Planning Commission - Regular Meeting

Okay. But we're recording right now. So this Okay. We will reconvene the meeting now. Will you please mention the item again?

Sure. We are looking at item number four, which is a public hearing to consider the request of Pleasant Grove City to amend section 10-11E-1 permitted or table of permitted conditional and accessory uses to amend the qualifying provisions for the mixeduse developments by making sales tax revenue generating uses required for mixeduse development. Daniel Thank you chair uh chair commissioners as uh chair reading madame chair reading just read um what we proposing is to do a code text amendment to change the requirements to include residential units in the downtown village commercial zone. Okay, including where Main Street is. Um and and as the chair read it, we have a table uh of the uses permitted in the in the downtown village zone. We have two different districts, the transitional and the commercial. And on the commercial one, for example, we have right here multifamily dwellings, maximum of three residences attached per building. And then this is for triplexes, sorry. And then we have use 1133 multifamily dwellings mixed use. Sorry, triplexes as we can read right here are not permitted. You can see they're not permitted on the downtown commercial, but they're permitted on the downtown transitional. However, the next use 1133 multifamily dwellings mixed use. That's permitted in the in the commercial uh subd district including Main Street. And then we go down to C6

and then we read the following situation. It says mixeduse development commercial and mult multifamily residential within a structure. Mixed use commercial and residential three residential units per 1,000 square feet of gross space provided for commercial services or retail having direct access to public street. Okay. In other words, when this code was created, and I was here when that code was created, the intent was to reactivate or or downtown to reactivate our main street. And one of the main uh requests for developers was like, sure, I'll bring commercial, but how about some residential? How about some uh something that that we can do right there? And then we came with this ratio. Okay, how about three residential units per every 1,000 square feet of commercial uses? But we left it like that. But a commercial use doesn't necessarily bring sales tax revenue to our city. Um um professional office, I mean an accountant office or a city planner office, uh they don't bring sales tax to the city. It's not retail use. Uh it's a commercial use and it's a commercial space, but it doesn't bring retail. So, what the what staff is proposing as we're working on on on our main street and and I don't um we're doing a big plan, we're doing a master plan for our downtown included on Main Street. Um we are proposing or staff is proposing that we change instead of just saying instead of having commercial services or retail to say I have the language right here. Give me a second. right here it will say something along the lines of what um three residential units per 1,000 square feet of gross space provided for retail or sales tax

generating uses having direct access to a public street. Now whatever already exist exist is there okay but for anything uh after the this code was adopted or not if it doesn't get adopted then nothing happens but if it's adopted from that time anything or any developer that wants to bring residential into our downtown will need to do sell stacking rating uses not just commercial uses. So in other words, just to having a place, no, to have a place that cut that that have haircuts, it still can be permitted. You still can have a haircut place. You still can have a massage uh um spa, you still can have a situation like that. You just won't get the three units or the three residential as a credit for doing this as a benefit for for for doing just commercial uses. Does that make sense? Am I

Did I overexlain it? I'm sorry about that. So, um, that's the the reasoning behind this and we want to reactivate a little bit more and we're okay with the residential staff thinks is is needed is necessary, but I think also sales tax is necessary to the institution. Thank you, Daniel. Does anyone have any questions for Daniel? I have a question because you mentioned massage salon or whatever, but isn't that a tax? They charge tax. No, it's a service. No, they're a service. They're a service. What is sales tax generating? Retail retail, restaurants, hotels, storefronts. Yeah,

I have a question. So, if a building is already there, this does not change them or if it's just a new business going to into a building already there? No. If a building already exists, they already have the the residential units granted. They will stay. They will be legal non-conforming. If they have like for example offices on the front, it will stay like that. But from now on, we will require rental uses. They have residential. Oh, I guess I'm just confused. No, no. I It's okay. Make sure that that is clear. So, I'm just wondering if a building is already there that is unoccupied right now

and this passes through city council and they get a new business to come into there. Does it? Yeah. Can they

It will not apply because the residential units regarding their occupy or their occupied or not occupied, they're already approved. So this is when a new building comes a new building comes and they say hey we want to do um 15 15 um apartments then we can say yes you can have 15 apartments but you will have to give us 5,000 square feet of retail uses not just any commercial of retail uses. So that's going to be applicable for any business coming on or any building any structure coming on after this gets adopted. Okay.

So, let's say there's a service right now that has um residential above it. So, talking about those buildings that residential above there, let's say it's service right now. So, that lease comes up. People in the city really like that. That was a massage parlor. Another person who is a masseuse wants to lease it. They will not be able to. No, that's not the case. That isn't the case. Yes, that is not the case. That's not the case. Only new. So, so not just a new lease, it's a brand new construction from this point. Is let me see. I'm I'm gonna Sorry, Daniel.

No worries. No worries. I'm I'm trying to find a different way to explain it. Okay, here it goes. the the benefit or what the developer wants is residential units.

Okay. Right now residential units by itself are not permitted. Multif family they're not permitted. Okay. So if someone usually a developer would like to have residential units. So in order to get those residential units approved then you need to get me retail what already exists those residential units I already approved they already exist those those buildings are already there. So what we're changing is now for the approval of a new residential unit or a new set of residential units then you need to bring retail. Okay. Yeah. Did I do it in Yeah. Okay.

So Daniel that that ratio city finds that that ratio is is a proper ratio 3 to 1. We I proposed that eight years ago. It's been there. Um I think it's very um generous from the city. Oh, generous from the city. I think it's very generous from the city. Not very much retail. No, this 10,000 is is is not that big. So do you see if if we were to if the city if we were to change that to have more retail space, do you see that as detrimental? Yeah. Yeah. Totally. that will that would like to have. I mean, as as usual,

I I have a I have an interesting relationship with developers, okay? I I they're great. They're difficult to work with. I'm going to be honest, okay? And and I love to work with developers, but they're here to make a business.

I understand their point. Okay? Uh so we also need to protect the city or we need to come up with rules that that but at the same time we understand that we need uh we we need to appeal to have um development growing here in the city. So we always try to look for something that is it's a win-win type of situation. It's a win-win. So we're trying to go kind of like in the middle for this when we apply this rule. Uh you can see it on the new buildings that are built right there. That building has three residential units per 10,000 of commercial, not retail, of commercial. If we want to have a different building like that, but for example, right now, if they want to have a an office or something like that, they can. They can. We would like to have more retail. We like to have a restaurant. We would like to have a uh

I don't know like any any store, anything that will produce something sales tax generating. So, um I lost I lost it. This is not against uh service service uh commercial uh services. They there's still plenty of spaces they can rent. There's still plenty of areas they can occupy. It's just having the mixed it's just having it's just for mixed use mixed use. That's if someone wants to do a fully commercial building and do half and half. Please go ahead. So the question that I did have how does this how does this you know 1000 to three compared to other cities that are you know they don't have it. They don't have it. Now, that was something that just came out of out of out of this head to work it out. I think they may have something like that, but they do it through a development agreement.

Oh, okay. Yeah, we we actually put it into our code. Yeah. Okay. And we did it eight years ago. It was pioneering at the time, too. Protect the city. Yeah. And last question. What are the commercial This is affecting downtown commercial subd district. I'll show it to you.

Thank you. There you go. Is everything that is under this darker green? This is the commercial cells. This is transitional. You guys can see right here it says transitional. transitional. It's kind of like the more watery green and it's on the commercial is right here.

Okay. So, it's State Street to No. Oh, yes. Is Main Street is right here or downtown area and then 100 North and what is that street? That's 100ish. Okay.

Okay. Thank you. Any other questions for Daniel? Thank you, Daniel. Uh, this too is a public hearing, so I'm going to go ahead and open it up to the public. And not seeing any public, I'm going to close the public hearing and bring it up to the commissioners for a motion or discussion. Discussion or emotion. I'd love to see more retail, but at the same that ratio, I'd love to see the ratio more favorable to the retail, but you know, we want to actually have developers work with us. So, I'll I'll take I'll make a motion if Okay, go ahead. No additional. I move the planning commission recom I move the planning commission recommend that the city council approve the request of Pleasant Grove City for a code text amendment to city code section 10-11E-1 table of permitted conditional and accessory uses in the downtown village zone and adopting the exhibits conditions and findings of the staff report.

I second. All right. I have a motion by Commissioner Butler and a second by Commissioner Martin. All those in favor say I. I. Any opposed? Motion carries. Next on tonight's agenda is to elect a new chair and a new vice chair for the 2026 2027 season. I've been trying to use that word for many years.

All right. So, we're gonna go first. We're gonna select a a chair. So, let's um start receiving some um some options. I need some motions. I nominate Commissioner Nelson. Is there anybody who wants to that's here? Commissioner Nelson wants because that's right. They're alternate. Yes. I will nominate Commissioner Martin. I second I third and fourth.

As was mentioned in the text, I comm I I nominate Commissioner Fugle. Okay, I'll second that. All right, though. He might I guess that doesn't matter.

So, I have Commissioner Fugle and Commissioner Martino. Those are our options. I'm going to end this paper. This is commission chair. Yeah. Yeah. Please make it secret. Too late. We want to give each other hugs at the end of this.

I put my name on it. I'm done.

All right. So have one vote for Commissioner Fugle. Hopefully for sure he didn't vote for himself. Another one for Commissioner Fugle. Have one vote for Commissioner Martino. A second one for Commissioner Martino. Third vote for Commissioner Fugle. A third vote for Commissioner Martino. This is so exciting. There's gonna be a tie breaker. Do we get to go do it? Do do it again. And I got a fourth one. No, because there's seven of you.

For Commissioner Martino, who will be our Oh, by the hair. Sorry. By the hair. Closest one we ever had. Maybe. Thanks for putting that out there. All right. Now, chair, I will receive nominations for vice chair. I would like to nominate Commissioner Reading. I'll second that. Oh, but they did not succeed him or herself as chair. They did.

It's co-chair. Oh, yeah. Gota say I was the chair before and now I'm You threw everyone for a loop there. Christina, wait. I've been illegal this whole year. No, no, no worries. You guys are good. Let's bring the order back to to the House of the Representatives. I'll nominate Commissioner Shirley. Okay. So, I have to Oh, no. I don't have a second yet. I'll second that. Wait, I was kidding. We can do, right? So, now I have Commissioner Reading and Commissioner Sher.

I just want to say supporting Okay. Now, this is a voting for vice chair. I'll make a copy. I'll bring it. It's been really really helpful to me. Carla made it.

If if anything, it just keeps me on track. Yeah. I'm gonna get laminated, though. Yeah. I'll just keep it here in the box. Um, we have to do it again because someone voted for uh, Commissioner Phillips and he was not. He was not nominated. No. So, they just hit the wrong one. We don't have extras. Give me a second. We have seven. Well, h how many how many What are the votes? Is it really needed even without it? It might not be needed, Daniel.

Um, it might not be needed. Maybe we eliminate. Yeah, depending on what happens. Okay, here we go. Have a vote for Commissioner Reading. I won't vote for Commissioner Shirley. Another one for Commissioner Reading. A third one for Commissioner Reading. A fourth one for Commissioner Reading. That's a majority right there. And a fifth one for Commissioner Ready. Okay. So, Commissioner Re, you will be our vice chair. If if Martin O was Yeah. the chair, then I'd be the vice chair. So,

thank you, commissioners. I um I appreciate it and I I think that's what we have for you guys to know. No, we still need to I need a motion to approve the minutes for the December. Oh, no. From staff. Can I sit down like I'm done with my part? Yes. Yes, sir. Yes, sir. Thank you, Daniel, for facilitating that. Okay. I just need a motion to approve the minutes from the December 11th, 2025 meeting. I motion to approve the minutes from the December 20 25 meeting. Second. Second.

Which one? Butler. Okay. I have a mot or I have Yeah, I have a motion by Commissioner Shirley and a second by Commissioner Butler. All those in favor say I. I. Any opposed? Motion carries. I move to adjurnn. So moved.