Planning Commission - Regular Meeting

You guys are doing that. Welcome to the planning commission on this day of March 12th, 2026. Uh we will open with pledge of allegiance by Commissioner

Reading. I aliance to the flag of the United States of America and to the republic for it stands one nation under God indivisible with liberty and justice for all. Thank you. Um do we have any motions to approve tonight's agenda? I'll make a motion to approve tonight's agenda with the continuation of items four and five until March 26th and continuation of item number six indefinitely.

Second. We have a motion by Commissioner Nilson, a second by Commissioner Butler. All those in favor say I. I. I. Any opposed? That passes. Uh I would like to entertain a motion to approve tonight's staff reports. I'll make a motion to approve today's staff reports. Second. I have a motion by Commissioner Nilson and a second by Commissioner Trickler. All those in favor say I. I. Any opposed? That passes. Are there any declarations of conflict or interest with the group and the commissioners? No.

Seeing none, we will continue on. Um, just so the public is aware, we are continuing items three or four, five, and six on our agenda. So, if you're here for those, uh, you can might as well excuse yourself. It doesn't look like anybody's here. We'll continue with that. We will go with our first item that is a public hearing for the conditional use permit located approximately at 322 332 South 2000 West Sam Whites Lane neighborhood that the request of Drew Parcell for a conditional use permit use 8630 special training and schooling in the Grove Zone commercial sales subdist. we will turn over to Master Hawkins.

Thank you, Mr. Chairman, and apologize. I'll be sitting down here at the podium today so that way I can connect to my computer. So, good evening, Mr. Chairman, and members of the commission. I'm Jacob Hawkins from the planning department. So, the first item that we have is a conditional use permit for Drew Parcell on uh on behalf of a business called Pura. So, here is where these units are going to be located. Uh this is units 15 and 16 uh in the Grove Cove uh development that was uh developed by Drew Parcel. This is located here along North County Boulevard and this is 250 South right here. Um if we go over here to the zoning map, that's not the right one. Here we go. Zoning map. So, you can see that this property is in the Grove commercial sales subdist and it's right behind the Grove mixed housing subdist right over here. Um, a lot of these businesses around here have been developed with uh other retail uses and then of course some residential uh to the west of them. Uh, let's talk a little bit about what Pura does. Um, here's their website. So what they do normally is they are a retailer where people can choose a diffuser. They'll put multiple fragrances inside that diffuser and then they have an app where you can choose between fragrances, the intensity and things like that. Um and it's what they call a smart fragrance, I believe. Um so this is typically what they do is retail. However, in this particular location, they're going to do something a little bit different where they're going to have a class where people can come by, uh, schedule a time to be there, learn about scents and fragrances and diffusers and all this kind of stuff, and then I believe that they will

be able to leave with um, a diffuser that they have been able to make there. Um, so because this is a classroom setting, this use is permitted in the Grove Commercial Sales Subdist as a conditional use permit um, underneath use 6830, which is special training and schooling. Um, and so that's why they're here tonight is to figure out what conditions are going to be required for um, their business to operate. And uh, um, yeah. So talking about about this use in parking. Um so when we get to parking for classrooms, we have a parking requirement of two parking spaces for every three students in a classroom setting plus one parking space for every uh employee that there is. Um parking in this particular area is a little bit tight. I have been working with uh both I and Paul have been working with the applicant uh to really meticulously figure out how many parking spaces are needed for all of the businesses in this location. And as long as they can stay under 10 parking spaces for both of these units in total, they should be fine. Uh what that means is that they would be able to have a maximum amount of 12 students and two employees at any given time in order to stay at that 10 parking or less. and how much parking was allowed for this use.

Perfect. Um and so yeah, that's uh really the only condition um that staff feels is important to have um for this particular location. Uh there will be some scents of course but uh you know just kind of like a candle shop like a Bed Bath and Beyond or something like that. A lot of that should be retained uh indoors maybe a little bit you know near to the front door or something like that but um it shouldn't be so intense as to affect any other businesses um and so uh no noise or anything like that. Anything else should also you know be already covered by the current zoning ordinances as it is. So uh with that I can open it up for discussion. I can take any questions and uh go from there.

Are there any questions for Jacob? I have a question. Um did you say that they will have 12 parking spaces? 10 10 12 parking spot for every three students. So 12 students plus two employees be 10. So, what what are the business hours, Jacob?

So, their scheduling is going to be based on uh just like normal business hours, but everything is by appointment only. Um, so they don't really do any walk-ins or anything like that. Um, so they would just schedule the classes as needed. Um, and so based upon that number, how many how many uh spaces do they have available? just the 10. That's all that they would have uh given all of the other uses that are in that development. So, it's 10 spaces within that parking lot that we're looking at right now. Yes. Okay.

And the apartments nearby? No, there there's a barrier between the two. Okay. Okay. Is the applicant here? If you'd like to come up and uh say anything, please state your name at the podium for the record. My name is Carol Parcell and I'm Drew's mother. He's out of town, so I'm here representing him. Is there anything you'd like to add or

No, it's just um I went over it with Drew and before he left and explained it to me and just said he just wanted you to know that they have an u a site down the street where they do a lot of their business and this is just really for classes. And um on the thing that Drew told me, he said they would have classes and they would, you know, make an appointment and there would be like three or four people that would come and help them create this scent that they're wanting to create. And then so it's not like really a retail place. It's more of a educational to create these scents.

So when he says that there's three or four people that would come, is that based upon his experience? Is that based upon the time slots that they're allowing and allocating for a specific period of time? I think that's just what PUR has told them that they'll have classes that will be small to help create the sense that they're wanting to create for Okay. So, Drew Drew is limiting the amount of people per class. I think Pura is saying that's all that they'll need. Okay. for that because they have, like I say, a big offsite down the street. So, this is just kind of for specialy.

Yeah. Just to help create different scents and for what they want. I don't know. Sounds pretty cool. And are those classes, do you know, are they just business hours between like 9 and 5 or are there evening classes as well? Um, I actually don't know that. Okay. But I do know that they are all by appointment and I think they are mostly Do you know that? Are they mostly just business hours or could there be some at night? Um I believe that they are just for business hours but that's something that um we wouldn't end up figuring out with business. There's not a problem if it was no night. Okay. After hours actually be easier to report parking. Yeah. Exactly.

Okay. Anything else? Thank you. Okay. Thank you. This is a public hearing, so we'll open up to the public. Not seeing a rush for the podium. We'll close it to the public. And yes, I received an email from uh from one of the I'm imagine the residents behind.

Okay. And I I I want to read it to you because um I received the email today in the a uh the in the afternoon and it says I received a postcard in the mail about public hearing for a conditional use permit located at approximately and it gives the address. Uh can you provide me with any details about what's going what's going to be built right behind my home if this is permitted? So it's just important to know that this is not for a new building. is for an existing building and is for the use of an existing building. So, I'm just reading it as if it was part of the public, but it's important for everybody to know and I already emailed her back and letting her know that. But that's a concern. They were concerned what was going to be built in front of her house.

Okay. Thank you and thank her for us. Um, any open for discussions or a motion? I'll make a motion that the planning commission approve the request of Drew Parcell for conditional use permit to allow use 6830 special training and schooling at approximately 322 South 2000 West in the Grove Commercial Sales Subdist and adopting the existing exhibits, conditions, and finding of the staff report as modified by the conditions below. that all final planning, engineering, and fire department requirements are met and that the we limit the maximum number of employees and students to 12 students and two employees at any given shift.

10 parking stalls with a maximum uses of 10 parking stalls. Second. Okay, I have a motion by Commissioner Reading, a second by Commissioner Butler. All those in favor say I. I. Any opposed? That motion passes. And uh Commissioner Reading, um just to confirm, that was for both 322 and 332 South, right? Yes, sir. Thank you. You all knew what I meant.

Public doesn't always. Okay. We are going to hear items number two and three conjoinly. It is a public hearing for a subdivision plat located at approximately 989 South 1300 West in the Sam White Lanes neighborhood for St. John's properties. Uh two lot commercial subdivision plat called Valley Grove business park plat S on approximately 4.55 acres and in the business manufacturing park. We'll turn that over to Jacob Hawkins. Perfect. All right. So, these next two items will be heard together, both a subdivision plat and a site plan for this property here located at 989 South 1300 West. Um, so this property right here is just here bordering the Grove Commercial Sales Subdist right here. Um, and also is pretty close to the Lynen border, but there is a property that's kind of between uh this property and the Lynen border. Um looking at the aerial map though, um you'll see that there are some other industrial and uh buildings nearby. So we've got the Close to My Heart building uh over here and then we've got some uh tiltup buildings right here and then the Wildcat Business Park over here. Uh the properties directly to the west are still vacant at this time. Um but uh yeah, I think this property right here is uh also vacant for like drainage and such. Um so this property, let's go over here. Here's a subdivision plat itself. This is going to be two different lots. Uh lot 42 is the bigger one uh of the two and it's 3.5 acres. Lot 43 is 1.039 acres. Uh on the site plan, you'll see that they accidentally switched lot 42

and 43, like just the numbering. Um but this is what will end up being recorded. So uh don't mind what you see on the site plan. Minimum lot size requirements for properties in the business manufacturing park zone are 1 acre per lot and a lot frontage of 40 feet, which they have plenty of room for. Uh minimum required lot width is variable uh just as long as there's enough room for the building itself. Driveway access to the rear of the building and then peripheral landscaping around the edges of the property. Uh and we should be able to see that whenever we come down here to the site plan. Uh now regarding setbacks, a 25- ft setback is required from the front property line uh which must be entirely landscaped and may not be used for parking. Um the sideyard setback is 10 ft and the rear setback is 20 ft. And the applicant's proposed plans um they meet these requirements. Um the applicant is proposing to develop lot 42. It says lot 42 here. Well, like I said, don't mind that. lot 42 right here with a flex space building similar to what they have over near to Tesla. Um, now this proposed building includes 14 flex base units. I'll kind of come down here so you can see what the layout looks like. Here we go. So, we've got uh units 101 through 114 right here. um ranging from approximately 2,800 square ft on this side to about 3,400 square ft per unit over on this side. Building itself is approximately 22 feet tall on like this taller portion right here. Um and is primarily composed of materials such as glass and CMU. Now CMU is untreated concrete block. Um however, they do have that in a couple different colors.

They've got like the darker brown and more of like the tan color uh to give some variation. Uh to meet the parking requirements for the flex space. Let's come back up here. Um the applicant is providing 87 parking spaces on this lot. Um flex space units are typically a mixture of warehouse uses uh with a little bit of retail or office space. Um and so each type of space will require its own uh parking requirement, its own parking ratio. So for example, if it's going to be an office space, it will have a parking ratio of 1 to 300. Um if it's retail, then it's 1 to200 and if it's warehouse, it's 1 to 6,000. Um now, as future tenants complete the interior renovations of each unit, the required number of parking spaces will be adjusted um according to its proposed use. Uh and in anticipation of the proposed uses, the applicant um suggests retaining half of the total square footage for office space at 1 to 300 and then the other half for warehousing. And so that's how they come up with their number of needing about 68 spaces uh for office and four spaces for warehouse uses. And then they add a few extra parking spaces on top of that. And so that's why they came up with the 87 parking. Access to this property is going to be from 1300 West. They've got two points of access. Uh, one right here and one right here. And then they also have access coming around the building for semi-truckss. Uh, and a lot of this area, all of this is going to be paved because semi-truckss need a lot of area to turn around in. U, but this is where they're going to have like all the loading docks and the overhead doors and things like that. Um, like I said, setbacks have been met. Um the shortest setback that they have is 10 ft from this south side. But then

over here they've got about 105 ft from the building to this property line right here. That's about 85 ft. And then they've got about 40 ft from the north property line as well. Uh total amount of open space that has been provided is approximately 23,093 square ft uh which is 15% even uh of the overall project area. Um trash enclosures have also been provided over here uh close to the eastern property line. Um so with what's being proposed out of the way, let's talk about some of the minimum zoning requirements. So, let's go to the BMP zone. Uh, right here. So, the BMP zone. Let's just go to the top. Um, it's intended to serve as where is it? Intended to serve as a transitional area between the Grove Zone and the manufacturing zone. Uh, therefore, the zone is more restrictive than a conventional manufacturing zone. Yet, it allows for a number of uses otherwise uh prohibited in the Grove Zone. Um so if we go back over here to the zoning map um you can see that this is uh between the grow zone itself and the manufacturing zone. So this is intended to be a buffer between these two zones. So it has higher design requirements than the manufacturing zone but it allows for more intense uses like light industrial uh which is not typically permitted in the grove zone. Um so instead of having the extensive design requirements that are found in the grove zone, the BMP zone provides its own general design requirements. Um here oops uh right here in 1012A3 and this kind of boils down into a few general points. First one of course is architectural harmony. Um the architecture of proposed buildings must be in harmony with other nearby

buildings and structures. Um, next up is design. Um, special attention should be preserved for curb appeal such as landscaping, street furniture, lighting, perimeter fencing, and so on. And then outdoor storage is permitted. Uh, however, outdoor storage, utilities, mechanical equipment, and loading operations. Those are all supposed to be screened from public streets and the like. Um, just to kind of maintain that curb appeal once again and to preserve the park. uh uh feature of the business manufacturing park. Uh so besides the design requirements for the zone, some specific requirements are reserved for the overall site for the building and for landscaping. We already talked about some of these. Um so let's just talk really quick about the building requirements and the landscaping requirements. So for the building requirements, the maximum height is about 45 ft. Um and then the design requirements like we talked about earlier are simply to ensure that uh buildings are in harmony with each other and the vicinity. Um and then landscaping requirements. Let's come back up here. Um there's a suggestion that uh 15 trees are required per gross acre. Um and the applicant has provided that they only need 53 trees and they're providing 55. Um, and then 15% of the property needs to be dedicated to open space, and that's exactly what the applicant has. Uh, and so overall, the applicant meets all of these requirements, and staff recommends approval, and I can take any questions.

Are there any questions for Jacob? Could you just pull up the zoning the zone map again? Thank you. I have a question. Um, it looks like all of the parking is on the lot 23 43 43. It looks like all of the parking is on on one lot in front of one of them. Uh, because they're only doing the one site right now.

This other site right here, they'll have a different site plan at a different time um for that one. Okay. And it will have its own and then it will have its own parking and its own building and everything. And then there's um so two ways to get into the business park off of 1300 West. Yeah, they're both from 1300 West. And with it being BMP, do we There's not a turn lane, right? So, it's just slowing traffic whenever they have to make a right or left turn into that business park. Um not a real busy road. I drive that every day. But right there it's not. But I'm just for future. It looks like there is a turning lane. Oh, good.

Yeah, there is a turning lane. Okay. Yeah. So, that's that's the case. And a little bit of buff on each side. Okay, perfect. Thank you. Yeah. Any other questions? Okay. Is the developer here? Mr. Marty, would you like to come and address us and please state your name?

Good evening. Thank you for looking at our item tonight. Uh Marty Bumont with St. John Properties. Um yeah, this is uh another opportunity to expand a little bit of Valley Grove. If you've been over to the Tesla area, we have a flex building that's very similar in in look and style of what this is. So, if you've ever driven to Tesla off of 700 South there, um that that's a similar type of building. Can you put your microphone on? Yeah. Is that not Can't hear me? No. It it might You just have to press button. It's on. It's on. Okay. Yeah. So, maybe I'm just not talking close enough. So

we can hear you but recording might not be able to.

Great. So uh again this is a flex building for us which uh as Jacob mentioned is uh usually kind of a mixed use of office warehousing those types of things. We're excited for its location, great proximity for access. Uh we have some great tenants over in those other buildings and looking to fill this in with some great tenants as well. Um, and again, uh, right now we've got another lot like you were asking there that would be future development. We're not exactly sure what's going there at at this point, but would be something that would consider in the future um, on that lot. So, um, yeah, great location, great access, and great opportunity to see some great tenants here. So, any questions for me? It's

Do you have ideas of who tenants are going to be yet or not yet? We don't yet, actually. No, we're a spec builder. We typically will build the shell and then uh start leasing. Usually leasing happens as as we're getting close to finishing the shell of the building and and get quite a bit of interest especially on this type of a use. So fill the dreams, build it, they will come. So uh I do have a question. Yeah.

Um based upon your experience in the other flex space with the tenants that are there, you know, we talk a lot about uh wanting to have tax revenue and stuff like that. And since a lot of the proposed of this is geared towards office that doesn't lend itself towards a tax base. So, do you know by any chance what the percentage of those other buildings, those other flex spaces provide the city with tax revenue?

I've asked that question and haven't got an answer yet um to try to get an idea of how much uh sales tax is generated from them. There are sales tax generating businesses in our flex that's over by Tesla. Um, you know, we've got rag rag tag over there. Um, we've got European cabinets over there. We we've got some others that are doing wraps on cars and and those are are sales and not service and therefore would be generating a sales tax. We we believe the location of this is very conducive to a retailer that might want a front showroom, want some back warehousing space to store their products and have a little office and front office. Um, obviously that's allowed um for what what could be done here. Uh, you'll notice if you looked at the site plan, we did take the windows all the way to the ground on this, which is more conducive to retailers as well, rather than having kind of just mid windows on a on a flex building. The corner the corner unit on the south that's closest to North County Boulevard actually is fully wrapped with glass as well, which is more conducive to allowing for some retail uses. We we hope that there that that drives a little bit of that interest of some specific type of retailers that aren't restaurants or something uh maybe can't afford to pay a retail type rent in a retail building but could afford to be somewhat here. So, we're we're very um excited I get I guess about being able to market this in in that would kind of offer that option for some retailers to be in the building as well that would offer a sales tax generating use in the building. So,

that would be a hope. Yeah. Is it tiltup or is it CMU? It's CMU. Okay. Um it's a brickstyled CMU like Jacob said and uh he just said tiltup earlier and so I was yeah verifying. Yeah, it's a CMU building. Um and uh yeah, great great opportunity to have some retail uses. That's a great question. So um another question that that's a lot of asphalt in the back and I can understand for deliveries for you know trucks, large trucks to come in and out of would any would there be any consideration to have more parking in the back as necessary? So, if it is a retail or something like that, would that be a consideration or an option?

Yeah, we we do that all the time. um as far as as as we get uses and as Jacob's great even over there at Tesla as far as keeping track of the number of parking stalls required for the different types of uses that are allowed and and so as we do that he's counting them up and he's like this you know all these units here this equals this many um parking stalls you're short and and so we went through a process over there of trying to identify a few stalls in the back that could be really not impeding at all the delivery options that some of our tenants like to use. There's many of our tenants that have they need one door and they've bought four bays and they have four rollup doors and they don't really need the space that's behind that. And so we tend to see that there is some parking especially for uh you know employee parking things like that so that the customers can park in those front parking stalls to the front of the building that we do occasionally if if it's needed. There is space there and it's generally not all used for for the truck deliveries. A lot of it's box trucks, deliveries.

You see that we do have some dock doors on the four north units. Yeah. Um but most of it is going to probably be box truck and you don't you don't need quite that much space except occasionally and you can you can create a little bit of parking area in the back to accommodate some additional uses. So do you see any problems in the foresee in the future with the other property? Um because that is an awkward angle, right? The the design is a little bit different. Do you see any issues with parking for that that possible, you know, development right there? So, um, obviously as we're looking at this, we're trying to maximize the developability of the property. We've

we we look at a lot of different concepts of what we could build there. Um, you'll shortly see uh some other concepts across the road. We've got the property across the road under contract as well. There was an item that we continued from the agenda tonight that would address that a little bit more. Uh we're trying to consider whether or not that that might be a good retail type of business that would come there as well. We've laid out um a concept of that. The parking works great. Um we're able to get the parking needs. It's a smaller probably five or 6 thousand square foot type business and therefore would not require as much parking as others. Um but definitely we've we've considered that. we have um concepts that will market that and uh and and and yes, I think we've got plenty of room there.

Okay. And it ties together. It'll all be continued parking and and and a little bit shared there as well. So that opens up opportunities for that little parcel as well for for some retailers. Unique design as far as you utilizing the two spaces. So yeah, it is. You guys are the designers, developers. Yeah.

Okay. Okay. Any other questions for Marty? Thank you, sir. Okay. Thank you. Again, this is a public hearing, so we open up to the public. Seeing nobody rushing the pulpit, again, we will uh close out to the public, bring it up for discussions and or a motion through the commissioners. I'll make a motion on item number two. I move the planning commission approve the request of St. John's properties for a two lot preliminary subdivision plat called Valley Grove Business Park Plat S located at approximately 989 South 1300 West in the business and manufacturing park zone and adopting the exhibits conditions and findings of the staff report and all finding final planning engineering and fire department requirements are met.

Second. I have a motion by Commissioner Reading and a second by Commissioner Trickler. All those in favor say I. I. Any opposed? That passes. Uh do we have a motion for item number three? I'll make a motion. I move the planning commission forward a positive recommendation of approval for the request of St. John's properties for a commercial site plan for an industrial building located at approximately 989 South 1300 West on property within the business and manufacturing park zone. Adopting the exhibits, conditions, and findings of the staff report and as modified by that all final planning, engineering, and fire department requirements are met. I second.

I have a motion by Commissioner Butler, a second by Commissioner Shirley. All those in favor say I. I.

Any opposed? That also passes. Okay, we'll move on to our next item, which is public hearing for a code text amendment at the request of Pleasant Grove City to amend section 10-6-2 definitions section 10-9- A and 10. Building height rural residential zone section 10 D-9 B-9 building heights in R1 zones. The purpose of this text amendment is to define building heights. We'll turn it over to Daniel Cardenz.

Thank you, chair, commissioners. Uh it's a pleasure seeing you here. Um the item that we have in front of us is a code text amendment that was already presented to you guys in if I remember correctly January 8th. Okay. In January 8th uh we we as a staff presented a code text amendment that changes the way how we measure building heights. Okay. And then I got a motion from from the planning commission. My motion it was four to three and I can easily take that to planning commission. That's the next step. take that to planning commission and let the planning commission uh make the decision. The recommendation is a split recommendation of approval though I have a recommendation of approval already from the planning commission but three of my commissioners one of them not here voted no on it. So we're taking another step at this and don't feel the pressure to say that uh this is what we got to do as you guys didn't feel the pressure last time. What I want to show you guys is another step at this ordinance and I would like to receive a a recommendation. See if it's similar, if it's a split, then we can decide if we want to bring it for a third time and decide which one we want to bring. Okay. But we uh staff is going to present some of the changes that we did. Uh staff going to show it to you and and this is in my view is a clear case of uh developers versus our current residents. what is needed for what's wanted from our current residents or desired by the current residents and what's desired by the by the developers that we have in town. Okay, which we uh as a staff we're just presenting options, letting you guys decide. Um, I have always talked to my to my staff as the director of community development and when we present or when we have to tell someone in the front counter, hey, this is the law and this is what we can approve or not approve.

And usually they say, wait, why do you come up with this? Our response is is not staff, it's my planning commission and my city council is what they want to do. That's they give me the law. I present to you something and you guys decide and it's not that I'm deflecting the the the responsibility but in reality comes from the it's a recommendation of the planning commission with approval of the city council. We can approve everything we want but at the end is and that's why I respect you guys so much because it's your responsibility to forward a recommendation to the to the to the city council. So what we did as a staff right now is providing we providing you with another uh option. Okay. I think uh representing the developers it's it's a developer that is already doing a subdivision in our city within our city. Correct. Um the the the reason how she she was aware is because she she read the the and I'm assuming but she can tell us uh that she read the noticing. Now the majority of our neighbors don't read or noticing. they they're they're not up there reading. That's why we don't have neighbors here or residents supporting or backing up either or because this is a code text amendment. We don't send a specific or targeted notices unless I'm directed by the planning commission or by the city council. It's a code text amendment that will affect the entire city. In the meantime during this time in the interim from the last code text amendment that I presented to this one I have had conversations my staff has conversations with the developer and I had had conversations with the residents as well. The residents are concerned they are concerned. Okay. They have asked for example uh to ask developer to uh put a line of trees. Okay. Uh and or to put like a fence or something or a barrier or something like that. Their concern is they have their homes. That's that's the

concern they have brought up to me. Okay. Now developers uh for sure they will look for their interest is that that's that's uh that's I mean that's uh logical right as the residents look for for their interest as well. All the staff is doing is providing you a different option. Please analyze it, study it, discuss it and let us know how you guys we'll take a motion at the end or tell us you know what go back to the previous motion and we'll take the previous motion but now you guys will have two different uh two different versions to different opportunities and I would like staff were open to and eager to hear what your thoughts are about this. Having said that I'm going to let my staff presented I presented last time but this time staff will pres uh Jacob will present this code text, but I'll be here for any questions. Okay,

this is just an introduction to the item, letting you know what's been in the past and what we going to present. Thank you. Thank you, Daniel. Mr. Hawkins,

I actually don't have too much to share beyond what Daniel has already shared. Um, but I will say so section 1062, this portion right here, this is what was presented and received a recommendation of approval from the planning commission last time. It was just this portion alone. Uh, and then as we were getting ready to go to city council, uh, we had further discussions with, uh, some developers, uh, who were talking to us about adding an effective date. And so we renoticed it and this is what is being proposed this time is this addition uh which is not found in the definition section. These are located in the rural residential zone and in the single family zones themselves. Um both of these say the exact same thing. Uh so I will just leave it here for right now. Um but this is what it says and actually pass. So in other words, what we tried to do, we kept what it was right there. How we're going to measure it. We kept it exactly the same. Uh but then we went into Love doing that. Then sorry. Uh then we went to the each of the zones for the residentials. So it's the rural residential and the single family. And then right there we wrote a caveat. Okay. and Jacob can tell you how we wrote the caveat and what's the caveat about.

So, I'll just go ahead and read this portion and then I'll kind of explain a little bit more about why we added this portion in. Uh, so it says here, "Definition of building height shall apply to all new developments within the rural residential or single family zone. However, building permits within an approved subdivision prior to April 14th, 2026 retain the right to have their height measured from the average elevation of the finished lot grade at each face of the building uh to a horizontal line extending from the highest point of the roof. Uh provided that the structure set forth in section 1059 of this title shall be excluded from said measurement. And that's like chimneys or architectural spires or things like that. Um yes.

So in other words, what we're saying is uh commissioners, what we're saying is say we're gonna measure it like this, but any subdivision that was approved before April 14 when they apply for the building permit, we're going to apply the previous one. That's what it is. Okay, that's what we have uh commissioners. Okay. Are there any other questions? I think most of us are here for the original hearing. Yeah. So the section above is that's we already voted on that. It is what it is. Correct.

With the natural grid. Okay. No questions. Okay. Uh where this is the city. We will open it up to uh the public for any comment. If the public has anything, if you come to podium, please state your name and for the record so that we can hear your proposals.

Good evening, commissioners. Um, you probably recognize me. I've been here a few times. Um, Haley Pratt with Castlewood Development. Uh, we're the developers for Santa Heights. Um, and I sincerely appreciate staff's responsiveness to our concerns and Symphony's concerns. Um, we're in support of this change. Um, obviously when we went in and and and bought this land, we've received approvals based off of certain standards and assumptions that were in place at the time that we closed on the land. Um, and and and we've developed and and our ability to adapt to this new change is gone now. um future developments that come in uh they'll be able to adapt to to this new change and how how heights are measured and unfortunately at this point we're baked. We already have our road and all that in. So, um we really it really makes things difficult for us. So, anyways, I just wanted to say how much I appreciated staff appreciate your time and really hope that you'll consider um this this new proposed addition. So, any questions for me?

Any questions? Can you just restate that you are in support of this? I am very much so in support of this. Okay. Thank you. Thank you.

Okay. Is there anyone else who would like to approach? Seeing none, we'll close the public hearing, bring it up to the commissioners for discussion and or motions. Daniel, did you have something? I have a statement to make and I'm going to be a little bold. Stuff and this is where you stop me. The staff tries it hardest to find a middle ground. But this is not for a specific developer, but I will encourage pretty much ask for developers to listen to their neighbors if they're asking for for something. if they're asking for, and this is not to a specific developer. I'm just putting it out there because it's going to be in the minutes. It's important that they listen to the current neighbors, okay? It's important they listen to their concerns, that they listen to what they want. At the end of the day, we work for them. I work for the current neighbors. I I work for our residents. I represent our residents. And if there's a a request or something that can be done, saying a line of trees, saying some taller bushes, something like that, I will just expect developers to to be more amicable to those requests. There's nothing a staff uh can do when when a requirement is or a decision is administratively. If the if if something meets the code, it meets the code. And that's what we're doing. But I think what staff is showing right here is a staff that is trying to work with developers. And I will wish developers will try to work with the neighbors as well. And again, this is not for a specific developer for for for everybody out there that that comes and develops into our city. I just wish they will be that amicable as well to to the to our residents.

Thank you. As Julie noted that we do we try and please all parties, but we work for the residents of Pleasant Grove. So I don't have like I appreciate the comments on that and just for the record it's like in such in many of these circumstances we're dealing with wants wants versus needs and you know there there's need there's a difference between wants and and needs and stuff like this presses on my mind um because we can't legislate we we can't make laws against people wanting things. We can't legislate. We can't make laws dictating what people what they only need. And so I think that we've done a good job as commissioners staff has done a phenomenal job um in in listening to this contrary that we're dealing with many times. the desire for need wants and trying wants of one side, wants of the other side. It'd be nice if it were needs. What do we really need? Well, those are different than what wants are. So, I just want I I want it to be on record that staff has done a phenomenal job in trying to help the citizens of the city across the board. And we do want new residents to join our city. We do. And sometimes those desired wants go in direct contradiction to what others wants are. And it's hard. Thank you. I will second that. And amen. Our staff does a phenomenal job. We appreciate all of them.

Okay. Any other discussions or a motion? I'll make a motion. All right. Thank you.

It's not that Is it that hard? I've got to find it now. There we go. 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 10-6-2 definitions to revise the definition for building height and to sections 10-9A-10 and 10-9B-9 to provide an effective date and adopting the exhibits conditions and findings of the staff report as modified that well as yeah that are in the staff report. I second. Okay. I have a motion by Commissioner Butler and a second by Commissioner Nelson. Those in favor say I.

Any opposed?

Okay, that motion passes. We come to our last item of the evening tonight. This is a public hearing for a code text amendment section 10-6-2 citywide at the request of Pleasant Grove City for a code text amendment to revise definition for building attached and we will turn that over to Mr. Hawkins. All righty. Thank you, Mr. Chairman. So, the last item that we will be talking about tonight is just to go over the definition for building attached. Now, there have been a couple of building permits over the past year where an applicant has reached out to staff to determine what counts as a building being attached uh to another building. For example, um would a breezeway count as attaching an accessory building to a home? Or if an accessory building is just super close to an existing home, does that count as attached? Um, and so as staff has reviewed these permits and compared them to the definition that we have for building attached, uh, this definition has allowed for there to be a little bit of flexibility for new development. Um, and could be cleared up a little bit. So, here's what it says right now. Um, building attached. Any buildings separated by 6 feet or less shall be deemed attached for the purposes of this title and as such shall meet all requirements of this title as if it were one building. whether actually physically connected or not. Um, and if we go down to section 10 9 B 7, yard requirements, uh, just as an example, we've got letter F right here, accessory buildings, right here, because I really think that that definition for building attached, uh, is well reflected when it

comes to accessory buildings versus homes. Um, so in this particular case, letter one or number one right here says, "Accessory buildings may be located in a rear yard or interior sideyard no closer than 6 ft from the dwelling and no closer than 3 ft from the rear yard or interior sideyard property line. Um, and so in context of the definition, if someone were to build an accessory building and it was closer than six feet to the house, then it would have the same setbacks as the house itself. Um, and I think that's great, but whenever we get a building permit, uh, for an accessory building that's five and a half feet away from a house, um, they could go all the way up to 35 feet tall because that building would be considered an addition onto the home. Um, and homes are allowed to go up to 35 feet tall. And then they would homes are only required to be say about 10 feet from the side property line um or 25 or 30 feet from the front or from the rear property line. Um and so in some situations some people try to use the definition of uh our current definition of building attached um to kind of skirt around the requirements for the limitations to accessory building height or to setbacks. Uh and so because of that uh staff is proposing to amend the definition for building attached uh to say a structure physically joined to another structure or building by a common wall or a floor ceiling assembly to become one continuous structure or building not including breezeways greater than 6 feet in length and then such structure shall meet all requirements of this title. Um, and so yeah, that's pretty much what

we're proposing. Breezeways, like I said, have been uh well, actually, I'll go ahead and pass it off. We're okay. Uh, breezeways have also been another item that have been requested by applicants, but you know, um, staff has not historically considered breezeways to be a suitable means of being attached to another building uh because it doesn't have that floor to uh, ceiling assembly or whatever, like hallways probably. But um in any case uh this is what we're proposing um to prevent any future confusion. I'll pass it off to Daniel. I'm a fan of making things simple. In other words, people are the the way our code is written is taking is the way the code is written is being taken advantage by people by saying okay so I'm going to do a a detach structure detach garage and you know you can go closer to your neighbor and then they go and they the maximum height will be 10 15 feet but then they say but if I put a breezeway between my garage and then my house and I can go 25 35 something like that so at the end of the day not much is changing but we're trying to avoid something like that so so that's what the people that's what the some people are saying okay well I have this accessory structure detach accessory structure can go that we have a staggering setbacks Right. Staging setbacks and a maximum height of 25 ft.

But then if they say, "Well, if I put a bridgeway between my garage and my house, then now it's attached. Now I can go 35 up." And that's not cool. That's what this is about. If we can uh summarize it like that. Okay.

Question. Yes.

So crochets. So, you know, it's you'd consider that a breezeway, right? Or it or is that different? Because I've seen garages where then they have like an apartment on the top of the and I mean those look nice and they're fine and they still have I would consider that part of aesthetically part of the home might look funny if it's something lower than the house. So, I'm just wondering if that is like want to be able to do that. If their homes can go up to 35 ft, then they have like port crochet and then there's the garage. They want to like a little apartment or storage above their garage. Are you saying that that they couldn't do that or there would have to be

We never said that. Still 10 feet from the side yard or something or whatever it is right now? Um, in short, if uh if it's attached to a building, then it can meet all of the requirements for the house itself. So, porticochet uh or port koscher, I forget how to actually pronounce it. Um, those are typically attached to the building. They are a part of the building. So, that's considered attached. So, it's attached. It's different from a breezeway. It's different from a breezeway. Yeah. Yeah. A breezeway is simply just an opportunity for people to connect like a roof line to an accessory building. Okay.

And we're still not saying that you cannot build it. What we're saying is if you want to build it, give me the right setbacks. Okay. Okay. I I know in other states where I have built to be considered attached has to have a common roof and two one common wall but has to be enclosed. If it is open air, it is considered a breezeway. and they said that is that is not attached has to have walls and a roof that ties into the main building in other cities. That's just how they're code red, which is very similar to what you're saying. And that's Yeah, that's that's the direction, right? Okay. Because right now an accessory building that allow that can allow people to go closer to the fence line, right? Sideyard or fence line. Okay.

And that's like you said, that's taking advantage of it. So it just has to have the proper setbacks. Okay. And so they're not taking advantage by coming 5T off and then going Yeah. 35. Okay. and then taking advantage of the shorter setbacks and manipulating both. Fantastic. Okay, I like that. Thank you for clarifying for me. H having done another city, which Yeah. Okay. Thank you. Any other questions for staff? Then we bring it up for discussion amongst ourselves or a motion.

Oh, it's a public hearing. We open up to the public as there is no public here. We'll bring it back to the commissioners because there is no public. It's nice to have things that are streamlined. So I can do an approval. Yes.

Okay. So you don't have to do it again. Um, I move the planning commission recommend that the city council approve the request of Pleasant Grove City for code text amendment to city code section 1062 definitions to revise the definition for building attached and adopting the exhibits conditions and findings of the staff report and are there any conditions to modify there or not? Okay, so conditions and findings of the staff report. I have a motion by Commissioner Shirley. Second, second. Second by Commissioner Ready. All those in favor say I. I. Any disprove?

Hearing none, we will pass that motion. Um, we need to review and approve the staff reports from our previous I make a motion that we approve the minutes for the February 26 26 meeting. Second. Miss commission by Commissioner Ready and a second by Commissioner Trickler. All those in favor say I. I. Any opposed? I will take a motion to adjurnn. Move to adjurnn. Thank