this end. Thank you, Gary.

Tony, with the future road not finalized, not nailed down, are you concerned that we're going to be pushing into the neighborhood? There's going to be eminent domain.

Think I we will, Brad, we'll make this work. I mean we've been working off like Kieran said. We've tried a number of different things to make this work and it's absolutely a balance and we like there's a reason why we've been at it a year now you know trying to come up with the right thing. So, we've had a lot of meetings and things like that. Yes, there's always a concern that would when we come back to preliminary, we'll have to justify a little bit more or they may come in and say, no, we we need to shift this way to the North and it changes everything but right now, this is what the city's intent was.

This is what, you know, all the stuff we've worked through with planning and with engineering. This just brings what everybody's trying to meld together into the right project and so many moving parts but it just feels like this is the right direction to go to make everything work. And and Gary's absolutely right. That's why he said if we go to start justifying numbers, it's it's

You didn't hear that. We're fine, you know. Well, So, I'd rather not. I get it.

I'd rather not put you guys in the spot or or or put the public because I really want to help the city get this done. Sure. So The last

the last thing though, would this go to Final Plat before that road? Because the location is decided.

Well, we're trying to work with Brad right now to get that decided. Oh yeah, I mean that's why it's delayed. Because now he's got the fund, we've got the alignment, we're working through that right now. So, the intent is that we have that all, well, no, it needs to be done. We need the alignment nailed down.

Would we why would you put lots in and then then come back and But need the advantage is is we're putting it up on the fill instead of down in the bottom along the sewer. The sewer is actually quite a bit further south than where he wants the alignment but I mean this saves him quite a bit of fill. I mean the advantage of putting it up on top of that fill too is we have to get under that box culvert for that trail. So everything's working pretty good with what this development is showing but the challenges, the way to approach them, the recommendation and the discussion was this in lieu of. And the reason why I didn't go over ten ten is because what the neighbors got.

They were much smaller. But yeah, I I I do I think ten's a fair approach. It puts some burden on the developer but that being said, I think it's the right project. So, I'm always about fair and right. I just think this is the right project for this situation. So, that's why it's where it is.

Thank you, Tony. Thank you.

As evidenced by my earlier comments, I was skeptical of the in lieu of with it being 10, but I really appreciate Gary's comments. And I trust him and his expertise explicitly, especially in this regard. And so I'm ready to put forward a motion that approve it if unless anyone has any objections.

Please do.

Alright. What are we? 3.5, public hearing recommendation of Windy City Development LLC's request review of the Spring Meadow Villas concept, a 72 lot single family PUD plan unit development located at 1630 South 500 East. The recommendation being that this be approved when it does go to city council with the findings being that the proposed concept is consistent with Lehi City's development code and that it does conform to the goals of policies of the general plan and please include DRC findings.

Second. Motion and a second. All in favor? Aye.

Aye. Aye.

Any opposed? Thank you, Tony. Go work out that HOA thing. Sounds interesting. So are we on 3.6? Which in our packet says x developments request for

Yes. So that has been removed.

So 3.6 is removed. Yes.

That has been withdrawn and will be scheduled for the next planning commission meeting on the twenty sixth.

Okay. 3.7 is crossed off on our packet. I mean, on our thing which says public hearing question. That's that's think

So you wanna open public hearing.

Are there any public comments?

No. I don't

remember any on that.

No. You can it'll it'll have public hearing.

So we'll have the public hearing when it comes back. Yeah. Okay. Then let's go to three point seven.

Yes sorry about that. Be sure to check the agenda next time. So three point seven is public hearing and recommendation of Lehigh City's request for review of a development code amendment to both table of uses and to Chapter 12 to convert conditional uses to permitted uses based on pre existing supplementary requirements. This is the first of several phases to update the non residential and residential table of uses. The purpose of the comprehensive update is to adjust several sections of the conditional uses to be permitted uses per Planning Commission direction.

Some of you guys weren't here but last year we kind of discussed this and so that's what staff has been working on. The first part of the amendment prioritizes uses that are all that already contain supplementary requirements in Chapter 12 essentially act as conditional uses conditions of approval there were no DRC comments for this this is a legislative item the planning commission can give up either a positive or negative recommendation to the city council who would then approve approve changes or deny the amendment. You guys have a lot of discretion in recommending approval, approval changes and things like that. This is a public hearing item. There were no comments online for this one. So turn it back to you guys for any questions.

Thank you. Any questions for staff? Essentially we're trying to remove a lot of conditions, right?

Yeah, we're trying to streamline the conditional uses of section of the code we noticed that there are a lot of uses that require conditional uses and there's a lot of times where they come to you guys and you know not quite sure what conditions could even be put on certain uses and things like that so we've actually worked a lot with Craig on this table to kind of clean those up and what uses could actually have conditions put upon them so.

Really we just try to take out all the ones where conditional uses of permitted use with reasonable conditions. Mhmm. We try to look at the reasonable conditions that could be applied to the current conditional uses and go, okay. We're just gonna change the requirements for that to include what those are. Because then that gives more clarity not only to applicants and people that are coming in. Because a lot of people come in to try and oppose a conditional use thinking that you guys can just stop everything when in reality