Planning Commission - Regular Meeting

All right, it is 7 o'clock and we welcome you all for attending the planning commission meeting on November 13, 2025. Uh we will open with a pledge of allegiance led by Commissioner Marno. Please stand and repeat the pledge with me. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Thank you everyone. Do I have a motion to approve tonight's agenda? I move we approve tonight's agenda as written. Second. I have a motion by Commissioner Martino and a second by Commissioner Fwell. All those in favor say I. I. Any opposed? Motion carries. Do I have a motion to approve tonight's staff reports? I'll make a motion. I'll second it. I have a motion by Commissioner Phillips and a second by Commissioner Patton. All those in favor say I. I.

Any opposed? Motion carries. Are there any declarations of conflicts or abstensions from the commission members? Seeing none, we'll just get into number one, which is a public meeting to consider the request of Brandon Fugle for a one lot preliminary residential subdivision plat called Fugal Estates Plat A located at approximately 11:04 East Grove Creek Drive on approximately 3.18 acres in the R1-20 single family residential zone. Jacob. All

righty. Good evening, Madam Chairman and members of the commission. I'm Jacob Hawkins from the planning department. So, the first item that we have for tonight is a preliminary residential subdivision for Brandon Fugal. And this proposed subdivision is called Fugal Estate Subdivision Plat A. Now, here is where the property is located here off of Dalton Drive and Grove Creek Drive. The applicant is proposing to combine both this lot right here and this lot um together. Uh now this lot, this main one is 780 uh 755 East Dalton Drive and this property right here is 110. They can have a new point of access onto this main property. Here's the zoning map right here. Uh this is the subject property right here. As you can see, most of this is in the R120 zone, although they do have like a little corner clip. uh that is in the R110 zone, but since that's such a small area in on this property, it doesn't really affect any of the requirements for zoning. And then here is the plat itself. Uh so the trickiest part about this subdivision is the lot width for this portion up here. Um now in the R120 zone, typically we require 100 ft for the lot width. uh in order for a property to be buildable. Um but this one is only about 82 feet wide and it had a house on this property before, so it was non-conforming at that time, but by combining it into this property right here, um it just becomes a part of this property and this property still has frontage onto Dalton Avenue as well. So the frontage requirements are all still taken care of and the lot width is all still taken care of from Dalton Avenue. All that this one is going to do though is it meets the uh lot frontage

requirements that will provide the access that goes back here to lot one. And so overall um it meets all of the zoning requirements in order to get the access that they need. Um now, uh talking about setbacks, the usual setbacks in the R120 zone are 25 ft from the proper uh from the front property line, 25 ft from the rear, and 10 ft from the side property lines. However, there was a change to the setbacks versus the building height uh requirement last year uh for properties that have more than two acres of land. And these setbacks are required to be significantly increased for any buildings that that exceed 35 ft. And so in this case, because the house is 45 ft tall, the minimum setback requirements are 75 from the front property line, 75 from the rear, and then 40 ft from the sides. Uh now, zoning and engineering completed our review of the preliminary plat on October 22nd, and then the applicant met with the fire department to go over a couple other details before we were able to schedule this for the public me uh for this public meeting. Uh and those have now been addressed. And so overall, the proposed subdivision meets the requirements for subdivisions and for the R120 zone and staff recommends approval of the proposed plat. I can take any questions.

Is that house still there? Yes, the Well, no, this house is not there. They demoed that house already, but it'll affect the neighbors on either. I just realized this on the latest version. There you go. You can see how the house has been demoed there. There we go. That's a little bit better. And you can see the new house as well. Everybody can see the house. Did you say Did you say that the access point is going to be on Grove Creek? Yes. They're going to add an access point from over here. So, it's an additional It's not the primary access point. Uh I believe it's an addition. Okay. So, therefore, the the front of the house, you know,

this Yeah, this will still be the front. That's the front. That's the 75 and then 75. Exactly. Yeah. So, this will still be the 75 foot front setback right there. So, that's that's 40 right there. That's 40 right there. Yeah.

What is that actual? Is it over 40? Say that again. The actual on that side. Oh, the actual Oh, I have no uh But it's over 40 feet. It It's over 40 feet. Yeah. We We approved the building permit some time ago. That's fine. Yeah. Thank you, Jacob. Thank you. Is the applicant here?

Nope. And it's a public meeting, so I'll just bring it up to the commissioners for a discussion or a motion. I move the planning commission I'll make a motion. Any objections? No. Okay. Depends on motion. What do you want? I move the planning commission approve the request of Brandon Fugal for a preliminary residential subdivision plaque called Fugal Estate Subdivision Plat A located at 1140 East Grove Creek Drive in the R120 zone. I'll second.

I have a motion by Commissioner Butler and a second by Commissioner Martin. All those in favor say I. I. Any opposed motion.

Motion carries. All right. Okay. Item number two is a public hearing to consider the request of Kaylee Young to a amend city code section 10-14-24-3-D-1 permitted uses in the Grove Interchange subdist 6833 Barber and beauty schools to the list of permitted uses within the zone. Jacob.

All righty. So, the next item that we have for tonight is a proposed code text amendment for Kaylee Young. The applicant is requesting to add U6833 Barber and Beauty Schools to the list of permitted uses within the Grove Interchange subdist. So, starting off with what the proposed use looks like. So, the applicant intends to open a facility for students to learn licensed cosmetology and uh aesthetics services. Uh training typically includes instruction in hair, skin, and brow services as well as structured lessons on safety, sanitation, anatomy, uh client management, and business practices. Students will train in a dedicated practical room and spa floor, uh simulating real world salon experiences, including practice on models and mannequins. The facility will operate similar to other vocational schools with classrooms, training stations, and supervised practical training and will be under the supervision of a licensed instructor. Uh houses hours of operation will be Monday through Friday from approximately 9:00 a.m. to 5:00 p.m. Required parking for this use will be at a ratio of two parking spaces for every three students plus one space per staff member. Now, this proposed use is similar in nature to other several uses in the Grove Interchange subdist. So, first off, uh, use 6230, um, beauty and barber services. That's just the direct service counterpart to this use. So, that's already a permitted use. Um, and then next, uses 6823 and use 6834. Those are both educational related uses that are also permitted in the Grove Interchange subdist. Uh U6823 allows for professional schools uh of any school which is of college degree level including nurses, preparatory, seminaries and etc. Uh and use uh 6834 allows for art, drama and music schools.

So because the N uh because the nature of the proposed use is educational and because the proposed use is also similar in other related uses that are permitted in the zone, staff finds no negative impacts to including this use in the zone and recommends approval. Gets a little bit difficult to really identify how many people are going to be there. Um, but if I go here to chapter 18, uh, we've got all the different, uh, categories that we use when trying to figure out what, uh, the parking uh, space ratio is going to be for a particular business. And so, because this is an an educational institution, that's the one that we would apply in this particular case

since this is typically a an older group, right? and they will have their own cars. Do you find that problematic? Um, it may or may not be an older group. Uh, it may be a lot of uh, well, I guess older in the sense that they have cars that they're driving. Yeah, they're they're driving themselves because they they want to be professionals and stuff. So, it's not going to be necessarily even a high school, you know, senior, they're going to be driving, right? And so, that's kind of interesting on that right there. Right. Is there street parking nearby? Yeah. what what is the parking situation at the building?

Yeah, I'll go there. And while I'm going there, um I will mention that most of the time we just base a uh the parking ratio off of square footage for like other types of uses. However, whenever you compare like how many people are in a unit versus like the square footage, uh sometimes like a scenario such as this one, the two to three students in like smaller units where they have fewer people, um this isn't quite as Yeah, I I I can understand my it's just like are we going to be forcing them to like carpool and that's not a bad thing, but you know, is that going to be really conducive for the students

realistic. Yeah. So, the applicant's going to be going uh in this property right here, I believe. Uh and so there's a lot of parking already around here. I think the trickiest part about parking in this particular area is that Chick-fil-A has just opened recently and so there may be a little bit of traffic over here, but in terms of parking, I don't think there'll be any issue. No, because they'll be using other people's businesses to park in front of. Um, how many open tenants are in that building? I don't know off the top of my head, Jacob. I don't think that's the space. Oh, is that one not the space? Okay. Oh, it's this one right here.

Oh, sorry. I I'll let you kind of show which one it is whenever we get up here. [Laughter] Yeah. Yeah. But regardless of where they are particularly, you're changing it for the entire zone. So it could be in one of those buildings. So it doesn't really matter where the building is. Yeah, you're right.

Sorry. Has has staff taken a look at the tax treatment of a barber shop versus the school. Does the city tax it any differently? Are there exemptions that the school gets that would bring less tax revenue into the city? I don't have an answer for that one. No, they they don't they don't do of course they don't have any sales tax.

Uh it's a they use for educational purposes. Um if if I might add something about what you guys were discussing earlier, that's the reason why gyms, gymnasiums, uh, and some I think the schools on the on the interchange on the commercial cells like this are conditional uses. So then they we we check the parking before the use is approved. Um, so that's a tool that you guys have in your pocket. You guys can decide if you guys want to make it permitted or you guys recommendation is to make it conditional. for example. And I think that uh we want to stay away from conditional uses for sure, but from time to time, I think in cases like this, it's important because right now what we're doing is adding the use to the zone. Okay? We're not It doesn't matter what building it is. It doesn't matter what parking they have at this point. They can go anywhere in the zone. Okay? But that's why making in a conditional use sometimes works sometimes works because then when they have the specific site when they then they have the specific area then they can come here. It will require them a public hearing though but they can come here show exactly the square footage they're going to use the building where they're going to be and the parking stalls that they're going to be utilizing. Okay. And if there's a concern with parking, when a a conditional use is established, those conditions got the the the use is permitted as long as those conditions are met. Meaning that in the case of in in regarding parking, if the parking spreads out, then the conditional use can be removed, revocable, because this is one of the conditions. So that's a tool that you guys may have um with you guys. But however, today is just to add it into the zone. how we're gonna add it

as a permitted use or as a conditional. Let's have that discussion. Thank you, Daniel.

So, going off of that, Daniel, really quick, um, in in this type of utilization, right? It's a school, it's a professional school, you know, is it something that the city we might want to consider to have the change to the parking requirements because two to three or you know two to three students in this situation is very unique and it can limit it doesn't matter where it is in the in the city. And so that that's that's just my question. Is that something that we might want to consider as a city for this particular professional training

to to have that that adjusted or in consideration

here's a situation. Okay, here's something that I will recommend is the the staff recommending the planning commission to recommend to the city council. Right? Um, if you guys remember, as I'm trying to have my staff stay away from conditional uses, we've been allowing permitted uses with qualifying provisions. Okay? So, for example, in this case, the use is not permitted in the zone. Right now, it's not permitted in the zone. Okay? So, let's say we want to make it permitted with qualifying provisions, meaning that we we don't want to make it conditional because we don't want the applicant to come back and and and do the whole process and apply again. So let's say we want to do it like that. For example, the condition could be the qualifying provision. Not the condition, the qualifying provision could be like this use is permitted in the zone with qual with with the following qualifying provision. One park install per student right there. That's not a lot of uh language. There's not a lot of text that we have to add, but that's something that we can that we can do something like that

for that's just that's that's where the discussion is going. I think you guys need to decide how to do it and stuff like that, but that's an idea. I'm I'm kind of trying to give you paths for you guys to decide you is you guys' decision. Yeah. Because I I wouldn't want a business to, you know, be out of out of order just because of that something that we have created in our city. How are you going to enforce it? I mean, are you going to go and get enrollment audits every quarter or like I mean the the way to enforce this at the time of the business license when they apply for it, we we always require Okay, what's the square footage that you have? What are your parking stalls are you going to use and and then we they they show that and we have it.

Yeah. But they aren't going to have a student body. I say this wouldn't be square footage. It would be Yeah. Sorry. Number of students or something. But if there's a complaint, then that's that's how goes back, code enforcement goes back and say, "Hey, you know what? You can only use x amount of parking stalls, that's what you are, especially so it would be a concern like a complaint for another tenants." So, if they're sharing a building and the other tenants like, "Oh, yeah, we we only have five spaces now because these students have taken over." I dealt with that at my old company and it was it was it was so stupid.

Jacob, it's the build. Can you point to the building again? Um, I'm not sure which building it actually is. So, we'll we'll get to that in a second. But I do also want Can you pull up the zoning map and show the entire interchange? Yes, absolutely. That's a great idea. I I agree with your question, though, Todd. That that is a concern. I just I don't see it ever being enforced, but

Well, no, unless there's a complaint, it will not be enforced. And I do also want to take a second as well and mention that the two parking spaces for every three students, that's the minimum uh requirement. So if they want to add more parking to that, they absolutely can. Um and some businesses might want to do that, you know, like say in their own contracts or something like that. Um they would just have to negotiate that with a landlord rather than staff. and finding the balance between having too many parking spaces required per tenant versus too little, you know, that's that's really the trick. So, for example, if we were to require one parking space per student or something like that, you know, at the time of application, they could say, "Oh, hey, we're going to have 30 students." you know, there's 30 parking spaces that are now reserved, you know, basically per staff for that one business effectively, and no other business license can take on that. And so whether all 30 students end up being there, it could be like an open parking lot or it could be completely full. And so finding that balance, that's usually the hard part. And so that's where some of that discussion can also market degree. You've got a situation trying to

Sorry to bring up this but abs. Absolutely. Though if if parking really is a you know important subject adding a qualifying provision to something like saying uh having a parking ratio of 1 to 300 or something like that uh that could be another option as well. Madam chair I recommend that we let the staff continue and then sit down and you guys can deliver it and have the applicant if they have any questions so we can follow that that process. Feels like we're jumping into into Yeah, we like to save the discussions for at the end, right? Does anybody else have any other questions for Jacob? Thank you, Jacob. Thank you.

Is the applicant here? Would you like to come up and talk to us? If you can just uh you just state your name for the record. Um, Kay Leon, is there anything that you'd like to add to what Jacob presented or?

Yes. So, this our situation is a little bit different. Utah just came out with its first lash and brow license. They're starting to break up the esthetician world, so they're doing micro licenses now. I currently own a brow bar taking apprentices in Lehi and we're looking to expand that and actually open up a school because of these micro licenses. We're not planning on opening up like a 30 plus student school. We're trying to keep it at like a minimum capacity so students are getting the best education for their dollar. Um so our max we can take up to 20 students at a time. So that would be our max capacity. We're also going to be leasing the building right next to the building of the where we're putting the school. We're going to be leasing that for the brow bar. Um so we will be taking um students into the brow bar so that they can actually have a job when they're done. Um not every single person obviously, but that's kind of like what we're trying to do is offer jobs for students. Um, but we can only take a max of 20 at a time.

That's state law. Yeah. Okay. Yep. They just passed that. They have there is a meeting on November 17th that's going to dive a little bit deeper into the school and the requirements for that, but as of right now, it is a max of 20. So, and then that that will be passed Jan in early January. Okay. Does anybody else have any other questions? Commissioner Fugle had a question about product in that kind of situation. Is there any product that is sold? It's all just services, right? All just service. Yeah. Okay.

The only product that will be sold will be sold out of the actual brow bar that will be next door to it. But there's not going to be any products that will be sold like straight out of the school. So, if they were wanting to purchase something, they would have to go over to the brow bar to purchase. So, Thank you so much. Thank you.

This is a public hearing, so I will go ahead and open it up to the public. Seeing none, I will close it to the public and I will bring it back up to the commissioners for a discussion or a motion. I move the planning commission continue. Oh no, wrong one. I move the planning commission forward a recommendation of approval to the city council for request of the Gateway Pines Flex LLC. Number three. It's

number three. Number number two. Oh my gosh. Thank you.

This is why I need a paper one. [Music] Okay. I move the planning commission forward a recommendation of approval to the city council for the request of Kaylee Young for the proposed amendment to city code section 10-14-24-3-D-1 permitted uses by adding U6833 Barbara and Beauty Schools to the list of permitted uses in the Grove Interchange subdist and adopting in the exhibits conditions and findings of the staff report as modified. I'll second it.

Okay. I have a motion by Commissioner Nelson and a second by Commissioner Patton. All those in favor say I. I. Any opposed? Nay. Okay. So, now we're just going to do a roll call. Commissioner Phillips. Hi. Commissioner Butler. Hi. Commissioner Maro. Hi. I'm an I. Commissioner Patton I. Commissioner Fugle. Nay. And Commissioner Nelson. I motion carries. Commissioner Fugle, will you will you share with us why why need I think we need to protect our sales tax revenue generating area. Thank you.

And this is not in line with that. I know we have other educational uses. I also believe those were a mistake in this area. Thank you. And the reason I ask is because city council is going to ask me for sure. Okay, appreciate it.

Am I good? Cool. Number three, public hearing to consider the request of Gateway Pines Flex LLC to amend city code section 10-14-24-2- C-2 permitted principal uses in the Grove Mixed Housing Subdist use 3997 signs and advertising displays and use 6342 disinfecting and exterminating to the list of permitted uses within the zone. Jacob.

All righty. So, this item was continued from the last planning commission meeting for the intent of staff providing a bit more information about the proposed uses and potential conditions that could be implemented on the proposed uses to mitigate their effect surrounding residential uses and to determine if such uses would even be compatible in the Grove Mixed Housing subdist. And so, for tonight, I have two different ways that we can go about our discussion. Option one will be the quick and simple way uh where I can just recap what the uses look like uh as we talked about them last time and then mention a couple potential conditions that the applicant has offered. And then option two is the more comprehensive way where we can take a step back and look at the production process as a whole. So we can see where these uses would be in that overall process. consider a bit more about what the city needs or doesn't need in the Grove mixed housing subdist and then uh if the proposed uses would be compatible adjacent to multif family and then we can talk about the applicant's proposed conditions. Um so I'm happy to just start off really quickly with a discussion on which direction you guys would like to go about.

Let's start with the the quick and easy way. With the quick and easy way. Perfect. Uh would you guys like a recap on what the proposed uses are and what they entail or would we like to just get into what the applicant's proposal is? Can we just get into it?

Perfect. So, uh I talked with the applicant and he suggested that we could limit the proposed uses to a specific square footage within a building. Um so such as like say 3,000 square feet or 6,000 square feet per use or something like that. Um or for the chemical uh like for the disinfecting and exterminating one um we could potentially like limit the chemical storage to say like five gallon buckets or something like that like limit the capacity of the materials being stored uh or like the containers or something like that. Uh and so from there uh I guess we can just start off with any discussion based off of those uh proposed conditions. Where are the conditions in the packet?

I they're just what the applicant has discussed with me. They're not in the packet themselves just yet. How did those address our concern?

So, one of the main concerns that we had last time was say for example the signs uh the manufacturing of signs. Um, one of the things that we were discussing is, well, what if, uh, someone comes into one of those units for the sign manufacturing and then they do really well and they start expanding into more and more units until the whole site is just one big sign manufacturing plant effectively. That's uh, producing really large signs for all sorts of different companies. And you know what? if they're like starting to make a whole bunch of noise or something like that, like what what like we would not probably want that to be next to uh something like residential. And so that's where some of that discussion was on, you know, maybe there could be some conditions or something like that to where we don't feel like this is going to be so so impactful being next to residential since the Grove Mixed Housing Subdist allows for residential. So, I mean, we had an extensive conversation on light manufacturing versus heavy manufacturing. Um,

was anything brought up along those lines of the the actual manufacturing process with the with the candidate? Not the process itself of uh the manufacturing for signs. Um, but that is something that I have prepared in the more like detailed uh version if you'd like me to go through any of that.

Well, because I mean if it's heavy manufacturing and a thousand square feet, it's still heavy manufacturing at 20,000 ft of building. I mean, am I thinking about that wrong? Actually, I want this. So, um, I'll I'll get into that, but let me see if anyone else has any other questions because that's going to go into some of my more lengthy topics and I'm I'm happy to go through some of that stuff, but I see no, please, no. And again, the concern is that we're allowing such a heavy use in an area that wasn't designed for that, right? And does it destroy what we wanted that area to look like for those other uses that are coming into the buildings as well?

My concern is it's so close. It's backed up against that residential. Yeah. So close.

Okay. So, if you don't mind, I'll just kind of go through this. This is something that I prepared for tonight. Um, and I'll kind of go a little bit between this and the land use codeex that we have on our website. So, um, let's see here. Let me start off with, so in our land use codeex, we've got like the 2000 section and the 3000 section. Um, and both of those are for our manufacturing different uh all the different manufacturing uses that we have in categorized in Pleasant Grove. Um, and so it includes all industrial, manufacturing, and production uses. Sometimes it's a little bit hard to distinguish between industrial and manufacturing. And so I've kind of come up with a way that makes it a bit easier to categorize each of those types of uses. So production is simply just the process of creating goods and services by transforming inputs such as raw materials, labor, and capital into outputs that are valuable to consumers. And that's all that production really is. And it encompasses just about all the points related to making a thing a thing. Uh but this process typically starts off with uh someone who just has an idea, does some research, forms a concept or vision and then once they have that vision, they move on to that first step uh which is industrial. And industrial is a broad term for economic activities that encompasses primary uh extraction, secondary manufacturing and sometimes tertiary services uh activities. A primary heavy industrial uh is not typically possible to be held indoors and often requires a large amount of land and in fact most of these extraction uses fall under a different section of land use codeex. Uh so if we go there down to the 2000 section um

it says right here there are borderline cases between the manufacturing code category and other divisions in the regional land use classification system. Specific instances will be found in the description of individual industries. A few of the more important examples are agriculture, forestry and fishing, uh fisheries, uh mining, construction, and wholesale retail trade. So many of these borderline uses involve the extraction of raw material uh that involve the extraction of raw materials are found in like the 8,000 section such as agriculture, forestry, fisheries, and mining. And then secondary uh being the heavy manufacturing side of things. Um that may include basic manufacturing techniques to forge, roll or otherwise produce a product that would be further machined or used in a more specific manufacturing setting. And so that is what we would classify as industrial. Uh and it produces the raw material and base components for the next step uh which is the manufacturing and fabrication. So using machinery, labor and the extracted materials and base components created by the industrial process, the manufacturing process is able to create usable, tangible or pre-made components for later processes and test the products under certain situations. And so while manufacturing uses in this category do not require as much land as like the industrial category does, this manufacturing category oftent times um requires large buildings and outdoor storage and may also cause loud noises, nauseous fumes or other hazardous environments not suitable adjacent to residential zones. And that's why we have like our manufacturing distribution zone specifically for processes like that. So once again in the land use codeex

let me kind of zoom in here a little bit. Uh so the final product of a manufacturing establishment may be finished in the sense that it is ready for utilization or consumption or it may be semi-finished to become a raw material for an establishment engaged in further manufacturing. For example, the product of a copper smelter is the raw material used in electrolytic refineries. Then refined copper is the raw material used by copper mills and copper wire is the raw material used by certain electrical equipment manufacturers. Fabrication is a subset of the manufacturing process and includes the shaping, cutting, bending, welding, and machining of materials to create a finished or semi-finished product that can either be sold by itself to consumers or further improved as part of an assembled unit through the production process. And that part probably sounds a little bit familiar because as I was talking about last time about like the sign manufacturing, they're shaping some of the metal sometimes depending on what type of sign that they're building. Um, and so they're like actually fabricating those kind of signs. Um and so most of the time the products created from the manufacturing and fabrication process are not sold directly to consumers but rather to businesses who will create a finished product and then provide that product to consumers as retail. And so the manufacturing and fabrication step uh create pre-made or semi-finish components which can then be further finished into in the touch-up and assembly portion which includes the final steps in creating a finished product such as painting, assembly and packaging. And the assembly process takes multiple pre-made or semi-finish components to a completed state that are ready for retail or consumption. And then the final product is produced and ready for storage and distribution to retail shops, individual customers or to businesses offering services. And then

lastly, we have individual retail or services being offered. And so that's pretty much the whole process from start to finish. And generally that's how staff often comes up with our recommendations when considering new uses within a zone. We take a use, we figure where it's at in this process, and then we compare it to other uses within the zone to see if it's something that would be compare uh compare compatible with other permitted uses. Uh however, there is a little bit of a twist and that is light manufacturing. Now, these three steps, the manufacturing and fabrication, the touch-up and assembly and storage and distribution, um these are what generally make up the light manufacturing portion. And we know what light manufacturing is defined as, which is the manufacturing, compounding, processing, assembling, packaging, or testing of goods or equipment, including research activities conducted entirely within an enclosed structure with no outside storage, serviced by a modest volume of trucks or vans, and imposing a negligible impact on the surrounding environment by noise, vibration, smoke, dust, or pollutants. And we don't have that in our definitions necessarily. I don't think that we need to either. As long as staff is able to interpret light, medium, and heavy manufacturing and make the case to the planning commission and city council, the purposes of the code should remain sustained. Um, but of course, notice that no part of the definition for light manufacturing uh is is scale mentioned. Uh and I think that is the key to determining if a light manufacturing use would be compatible adjacent to residential. That's the difference between something like say in the business manufacturing park zone versus just being in a flex space building uh for example. And I think uh oh just kidding. Uh so scale is often one of the determining factors in

whether a use may be appropriate adjacent to residential uses. Other factors include noise, smell, light pollution, amount of commercial activity like auto retail, uh potential threats like self- storage or power plants or chemical exposure, uh or negative associations like tattoos or cemeteries, uh most of which have certain restrictions already outlined within the zoning ordinances. And I think that's what the applicant had in mind as well, which is why the applicant has suggested that there could either be a condition to limiting the scale of what could be approved in the Grove mixed housing subdist or for the disinfecting and exterminating business, you could have the limitations to the size of the containers being stored. Um but that's that's kind of where staff is coming from uh in our recommendation is because in nature even though that say for example the sign manufacturing uh would typically fall under this fabrication uh portion right here it meets the definition for the light manufacturing and uh doesn't have

how did because in your presentation you said it's fabrication uh And then now you're saying it's no, but it meets the light manufacturing def. I I still don't see that. I see taking raw material, bending it, using the machinery that it takes to bend it, using the machinery that it takes to produce a finished sign. I have a hard time seeing that as light manufacturing. So I I mean, unless I missed it, I don't see the connection there between how you went from fabrication to light manufacturing.

It comes back to that definition for light manufacturing. Um mainly because it's like just to kind of recap, it's because it's like indoors and if it doesn't impose any uh significant or if it doesn't impose impacts on surrounding uses like noise or smell or vibrations or smoke or dust or things like that and doesn't have, you know, a whole bunch of traffic that it generates. Um the key point being that it has a negligible impact on surrounding uses or properties. That is what makes it the light manufacturing and you know what materials they need and what equipment they need to make signage. Say sorry say that

you know what materials they need and equipment that they need to make signage. It depends on the scale. Um, so I'm saying for what we're asked what we're being asked to approve today, right, which is signs and advertising displays, what equipment is used to make that? Is it under a decibel? Is it massive? I mean, are we talking massive press breaks to take the raw material and the raw metal, or are we I I don't know all the the machine that's in there. I've been in some manufacturing areas that have those machines. They're not quiet,

right? So, um I can let the applicant talk to that a little bit more. Um but yeah, ultimately, uh from the research that I've done, um you know, on a smaller scale, they'll have a few smaller machines. And yes, they will produce some noise, but being within an enclosed building, a lot of that noise is dampened to where it doesn't affect a lot of the surrounding properties. Thank you.

Really quick, would you say this is I'm looking at some of the other um uses that are available in that area. 6410 automobile repair and related services. And then 6490 repair shops related services. Those are already permitted. Those are already permitted. And so in in staff's opinion, you know, comparatively speaking between those the two uses, the proposed one and those, which one is is there one that's more uncomfortable and noisy and problematic?

Exactly. I'm not sure which one would be less desirable next to uh residential, but uh um yeah, even even so, I think um I lost my train of thought. I apologize. Just curious.

Sorry. Any more questions for Jacob? So, so again, we talked a little bit about this, but what what was your specific re what was staff's specific recommendation? Um, so staff's recommendation is approval of both of the um proposed uses. Uh, however, uh, we'd be absolutely be without conditions or qualifications. Um, after discussing with the applicant, I think including some of those conditions would be beneficial. uh especially limiting the um the size of those uses to like a certain square footage for example. So there were only two conditions, right? Or did I miss were there more than that? There was the square footage and there was the

Yeah. So there was the square footage and then for like the disinfecting and exterminating um we can discuss uh you know container size, you know, for example. Um and by limiting container size I think that would give a lot of people uh a little bit more comfort um you know whether or not there is a spill that that happens. The recommendation from staff uh madame chair is that the uses are permitted with two qualifying provisions. One that limits the square footage of the of the manufacturing portion of a business and the other one that limits the size of the containers for the other business. But that's clear is like recommendation with qualifying provisions. Yes. Thank you, Daniel.

Thank you, Daniel. Do you mind if I ask clarifying question? You directed it to your Sure. I can ask, but um does staff have a recommendation on the square footage or on the container sizes? Um the applicant had suggested somewhere between three or six thousand. Uh considering the uh that 6,000 square feet for the square footage on the for the signage. Uh yes. Yep. Mhm. For the chemical storage, what was the recommendation?

Uh there was no recommendation for the chemical storage because that one would be similar to like warehouse use uh or just storage just in general. Uh but if we want to, we can add the the same uh qualifying provision uh to that one as well. But we're talking container size, right? Yeah. Container size more for for that one rather than What's the recommendation on the container size? Um so for this one in particular, when I went to the uh to the tenants um unit, a lot of the stuff that they had was all just in handheld uh containers effectively. So anything less than like say a five gallon bucket I think would be adequate.

We don't we can talk about later. Thank you Jacob. Is the applicant here? Would you like to come up? If you could just state your name for the record.

Charlie Openshaw. Um maybe to provide a little bit clarification on the light manufacturing side. Um power usage is is very very low. Um you know it's a 200 amp power. Um the equipment that they use is um you know probably the most heavy thing that they'll do is is bend aluminum um to make a sign. They'll have printers in there um to make banners and um you know things like that. Uh but but uh the equipment that they use to to build the sign or to to bend the aluminum for for signs is is um to my understanding what they've told me is it's not even it's all uh manual labor. Um I mean I don't know what it is but it's It's not it's not a machine that they plug in or anything like that or that uses power. It's just all manual labor. But that's one of the things that I thought might be helpful in a little bit of clarification anyway and is that the just the power requirement for them is is no more than a typical household of 200 amp. So and and also everything is indoors. There's nothing there's nothing. My personal opinion is that in knowing what they do and knowing what a what a repair shop, automobile repair shop or something does is they're less much less noisier. And frankly, as a landlord, I would much rather have them in in the space. I think they're easier on on the space um and less traffic and everything than than a typical car, you know,

repair or or automotive shop is happy to answer any questions. If I can just clarify these equipment requirements for your specific tenant, right? Did you talk to them about the business scales if they were to make larger signs? We No, we haven't. I mean, that's kind of what he what he does. Um um you know, he's just not he's just not equipped to, for example, Yesco, you know, Yesco signs. He's he's just not equipped to do those those kinds of freeway, billboard, largecale kinds of signs. That's not what his business is. um you know, a lot of his business is is uh uh doing banners and you know, kind of a retail uh aspect to it. But um uh and and frankly, if if he did grow into that type of business, he couldn't do it where where in in in our facility.

Any other questions for Charles? The container size. container size. Yeah, this like five gallons. I I was struggling to find out. I wasn't sure. I wasn't here last time went over it, but so I was struggling to to to know what the what the commission's uh concern real concerns were. Um but yeah, we can certainly uh limit their container size to uh five gallons. You know, I think that that's Typically in in that kind of uh industry they're 2 and a half gallons or smaller or their large drone which is 55gallon containers. So

having come from that industry they don't have 55gallon containers. I know that yeah those take specialty licensing and other things and that's what we wanted to make sure is that wasn't something that was looked at. No. You know and if you spill a two and a half gallon container you can typically sweep sort that up. um if it's a large container then have to have specialy containment have specially fire apparatuses and that's what we wanted to see where that limit was and what we were proving because we didn't know yeah thank you Charles

okay this is a public hearing so I will go ahead and open it up to the public and seeing none I will close it to to the public and I'll bring it up to the commissioners for discussion or a motion. Something that we didn't ask is uh are those uh tax generating you know they retail the sign would be retail but the other would be service be service one would be tax generating one would not be as tax generating there's a bunch of service sorry there's a bunch of service

but that's just how I see one is service oriented but that doesn't mean it's a good idea even there's already service there. It doesn't mean it's a good idea to add more. Yeah. I think this is the second time in a row that we felt uncomfortable with what is being asked. I so I want to provide invites. I know I asked some very straight questions there and and but I don't I don't mind what this tenant wants to do. No, I I worry about the potential for others. Yeah. I mean, this particular tenant only wants 200 amp. That means his machinery small. That's that's all great. Yeah. If the business scales, it's a very different business and we're looking at the use as a whole

in the zone, but the scale wouldn't allow to do it, right? So, so I'm pretty comfortable with that. Instead of square footage, we could limit it to to power service available, too. And that would limit it more than even square footage. You're not going to put industrial equipment. If you got a 200 amp service, you're you see you seem perturbed. I am okay. Yeah. What are you thinking? Nothing. I'm just thinking I would rather have a sign in advertising display than an automotive repair. So,

agreed. To me, it's like, well, that's better. in that area. Yeah. Yeah. So, I I'm I'm okay.

I don't know where it comes from, but just hear what you say. I appreciate that. I think I'm just gonna go with whatever the commissioners go with. And just for the record, my watch just died. Doesn't even tell time now. Yeah, I'll I'll go ahead and

just because you know that 300 amps of power because typical house are 200 300 gives them enough to do a little bit more but does not allow the large industrial equipment at all. As long as we know what that is. Yeah. I mean from Yeah. Um, and so if we limit it to 300 amps power under 6,000 square feet, uh, that the chemical storage are within handheld containers, be able to move by a person. Yeah. Five gallon or smaller, then I'm okay with I I think everything fits. Okay. Are you okay with that as opposed?

Okay. I move the planning commission forward a recommendation of approval to the city council the request of Gateway Pines Flex LLC for the proposed amendment city code section 10-14-24-2- C-2 permitted and conditional uses by adding use 3997 signs and advertising displays and 6342 disinfecting and exterminating to list of permitted uses. in the Grove mixed housing subdist adopting the exhibits and conditions and findings of the staff report and is modified by the conditions below that the square footage remain below 6,000 square ft maximum amperage for each use is under 300 amps and that the chemical stoages are smaller than five gallons. Phillips.

I have a motion by Commissioner Martin and a second by Commissioner Phillips. All those in favor say I. I.

Any opposed? Motion carries. Okay. Number four is a public hearing to consider a request from Pleasant Grove City to amend chapter 7 of the 2023 general plan to revise the city's vision and strategy for water conservation. The city is proposing to create a new chapter for water conservation in the adoption in the adopted 2023 Pleasant Grove city general plan. Daniel,

Madame Chair, thank you. Um we've been required by uh state law to adopt every jurisdiction in the state of Utah needs to adopt a new chapter in the general plan or the general plan needs to contain a chapter regarding water conservation. Um usually uh the state law requires for a general plan to have a specific elements. Not not every element that we have in our general plan is required, but this one is required and it needs to be adopted before um December 31st. Uh that's what the legislature uh did. Uh staff apply for a grant. We receive a grant and we hire a a consultant to help us write this um this chapter of the general plant. Uh we we the Landmark Design is the is the firm that is helping us and we have a uh representative from Landmark Design, Sam, and he's the one who's going to be presenting this uh he's the one that helped us write this uh this chapter of the general plan. So, I'm going to give him some time so he can come and and present a little. Yes.

Sorry, just in our work session, we talked about the different departments that have reviewed and seen that. Can you just

Yes. Um this um the the the write up the what landmark design presented it went through multiple multiple iterations is being reviewed by public works uh the director of public works by the city engineer the city attorney um parks and wreck and we have a consultant from Horox engineer John Chis who also helps uh helps a lot with the hydraology of the city. So, he also took uh some revisions to this uh to this uh proposed plan and planning and zoning as well. So, we all review it. We had a a couple meetings with the applicant where we went over the the comments that we have and all the comments have been reflected on the on the on the on the text that is presented to you guys.

Thank you, Daniel. My pleasure. [Laughter] Welcome back. Thanks for having me. It's good to see a few familiar faces. remember you from the city a few years ago. Yeah. Will you do me a favor and just state your name for

I will. Yeah. It's Sam Taylor with Landmark Design. So, let's see here. There we go. All right. Great to be with you this evening in uh Pleasant Grove. Uh grew up here, so always happy to come back home. So um water use and preservation element as Daniel has mentioned is uh SB 110 uh has required most municipalities uh basically based on size uh and counties uh to amend their general plans to address how water planning impacts or how land use planning impacts water use. Um there are four main requirements of this legislation that the this is part of the general plan should address. One is the effective permitted development or development patterns on water demand and uh water infrastructure. Two, methods of reducing water demand and per capita water use for existing development. Three, methods of reducing water demand and per capita water use for future development. And four, opportunities for the municipality to modify operations to eliminate practices or conditions that waste water. And so the document you have before you seeks to address each of those four points and come up with a list of goals and strategies uh to uh reduce water as a community. Um I'm going to do a quick walkthrough of the document. Um hopefully you've had a chance to review it. Uh but uh we start with an introduction acknowledging your role in the region uh and your relationship to the Great Salt Lake Basin. um which is largely the stem of where all this legislation has come from in uh the state's effort to save the Great Salt Lake. Um there is a regional

reduction goal uh for the Provo River uh basin of 32% by 2065. And uh I think that's something that uh has been acknowledged in your your uh engineering's in public works is a water conservation plan and uh that document the water conservation plan also serves as a a very firm uh part of this plan and where much of the data has come from. Um the document outlines the existing water context uh your culinary and irrigation water systems that you currently provide um and your water rights and shares are all outlined in there. And uh we also address uh comically naming it the aquafont in the room uh that the great challenge for Pleasant Grove moving forward is uh the health of the aquifer and so long term uh that will need to be something that is addressed and there are plans uh at play to try and recharge the aquifer to ensure that your water supply is uh guaranteed in perpetuity. Um So uh taking also the other feedback and of staff and uh through our our interviews with them some of the other challenges that uh come forward for Pleasant Grove and providing water. You are approaching buildout as a community um but there is still uh new development coming on board. So ensuring that your uh infrastructure capacity, your water demand and service levels uh remain balanced is going to be critical. Um you still have a still I mean like much of Utah you have a lot of water intensive landscaping

tradition. Um large lot large large lawn areas um those tend to use a lot of high water use. Um culinary system strain. Uh there is a significant amount of uh unmetered water loss uh enough to be noted and uh so that's through leaks and also public uh properties which are being watered on the culinary system but are not me uh not metered. Um and then finally uh building conservation culture uh through landscape standards and rebate programs for the community to encourage the general public to conserve water. Um each of these things are things that uh our staff is conscious of and there are are they are making efforts to address. Um now a key element uh of the state requirements um that are uh within the plan or within the state state requirements sorry tripping on my words here is to examine existing versus future land use. Um you have uh currently primarily re uh overwhelmingly residential use um within the city and uh looking towards future land use. Uh it's really more of a uh commercial and multif family out in the grove uh and eventual mixed use uh changing within the downtown that are going to be your primary future land use changes moving forward. That's a good thing um from a water planning perspective because per capita those uses use less than single family development does on the landscape side. Um now landscaping standards um this is a topic that has come to uh leadership in the past. Uh that the recommendation is uh recommended

landscape standards from central Utah water conservation district um have been proposed and and denied. Uh and uh that in in essence cuts off residents from access to rebate programs um which is a major it's a it's a pretty critical um piece in enabling your residents to be able to uh feel empowered to making uh changes in their their personal properties. Um so a key recommendation of this plan is to re-examine the the landscaping standards. Um if not uh adopting central Utah waters um making a version of your own um that would be eligible uh to connect people to those rebate programs. Um and so uh you know looking at what uh that landscape should support um which is you know promoting water-wise landscapes uh limiting turf in narrow areas um or other high use features and then um putting on requirements for uh smarter irrigation systems and uh restricting things that are kind of antithet anti- antithetical I guess. um to the role of water wise landscape. Um the plan also takes a look at forecasting towards the future. Um so examining uh the water budget if you will um your existing uh demand versus your future demand and how that compares with the supply. Um ultimately Pleasant Grow is expected to not have enough drinking water to meet its average demand. Um and that's largely due to um issues with current wells and storage facilities that are planned for uh eventual replacement. Um also due to the shrinking aquafer which

needs recharge. So those are two things that uh engineering is aware of and and working towards in public works as well. Um um but the other component of that in getting to a a comfortable place is reducing water waste. Um that can be accomplished through six uh different areas which are addressed within this uh document. um appliance upgrades and leak repairs, increased irrigation efficiency, landscape design, water efficient land use patterns, water conservation pricing, and education and outreach. Um and the graphic there on the right, uh shows you the results with a 20% reduction. Um you're looking at saving a 4,000 acre feet of annual demand, which is actually quite significant. And so it would put you much closer to being having your needs met. um in the future. So looking forward um the goals and the implementation strategies are built on these um particular topics to uh minimize barriers um for residents, expand data access to them so they can understand how much water they're using. Um enhancing program participation in educational uh programs such as local scapes. um in enacting water conservation pricing, incentivizing water development, um particularly for multif family and commercial uses. Um leading by example with city landscapes and looking to convert some of those over to low water use plantings and also using them as education outreach, uh post occupancy outreach. So making sure that uh the long conservation is happening long term after the landscape goes in. And

finally, uh regional collaboration with the North Utah County Aquafer Council, which your city engineer currently participates in in I believe the chair of um and that is the group that is uh forming a plan to recharge the aquifer and ensure its health as a regional asset. Um that's not just shared by your community, but all the North Utah County communities. So um looking to the goals uh and of this plan that are uh proposed here uh the first goal to expand water saving incentives and pricing tools. The action items within this uh uh goal primarily look at uh connecting uh residents to ways uh rebate programs and other um tools that that encourage water efficient practices um including uh completing the uh irrigation water metering for the secondary system which is expected to be completed this year. Um goal two to strengthen the water smart policies and development standards for uh the community. So uh this primarily looks at the landscape standards um component that I mentioned earlier and uh increasing regulation for new development that encourages water conservation and efficient use in new development. Um goal three align planning efforts with water resources. So exploring uh opportunities to coordinate the water supply conservation and demand management across all city plans and policies. Um and as part of that creating ongoing coordination with uh new CAC towards that aquafer storage and recovery. Goal four looks at strengthening local capacity and building regional partnerships. So, um, once again working

with, uh, NewAk, but also, um, a primary recommendation that the state has put forward is something they'd like to see from each community is, um, having a designated water conservation coordinator. Um, who's sort of someone within house that's tasked with spearheading much of the efforts of and recommendations of the plan. Uh, the fifth goal looks at education. So expanding uh the opport uh funding opportunities um to educate the public and uh connect them to the resources they need to have efficient uh use and conservation of water. And finally, uh, for the city to lead by example with its, uh, projects and public spaces, uh, actively pursuing transition of, uh, city-owned parks and facilities, um, from culinary over to secondary, updating irrigation, fixing leaks, retrofitting, uh, older irrigation systems, etc. So, those serve as good examples of water use. So, um, all these goals and strategies are, um, tied back to specific measures that the state has sort of put forward as their recommendation of what they'd like communities to be doing and looking at. Um, and uh, so a lot of that's stemming from from uh, those requirements and uh, should hopefully tie back to the requirements that this Senate bill within the Utah state legislation has has put forward. So, um it's kind of a whirlwind. Hopefully, you've had a chance to read it and you understand a bit more than just the quick summary, but uh any questions? Any questions?

Thank you so much. Sure. Appreciate you coming and doing that. Um, this item is a public hearing, so I will open it up to the public. And seeing none, I will close it to the public and I'll bring it up to the commissioners for a discussion or a motion.

So, looking at all of these is is very important. Can understand the need for water conservation. I'm I am curious. Um and I should have asked the question of of staff. Um two things that I see in there. Um Zeroscape and um city use of of the water. Um I've been involved with landscaping this year and it's been interesting to meet people who have had incentives. They'll come and they'll say, "Yeah, I'm I'm taking out my park strip and can you show me some things that are zeros escaped?" And um so zeros escape and and turf, those those are two things, not turf, astroturf, artificial turf. Um by by doing those things, Zeroscape is quite frequently understood as rocks. We have to have rocks and stuff and there's nothing wrong with that. And then turf, astroturf. The thing that I fear is that that creates heat zones. So rocks are extremely hot and um promoting the public, promoting the city, promoting those things to zeroscape. We aren't southern Utah yet. We aren't Arizona yet, right? There are things that the city can take into consideration to better landscape water-wise and to create um carbon reduction by trees. Um natural mulch can be used in in instead of rocks. Um because when you put rocks down, lava rocks or even uh uh white white rock or stuff like that, it creates problems especially with the amount of heat. So you're putting water-wise plants down and then you have

rock next to it. you're one suffocating the plant and the second thing that you're doing is you're creating a lot of heat which causes more water

which causes more water use because you see the plant it's dying so what am I going to do I'm going to water it more um so with with this you know the city I would encourage the city to take that into consideration serious consideration and en encourage tree use we are a city of trees right um something that developers have caused problems with is uh you utilizing mass groupings of trees. So my neighborhood is filled with flowering pears. They're beautiful for two weeks out of out of a year in the spring and two weeks in the fall. That's it. Otherwise, because there's mass plantings and everything, you're creating problems with the ecosystem. You're causing the trees to die. We've had ash bore problems and so ash beautiful tree absolutely beautiful tree but because of developers overutilizing one type of tree you can't find a nursery in Utah that will sell an ash right now because it's been subject to three different types of problems. So this the city in cor in conjunction with developers, it it would be nice to be able to have that conversation with developers and say, "Okay, these are design requirements, not just for commercial areas, but also for rebuilds and stuff. You go to Salt Lake City and you see the urban forest that's up there and you can see a number of different trees. It's not all one tree and it's beautiful and the carbon footprint is lower and they are doing, you know, they they are leading out in this area of of water conservation. You get a tree established and then you only have to water it like once every two weeks and then it provides shade, it provides cool, it cools things down. So I would

encourage that discussion to happen, not zeros escape because that creates heat. Astroturf. I have a problem with that because it creates so much heat. Yes, it doesn't use water, but there's so much heat that is associated with with astroturf. Reduce the footprint of the turf, put in water- wise plants, and you will be absolutely fine. Use a lot more mulch and stuff and and you're not creating the problems of having to water things more because you've created heat. So, that's my soap box. I think we should put you in charge of the the education part.

And you know, some of the things that we're missing out in in Taylor'sville, uh my niece took out 60% of their front lawn, put in beautiful landscaping. Yeah, there's no rocks. It's beautiful. She cut her her grass down in the front yard, and the incentives that were offset were massive. I tried to do that in my front yard, but there's no offset incentives because we haven't approved any of these plans. And so there's money available that we don't we can't reach. And that's why I haven't finished my front yard. Yeah. And cutting the grass out because I can't offset the expense. So I can't justify it when I already you know my house was built in ' 66.

Yeah. Lawn's been there for many years. So I can see the need to implement it. I see the need to educate that zeroscape is not just rocks. But yeah, in implementation like the financial incentive is is a huge thing for most people because they're not going to do anything without the financial incentive. Yeah, because it's already there for it. Just leave it.

That invisible hand. Can I just be a little prideful though with moving from West Valley here? There's a big difference in how beautiful Pleasant Grove is compared to the desert scapes that we came from and the the them pushing the park strips to be done but on the same hand how dead they were all the time because of the limitations of

so so and I agree with you completely because that is a misunderstanding of what can be done in place. You put a creeping thyme on the ground instead of grass instead of rock. Creeping time is beautiful in the spring, right? You can do you can do a Turkish thyme as well. You can do a Turkish speed well and it's beautiful. It's that it's what Jim was saying the education. So you can have beautiful yardcapes and especially if it's misunder if it's not if it's understood that zeroscape isn't what you need to do.

Yeah. as as long as there's like incentives of going to a class or having community based like neighborhoods of saying this is what we're going to do and taking it slow and not just automatically demanding. The the water conservancy district has education classes if you tell them you want it does but it's not it's not it's not disseminated. Yeah. No one knows about it unless you're like us, you know, they will actually poking and proddding all the time. Yeah. I went to one. It was lovely. Their garden is amazing. But we're not talking about landscaping right now. We're talking about I know we're talking about whether or not we're gonna add this chapter.

But but just within the chapter, the reason why this came up, if the city is going to do something that's really beneficial to the city, I would hope that staff I would hope that the city would understand that the the needs that are associated with this and the differences here. If the city's going to adopt Zeroscape within if if it's understood within the departments that that it has to be Zeroscape that the design review board is looking at commercial products and saying we need rock here, we need rock there, that's in my that's counterproductive for what what we're trying to do with conserving water. So what you're trying to say is we're trying we don't want them to take the shortcuts.

So Zeroscape is misinterpreted too. Zeroscape is not just rocks. It's water-wise plants and everything. an actual term is not understood completely either. Yes. So yeah, anyway,

I'm a professional landscape architect, so I fully understand and agree with everything you're saying. I think that um yeah, we have a lot of misunderstanding in the state about what Zercape was intended to be as a term. um and that yeah people have kind of taken it as a no plants uh route and that's that's really not what it's intended to be. Um I see from my perspective my professional perspective I see that this the landscape standards that have been outlined by the water conservation districts um in their various regions as being sort of a minimum baseline to get people like away from meaningless lawn. that's kind of like their role is to get pe get away from like, you know, lawn in a five foot park strip that's being overwatered, right? Um, and I think that when it comes time to crafting your landscape standards as a community, um, maybe taking a next step beyond that baseline to some of the points you're making would definitely be wise, um, to ensure that you're getting the kind of quality landscape that you're looking for. So, thank you. Sorry to go off on that soap box. There you go. Any other discussion? Okay. I will make a motion. I move the planning commission forward a recommendation of approval to the city council for the request of Pleasant Grove City for the proposed amendment to the 2023 general plan by adding a new chapter for water use and preservation and adopting the exhibits and conditions and findings of the staff report.

Jeffler is the spokesman. Second with the exception of what Dustin said. All right. I have a motion by Commissioner Martino and a second by Commissioner Butler. All those in favor say I. I. Any opposed? Motion carries. Do I have a motion to approve the minutes for the October 23rd, 2025 meeting? I'll make a motion to approve those minutes. I'll second. I have a motion by Commissioner Fugle and a second by Commissioner Martin. All those in favor say I. I. Any opposed? Motion carries. Do I have a motion to adjurnn?

Move to adjourn. So moved.