Planning Commission - Regular Meeting

hawk uh... we'll go ahead and call the meeting to order we generally start with the pledge of allegiance i pledge allegiance 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. Can we have a roll call vote, please?

Chair Edwards?

Present.

Vice Chair Liedtke?

Present.

Commissioner Tippetts is excused. Commissioner Anderson is excused. Commissioner Erickson? Here. Commissioner Snow is excused. And Commissioner Brockie is excused. Thank you.

Did everyone have an opportunity to review the minutes? Yes. Any amendments, changes?

I didn't see any.

Looks good.

I'll make a motion to approve the minutes from May 13th, 2026. All in favor? Aye.

Minutes are approved. We'll move to the public hearing portion of the meeting. There are four items on the agenda. The first item we're going to hear is Jeanette Thompson, Thomas, excuse me, requests preliminary subdivision approval for a two-lot subdivision located at 6751 South, 900 East in the regional commercial zone. Jonathan is presenting.

Okay, it's on.

Thanks, Chair Edwards. So this is for our preliminary subdivision. This is a commercial property located on 9th East. I've got it pictured here. There's some residential development behind it that was done 20-plus years ago. But before you is just this preliminary subdivision plot. They did some recent additions to their building, and this would essentially allow them to individually sell a commercial unit Once this meets all the requirements for the final subdivision, so I did have a phone call Yesterday from one of the neighbors to the east in the residential area I'm just wondering what it was and I explained it to them that it's just for its commercial. I'm just trying to subdivide it to sell it As staff we've reviewed this it meets all the preliminary subdivision requirements and And I've got a recommended motion for you. Perfect. Any questions for me?

So this is an existing building that they're just dividing up so they can sell one of the units.

Thank you. Is the applicant present? Do you have anything you would like to add?

No.

Okay. Yeah, it's not required. You don't have to. Major, do you have anything you would like to add?

This isn't going to be an administrative decision for the count, sorry, the commission to make. If it meets the requirements, you are required to approve it. And in this scenario, with there being just three of you here tonight, you do qualify as a quorum, but all of you would have to vote in favor for it to pass.

Perfect.

Thank you.

Okay, that brings us to the portion of the meeting where we will hear from the public if anyone has comments. Go ahead and open the meeting up for public comment.

Seeing as there's no public comment on this topic, I move that we close the public hearing portion. Second.

All in favor? Aye. Aye. Thank you. Anyone, questions, things we want to?

I mean, we're pretty regular doing this for residential. It would make sense to do it commercial.

Yeah, this makes a lot of sense.

I don't have anything.

You got it.

I move that we approve the preliminary subdivision for a two-lot subdivision located at 6751 South, 900 East, with the findings included in the staff report.

I second.

Roll call vote, please.

Chair Edwards?

Yes.

Vice Chair Liedtke?

Yes.

Commissioner Erickson? Yes. The motion passes. Thank you.

You can continue to work with the city. Thank you. Next item on the agenda. Brent Vincent, representing Vincent Design Group, requests rezone approval for a parcel located at 7036 South High Tech Drive from Regional Commercial Zone to Clean Industrial Zone. Information regarding the proposed regulations, prohibitions, and permitted uses that the property will be subject to if the rezone is adopted can be found in Midvale Municipal Code 17-7-13. And Jonathan is presenting, apparently.

Thanks, Chair Edwards. So this is a rezone application. The property here is just off High Tech. It's what a lot of the older residents in our neighborhood or in our city call the old Costco property that has sat vacant for a number of years, it seems. So they submitted a rezone application to rezone from the regional commercial zone to the clean industrial zone. This is the proposed concept of what they could potentially build if this is passed by the council. Again, this is just for consideration of changing the zone. At this point, staff hasn't looked at landscaping, parking, building standards, anything like that. It's just a rezone that's before you. As you are familiar with, these are the three criteria for rezones. We believe as staff that it meets criteria number one, that the proposed rezoning promotes objectives of the general plan. Where this property falls is the 7200 southeast gateway opportunity area that the general plan calls out. Goal number seven, or excuse me, goal number six is to support redevelopment of underutilized properties to provide attractive commercial slash light industrial flex spaces, which is essentially exactly what would be proposed here. I did receive an email from a member of the public just wondering if there was any proposed residential with these being commercial. There's obviously not any residential that would be permitted with any sort of rezone to this zone. So any questions for me?

What's the difference between regional commercial and clean industrial? What's...

Regional commercial is more geared toward retail service type uses. So, you know, like restaurants, stuff like that. Clean industrial does allow for a little bit more heavier uses such as outdoor storage, storage yards, manufacturing, warehouse. But those four is probably the main differences. Those aren't typically permitted in our regional commercial zone.

Okay.

Cool. So thank you.

Thank you.

Is the applicant here who would like to add anything? Yeah, you can jump up here. State your name for the record. It helps with the minutes. And then anything you'd like to add.

I'm Brent Vincent with Vincent Design Architects, and I'm working with a client called Arca. Arca actually owns all the land behind it and around there. And what do you do with a gigantic warehouse that they can't sell, they can't rent, they can't do anything with it. And they see that this would be more like a flex use where we can get smaller tenants in there. They have loading docks on the back and, you know, office in the front. So they really think this could be a really good development and we could get some business on an empty site.

So any questions?

I don't have any.

No, I think you did that well. Thank you.

Thank you.

Legal, anything you'd like to add?

This one is going to be a legislative decision, which would mean the commission is just making a recommendation to the council on what they should do. You also have more discretion than you did in the previous one as to what recommendations you can make. Perfect, thank you.

Okay, we'll open this up to public comment. If anyone has a comment they'd like to add for this agenda item.

Seeing as there's no comments on this agenda item, I move that we close the public hearing portion.

Second. All in favor?

Aye.

Perfect.

I think it would be great to get more.

Yeah, it's a really big commercial space to try to fill. I'm surprised they've had difficulty finding occupants.

Especially under the regional commercial zone.

Yeah, yeah, this sounds like a good solution.

Yeah.

I move that we recommend approval of the rezone request for a parcel located at 7036 South High Tech Drive from regional commercial zone to clean industrial zone, consistent with the findings included in the staff report.

Second. Roll call vote, please.

Chair Edwards?

Yes.

Vice Chair Leckie?

Yes.

Commissioner Erickson? Erickson? I said Erickson. Oh, sorry. I didn't hear you. It cut out. Commissioner Erickson? Yes. The motion passes.

Thank you. Thank you. All right, we'll move to the third item of the agenda. Midvale City initiates rezone for the Midvale City Public Works Complex located in the vicinity of 8196 South Main Street between Ivy Drive and the southern terminus of the Midvale City Public Works Complex to be uniformly zoned clean industrial and public facilities overlay. This action includes removal of the Jordan Bluffs 1 through 3 zone and the... Clean Industrial Jordan Bluffs Overlay Zone. Information regarding the proposed regulations, prohibitions, and permitted uses that the property will be subject to, if the rezone is adopted, can be found in Midvale Municipal Code 17-7-16 and 17-7-13. And Wendelin is presenting.

Good job with that novel.

That was a big one.

Yeah.

Yes, thank you. Very well done. So this rezone is for the public works complex. In order for you to maybe hear a little bit about the history, the public works director, Jeremy Thorne, is here. And he'll just say a few words why there is an expansion project going on.

Welcome. Good evening. And congratulations.

Oh, thank you. Jeremy Thorne, Public Works Director. A little history on the building that we're in and the site that we're utilizing. The current building was built over 40 years ago and finished in 1985. At that time, I believe the population was around 13,000 in Midvale. In the late 90s, they annexed the east side into the city and that doubled the population. And what that did was the design for the building wasn't meant for the amount of employees that we had and the amount of equipment it was going to take, which it currently takes to take care of the city. They did do an expansion in the I believe it was 2012, and we got a couple of offices and a a conference room at Public Works, and we have an acclimatized vehicle storage, which we have so much equipment in that needs to be covered and taken care of. It's like musical chairs to get equipment in and out sometimes, as well as run through our yard. Our utilities crew works out of the old, we call it the dog pound. It's the old animal services building that we have part of our crew working out of. And so this addition has been, I believe it's been planned for at least 10 years. And as we did a needs assessment, we took that to council and they approved the need that we have so we can continue to support the city and they purchased the property to the north That's why we're here. Do you have any additional questions for me?

Not at this time.

Okay. Thank you. Thank you.

So with that in mind, there is a uniqueness here with this zone change. And that is that we are basically cleaning up the current zoning If you look at the diagram, the yellow border is... basically part of the public works complex. South of the yellow border is the neighboring property. We are not talking about that. And so if you look within the bounds of the yellow lines, you see several zones. There is one zone that you can't make out real well because currently there are actually two overlays. And the idea is to clean this up so that the entire public works complex is uniformly zoned clean industrial, which is the appropriate zone for a public works type of operation, with the public facilities overlay zone, which is appropriate because it's a public zone It's part of the city. I'll talk a little bit about the history here, why the zoning is so seemingly incongruent, I would say. And that has to do with the city purchasing land to expand the public works complex. The northern portion, that's sort of in the lighter pink color that roughly tracks what was purchased. Plus there's a triangular piece that's shown in gray. The city received that recently as well. And this zone change now will put everything into this darkish color with the cross-hatching, which is clean industrial, base zone, and public facilities overlay. So with that in mind, the public facilities overlay zone is very unique. It's the only zone that requires a site plan to be part of the rezone package. And you have that in your packet. I included here the landscaping plan because it shows a good summary of what's going on. This is a parking lot. It's going to be for employee parking. So it acts very much like any other parking lot you would see in the clean industrial zone and also in this neighborhood. If you look around, it actually offers a lot more buffering than what we have, let's say, in the apartment complexes across the street. And so some of the features you see here are that there are islands in the parking field, as is required. There's a lot of landscaping. And to the west, there's extra landscaping because that's the boundary to the residential zone within Jordan Bluffs. Additionally, which isn't, you can't really make that out on this view, there's also a fence incorporated in the landscaping. So there's a lot of buffering. This should not have any impact on any surrounding neighbors.

You said a fence.

Where's the fence? It basically runs... Let me... So it runs here, here, here, here, and here. Okay.

So it's on the parking lot side of the fence or parking lot side of the trees.

Yeah, I believe so. Yeah. And, um, Just keep this in mind. This is the beginning of the public works expansion project. You could say this is the first phase. There will be more coming and a lot more that's more complex than this. You saw in your packet there are lots of criteria for the public facilities overlay zone. I'm not presenting them here in the meeting. It's just a little too much. The summary is that this parking lot complies with all the criteria that the public facilities zone requires. Since this is really wrapped into a rezone, this is really the most important, the rezone criteria. And as I indicated with that green checkmark, all of the rezone criteria are met. Our ordinance requires that you only actually need to meet one. So we are way beyond that. Yeah, Jeremy, you got an A+. So that's everything I have to say at this point. Do you have any questions?

One question I have is you made mention that this overlay or this zone requires a site plan. And there's a site plan for the parking lot. Is there any additional site plan that would be required to meet that requirement?

For the rest of the public works complex, when the new plans are finished, we will do the same thing again. So we basically confirm the public facilities overlay that already exists in that area.

I'm good.

Go ahead. Thank you, Wendell. You're welcome. Legal, would you like to?

This would be basically the same thing as the last one. Thank you.

Okay, we'll open this up to public comment. If anyone has a comment they'd like to add.

Seeing there is no one, I move that we close the public comment portion. I second.

All in favor?

Aye. Aye. Any discussion? No, I think about time.

Yeah, this is exciting if this is the first of future.

Well, I'll make the motion. I move that we recommend approval of the Midville City initiated rezone for the Midville City Public Works Complex located in the vicinity of 8196 South Main Street between Ivy Drive and the southern terminus of the Midville City Public Works Complex to be uniformly zoned clean industrial and public facilities overlay with the findings identified in the staff report.

I second. Good job.

Thank you. Roll call vote, please.

Chair Edwards?

Yes.

Vice Chair Leakey?

Yes.

Commissioner Erickson?

Yes. The motion passes. Thank you. We will move to the last item on the agenda. Thank you. Preliminary plat for Midvale City Public Works located in the vicinity of 8196 South Main Street between Ivy Drive and the southern terminus of Midvale City Public Works Complex. Gwendolyn, you're up again.

This item goes along with the rezone and everything else that's happening. This consolidates all the little parcels of land that make up the public works complex into one. That's the purpose of the document. And it's a very routine process. Your step is the preliminary plat. Once you approve it, we will conduct an analysis of the final plat. which looks very much like this. There's just, there may be little things here and there, spelling or whatever it might be that still needs, would get corrected in that phase, but that happens on the staff level. And all the reviewing departments have looked at this and have authorized it to go to you.

Perfect. Questions for?

No.

Perfect. Legal, same, same? Same, same. Thank you. Okay, we'll open this up to public comment.

Seeing as there's no public comment on this topic, I move that we close the public hearing portion.

Second. All in favor?

Aye.

Aye. Thank you. Okay, that brings us to the end of the agenda items. Oh, actually, we should vote. Yeah, that's a great idea. I'll make a motion.

I move that we approve the preliminary plat for Midvale City Public Works, located in the vicinity of 8196 South Main Street, between Ivy Drive and the southern terminus of the Midvale City Public Works, complex with the finding identified in the staff report.

I second.

Roll call vote, please.

Chair Edwards?

Yes.

Vice Chair Leckie?

Yes.

Commissioner Erickson? Yes. The motion passes. Thank you.

Continue to work with the city. Continue to work with the city. Okay, planning department update.

The main update is that it's mural festival. And hopefully everyone is able to participate. Love it.

Okay. Yes. All right. I move that we adjourn at 6.24 p.m. Second. Second.

All in favor?

Aye. Thank you. Great. On the last percentage of my phone.