Planning Commission - Regular Meeting

That was good. manage our own money.

We good to go? Okay. At 6:00 p.m., the April 14th Planning Commission meeting will now commence. Um, I've asked Commissioner Bills if she will lead us in 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. Thank you. Okay. Agenda item number one, declaration of conflicts. Do any of the commissioners have any conflicts? No.

Okay. Agenda item number two, approval of the February 24th, 2026 work session minutes. Do we have a motion? Motion to approve February 24th work session minutes. Okay, we have a motion. Do we have a second? I'll second.

We have a second. All in favor? I. Any opposed? Okay, let's move on to agenda item number three, administrative item. A request for conditional use, utility and infrastructure site plan and architectural approval for Questar Enbridge Gas located at approximately 1895 West 5600 South. Do we have the applicant here? Would you like to come forward, please? Come to the podium. All right. Go ahead and tell us your name and tell us what you got. I'm uh engineering and project management representing in Bridgecast.

Okay. Welcome. Thank you. Go ahead. Yeah. So, uh I guess this is uh I guess we submitted a site plan for the expansion um and remodel of the existing regulator station facility right there on the corner of uh what is it? 5600 South. in 1900 West kind of tucked back behind the the Rancherritos restaurant. You're familiar with the location? Everybody know what we're talking about? Yeah.

Um I guess I'll just kind of get right into the purpose of why they're doing this. Um the original station was installed in 1965. Um that was before gas regulations were in place. Um it's been slated as a station that Enbridge wants to update and remodel for quite some time. um with the UD do work that's been going on in the area, it was a good opportunity um you know to work with UD do procure some new property and and proceed with that remodel and expansion. So that's what they're proposing to do at this time. Um the existing site is quite small for what uh the use is for the site. Um it doesn't meet Imbridge's existing standards for a facility of that nature. So, you know, with the expansion, it allows them to kind of remodel the valving and equipment to meet current um, you know, operational and safety requirements that they have. Um, initially, I guess our proposal was to, you know, we submitted the site plan with kind of meeting all of minimum requirements as far as the building, fencing, development of the site that they would typically go for. Um that was the first submittal that we provided to everybody for review. We I have a lot of the um I guess the the comments that were received uh pertaining to the station. It seemed like most of the concerns were around just the general look of the site just now with most everything being demolished around that area. It's not as hidden as it used to be and it's, you know, it's pretty high visibility now coming off of I-15. It'll be right there on the corner kind of. Um, so, um, it seems to me like the fencing, the landscaping, and the building are probably the primary concerns with our initial submitt. Um, I guess I just wanted to maybe ask a couple questions about, you know, the

comments were pertaining to meeting the aerospace design theme. And, you know, I I did research that. I looked it up and, you know, was a little bit unsure of how a building of such small size, you know, would, you know, that would really apply to and how how we could, you know, address that concern and make sure that what we resubmitted would be acceptable. I did bring an exhibit that shows what they're I mean, the the new building that they were proposing is very similar to what's out there right now. It's but it's smaller. Um, I don't know if anybody cares to see this, but this is essentially what the building that's being proposed. This is what they put in at all of their sites, unless it's not acceptable and then they would look at something else. So, I guess my question is, is something like this acceptable, you know, within a site like that, or does it need to be more aesthetically pleasing? Um, you know, obviously the aerospace design theme's pretty extensive with the aesthetics and, you know, uh, with it being an unmanned facility, I don't know how, you know, really we can effectively address that aerospace design theme, um, you know, for a building of this size. So, I guess that was that'd be my first question. Um, I don't know if you want if you want me to kind of ask

for clarifications first and then we can shoot us up your questions. Listen to Steve. Yeah, just give us all your questions and then we'll cover them all.

My second question is with the fencing. Um, I didn't see anything in the aerospace design theme that was specific to fencing. I guess, you know, it's it's really about the buildings. I guess the thought is probably just having some type of fencing that kind of satisfies that general aesthetic. Um so with that I I guess my second question is what type of fencing would be acceptable? We had proposed the chain link similar to what's already there. Um I guess for this zoning that's not allowed. Um typical other styles of fence that um Embridge will utilize when chain link isn't acceptable is like a pre-cast concrete fence um or like a like a black metal

kind of like a rod iron but you know

with pillars. Right. Yeah, pure rod iron or rod iron with pillars, some kind of mix of that. Um, that's probably the two main ones that would be acceptable from safety policies. Anything else probably would we'd have some conflict with their safety requirements. Um, so you know, one of those would be something that could be done. I guess the one thing with the fencing is I hope there's like they would they would their safety requirements require it to be 8t tall. Um, so I know with a lot of cities that sometimes requires a variance because fences are typically required to be six feet tall and the six foot tall fence is typically a safety concern for a facility of this nature. So, you know, with either that say pre-cast fence or, you know, black iron type fencing, it you know, the I guess the only stipulation would be it would need to be 8 ft. And so, you know, with an 8ft tall fence, does I guess my third question would be does the building facade really matter because you you won't see it. Um,

I guess it depends on the kind of fence, but

yeah. Yeah. I guess if you'd prefer the black iron, you would see it, but I think Embridge would if a chain link fence isn't allowed, they would probably prefer the uh the the pre-cast concrete. Sure. Um, and then as far as the landscaping goes, um, I mean, even though they did procure more property to expand the site, it's still kind of meets the basic, um, you know, it's kind of almost a the minimum size required to fit what they need to fit in it just because of the spacing requirements between the valves in the yard and the building in the yard and and stuff like that. Um, you know, to be able to landscape, we're going to have to offset the fencing inside the site, shrink the site up, and then do landscaping along between the property line and the fence line. And so I I can't remember what the landscaping buffer was, but I I was concerned. I think it was like 10 feet or something like that along the frontage, which if done around the entire site would shrink the site to a point that we would have problems with what they're actually trying to use. So, I was wondering if it would be acceptable like if we actually have to do landscaping if they could just offset into the site five feet and just do like a five foot landscape strip around the east and north faces of the property just to kind of hide it from the high visibility that you guys are concerned about. So, those are kind of my main, you know, trying to address the comments that were made. you know, my my main questions back to the commission, you know.

Okay. Um, Steve, we got answers for them. Some direction maybe now or wait until my presentation. Um, I'll do that more. Do you have any more? That's basically I mean I have a couple of exhibits that show examples of you know different types of landscaping and fencing and gates that embraides use when chain link and stuff is not acceptable that you know I don't know if anybody Do you have those Steve? I don't. No, I haven't submitted these yet. I just brought them with me. One of them is an example of landscaping that doesn't utilize vegetation. Um just because there is a large cons a big concern with um maintaining

vegetation on these sites because they're unmanned. Um we've they've had quite a problem with stuff dying. You know, just there's nobody there to make sure it stays alive. Right. Okay. You guys, if there's nothing else, you're welcome to take a seat and we may call you up again if we have any followup, but we'll go ahead and turn the Thank you. meeting time over to Steve.

Um, as mentioned, this is an expansion of an existing um gas site, natural gas. Yeah, there we go. Anyway, uh before the expansion, you would never know it was there because the old um So Delicious Building covered it up and then the Sinclair was there and you couldn't see it. And then even heading east, you barely could see it from all the the stuff was there. Came a little more evident once they tore down all those buildings and then having the expansion kind of makes it uh a little more obvious. So kind of give you an idea of today. You can't really see it, but it's little building back there. You can kind of see an a gable roof. Um, that's the existing site. Then they're going to expand it a little bit more. Um, as you know, there's a 12ft walkway going from my 15 all the way down to to 3500 West that exists now. So, this would be about 8 feet 8 10 feet away from the the walking trail. And I believe that's where you're going to have access to or is that through the the trail and then in

Yeah, you're welcome back. Explain this a little bit better. There was questions about access. So, UD do put in an approach off 5600 because there is an inbridge easement directly to the east adjoining this property uh that there are a couple pipelines run in right now. Okay.

And so there is a a a curb cut and approach off of 5600. It's kind of split between if you can see like it looks kind of like a backwards Utah. Um that the the top part is an access easement that actually does a join the UD do right ofway. Um just when they expanded the road, they didn't take it all the way to the rideway line. Um so we do have access off of the road through rideway and onto the access easement. Um and then also along the east side, Embridge has permission because they have an existing pipeline easement there. But yeah, there there there is an 8 foot gap, but it's it's just pavement right now. So, okay.

Where's the building access from? Does it accesses from the east? Yeah. So, the the proposed site will have a gate at the kind of that far north peak part that it's like 18 by 20. Yeah. You see that'll be the access driveway. And then the the approach is kind of halfway between the driveway and the easement, right? So, they'll come off that approach and just kind of, I don't know, swing over into the gate. Um, or they can drive along the easement into the kind of the south east corner. There's another gate down there. Proposed.

Thank you.

Yeah, that explains the access issue. When I was walking it, I did, you don't see it, but there is a curb cut and I wasn't sure if it was for the three gates trail or if it was for them or if it was just something that they left, but that's good to know that they have an easement on that side to access. So, if you do granted them that, that solves the the access issue. Um, kind of an idea of expansion. Now, this is not to scale of any sort, just kind of an idea where the expansion is, where the little pad will be to access the the site and about 8 8 ft away from it. Um, the proposed chain link fence. Now, on the comment or the question of an 8 foot, looking through the code, there is a provision, but it's between commercial and residential that an 8oot fence can be requested. Um, not between commercial and commercial. So that that option isn't available. But if you guys like the fence types that they've given, I mean, I'd probably prefer the pre-task concrete.

It kind of hides it a lot more. And if they did a a small 3, four foot landscape. Now, if it just be, you know, zerocape or zerocape type stuff, I think that would soften the the exposure of it. As for the building, you know, if they if you did pick the the pre-cast concrete, I don't think the much of the building will be seen um to aerospace it, just a flat roof or like a leanto roof would would satisfy the the requirement. So, if that's something, you know, if they wanted to do that, too, or if you picked one of the other fence types, then, you know, I think just a flat roof or a kind of a a diagonal roof would would meet the the code. Um, as for glazing and stuff with a small building unmanned, I don't see a point. I mean, there's some glazing now, and I I assume some glazing is going to be there. Small windows.

There's a man with a window on the be on the north side and Okay. Yeah. So, there's some glazing. Um, I don't think it's appropriate, you know, but I think if you, you know, pick a chain link or rod iron and some landscaping or the pre-cast concrete, I I think that would solve all all of staff's issues. Um, that just wasn't what was, you know, provided. So, that's why staff's comments. Uh, you kind of see what the existing building is. And did any of you know this was here? Never saw it before. Yeah. So, they're actually all over. Yeah. Yeah, they are. Yeah, they are. Yeah, I knew it was there. I've seen it. Y Well, you were around when they built it. Well, probably.

In fact, I visited it today. Okay. And there is a chain link fence along the walking trail to divide the walking trail from I-15's on-ramp. That's the fun part about you do. And they don't observe anything of anybody's. So, you know, I I I like to turn my thermostat on in the winter and stay warm. So, I'm I'm up for this. Uh, as far as a eight foot chain length fence, I want to keep the homeless people and the terrorists out of it. Yeah.

So, staff would recommend with the the pictures and fence options, recommend approval of those subject to the comments and the staff report and whatever you guys deem to be appropriate. I mean the landscaping came from the chapter 15 which is the conditional use chapter talking about softening special utilities um making it so it's a little more appealing and granted beautyy's in the eye of beholder so that's why I think the pre-cast concrete would would help make it a lot a lot nicer than a the chain link and but if we do chain link then I think uh vegetation need to or some sort of landscaping needs to occur. with like the pre-cast type sorry pre-cast concrete fence uh the landscaping requirement would look like what then just I could do

um I I think if it's just so it looks finished you know yeah zero escape is probably fine with some rocks or something I don't I don't think we want to go overboard if we're especially if we're trying to save on on water okay on the that fence height um I think That's a standard, a utility standard, right? That's just more or less for safety purposes. We can catch somebody climbing an 8 foot versus a six foot. Well, it's going to have the wire on top, too, if I understand the details correctly here. Right. But if you're going to do a a concrete, are you putting a wire? Okay. No, it wouldn't be wire.

Just straight concrete straight up. Okay. And I know it's not part of our conditions, but I'm wondering if that could be part of the conditions. understanding that it's a safety feature specifically for a utility so that we don't have that's fine sabotage or anything else and that being I mean the great thing is it is on a very busy road right but you know at midnight no one's watching someone climb it so right if a 8ft fence is what you guys would like I don't see a problem with it okay just put it under the conditions

okay if if you drive by it's only really going to be visible from the north side from the cars parked at the red light cuz going on onto the base or onto the freeway, you're too busy driving to look at the building and the exit ramps on the other side of the freeway, right? Utility building. I think just north side for beautifification would be all that would be necessary unless they want to paint it, you know, air force camouflage. Then you'd never see it. He's kidding. That's not a condition of approval. That would be really I always ask for the pre-cast concrete to be camouflaged. I haven't. Okay. No.

Anything else from the commission or any other questions? Okay. I think there would need to be three motions, one for each of the Okay. Conditional use site plan and architectural. Come back up, please. You know, with the pre-cast concrete, the the building colors, um, they usually like to go pretty neutral. Those tend to blend in a lot more, you know, with the browns and tans and stuff like that. Is that acceptable with the aerospace theme? I would think so. As long I think we'd want them to match, too, wouldn't we? As much as Yeah, I think it hides it more if it's if you're doing pre-cast concrete and it's a tan building and the pre-cast is of that same hue.

I think some of the there's one picture in there that shows like the pre-cast wall with the black gate and the zeroscaping. That's kind of the approach that I think that was I think the bottom picture kind of depicts like the overall aesthetic that Yeah. So there's no no vegetation. It's just all Yeah. Yeah. Escape. Yeah. I think it looks good. Yeah. For what it is. Yeah. Thank you. Unless you had anything else. No, that's it. Thank you.

Okay. I think it's time for a motion again. Three motions. Let's come back to the page here. Okay. I'll make a motion to uh approve the conditional use as a utility and infrastructure use with conditions as stated in the staff report. Is that right? Well, the staff report had particular things in it. I think what they presented is probably more what with what's been presented tonight. Is that okay? And I'd probably call out what fence and specifically the eight foot concrete. Okay. Specifically the 8 foot pre-cast concrete fence as discussed. What else? With neutral

with neutral colors and zerocape and zerocape. Okay. We're all on the same team here. Okay. We have a motion. I'll second. We have a motion and a second. All in favor? I. Any opposed? Motion passes. Site and architecture would be kind of similar. Mhm. site for the the fence and wall wall. Do we need to restate it or can we just say I would or as part of the conditionals approval? Okay. Or conditions of the conditional. Samantha, you want to take a shot at this one?

No, that's too hard for me. Dan's got it. Make a motion to approve the site plan review with conditions as state and staff report and the conditions stated in the meeting. Specifically, 8 foot high concrete fencing and landscaping. Zerocape as zerocape as discussed. He wants that one word in there. Okay, we have a motion. Thank you. Seconded. And we have a second. All in favor? I. Any opposed? site motion passes. One more.

Yeah, the architecture you can leave it as it is with the 8 foot pre-cast concrete. You're not going to you may see a little bit of it. So, I don't I don't think simple one. You can do this one. It's a simple just read it right there. Okay. Make a motion. I'll make a motion. I was getting nervous to approve the architectural review with the conditions as stated in the staff report and same as the conditional use specifics. I'll second. I'll take it. And we have a second. We have a motion and a second. All in favor? I. Any opposed? Okay. The motion for architectural appro passes as well.

All right. Thank you very much for being here and presenting. Nice job. Thanks. Did you want copies of your pictures back? Yeah, I'll call you tomorrow. Okay, moving on to agenda item number four, commissioner's minutes. If you can email them to me. Do the commissioners have any? I was going to make a motion we had to do the wave, but I decided not to. But we appreciate your enthusiasm. We'll pat ourselves on the back. Are we having a work session? Most likely. Okay. Okay. Anyone else? No. Oh, I have something.

There's a few things that the state has uh done to the cities that we need to start discussing. The Jiffy Loop stuff looks really nice. It's all the what? The Jify Loop that was approved. It's all I drove to Maverick this morning to get gas and I drove past. It looks really, really nice. I noticed that the site there behind Arby's is now all demoed and something's going on there. And when you curve to McDonald or to Maverick, they have a big retaining wall up. So it looks like they're getting ready to start building that next phase. Have you seen it? That retaining wall. It's I haven't seen the retaining wall. Yeah. It looks nice. That's part of their detention pond. Yeah. Yeah. It's like all coming along like It's nice to see it come to futation. So we kind of know what we've been looking at.

The L-shaped by Arby's. We did look at um I think it was 22 town homes. Mhm. That was the one that had the one single bedroom. Yeah, that's right. Yeah, that we like. Which is kind of cool that they have a single bedroom, I think. Yeah. So, is that just a demolition permit that they got or are they actually going to start building? Um, they haven't got approvals yet, so they shouldn't be doing anything. Oh. Oh, really? Yeah. Forget I mentioned it. Because I'm excited to see something happen there. The way around it is they're just weeding. Weeding. Oh, okay. Okay. Knocking down the weeds. Clearing lot. That shouldn't mean any digging.

I just noticed it was there and then it wasn't. So, were big weeds, Steve. They were big weeds. Didn't realize what was hiding behind them. Yeah. Yeah. All All but one blanket parcels left in that little between O'Reilly's and the dentist office. That's looking good. So,

anybody else? Okay, Steve. Moving on to agenda item number five, staff update. Um, just to let you know, Aguero Heights with the ones next to KFC in the plasma center, they've gotten approval to start digging. So, they should be grazing the scraping the land and start putting in the all the utility lines and stuff. I know the building is being reviewed as we speak. So, they're hoping to once they're done with the vertical stuff to to go up. So, it'll be the the first building in downtown to be built. So, it'll be fun to to watch. So keep your eyes out on that and just kind of watch it as you go.

So hopefully big things come from that. Other than that, I mean staff update, we could go there was a few bills that got passed. The biggest one is uh detached ADUs. Oh yeah. Are we now required by cities that have on any parcel that is 11,000 square feet or more? So, we got to start discussing that how we're going to integrate that mandate into our zoning code. Do you know how many of those? I mean, for the I internal accessory dwellings, we've had like eight since they were passed. Yeah. Detached, you know, I don't think it's going to be all a sudden everybody's going to have them.

Yeah. But the state's mandating that every city allow them. And now some cities do allow it on smaller parcels, 8,000 square feet. So I, you know, I just say, let's do what we're required and move on. But the question I did ask is, well, could that mean I could have an internal and a detached at the same time? And that's not the case. You can pick one or the other. So, I was a little relieved at that point because I would hate to have a single family home all a sudden turn into a triplex everywhere. Oh, yeah. That's true. No. If you think there was parking before,

we'd have to talk about it all over again. Yeah. Anything else, Steve? No, I don't have anything else. All right. Okay. Agenda item number six. Motion to adjourn. We have a motion. Don't get so excited. Don't get excited. Second. Motion and a second. Braden Broden Brody. Perfect. Noted. We should go three, two, one together. All in favor? All in favor? I. Any opposed?