Planning Commission - Regular Meeting

Meeting 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 Wiebeke?

Here.

Commissioner Kippets? Here. Commissioner Anderson? Here. Commissioner Erickson? Here. Commissioner Schnell is excused. Commissioner Brockie?

Here. Thank you. Did everyone have an opportunity to review the minutes? Yes. Anyone changes amendments?

Is everybody gone? Yes. We can't hear anything.

My technical support stepped away for a moment, so if you'll give us just a second, we'll see if he'll turn it up. Thank you.

I didn't see any corrections or additions.

I will entertain a motion to approve the minutes.

I'll make a motion that we approve the minutes of June 24th, 2026.

I second. All in favor? Aye. Thank you. The minutes are approved. We'll give him just a moment. Josh, is there any way you could turn up the volume in the room? Thank you. Is that a little better? How about now?

Yeah. Thank you.

I can hear you better. Thanks. Yeah, it's already starting to reverb. Yeah. Yeah. No, let's leave it there. Perfect. First item on the agenda, Paul Randstrom representing Brad Reynolds Construction requests rezone approval for a parcel located at 7250 South Halaney Drive from single family residential one duplex overlay to multifamily residential medium density zone. Information regarding the proposed regulations, prohibitions and permitted uses for that property will be subject Subject to, if the rezone is adopted, can be found in Midvale City Code 17-7-3, and Elizabeth is presenting.

Yes, thank you. Okay, so this is for a rezone from single family residential one, which is our largest single family residential zone, and duplex overlay to RM-12, which is our medium density. You can see the subject properly, property outlined in green. This sits just off Fort Union Boulevard, 7200 South. And I've included a snapshot of our current zoning map, which shows the zoning around it. So everything that's in that kind of yellow and orange diagonal hashing, that is SF1DO, so the duplex overlay. The stuff that you see to the east that is darker red, that is our highest density residential. That's RM25. And then you'll see a smattering of green in the very top. That's SF2 and some other zonings around. So this, they've applied for a rezone. They have submitted a concept plan. This shows a couple of triplexes. four plexes and one five plex. We have not reviewed this at the staff level. This is not a site plan. Engineering has not reviewed it. None of our regular development committees have. That will happen after if a zone is approved. So just keep in mind that this is conceptual. We've had no traffic studies done, anything like that. A rendering of what was included and there was more information in the packet. I've just included a snapshot here. For rezones, the commission has to find and recommend to the council and they will ultimately find one of three criteria. We as staff have reviewed the project and think that this meets criteria number three, that the land and the surrounding environs have changed or are changing to such a degree to encourage redevelopment. So that site was a former church that is no longer being used. We see that as an opportunity for redevelopment and as an appropriate transition from higher density uses that you'll see on 7200 South, commercial uses, other things like that as a buffer for the lower density residential neighborhoods that kind of sit to the south of it. Additionally, our general plan also has outlined some opportunity areas. This sits just outside, just kind of on the southern border of the 7200 South opportunity area. That lists some goals. We find that this helps to support goal number four, that it, again, transitions that commercial corridor and provides a good buffer for the neighborhoods. I have included a recommended motion since we have a lot of public here tonight. I'm going to leave it on this, um, vicinity map. Should you want anything else? Josh can always move that. Um, you received a packet of information prior to the meeting and we included public comment that we had received prior to that. Since that time our public comment window for written and emailed public comments stays open until 5 p.m. yesterday. Any comments that were received since the packet went out and before that deadline were emailed to you for you to review. Since that deadline yesterday, we have received some more public comment. And accepting written and emailed public comment is something that we do above and beyond what the law requires. And the chair has elected to have me read in the comment that came after the deadline. So I will now read in some public comment. Some of these are applicable to both this zone change and the second one. I will just read them. but know that they will be, some of them might be applicable to the next one as well.

Do we need to open it up for public comment first before reading it in?

Does it matter?

No, I don't think it matters. She can read it in. Okay.

All right. So this public comment is from Lorraine Butler. She says, to the commission, this is late. I know you have a difficult job. You really can't do much because of the government and the law. Kudos to you for enduring it. Duplex overlay TOD RM25 high density. These terms make my heart sick. With each rezone comes density. Less connection to neighbors, less concern about community, less time spent in our city to help it thrive. You have a hard job. We as a city receive little from developers. Thank you for your time. This second public comment is from Shelby Johnson. She says, has there been consideration to what this would do to traffic? People already speed down. Oh, sorry. This was in regard to the 300 East reason. So this one. Has there been consideration to what this would do to traffic? People already speed down this road and police hide out the dead end street to catch offenders. There are children that live and play here and this neighborhood does not have sidewalks. Also, kids use the church as a playground. There are no parks and walking distance for them. Where will they play? Mature trees provide homes for wildlife. Please leave the trees. This third public comment comes from Russell Glenn. He says, Dear Planning Commission, I am a resident of an adjoining neighborhood to the subject property that is requesting rezone and have concerns regarding the same. This is actually regarding the second agenda item. Currently the property is an LDS church and based on the drawings online is planned to be a residential area. The property in question is zoned for residential single family one. The developer, Brad Reynolds Construction, wishes to add the duplex overlay to the current zoning. My concern is that changing the single family zoning to allow multiple units on this property will do the following. 1. Adversely increase traffic flow on adjacent streets. More units equals more cars and traffic. 2. Restrict the view of current property owners adjacent to the proposed worksite. 3. Create a more hazardous condition at the current intersection of 7500 South, 700 East due to the increased traffic from the project. Keep the current zoning while it will still increase traffic flow would be a much more satisfactory solution for the surrounding neighborhoods. At the current traffic flow, we do have issues with speeding cars. Our neighborhood does not have sidewalks and the young children here play in the street. The increased traffic flow from this development could put our young people at risk from injury from excessive traffic flow if rezoning is approved. I realize that there will be additional vehicles when the development is completed and sincerely believe that changing the zoning to allow more living units will endanger the youth in our neighborhood. Please keep the existing zoning. Traffic studies would be appropriate for our street, 7570 South, to determine if speed bumps or other mitigating measures will be required with the addition of the traffic generated by this development. Thank you for your consideration in this matter. Sincerely, Russ Glenn. Thank you. And the last one I received was from Colby Johnson. They say, in regards to you wanting to build more homes in place of the two churches in Midvale on 300 East and 7800 South, don't build more homes. No one wants them in the neighborhood. Put parks or something actually nice to look at, not all these brand new poorly built homes next to an established neighborhood that doesn't need the extra traffic. It will cause more accidents. More animals to be lost by being struck by idiot drivers and the extra usage on utilities is unnecessary. Please don't build more homes in this neighborhood. So those were the public comments that we received. At the end of my slides, I have included a motion. That motion is to recommend approval. Should you find otherwise, you can always make a different motion.

Thank you.

Thank you.

Is the applicant present and would like to add anything?

Hello, Brad Reynolds. I do have Paul Randstrom here and I thought I'd go ahead and fill in and we can ask him questions if we need to. But I appreciate the opportunity to address the Planning Commission. We've had great success in some of the projects that we've done here in Midvale and we take great pride in the projects that we have done. Typically, as compared to a lot of other projects, we use only hardy plank siding, masonry down below that. So typically where you see a lot of these projects, they're stucco, and in a matter of 10 or 12 years, they don't hold up very well. So we're going to extra time and expense to make sure that this is a product that will look good over a long period of time. And the other thing that we're doing is a lot of these you're seeing now are three stories high. These are two story units that we're planning to make sellable units. And I think that will help reinvigorate the neighborhood. If you look to the very north, other single houses that are right on 7200 South, there's a high density apartment project right there. If you go right to the east of our proposed project, there are fourplex units currently already there. And if you go just to the east of that, there's high density units there, just one street over, and then there's duplexes to our south. I think as we look at it, this would help provide a nice buffer from some of the high density, and this here is some have called it high density 25 units per acre. It's only, as you know, the maximum of 12 units, and that's only if we meet all the green space, and typically our units are a little larger, so it would probably cut down from that. We really think that, like I said, on these LDS churches, there's a reason why they're selling them. And that's typically because they're not, they're down to one ward or less, and that's why they're selling them. So I think what we're proposing will help invigorate the neighborhood. And I know traffic on both sites has been brought up. And if you take Joseph Perrin with A-Trans Engineering, We just were working on a project up by Old Mill, and he'll point out in his studies that town homes or duplexes cause less traffic than individual homes. I don't know if it's the age group, and I've got data.

The public hearing portion of the meeting is not open.

I'm sorry. I'm sure there will be some that disagree, and I'm happy to hand out. a flyer where he states his findings based on that. But anyway, I appreciate the neighbor's concerns. And if you look at the projects that we've done, typically you'll see that we've gone out of our way to try and make a nice quality project that enhanced the neighborhood. Any questions that I might be able to answer?

Does anyone have questions for the applicant?

Okay.

Not at this time. Thank you. Thank you. Legal, would you like to add anything here?

Sure. So this is going to be a legislative decision. The Commission does have more discretion than your typical administrative decision in how you go with this. Ultimately, it's actually the City Council's determination on what they're going to do. Your job is to make a recommendation to the City Council as to how you feel that they should go with.

Thank you. OK, in just a moment, we're going to open this up to public hearing. If you have not already signed in, if you will please sign in at the door. There's a pen and a piece of paper there that really helps with the minutes. Because there's a large attendance here today, we are going to ask that everyone limits their comments to three minutes. We will set a timer. With that, we'll... Can I make a comment?

Please. I know there's a lot of emotions and stuff, but when someone is at the podium, will you please keep your comments to yourself? And if you have comments, then come up and make them at the podium. We don't need a lot of bantering going on back and forth. Be respectful of the staff or the applicant or the other people that have comments. That is what this public comment portion is for, but we don't want it to be a madhouse and a bunch of craziness going on. So please make your comments at the podium and be respectful.

Okay. With that, we will open this meeting up to public hearing. And if you'll please state your name when you start, it helps with the minutes as well.

Hi, council members. So my name is Savannah Rodriguez, and I live on that map. You can see my house, actually, if you knew where I was looking. It's at the bottom half of it. But I'm within 500 feet. So this definitely affects me. I literally just moved in in December, and we moved in because we love this area. This area, if you haven't driven by it, it was built decades ago. And it was made for single-family residences. There's not even a sidewalk anywhere within my neighborhood. When my children walk to school, which they do, they have to walk in the roads. So this becoming even more densely populated definitely affects my family and is something that I feel really passionately about. And I'm not saying that no homes should go there, but I don't think that the projected number is wise. So I would like to talk about the fact that mostly, people have brought up that there was like this issue with traffic and I agree but I would have a bigger issue with the fact there's no sidewalks and there's not a way to implement with them without removing the front yards from the people who currently reside there and also where will the parking be and I say this as someone who literally moved from this exact type of housing into my current home There is nowhere to park when you go visit these people. And even if you live on these streets, people literally were parking in every square inch of the neighborhoods surrounding. So not only are we looking at traffic that will be happening on the roads, but parking will be an issue. And this is coming from someone who just moved away from the situation and would love to give you some insight into that. The last thing that I want to point out is that these types of homes, while I think that they are wonderful and certainly have a place, they don't actually fit with the long-term investment that these homes represent for the community that lives there currently. Those types of homes are often called starter homes. And the problem is that this creates a kind of like rotating door of people that live there. And the people who live in the community have been there for decades. I'm so excited moving in and meeting my neighbors and learning they've been there for 30 years, 40 years. and that they love this area and I love it too. So I'm not here to say that this is a terrible decision, but I'd really, really love to have this downsized and to have this, the parking and the street congestion considered. And that's all that I have to say. Thank you so much. Thank you.

Thank you.

So generally we don't applaud as part of like the clamor. So thank you.

Hi, my name is Sasha Evans. I live in 661 East Greenwood Avenue, so just right across from the church. My residence actually used to belong to Nancy Fisher, who lived there for many decades. I'm only the second owner to be in that house, and I have three children. My second son is five years old. He is profoundly autistic. He has problems with eloping. There have been many speeding accidents that have happened on that road. And one of my neighbors actually got her car totaled because another person just kind of ran into it. It was terrifying. My son has issues with eloping. He runs away. And we do the best that we can to make sure that there are security measures in place. Unfortunately, accidents do happen. And I'm really worried that if we open up to this development, that the increase of traffic will make this area more unsafe for our children. Young children, even ones that don't have autism or disabilities are known to run away sometimes. And it's just a really big safety concern for me. So I just hope that you guys really take into consideration our children, our youth, and know that this would be devastating for our family. And we would seriously consider moving if this does go forward. Thank you.

Thank you.

Hi, my name is Julie Sorenson. My backyard looks out over the parking lot of the church. Communities are better with just single family homes, not medium or high density housing. These would possibly provide the opportunity for people to look into our backyard, for people to look into our windows. I'm not comfortable with that. They might block our view and sunlight as well. There would be dust and damage from construction that will increase. The supported infrastructure would be stressed with power, sewer, and water needs. And the security of our homes would be compromised with more people in a tighter space. Traffic and parking will increase, and there will be more parking on the streets, which there already is because of the fourplexes across the street from my house on the east side of 300 East. There are a lot of people parking in there. There are no parks close for children to play in and with added families in that small space and no space for parks or any kind of recreation, there will be even more kids in the neighborhoods which will be in the streets. Our property was sold by our parents The property that the church is on was sold by our parents to the church around 1970. And they sold it not to profiteers, but for their benefit. We have lived in the Midvale since our house was built 70 years ago on that same spot that we're in. And we would like to continue to have a town with houses for families in the area and not turn it into a high-rise, crime-ridden community. The housing across the street from our house has regretted even by the seller each day that they put it on. that they developed it. We don't know of any of our neighbors who want this. There are 13 or more homes bordering this area and more in the surrounding area who will lose property values. No one but the developers want this and they will be gone upon completion while the neighbors will have to live with the consequences. We are only two people but we are backed by hundreds who will also have to live with your decisions. Those making these decisions do not have to live next door to whatever is built on this property but the neighbors are all impacted by your decision. I hope that you will choose to downsize the size and size of the developments that you're putting in. Thank you.

Just a reminder for everyone, we are running agenda items just A right now, or A, okay, just items A, so...

Do you want to clarify that's just the property adjacent to 72?

Just 7250 Howlaney Drive. That's a church, right? They're both churches.

Okay. Ryan Cisney, my son Christian and I, 603 East Greenwood Avenue. The concern that I have would be the legal side of things once... you rezone and make it so that it's allowed for higher density housing, then you are at the whims of the developer with regards to what can be done there. Up to 36 units, which results in anywhere from 90 to 110 individuals living there, which is an infrastructure issue. And then from there it goes to the traffic flow, which is anywhere from 240 to 260 more trips on the roads surrounding it. My understanding is that impact fees rarely take that into account as far as what it does for the community and what we end up paying for that. I also took the time to research the developer. I'm not gonna get into how many star reviews they had on Yelp, but there were concerns about the fact that after building and putting people into high density housing projects, that they were slow to come back and resolve issues with regards to water and drainage and things like that. So I'm wondering if there's any kind of bonding that would be put into place if you were to rezone it. And then just whether the city wants to take this approach with regards to rezoning in ways that allow the developer to make decisions later after this meeting. Because the decisions you make today aren't the only decisions you make. They're the decisions that happen afterwards when they hire a lawyer and say, this is what you rezoned it to. And you have to follow the guidelines. It's a master plan problem. And it results in the developers going in and buying up more properties like that one. and doing the same thing. I get calls regularly from people, not individuals, but investors wanting to buy my property. And the reason being is because once you put that zoning into place, it allows them to do the same thing for other properties. And so my concern is that this isn't a one-time deal. This is an over and over thing that there are other people being contacted in the same area. And it's gonna result in something where rather than single family houses in that area, it's going to be something where the developers push to have more of the same type of housing. And I don't think that's right. Thank you.

So for the record, um, I think your comment was related to agenda item B. Um, I'm not, I'm not sure which is Greenwood, which is Greenwood. So that's okay. Um, yeah, no, it's totally great. So again, this is how, how Laney, um, which is near Fort union and 300 East.

So it worked. Okay, Brandy Ridd, and my parents bought our home on Greenwood, 3237 East, 1970, and I own it now. And there's a lot of properties in our area that are one to three acres that people don't know, and I live on one of them. My next-door neighbor lives on one of them. We've got... probably 40 properties. And you open this gate, and we're going to end up with a mess. Because whoever wants to get out is going to go for the big money and the big builders and come in and start putting big structures on our land. We are a community with a lot of love. And we all know each other, members, non-members, everybody. We've all grown up together. There's probably 60 residents in just our area that grew up right there in that neighborhood that have purchased those homes from their families and uncles and aunts. So I am asking that you keep it a really nice community for us, please.

Thank you. Thank you.

I feel like I have to rush up here because I'm walking slowly in front of everyone. My name is Alexis. I live at 169 East. What's your last name, Alexis? Oh, Weixler, sorry. So I don't necessarily live in this 500 feet, but I live probably like maybe a couple streets away from it. And I just feel like, you know, this is zoned for single family housing for a reason. And there's no need to rezone it to bring in all these townhomes that are gonna bring in a lot of people, right? There are already areas and zones that do allow that. I mean, we chose to look for a home in this area because we didn't want to be near high density housing. You know, we could have moved to Daybreak or Lehigh or something like that. But the houses here and the community here is very special because there are those young families. There's a lot of young families here that came to Midvale on my street, especially because they could afford a single family home here. That is a single family home and not a town home. So I would just say, you know, I just, I wish you guys could honor that zone and just really think about not rezoning it. So that's it. Thank you.

So just to clarify, they are both churches. This is the one that's about 300 East.

300 East and just South of Fort Union. The other one is at 700 East and Greenwood.

Okay.

Okay.

Seeing there's no more public comment, I move that, oh.

Go ahead, please. Just in time. Dot, dot, dot.

Go on.

I'm Boyd Anderson. I've lived in the neighborhood that we're talking about since 79. When someone tells me that it's not going to be an impact on my life, I question it. In 98 or 99, when we were annexed From the county, we were promised two things. Number one, we'd have sidewalks put in, and number two, we would have greater police presence. Haven't seen either of those. And I know it's expensive. However, I've watched children and older people walking down, which you call Halilani. I'm sorry. But for 50 years, it's been Third East and 7440. Okay. I worry that with more traffic, we're going to get even more and more. Some days, even right now, it's hard for me to back on my driveway just simply because of the people racing around that corner where Halilani turns into westbound Halilani. I think the added traffic With all due respect to the, I think we need to do something with the property. I do. I'm not opposed to development. It might be too much considering the neighborhood. Thank you. Thank you.

I'm Kurt Carey. I live on 4 Bush Avenue. Bought my home in 75. Midvale was such a nice place to move into, and I have watched it since 75, over 50 years, get torn down into big business, money rules. You're letting, look down your main street, We have setback rules for the neighborhoods, but not if you're a business with a lot of money in your pocket. People can step out their door and almost get run over. Who in the heck's collecting all this money? I don't see any break coming to residents at all. You guys, you're destroying Midvale. We don't need all this development. If they're gonna tear down a church, put a few houses in there. You don't need to overload it, make traffic worse. Doesn't anyone realize we're in a desert? We're in a drought? All these multiple units use more water. Nobody seems to have any common sense whatsoever. I've been lied to by previous mayors when we've had the block parties and stuff saying, I've asked about our street. I says, what's our street zone for? Single family dwelling. There's three to four residents living in some of the houses along there. They turn garages, they turn houses into multiple units. You try driving up my street, it's lined with cars because no one can park in their own yards. You've done away with code enforcement. You don't do anything to preserve Midvale. And it pisses me off. That's all I got to say. Pull your heads out. Look at what's going on.

OK. Anyone else?

Last call? Okay, seeing there's no more public comment, I move that we close this portion. Second.

I'm sorry, was that just on that first property?

Correct. Yep, we go by agenda items. Can we have a roll, or excuse me, all in favor? Do we have one more? Okay, we will reopen, or we've never closed, so please approach. Yeah, we never officially closed. Yes, Helani, yep.

Yes, well, good evening. Thank you. My name is Diane Pollard and we live at 255 East, 7350 South. It's the dead end lane off of 30 East. And just looking at this idea of growth, it brings traffic, more people, unsightly stacked apartments if that's how they choose to go, which they're doing all along 7200. And it's not pleasing to the eye. And my vote would be single-family homes only, maybe even gated community where they stay really nice, like what's the name of the one? There's one on 30th that's gated. And it's nice. So another thing too, we're doing restoration in Midvale. Spending a lot of money doing these beautiful paintings all over. It's very unique. And it has charm. And we would like to keep that charm in our city. Thank you. Thank you.

Thank you.

Okay, last call means if you have any more comments for agenda item A, you can come up now. Okay, seeing there's no more comment, I move that we close the public hearing portion.

Second. All in favor?

Aye.

What do we think?

I'd like to see the numbers again. I mean, I know we want to keep this up.

So units per acre? Is that what you're?

No, I want to see the proposal, what they meet and what it doesn't meet again.

Well, unfortunately, that's just a rendering. It's not really what they have.

No, I mean just before the motion.

Let's see.

Yep. That one.

Yeah.

Oh, the criteria. Okay. Sorry, I couldn't think of criteria. Pardon me. Yeah. I remember the criteria is if we choose to recommend.

Right.

Yeah.

Yeah. So it's a two-sided coin for me because I love having residents show up to this meeting because we are your neighbors, believe it or not. We all live in Midvale. And I love to see people care about where they live and get invested in it. Not just as a homeowner or property owner, but someone who lives here. That's valuable as well. You don't just have to own property to care about Midvale. But I also see the housing crisis that is happening where people don't have a place to live. And I know... Okay, you can go outside if you're going to interrupt.

Yeah, sorry, the public hearing portion of the meeting is closed.

I would also recommend for the vitriol that we have in here and the passion that you can go to your city councilman that are elected because that is the next step. No matter what we say up here, it's a recommendation or not a recommendation. So we're not going to make the decision here tonight about whether this gets rezoned. Um, the city council looks to us, but they don't necessarily decide the way the planning commission does. I appreciate that. It's a lower density than it could be the proposal. Um, it seems like it's high density when you compare it to the acres, quarter acres that are in midvale. I appreciate that. I have a quarter acre. And so this seems like too much. But it is kind of a step down from what it could be and what they could propose to make a pencil out as a developer.

Thank you.

There's my two-sided coin.

The one thing that I wanted to explain, too, is even though this is rezoned, they still have to meet zoning criteria. They can't max out this property. They still have to meet open space, parking. and all of those type of things. And so, heights, setbacks, all of that, it's not, they're gonna plant, you know, a high rise right there. So this rezone does not, The worst case scenario, as I've researched this and looked at it, the worst case scenario cannot happen with this property if we rezone it because it just won't meet all the things. I'm torn, too. I mean, I hear what you have to say, but I also see a lot of people who, you say people don't want town homes, but I see a lot of people who prefer townhome living. I've seen people spend upwards of $2 million to have a three-story townhome to live in, and I've seen those people be 80 years old, and they put in elevators and stuff, and I think that's crazy, because I want single level when I'm 80 years old. But, so it's, Anyhow, that's one of the things that I've thought of, because there's a lot of the comments that were submitted to us before this meeting and during this meeting as traffic. My thought was is it just seems like that there was a lot of traffic on that road by having a church there. Every Sunday you had multiple people coming. Guys, public hearing is closed. Thank you. So, you know, that's just one of the thoughts that I had is that And in past things we've had traffic studies and stuff like that and everybody makes comments about traffic is gonna be horrible and it's gonna increase and stuff like that. And the traffic studies have never demonstrated, they've demonstrated there would be an increase but not the increase that has been talked about. The other thing is, is studies have shown that higher density uses less resources than single-family residences. You water a one-acre piece of property. This, you've got multiple units on one acre, and they're... per capita there's less water use in these from the research that I've seen from the state and from the Wasatch Regional Front and things like that. Anyhow, those are just my comments.

I did want to point out that this is already zoned for residential one.

Will you just speak into your mic much closer than you think?

Sorry about that. This is already zoned residential one and duplex overlay, so they are able to build duplexes on this property, just so you guys are aware.

I understand the passion. Gosh, 50 years ago, I went to that church. So we lived west of State Street. It's hard to be up here, probably harder than you guys would think. You think we don't listen to you, when in fact we do. Just like my other chairperson said, we live here. I live up on 10th East and 7500 South. So I went to Hillcrest. I mean, I love Midvale.

So much so that she serves here.

But I'm crazy. But I can see Hillcrest from my balcony. I think knowing also the problem with the church properties. If they don't get sold and developed, you're gonna have vandals. You're gonna have the worst nightmare you could ever dream possible on both those properties. One, because you're gonna be by the school, the other one that we'll be talking about. That's just, that's what it is. We waited to even move people around to come up to my ward house because we knew what would happen If you sell too soon, you just have vandals. It's a mess. I get the feeling of wanting a park or something nice. Is that something you'd take on yourself? Because the city's not going to buy a park there. We're not going to put resources in that. So is your neighborhood going to do that? No, you won't. No matter what. Would you rather have something nice or would you rather have vandals taking over? You have to think about some of the other things, too. Change is hard. It is. Nobody likes it. Sometimes you have to do it. We have different generations moving in that don't want yards. They don't. They don't even want cars, most of them. So you have to kind of look at everything. We're in a spot where not the decision-making is not all on us. We listen as best we can, and it is really hard not to be passionate with you and feel. It's really hard for me sometimes not to stand up and go, exactly, but I can't. And so you need to respect where we are too. This is not easy for any of us to, we listen to you. I know it doesn't feel like, but we do. The best thing you can do is know who your elected official is and talk to them. They're your last, I mean, they're your hope right there. Whoever your official is.

Can you go back to the vicinity map? Thank you. Yes, thank you.

I would encourage all of you to attend the city council meeting.

Can I interrupt right there? Yes. These two items have been noticed for the city council meeting on the 21st, so they will be heard on Tuesday, July 21st.

I would suggest that because you are so passionate, and I totally understand where you're coming from. I live in a single family home in Midvale. i have stuff going to be happening across the street from my house pretty soon that i'm not real thrilled about about either but it's happening um but i would encourage each and every one of you to go to your city council meeting talk to your councilman they're the ultimate decision makers all we do is make a recommendation and our recommendations have to be based on The criteria and code, that's all we have to work with. We don't get to tug at our heartstrings. Unfortunately, that's not something we get to do. We have to follow the letter of the law that's given to us to follow. So please go to your city council.

So I just want to make sure, too, that everyone here understands this is a legislative decision. So it might get criteria on, and we might still say no. Yeah. Just because it says that it matches. Yeah. Oh, yeah. Yeah.

Yeah, exactly.

Sometimes we don't have a choice, and we have to say yes.

Those happen later in the meeting.

Yeah. Sometimes we don't have a choice because the state has said this is the way it has to be and so we have to do that. And sometimes it really goes against my grain, but if it's what the state said, then we have to do it.

You know, one comment I wanted to make is we do have a code enforcement here at Midville City. There was a code enforcement officer in the valley that was murdered by going over code enforcement. And so now we have a unified police officer that is hired for code enforcement that is armed in uniform and that enforces the code. Although I know she's extremely overwhelmed and is understaffed, But there is a place on the website where you can file your complaint against your neighbors and people who are in violation. And we recommend that you go on there and file your complaints because those get recorded and then when there are comments of people saying that there's complaints against someone, we have a record of them, and the city has a record of them. But the other thing, too, is, again, please talk to your city council and tell them you want more code enforcement, because I would love that, because I have a neighbor that's in violation. Oh, please. Oh, please. For 20 years.

So. Anyone, other things you would like to add?

I have more to say on the next agenda item.

Do you want to take it back forward to the?

What's the website? Just Google Midvale.

Midvale City.

It's midvale.utah.gov, and there's a code enforcement page that has a report button.

And it works really well. I've reported lights out, and it's fixed within a day.

Does anyone want to make a motion one way or the other?

It hurts my feelings.

I move that we recommend approval of the rezone request for a parcel located at 7250 South Halawani Drive from single-family residential 1 duplex overlay to multifamily residential medium density zone consistent with the findings included in the staff report. I second it.

Chair Edwards?

No.

Vice Chair Liedtke?

Yes.

Commissioner Dippets?

No.

Commissioner Anderson? No. Commissioner Erickson? Yes. I've never had you guys do that before.

I don't know what the head is. Is there one more person? Two yeses and three noes. Two yeses, three noes. Okay. So motion does not pass. So does Daniel, does that mean we need to make a motion for declination now? Or does it passively go? We have to have a motion. Okay. I move we recommend denial of the rezone request for parcel located at 7250 South Halaney Drive from single family residential one duplex overlay to multi-family residential medium density zone consist the end.

I second it.

Roll call vote please.

Chair Edwards.

Yes.

Vice Chair Liedtke.

No.

Commissioner Tippetts? Yes. Commissioner Anderson? Yes. Commissioner Erickson? No.

Motion passes. Thank you. Okay, we'll move to the next item on the agenda. Paul Randstrom, representing Brad Reynolds Construction, requests rezone approval for two parcels located at 620 East Greenwood Avenue and 7500 South 700 East to add a duplex overlay to the existing single-family residential one 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 Mid-Bell City Code 17-7-1.13. Okay. Elizabeth is presenting.

Thank you. So this is another request for a rezone and not typical one that you see where we are changing zones but they are requesting to add an overlay zone. So they are requesting to add the duplex overlay to two parcels as you just described on 7th East and Greenwood Ave. So these two parcels are highlighted in green. Again, I've provided the vicinity map that shows our existing zoning. Everything that you see that's in gray, that's in sandy. So that's outside of city limits. The stuff that, again, is that kind of orangey-yellow color, those are already in the duplex overlay zone. The spots of red, you'll see those are, again, that high density in our regional commercial zone. So primarily surrounded by existing single family residential, but there is existing zoning just east of it and kind of kitty corner and some existing duplexes in those areas. They have submitted a concept plan. Again, we have not reviewed this at the staff level. There has been no site plan, no engineered plans that we have reviewed. So this is just conceptual and could absolutely change. I've included again this is the same rezone criteria that we saw for the previous item where one or more of the following criteria needs to be found in order to grant a rezone. We as staff can see this proposal meeting criteria one and three in that it helps provide additional housing opportunities and then again that number three a church property that is no longer being utilized is an opportunity for redevelopment. So I've also got another motion that is available and I will leave it on this vicinity map for public comment.

Thank you.

Thank you.

Is the applicant here would like to add anything?

Hello again, Brad Reynolds. I would like to say that I certainly appreciate the passion with, I know a number of people use that church, and I know it's not an easy situation, so I do feel badly for a number of the neighbors. But I look at even this side, I know right now, with the cost of building, the cost of ground, which are all going up, higher interest rates, it's a real challenge for builders. but even more so, more of a challenge for future homeowners. So where are these people going to buy and to live? with those increased prices. I know some have concerns, well, is that going to bring down some values in the neighborhood? If you look at the current pricing, you'll see that it's higher than most of the homes in those neighborhoods when we put them on the market. But I appreciate where they're coming from. But I'm saying people need to have a place to live. And with this church being torn out, If you look across the street, there's some duplexes, Kitty Corner, there's some townhomes, and if you go a little bit down the road to the south, there is a multifamily townhome project. What we are proposing is we feel like it would enhance the neighborhood using... some duplexes in certain areas, but also, which would be two-story, everything that we're doing on the duplexes, as far as they all have two-car garages, they're only two stories high, and so they're under 30 feet, and they have three bedrooms, and they all have two-car garages. Most of them have a full-length driveway, as well as Holokini did. on most of those. So we're trying to accommodate the traffic concern and what I'm proposing too is let us do a traffic study so everyone can see that traffic will not impact the neighborhood to what most people think. But we're also, in this one that's up on 7500 South, we're proposing that a number of the units be ramblers. So that those that want to stay in Midvale or don't want the big yard anymore if they're empty nesters, that they have a rambler unit. A large number of these units are ramblers, which are under 24, 24 and a half feet tall. So they're ramblers, which we feel would also tie in to the existing neighborhood. Like I said, it's a challenge right now for most people to find places to live that they can afford. And I really think with what we're proposing to do, it will tie in with the neighborhood and it won't be a detriment and it won't really make a difference any kind of a big deal on traffic, but we're happy to provide a traffic study just so everyone can see that and just so we make sure that we've covered all our bases. But we feel like with the Ramblers and with the two-story just duplex units, that would actually be a compliment and a nice transition to the neighborhood that's on. Right now, the front of this is all on 7500 South and 7th East, right on the stop sign. And then if you go due East, you go right out to 700 East. But so we feel like this would be a nice addition to the neighborhood. And like I said, if you look at our units, they have residential roofs. There again, like what we stated earlier, they're all hardy plank, masonry stone or brick. So we try to go out of our way to make sure that they, like I mentioned earlier, enhance the neighborhood. But anyway, any questions that I could answer?

Anyone have questions for the applicant? Are these for sale?

These would be for sale product. We did a similar product. If you go east of Fashion Place on about 525 East and Winchester, Murray had to come in and they did a text amendment where we did the whole street with these where we used the masonry. And those were all the ramblers that was very, very successful and popular. So I'm sorry, what was your question again? They are for sale product. They are. Right now with this lower density, even on the Halakini, it's, almost impossible for any kind of a developer or investor to make the numbers work by renting them out because the costs are so high. Because we're talking about finishing these nicely and ramblers and doing the things that we're doing, all two-car garages, quartz granite countertops, wood flooring on the main floor. They're nice units, but they are planned to sell.

A couple of public comments mentioned water rights issues. Do you know anything about that?

I do. We checked with its, I think it's East Jordan Canal, and it goes right along the very south of the property, right along the edge, and then at the very front corner, it does 45, but it shouldn't affect our development, and if not, they're fine if we just relocate a section of pipe to get it out to the end. So we've talked to them, and we certainly will not cause any issues for those that are using the water downstream. We have taken that into consideration.

Other questions for the applicant's representative?

Thank you. Thank you.

Legal, would you like to add anything?

This would be the same as the last one. The ultimate decision maker is going to be the city council. You're here to and your job is to make a recommendation for how you think that they should vote. Perfect, thank you.

Okay, with that, we will open it for public hearing. Remember, you are limited to three minutes.

My name's Maureen Slusher.

If you'll say it on the microphone, it'll help her a bunch.

My name's Maureen Slusher, and I live on 75th South and about 450 East in Greenwood Village. And first of all, if you're going to do a traffic study, do it when school's in session. The traffic on 7500 South, unless you live on that street, you have no idea what it is. You don't. We deal with it 24 hours a day, seven days a week. And that intersection by the high school on 7th East and 75th South, There are accidents there all the time because people do not even see those stop signs. They go flying through in every direction. You take your life in your hands at that intersection. So, you know, I know something needs to be built there, but I would be very careful if I were you because the traffic's bad enough the way it is, and it's going to be a lot worse. So, thank you. Thank you.

My name is Julia Mills. I live on the 7500 South as well, and I'm glad to see some of my neighbors here. I wasn't prepared to talk today, but I've been listening to some things that everyone else has said, and I know that ours is this church on the corner that you were talking about putting in either duplexes or single... family homes. I can appreciate that as well. But I am concerned about the other properties, the other church, whereas our neighborhood, the traffic is crazy. We've got that canal at the end of the street and it's a dead end. Everyone uses our street as a shortcut or a get out quick. You know, we've had to buy our own please slow down signs just so kids can play out in their driveways practically because we have no sidewalks. You know, the other thing is, you know, we talked about the school, the kids, the traffic. I moved from Murray after I got divorced. My kids had moved on and I thought I'm going to be in Murray forever. Because Midvale's the ghetto, right? That's what I'd heard raising my kids. We were in Murray and we were Murray snobs. I was never going to live in Midvale. I moved to Midvale. I made that choice. I could have bought a smaller home. I could have bought a more expensive home or less expensive home in Murray. I chose to buy in Midvale because of what the neighborhoods are going to do. There are single, I'm sorry, there's couples that live on either side of myself. They still love and care about their home just as much as I do or just as much as somebody who has kids does on that street. I would just like to know if your recommendation includes recommending yourselves to live on our street. Would you recommend for yourself to live on our street? Would you recommend for your children and your grandchildren to live on our street? with these new additions that you guys are thinking about putting in. Even though we're on 7500 South and you're talking about single-family homes, people are going to use that street to get down to, I don't even know how you say it, Haleahia Way, you know? It's going to be Hell Street, if you want to call it that. But that is what I have to say. I would really hope that... What you send or what you, sorry, I'm so just passionate about it as you said. What you recommend, I would hope that it would be recommended for your own family, for your own kids, for the kids you grew up with. Okay, that's what I would ask you to recommend.

Thank you.

I'm Abby Ayer. I live on 610 East 7570 South. My husband and I just purchased our first home. We are in that generation that supposedly doesn't want yards. We do. I'm so done with not having a driveway. And we do ride our bikes to Wheeler Farm down here to Main Street. So the traffic is definitely like something I'm concerned about. Considering that this was a dream we didn't think was actually in our reach being in our mid 30s. being able to buy a home to actually grow a family and was a huge deal and choosing Midvale was something not on our docket, but it has been amazing. We've gotten to know our neighbors, our neighbor across the street, his brother used to own the home. And I just don't really want to see the magic of the neighborhood change. I'd rather people in my, generation have the opportunity to start to understand that. We walked all the way from our house to Main Street, which I don't recommend letting your husband decide the directions. And just seeing the magic of it all going to where the Sandlot was filmed. And then coming home and getting to sit down, we watched the Sandlot. We sat in our house. And we're like, we get to actually invest ourselves into a neighborhood. My generation has been nomadic, right? We have not had the opportunity to buy. It is still really tricky, but Midvale is somewhat affordable for people in our demographic. Firefighters make a decent amount, therapists, I don't know, I could make more, but at least we can afford Midvale. And I'd like to see my friends be able to move their families there as well. Single family residences would be amazing just to continue to add to the charm of the neighborhood, but hopefully the traffic won't get too crazy with that. So thank you guys. I know this job is pretty thankless in government and it's so integral to our values as a nation. So I just appreciate y'all listening in. Thank you. Thank you. Thank you, Abby.

Please go first.

My name is Terry Davis. We didn't get involved when they put new town homes on 7500 South Greenwood Avenue and about 450 East. That was a poor choice on our part. The parking problems from that one additional subdivision, I don't know how many, I think there's six or eight. townhomes there. That street right there is lined with cars all the time, and you cannot safely pull out of our subdivision anymore. So I don't ‑‑ I'll have to take that to the council member. Elizabeth, we saw you last night at the council. You're more influential than you know, so unless you think that this doesn't matter, it does. They do give recommendations. So that would be my one thing. We, I don't think, they could not possibly have done, really looked at the parking for that subdivision. This one, it looks like duplexes. I actually am not opposed to growth. We need that. And we want something good to come from that space. And to your point, none of us would be able to afford a park. I've worked with Sandy City on parks before, and I know how difficult that can be, pocket parks even. But I would ask that you do do a traffic study and that you include, there are only two through streets from 7500 to 80th South. You may or may not be aware of that. One goes right through the Sandy Woods subdivision and the traffic to get to 80th South will only go on 9th East or through that subdivision. And so I would ask that when you do a traffic study, I would highly recommend that you do that. Recommend that at least. Do include Sandy City's portion of that because it will affect that neighborhood. And then that's the last thing Did I hear you right that these are going to be for sale and they are going to be owner occupied, not sublet, they can't sublease?

So that's not what's up on the agenda today, but that is what the developer had indicated, or the applicant, he's not the developer.

What we do want is to be able to have people to have affordable housing. I love this younger generation. I'm not there anymore, but I love that. But what I really don't want is another 76-70 south. with absentee landlords between 30s and 50s, it's horrendous. And that does bring the property value down. So I don't want to repeat 76-70, and I don't want to repeat 450-7500 with the parking problems, because it really is, I've almost actually been hit twice coming out. So that's all I have. Thank you. Thank you.

I think there's at least one more public comment out there.

Okay. My name is John Welley. I live on 631 East, 7570 South. So the church that's in question is right behind my house. I walk that neighborhood, not every day, but a lot of days. I walk that neighborhood, not fast and not far, but I love meeting the neighbors there. I see so many people that are out walking their dogs, people that are walking, maybe riding a bike. It is a nice neighborhood. I do agree with other people here who have said that development is important. I also noticed though that there's a lot of other duplexes and a lot of other things around that location And I fear that this is becoming an island in that cacophony of development. And I would hate to see that be the case. It is a very nice neighborhood. I have lived there for many years. But I see that it is becoming surrounded by more and more of this high density living. And so I think that this is not, in this case, not the right place for that. I'm also going to take a contrary stance here and say that I'm glad there's not sidewalks. I like that. I like the idea that it is a street that we can walk on and that has a good feeling to it. So I would appreciate your consideration of those things. People here have already said some of the major things as well as far as the high school there and the traffic. That is important. That is part of the neighborhood. It may not be directly where we're talking about, but it is so close that it is definitely part of the neighborhood. So thank you for your consideration. Thank you. Okay, it seems like maybe there's a few more still.

Sorry, very nervous.

My name is Barbara Smith. I live at 639 East Greenwood Avenue. I've lived there since 1976. And I am sad to see the church go. It's been my church pretty much my whole life. So I'm very sad to see it go, but I would not be opposed to development like single family homes, but I don't want to see high density in there just because I don't think our infrastructure will support it. We have an aging infrastructure in our neighborhood and I worry that they'd have to tear up all of our streets and put in new pipes and put in new infrastructure to support all of these new duplexes and houses because I'm not sure the sewer and the electrical and everything will support all of this. And since my family lives there and our house is like right across the street, they were gonna have an active construction zone right outside our door, basically, and we'll have to deal with dust and construction vehicles and noise. And I expect that. I understand that that just comes with the territory. But I also worry that you're not going to give these people enough parking and that they're all going to be parked on the streets. And I think that will increase accidents. I've seen that little curvy street that goes down by 72. They put in that apartment building there and all those people started parking on the street and there were accidents there almost daily. People were crashing into parked cars. All of the parked cars on the side of the street had scrapes and bumps and dents in them because people kept hitting them going around that corner because there was nowhere for those people to park and they just didn't have enough places. They say, oh, these people don't have cars. My experience is that the average family has at least two vehicles. Plus, if anyone wants to come and visit them, that's a third or fourth vehicle. And if there's nowhere to park, they will be on the street. And we have several schools within very close proximity. And whenever school is in session, I can always tell because there's kids everywhere. And if there is an increase in lots of people driving in and out of there, there is a lot more chance of those high school kids and grade school kids and junior high school kids getting hit by cars. And we don't have a lot of those safety walkways or whatever for the kids to walk on. And there's some streets have sidewalks, a lot of them don't. And I'm just a little bit worried that that much extra people living there is going to make more traffic and more accidents potentially. So that's our main concern, but we're not opposed to development. We would just prefer single family homes. Thank you. Thanks.

Hi, my name is John Fuller. Thanks for hearing all our comments. I prepared some remarks, which I'll try to follow. I live at a 564 East Greenwood Avenue. That's just four houses down from the proposed rezoning and development. As a neighbor, I want to see housing that encourages owner occupancy. Detached homes have much higher owner occupancy rates, like 80 to 90 percent in Utah is what I read. Duplexes and other attached houses are more like 40 percent. So when we allow duplexes in row homes, I feel like we're encouraging absentee landlords investors to inquire the properties rather than creating opportunities for residents to put down roots. Our block's made up of older homes with a great deal of character. It's obvious to everyone that walks around that people take a lot of pride in their houses and they're well maintained. When you have renters, you just don't get that. There's no incentive to upkeep a property that's not yours and really you don't have permission to do the things you want like interesting landscaping or things like that. I'm also not convinced that there is a demand for this type of housing in Midvale. As of yesterday, there were 37 detached homes and 58 attached homes for sale in the city. Detached homes are selling within 15 days, up to 30 days. Duplexes are on the market for 40 plus days. We can also see this nearby with another Brad Reynolds development that's just four blocks west of here that had 24 proposed units I believe, eight have been completed and those units have sat vacant for like a year now with no landscaping, just bare dirt, then the project's incomplete. I worry that we're looking at the same thing with the duplex overlay here. And I appreciate Brad's comments about the luxury finishes. I think that's actually a problem that's making these types of properties too expensive for the people that would be interested in buying them. Anyway, I encourage you to reject this zoning overlay. And I appreciate you hearing my comments. Thank you.

Is there one more over here?

My name's David Nelson, and I live on 7th East directly out of that church driveway. It's my house, through Midvale. All I see are people parked on the streets. The seven unit to the south of my place, two homes, four car units of the twin homes down there. The policemen seem to sit in the parking lot down here. I don't see them ever dealing with anybody up there. Obviously, the high school, there's a lot of kids there and everything else. As the lady mentioned, the four-way stop is an issue. We tend to have an accident quite often on there. Beyond that, I understand that this isn't the highest density. This is a medium density, which I'm glad to hear. Obviously, less is better for all of us single homes that totally surround this project. I mean, the only duplex homes are, Two to the side of me and the rest is all single homes Beyond that I just bad I'm one of your water users And there are two active water users plus there's a whole bunch of water right some down below that so We heard that from the last developer next door to and he was terrible I I have heard, though, Brad is a good builder. Beyond that, I think I found out tonight that what Midvale does best is approve projects that park cars out in the street. And I would just please adhere to what our concerns are.

Thank you. Brad, I know that you wanted to come up, so I'd like to recognize...

Thank you. I just had to comment on the gentleman that was up here, not the last one, the one before. I have no idea where he's talking about or eight units have been sitting for all this time. That is categorically false. And I'd love to have him tell me where exactly that's at. We do have a project that was gonna be apartments and over off of California Drive, that we didn't want to do apartments because we were doing sellable product and they've been selling at record pace. We've sold like 70. They're sold before they're even built. And so I don't know where he's coming up with that false statement. I just had to clarify that because that is categorically wrong and misleading and not true. And so I just had to clarify that. And I appreciate what some are saying about, you know, homes are nice. I'm just curious when you look at some of the affordability and I've never seen a statistic that says that new town homes or duplexes don't sell quicker than a $700,000 or $800,000, or maybe over there it would have to be a $900,000 home. That's just my opinion and the facts. We wouldn't be building them if they didn't sell. Every project that we've done sells out in record time, and I'm happy to provide stats on that. Thank you. Thanks, Brett.

Public hearing is still open if there are others that would like to comment.

My name is Glen Johnson. I live right across the street from the church at 649 East. I recommend that we don't do this because my biggest concern is traffic. I drive a truck and I'm an older gentleman with pains. Driving down that road right now is patchwork. It beats me to death. More traffic will make that even worse. As mentioned earlier, the infrastructure to put in everything else is going to make that worse. The traffic at times is slow, rarely. It's usually somewhere between 11 p.m. and 4 a.m. But my granddaughter was actually visiting or parked in my street and somebody plowed right into her car, totally, completely. My son was pulling into the driveway and somebody trying to pass him in a hurry had oncoming traffic coming at him so he passed between my son and my property right through my yard. Traffic is horrible. It may not be as bad all day long in a study, but as I mentioned earlier, have them study at the time of the school coming in and school going out. It is really bad. I understand the need for affordable housing. My son would like to do that. He's changed his mind. His wife and him are not going to do that. They're going to wait for me to take my leave and they're going to buy my house, which I'm glad that I can do that for them. But people need places to live. But we don't want to lose the American dream that I grew up with of being a homeowner and being able to live in a safe community and keep not just the traffic under control, but have a friendly enough atmosphere that you can talk to your neighbor when you walk down the street. I am very relieved to the point that this is not going to be a rental program. That is a big problem I had because they cycle so fast and you don't know who's going to be there and, of course, vacant owners. But my biggest concern is the quality of life there. You, I would assume, grew up the same way I did, that you worked hard and you reaped the benefits of that hard work and you got to own a home of yourself and a place that's safe to raise your family. I hope that continues, and I don't recommend doing this because I do want to provide that for my son, his kids, and hopefully kids before. My dad lived in the house that I'm in for 30 years. I've been there over 10 years. My grandmother and grandfather built a house, Kitty Corner, over on 7500 South, just past the length of the church. They built it in 1934, and they lived there until they died. Two of the comments that were read into this from input were my cousin's. And it is definitely a family neighborhood, and I'd like to keep it that way. Thank you for your time.

Thank you. Thank you.

Hi, my name is Gretchen Fuller, and I reside at 564 East Greenwood Avenue. So that was my husband, a couple that spoke earlier. And I would like to respectfully ask you to deny the request to add the duplex overlay to these properties. The property can be redeveloped without changing the existing zoning and Midvale's code states that rezoning should be discouraged and approved only under limiting circumstances. My primary concern is the impact of adding 34 new homes to a small area of the neighborhood While redevelopment is expected, this level of increased density will bring significantly more traffic, parking demand, and daily vehicle trips onto 700 East Greenwood Avenue and surrounding residential streets. I am particularly concerned about the neighborhood's safety. Traffic is already a persistent problem in this area, as you have heard tonight, as well as Facebook. Our Midvale residents page will tell you every single day. Residents frequently observe speeding on nearby streets and accidents have occurred. In fact, I watched a car drive into my neighbor Abby's yard and it caused a three-car pileup on the street. Adding these 34 new homes would increase that daily traffic I am not against the development. My concern is for the area. We moved to the area from Marie as well. We bought this home. We started with a starter home in a high density area and had a little tiny bit of a yard. And now we've purchased one of the older homes in Midvale. It'll turn 100 in 2028. So it was built in 1928. I actually think that it is the gentleman who mentioned it's his cousins. So it's been fun to live in this neighborhood. We've really, really enjoyed it. And I do not have any issue with the additional development. I just love to see it. a little bit more approachable and where we need low-income housing and we need more homes that people can actually afford to buy, that would be really great. The property that we mentioned that the Brad Reynolds Construction Company has developed is by Mid Valley Elementary. They just started developing that area. It's four-row townhouses. They have two units finished. One of those town homes has been on the market for over 69 days, has not sold. The prices are over 450,000 to 600,000 on those units, and they're attempting to sell two unbuilt units for $12 million and $8 million approximately, if my memory serves me correctly. I just don't see how that is... affordable for people to live here because $450,000, all of these homes in Midvale area, that's still hard for people to accomplish right now. So in my view, adding more of those homes that are very difficult for people to purchase as a starter home or live in a wonderful neighborhood where your kids can go to school. My son went to Midvale Elementary. He goes to Union now. It's already scary enough for him to walk there. So I would recommend that and respectfully ask that you deny the duplex overlay request. Thank you for your time and consideration. Thank you.

Brad, where she spoke to some of your development, did you have anything you wanted to add?

I'm sorry, what was the question again? Only if you wanted to add anything. No, I do. So typically, just so everybody understands what they'll do, Over there, like I said, we've sold 70 units and a lot of those aren't even complete. But the realtor will take some units, even as they put the foundation in, just so there's some on the market, which we can't really even sell until they're mostly done. And if you look over there, there's 117 units going to be built. And I think we've already sold, obviously we haven't even started some, we've sold like 75 of them already. So for us, it's a record pace that they're selling. And they started out at 399,000. It's a different product because it's a high density product. It's, you know, the zoning's 25 units per acre. We're talking about a duplex zone on this current project. And the other one, we were talking about 12 units or less, but this one here is just a duplex zone. And as I stated earlier, many of the units are ramblers, which have a bigger footprint, which will even cause less density. So anyway, I just wanted to make that comment. Thank you. Thanks, Brad.

Okay, public hearing is still open.

Good evening, my name is Christian Cisney. I recognize a lot of faces here in the crowd because yesterday I spent the evening walking around speaking to many of these people and letting them know what was going to be happening today. I live at 603 East Greenwood Avenue directly across the street from this church. And I consider Midvale and this area of Midvale specifically to be one of the last places in the Salt Lake Valley where you can still achieve the American dream of a suburban home with a small yard and a fence to yourself. And one of the things that I heard repeatedly while I was walking around was how safe people felt while they were here. Many people mentioned the ability to not have to worry about locking their doors or worrying about securing things in their vehicles where they parked them. And I continue to echo that sentiment. I believe that even if I'm not going to offer you a logical argument for why this shouldn't be rezoned, for which there are many, there is an emotional argument here where the soul of this neighborhood is very much single-family. And I believe adding this many homes to this small of an area is going to severely impact the feel of this neighborhood apart from the traffic and every other aspect of it that's been argued tonight. And I would strongly recommend that you consider what Midvale feels like and the reason why people want to live here. There's a reason why I recommend it to my friends and family members who have never even spent time in Midvale. This is one of the best places to live in the Valley. I grew up in Davis County, and I wouldn't choose to go back. And there are a lot of people that want to be in Davis County. Midvale is a great place. I like being close to everything. I like knowing my neighbors. I like knocking on doors. There are people in my age group in the under 30s that are not the type that go out and meet their neighbors. But this is a neighborhood where you will be forced to meet your neighbors. Many of them are friendly people that want to talk. That church parking lot will be sorely missed. It's a place for community gathering where there was a barbecue just the other week. It's a beautiful place to be. It's a beautiful place to spend time together, to walk your dog. That street is already busy enough. Like many have mentioned, I will sometimes wait two to three minutes just to back out of my driveway and turn out to the other way. I can only imagine what another 30 homes is going to do to that area. I ask you to preserve the soul of Midvale and to vote no on rezoning this area. Thank you. Thank you.

My name is Kathy Diaz. I live at 466, or I live at 466 West Center Street. But my mom and I, I've lived in 639 East, 7500 South, right across from that church my whole life. I absolutely agree we can't leave it vacant. Development's fine, no problem. But single-family houses, that whole neighborhood, and the neighborhood behind us is duplexes, and it's been run down since I've been a kid. that's a scary part of the neighborhood to go to. And so I don't love duplexes and I get that. And hopefully, like you said, if they buy them rather than rent them, you know, that they're buy units, that that'll be better. We keep talking about all these multi-unit places already around us. They're not a good thing. We talk like they're a good thing. None of those places, they're like all one way in and out. Like if there was ever a fire, these people could never get out. I don't know why we let developments come in like that. Fire truck blocks away and they're not getting out of there. And just like the past mayor says that he doesn't, like the apartments across the street, we asked why there's not parking for them and he said, because the taxes don't get paid on parking. So if you don't make it so that there's parking for all of these places, people are parking on the streets, people are parking here. And you know what he said? He said, oh, they can park in the municipal lot after the municipal lot closes at night. What kind of a deal is that, you know? Our street already has enough cars on it. So I come home at night and I can't park because everybody's parked in front of my house. I just think that we just need to, single family homes is the way to go. I like the kind of rambler thing, but how many of those ramblers are you gonna squish? I live at 466 Midvale. The neighbor slams the door next door and I can feel it. That's how close their house is. Do we really want our houses that close? So just like the American dream, I love having a yard. My mom and dad have quarter acre lot right there. We're the second owner. We've lived here all our lives. I just would appreciate you thinking of the development the way it is, the neighborhood the way it is, and keep it that way. Like we can ride our bikes. We feel pretty safe. And again, the church, yes, you talked about the traffic. The church has traffic one day a week. The school has traffic five days a week. So please keep that in mind. And those are kids walking, too. So keep in mind that all these kids have to walk. as long as drive and we need to keep them safe and all of us safe too. And thanks. Thanks. Thank you.

Nope, you can come up. It's public hearing.

Ryan, this is the 603 East Greenwood Avenue. My son, Chris, exists. explained what it is that matters to him, it matters to me too. I won't repeat anything that I said before. My concern is that we talk about a church being torn down. I don't think the church will tear the church down. So the assumption is that whoever buys it would tear it down. I've seen churches get sold to other churches. I've seen churches turned into dance studios. I don't think it necessarily has to be torn down or vacant or an eyesore or a risk, there's other uses for it. I don't know if that's what will happen, but that was my thought is that maybe saying that the church is either gonna be vacant and an eyesore or torn down may not be the only two things to consider. As far as saying that putting in the duplexes and the townhomes helps with affordability, the truth is that townhomes are about three to $400 per square foot. And that's when you take a look at how much it costs for a townhome per square foot, it's more expensive than any other kind of home. It does get someone into a home for less. But the truth of it is when those go in, they become a comparable for the single family residences and then people use that as a way to raise the price of a single family residence. So home prices actually as a general rule are tied to comparables and sometimes those comparables end up being the townhomes and they make everything more expensive. The homeowners associations that are put into place by the builder stay part of the builders homeowners association for a few years and then they get turned over to the homeowners sometimes or to some sort of a management company, typically they don't end well because they're not always professionally managed. And in a smaller thing like that, the HOA that typically takes it over is going to either be owner managed, which owners don't know how to manage an HOA, or it's going to be outsourced to some company where that's not their primary interest. And so those are my concerns about saying that, you know, that we're gonna turn it over to town homes is that those aren't necessarily the best, that's not necessarily a good outcome. My only other thought on that is when you have a picture that says here's what it's going to look like, that doesn't represent a binding contract. And so when you see the picture of what it might end up looking like, that's a best case scenario. And my concern is that the best case scenario often ends up being lost in the shuffle once you start digging the hole. So that's my thought. Thank you. Thank you.

I'm not doing it this time.

Hello, I'm Travis Johnson. You actually heard from my father. It was my daughter's car that got totaled sitting there. So I'll be honest. When I first moved in there, I didn't want to stay in Midville. All my neighbors seemed really old to me. It was quiet. We used to hustle bustle apartments. Yeah, it wasn't long before I changed that. I preferred it. That's why I decided to stay. It's quiet. I knew my neighbors. When I found out, my neighbors went to high school with my family growing up. And my parents, my uncles, my grandparents, they were all there. Development's necessary. Change is difficult, but honestly, my entire livelihood is on change. I work in IT. I can't even keep up. Change is good. Caution is always advised though. That being said, I see the point of the church being vandalized and so forth. I see the arguments for high density housing. There are options. And something good should definitely come from it. But the biggest reason I stay is because of what Midvale is and the people there. And the duplex may provide more neighbors like that. That'd be great. But apartments are prime examples of problems. So... As I said, the picture, best case scenario. That's all I'd be worried about. Thank you. Thank you.

Okay, public hearing is still open.

Come up, please come up so we can get you on the mic. Thank you. I'm Maureen Slusher again.

My question is what would keep them from coming back and trying to rezone it to medium density like they just tried to do on the first item?

So it would have to come to this forum again. So like this is for this single change. If there was a different change being proposed, it would come to this forum and go through the judicial process again or the government process. Yeah.

Okay. So that could happen.

Maybe I can add to this a little bit. There is a process with zone changes. There's an application fee. Either you have to be the property owner to apply for a zone change, or you need an authorization for the property owner to submit a zone change. And anyone can do that.

That's what I wanted to just clarify, that that could happen.

Yeah, it could happen to your house as well if you wanted it.

Thank you. I just got to tell you that when they were talking about the six townhomes on 75th South that are in the middle of Greenwood Village, we finally got no parking signs in front of our driveways because one of our neighbors got hit and their car got totaled. because there were so many cars parked there, they could not see. So parking is a big issue on that road. Thank you.

OK, public hearing is still open. Is there anyone else?

Seeing no other comments, I move that we close the public hearing.

Second. All in favor? Aye. My biggest concern here is the proximity to the high school and how quickly things will change at that church if it's left in its current state.

And my biggest concern, because I drive down 7500 all the time, is the four-way stop. I know that that's a problem. And so a traffic study would definitely be needed, but it would need to be done during school's in session. Yes. Yeah.

I mean, generally the traffic study, though, encompasses like hour by hour every day of the week. Yeah.

So yeah, I know that that's a problem, and I understand that. What I do like about the proposed rendering is that these are two car garages with full driveways. We don't always see that. We don't usually see that when we're looking at projects. Yes, I know a lot of people use their garages for storage. And probably there's several of us here that do that. But with also having a full driveway, you still have two parking places, even if you are using your garage as storage. So I appreciate that, because again, we don't usually see that.

I wanted to just add a few things, also a little bit in response to the public hearing. First of all, parking. If you look at your own neighborhood, You look at your street, you could do a Google Street View for example and you see that the usage patterns have changed over the last 10, 20 years maybe. I've lived in my home for over 20 years now and I can even see that on my street. There are homes on my street that didn't used to have any cars in front of them. Now there are two on the driveway, maybe two in the garage, or maybe nothing that resembles a car in the garage, and another two or three on the street. It's just a reality that we live with due to changing demographics and changing economics. On the parking end, just for general information, the city has codes. The requirement for parking is usually in a single family project or twin home project in this case, it would be two spaces per dwelling unit. These actually, the way they look on the concept, double that. So just maybe that alleviates some of the concern. With regard to traffic, each development of course causes some traffic. And it sounds like it to me that your neighborhood has a problem with traffic due to Hillcrest High School. And my home used to be in the path of another high school, and that is a problem. But that does not have much to do with development. I mean, it's simply a result of Hillcrest High School having, I don't know how many students, maybe 3,000 or so. And it induces a lot of traffic and a lot of traffic by very inexperienced drivers. And there are other ways to get at that. That really can't be loaded onto a potential development. But I do think it's a valid concern. And that would be a good topic to chat with your city council members about. If there isn't maybe some cooperation with the school district that could really increase education, there could be on the city's end more enforcement, there could possibly be infrastructure changes that may help with that problem.

I have lots to say. The public hearing portion is closed. But to kind of address your specific comments, I live at 7400 South, 7th East. My house is on that map. So I wasn't noticed because I'm just on the outlier. But I call that my four-way stop because that's the one I use all the time. I put in my dash camera because of that. four-way stop. I witnessed an accident where someone was coming from 9th East, didn't know there was a stop sign there, and just blew through it and hit this poor lady. And it was awful. And I saw it all happen. And I said, if only I had installed my dash cam I got at Christmas, I could have provided this information. Also knowing that Midvale did a traffic study, what was it, three or four years ago? Yeah. and that particular intersection is flagged for improvements. They're not the improvements that I would like to see, but my perspective as someone who knows a little bit more about planning, it's what I do kind of with my job, and living there is that that will highlight improvements that need to be made there if development goes forward. It doesn't matter what type of development. If it was single family, this duplex overlay, any development will highlight that intersection for improvements, I believe. Seventh East is also flagged for improvements, which I also don't agree with the recommendation, but there needs to be improvement. Parking on Seventh East is not an option for me. I'm envious of 7500 South where there's a little extra room to park on 7500. Accidents still happen. We've had plenty of cars totaled and how many times have we seen a car in the front yard of the church because it just goes through that four-way stop. I've been there, I've seen it, I'm with you. But my perspective is that, The development will highlight the area for these safety concerns that we have. I moved in, I don't know if you remember the blue house that was kitty corner from the church where it had all the plates decorated before the duplex went in. I bought right before that construction. I bought right before Hillcrest decided to tear itself down and create construction for years and years. My poor house shook like a leaf. We all survived last summer where Greenwood was under construction for six months, it seemed like. I was late almost to every planning commission meeting. It took me forever. So I understand the concern, and I definitely, I live on these streets. I know what it sounds like when the motorcycles come on the weekends. You know when it's summer. You can hear them turn off 7th East and go down Greenwood. I'm aware of this. The city has done traffic studies. The city is aware of these issues. Change comes slowly. Sometimes it comes quickly. My hope is that this brings attention to some of the issues and can move it forward a little bit more quickly. I would hate to see that lot go into disrepair because I know that the cops hang out at Union Park. They're going to have to patrol that site as well. during all the lunch breaks that the students take. They're just gonna have to, if it's vacant. And I have a lot more notes that I wrote down, but I'm not gonna get into it. I'll vent when I get home.

That's all. The public hearing portion of the meeting is closed, so unfortunately we're not hearing from the public anymore.

I'd like to first thank the applicant for attempting to bring four cell homes to Midvale. I'm a big advocate for home ownership and For all transparency, I didn't get a vote tonight, but if I did, I would have voted yes for the agenda item A. But I'm also for smart development, and I don't feel like this agenda item B should move forward with the duplex overlay. I feel like it would kind of be encroaching on the resident's way of life that they have. So those are my comments.

Anyone other things they'd like to add or would we like a proposed motion that you can finesse the way you'd like?

I'll make a motion. I move that we recommend approval of the rezone request for two parcels located at 620 East Greenwood Avenue and 7500 South 700 East to add the duplex overlay to the existing single family residential one zone consistent with the findings included in the staff report.

I second it.

Can we have a roll call vote, please?

Chair Edwards?

Yes.

Vice Chair Liedtke?

Yes.

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

Okay, we'll move to the next item on the agenda. We are going to run agenda items C through M together because they are from the same applicant and they are all administrative in nature. Thank you. Thank you very much. Let's wait.

Let's let these guys leave.

Hopefully they don't pick at my house.

Ish. Ish. It's not the exact address. I know. That's not recommended. I live in the neighborhood. Don't do that. Those kids have sticky fingers.

Seems to have quieted down. We're going to run the agenda items C through M together. I am going to try to introduce them. Holmes Homes requests preliminary subdivision approval for many 10-unit residential condominium subdivisions located on Iris Lumi Lane, Cohon Lane, Magic Opal Lane. Yes, amending lots 201 through 215 of Jordan Heights at view 78 phase subdivision in the Jordan Bluffs sub area one through three development zone. Jonathan is presenting.

Wow. That was very good.

That went pretty good. I tried. You may recognize this. You did, there was Yeah, four that was done last December for a couple of the other buildings. I've got these highlighted in red, the ones that are before you tonight. I had the number somewhere. I think they're on my motion later. I'll go through a couple of these. I do have all of them in the presentation if you would like to look at all of the lots that are before you. This is the amendment to lot 201 for the 10 units there. This is the second sheet showing the building. 202 is the same. And then 203, I will highlight. I passed out the, I did notice an error in one of the titles when I was putting the presentation together this morning and Holmes Holmes was very quick at responding with an updated plot. So that is before you just highlighting that. So the motion will stay the same for that as well. Any questions for me on these? I don't think so. Thank you.

Legal, is it safe to say this is administrative in nature? You nailed it. Thank you. Nailed it. At this time, we'll open this portion of the agenda items C through M for public hearing.

Do we want to hear from the developer at all, or do we care?

I guess, does the developer have anything they'd like to add?

Thank you guys for your time. Okay. And in many meetings like that, so it's a lot of fun for you guys.

Okay, well, seeing no public comment, I move that we close the public comment portion of the meeting. I second that.

All in favor? Aye. Anyone have things they'd like to add? Findings they'd like to read in?

No. I move that we approve the preliminary subdivision for Jordan Heights at view 78, phases 2A, 2D, 2G through 2J and 2L through 2N, condominium plats. Amending lots 201 through 203, 207 through 209, 211 and 213 through 215 of the Jordan Heights view. Jordan Heights at view 78 phase two subdivision with the findings noted in the respective staff report for public hearing item C through M of the meeting packet.

Second.

I would just make one correction because she said a number wrong. It was lots 201 through 204 and not through 203. Thank you. That's my only comment. Sorry. It's okay. Good. Don't put that in the record.

Okay. Second is still from? Second on the revisions. Perfect. Roll call vote, please.

Chair Edwards?

Yes.

Vice Chair Liddicke?

Yes.

Commissioner Tippetts? Yes. Commissioner Anderson? Yes. Commissioner Erickson? Yes. The motions pass.

Thank you.

Thank you for sitting through everything.

Aren't you glad it wasn't you?

Thank you. Okay, last item on the agenda is the planning department report. Is there anything to report? Not very much.

We will not have a meeting next time, the meeting right before the 24th of July. And for the first meeting in August, we will likely see the court amendment back that we saw last time.

Oh, okay. Perfect. I would ask that we adjourn the meeting at 7.54 p.m. Yeah, you just changed.

I second.

All in favor? Aye. Thank you.

If it needed a second. Sure.