Planning Commission - Regular Meeting

Ayesha, are we ready to get started? Mic?

OK. Recording in progress.

Those are the magic words. All right. Yeah.

Wait, wait, wait. It's Ayesha? OK.

Okay, awesome with that we're gonna go ahead and kick off tonight's Planning Commission meeting I'd like to welcome everybody to the Planning Commission meeting I am the current chair of the Planning Commission Lenny Stavenport and I'm joined by my fellow commissioners and we'll do a round of introductions Ron Mortimer Jennifer George Dave Bromley David Hart Steve Wrigley Thank you. I'm also going to turn the time over to James to introduce the staff, please. Great.

I'm James Sorensen, community development director. We have Mike Wilcox here as the planning director. Brittany Ward is here with us. She's the assistant public works director. Ivan Hooper, transportation engineer. Clint Spencer. development services manager cash Nancy is a senior planner grant Hancock with us tonight planner and our famous Ayesha who controls and runs the meeting one day I'll say our last name

I'm not gonna risk it. I think I would mess it up Okay. All right. Thank you Just as a reminder we meet at the call of the chairman normally on the first and third Thursday of every month at 6 15 p.m Here in the City Council chambers our meetings are typically preceded by a field trip of the agenda items and an exec executive session which consists of training by our staff and legal counsel and These are part of the open meeting, and the public may attend. The training and regular portion of the meetings can be attended virtually through Zoom webinar as well. We will kick off the agenda with a Pledge of Allegiance. Everybody will stand.

I pledge allegiance to the flag

All right, tonight's Planning Commission meeting will follow the agenda that has been published. This is made available at the entry to the room and digitally on the city's website. Each item on the agenda will proceed as follows, unless it is on a consent calendar. Staff will introduce the item. Then the developer or the project applicant will present. Then we'll return back to staff for their presentation. Then we'll open it to public comment. Closed public comment will have Planning Commission deliberation and then take a motion. All right, so first on the agenda is item number two, which is the Outback Steakhouse and Bonefish Grill dual restaurant, the preliminary site plan review for that. And then we'll start with Mike.

Thank you, Madam Chair. So this item is located at 1114 South State Street. They are proposing to develop this undeveloped vacant property as a dual restaurant that would house the Outback and Bonefish restaurants here at this location. I believe the applicant is here for representing the restaurateur. They're joining us remotely as well as the property owners I believe are in attendance as well. But I believe Craig Chaney will be providing the presentation of their request to the Planning Commission and then the staff planner on this is Clinton Spencer. That will follow up with our analysis and recommendation. Mr. Cheney, you may proceed.

Yeah, can you guys hear me OK?

Yes.

OK, great, terrific. Did you want me to present my screen so you can see something? Or are you just going to go with this? OK, that would be great. We'll just go with that. All right, well, good evening. I appreciate the opportunity to present this project for you. If you have any questions, you'll feel free to extend them to me. So as mentioned, this is a vacant site on State Street at 1114. It's a 2.4-acre site in the Central Business District. It's a high-visibility site kind of located between Auto Mall Drive on the west. It's got Costco adjacent to it on the other side of Auto Mall Drive. And it's got State Street on the east side, schoolyard on the retail center to the north, and the Quick Quack car wash to the south. As you can see, it's got, from the site plan that's up right now, it's got three access points. There's a right in, right out off of State Street that is currently utilized by Quick Quack. And there is an additional existing driveway on the Auto Mall Drive side that also is used by Quick Quack. And then the third access point would be an internal access to the development to the north, the schoolyard development. There's an easement there that's a temporary easement right now. Well, it's not really a temporary easement. There was preliminary easement language applied to the property when the plot was originally approved. And the city has asked us to revise that. We're working with them to get the easement language revised to the satisfaction of the property owner and the city. And that's something that's in process right now. And there is a note to that in the staff report as well. We're proposing a single story, 11,195 square foot dual concept restaurant. The restaurant owner is super excited to try out this new concept. He thinks there's some real potential here, a hole in the market, as it were. And he feels as if Sandy's gonna be just a great home for this concept. He's excited to try it. Essentially, it's a restaurant with two dining rooms, but shared kitchen, shared restrooms, shared lounge. As you can see from our from the elevations there. Well, going back, I'm sorry, but back to the site plan, the building does face State Street. We located as close to the street as possible while retaining the existing shared entry drive and then put the accessible parking up front and then put the majority of the parking around the side. And then I guess the majority is actually on the west side of the building. And then there's circulation all around the building. There's pedestrian access provided from State Street on the right there, exactly. And then there's also additionally pedestrian access provided along a little walkway, landscape walkway from Auto Mall Drive as well. So we've got pedestrian access to both streets there. Um, to support the, uh, takeaway portion of his businesses, there's a growing aspect of restaurant business now where people are picking up meals and taking them home to eat. Um, to support that, we've designated eight parking stalls, and I'll spend a little more time on this a little bit later, but eight parking stalls up that corner of the restaurant right there, kind of inside the, on the interior of the site, away from the access points. Um, there's going to be a lot of cars moving in and out of there. They tend to arrive, they wait for the food, the food's delivered to them, and they leave. So there's a lot of activity at that corner, and so we've tried to pull that away from the primary access points and get them onto the interior of the project so they're not contributing to congestion in and out of the space. Now, under the building itself, we're proposing a modulated building clad with two different brick colorways, a faux wood siding and then stucco accents. We're using modulation of material form and roofline to kind of add visual interest to reduce the scale of the building, make it a little more pedestrian scaled. and try to increase the perceived quality of what we're presenting here at the building design itself. So lots of running trim on it, and we provided some detail features such as shutters, sunshades, and so on as well. We propose those to help add to the perceived quality of the building itself. So every facade has glazing. There's a feature design element on every facade, so you're going to see feature facade elements with windows and signage and modulation on every facade. We've also included two exterior patios to help activate the exterior, especially along the State Street side, what we call the front of the building. And also to serve as sort of a transitional element between the interior and the street. We are proposing roof screens to hide the HVAC equipment on the roofs. These are steel siding, color matched with our running trim. And they will kind of sit back from the parapets and sort of recede up there, but they will hide the HVAC. And then we talked about, just to talk real quickly about the dumpster and recycling area. It's located on the southwest corner of the building right there. We're surrounding that with a split-face CMU wall, integrally colored. And then the gates are steel gates with that same metal siding look to them as well. So getting back to the parking now and addressing the parking, we are proposing 181 parking spaces on the site. The calculated parking load includes, or is about 171. So our requested parking configuration includes a request for approval of eight of these takeaway services, or spaces rather, so that they are not being taken away from the actual parking for the interior, because codes really designed for interior capacity and it's keyed to interior capacity so we're requesting the approval for these eight additional temporary spaces or takeaway spaces so the customers that are picking up food entering and leaving aren't doing battle with the customers who want to come here and sit down and have dinner and And we can accommodate both of them. Just as a historical matter, they do a lot of these takeaway spaces. They've been doing them for quite a few years at their restaurants. We have a pretty good indication of the loads. Their typical restaurants are about half the size of what we're proposing here, because this is two restaurants. And they see somewhere around 70 to 75 visits at a restaurant half this size. through the dinner window, which is, I'm guessing, roughly two to three, maybe four hours. So that's a lot of people moving in and out, and they need a minimum of four spaces for those uses, and we expect roughly twice that volume here. So hence the request for eight temporary parking spaces. We've also requested a small increase to the parking capacity from 170 to 172. That is well within the 10% increase that's allowed by code if it's justified. And we did provide a traffic report where the traffic engineer indicated that restaurants of this type at peak hours have a parking demand that is significantly greater than what we would see on the site, even with the additional spots. So we are respectfully requesting the approval of the increase, which with the temporary spaces works out to be about a 6% increase, without it's about a 1.1% increase. That is kind of a high-level overview of what we're proposing here. I guess on landscaping as well, we're proposing landscaping that is consistent with the requirements of the code. There's extensive landscaping throughout the site. We've got plenty of trees within the site, and we've got landscaping on the building perimeter itself, and we've provided a landscaping buffer along State Street as requested as well. And we're currently, with our revision to the site plan review, we'll be moving that one tree that's in the site triangle out of the site triangle so that it's not creating a problem for that State Street approach. That's all I have for you. Okay. Thank you.

Great. Thank you so much. The concept is the dual restaurant concept is really interesting and I'm glad you're bringing it Does anybody on the Planning Commission have a question before we turn it to? Mr. Clinton or mr. Spencer Okay, mr. Spencer

So I think Craig did a great job going over most of what I was going to present. A couple of things just to consider in terms of approval are some of the conditions that Craig mentioned and we talked about out on site. The first one being that the Planning Commission will need to approve the 6% increase over the required parking. which has been justified with the parking study, and we're satisfied with that. The second one being this issue of cross-access. There is an easement that's provided on the plat. We feel from a city standpoint that that language and that provision could be strengthened a little bit. Talking with the property owner today, that's something that they're amenable to. So following this meeting today, we'll be working with them, our attorneys and their attorneys working together to come to a solution that will shore up this access that should be provided by ordinance. The site plan obviously provides it through the site where they've got access out onto the schoolyard retail to the north and then State Street and to the south to the Quick Quack and out to the Auto Mall as well. But again, just to show up that easement language. Outside that, we recommend approval and are excited to see this come to the city. Any questions for me?

My question is on landscaping. So we have more parking spaces, which is actually, I think, pretty good because there's no place else to park other than at their site. It doesn't seem like there's any street parking. But do we meet the landscaping requirements as far as percentage and stuff?

Yes, they've got 14% landscaping and also the landscaping that's provided is at 33%.

So what's required? 14%.

There's not really a requirement for the site, just that the coverage meets the... I know there's a ratio or whatever. Yeah. So they meet the requirements for that. All right, thank you.

Any other questions? Okay. All right. Seeing none, thank you. I want to take just a second to recognize our mayor, Mayor Zoltanski is joining us. Mayor, do you want to come up? Is there anything you want to say to the commission tonight? Thank you. We're glad to have you.

Hello. Well, I was just heading home kind of late from my office. I'm on the way to movie night tonight in Sandy. It's the first movie night, so I invite everybody after the meeting to come to movie night, Movies in the Park. I wanted to stop and say my deep thanks to the Planning Commission, to our staff. To all the applicants, the developers, the neighbors who come out and participate in this planning process, I hosted today the Council of Mayors. I'm the chair of the Council of Mayors. All of the mayors from Salt Lake County meet every month to talk about issues. And it's, of course, in all our communities, it's housing, development, affordability. And so many mayors have asked me over the months How is Sandy doing it? How did you manage to complete the general plan update? And now the process to codify the vision of the general plan, stationary plans. And it's really because of your service, what happens here, this room on Thursdays, the participation from our constituents, the support of the development community. So, so much good work is going on here. I'm not here tonight on any agenda item of it and to express my thanks on behalf of Sandy residents and the mayors in our region because what's happening here is really a standout in quality and fair process. And your commitment, you definitely don't get paid enough. just thank you so very honored to serve with all of you and I tune in from time to time to see the process because I think what happens here is an example of really good process and how residents voices are heard and you set the set the tone for fairness and consider the vision and not just what is today but what can be in the future and that's our our job as leaders in the city so Hats off to you. Nice. Thank you so much. Thank you, Mayor. To see you all, and thanks for being here. Thanks to everyone here. We have a great city. We're so fortunate to be in Sandy. You're here. You're a big reason why. Thanks. Thank you.

We know how busy you are, so we really appreciate you taking the time, Mayor. Okay. Pleasure. With that, we'll come back to this item and we'll open it up for public comment. So we'll begin with those that are attending the meeting in person. If you're here to comment on this item, please come to the podium and state your name and address. You'll have three minutes. All right. Seeing none, Mike, do we have anybody online that would like to comment?

If you are joining us via Zoom webinar and would like to speak on this particular item, please use the raise your hand feature now and we'll address you one at a time. I'm not seeing any hands raised.

Okay. Thank you. With that we'll close the public comment period and we'll turn to the Planning Commission. Is there any deliberation we want to have before we make a motion?

I think it's a great project to welcome use in the area and it looks like a quality project is my opinion. I would agree. I'll go ahead and make a motion if we're ready.

Yes, please.

Okay. I will make a motion that the Planning Commission determine preliminary site plan review is substantially complete for the proposed Outback Steakhouse slash Bonefish restaurant building at 11114 South State Street in the CBD zone based on the four findings and I actually have a question on that seventh – does number seven need to be reworded or is this just fine as is? It says that the Planning Commission recommend approval of the proposed 6% parking increase. Is that – that's fine as is? Okay. So the four findings and the eight conditions detailed in the staff report.

Great. Thank you. Do I have a second? Oh, a second.

Dave Bromley?

Yes.

Jennifer George? Yes. David Hart?

Yes.

Ron Mortimer? Yes. Steve Wrigley? Yes. Laniece Davenport? Yes. This motion carries. Great. Thank you, Ayesha.

All right, with that, we'll move to agenda item number three, which is the brand estates, the reconsideration of conditions of approval for subdivision and special exemption review at 285 East, 110 South. And Mike will turn the time to you.

Thank you Madam Chair. This item is a request that's been brought to us by the property owners Ryan and Davina Brand. They're requesting a reconsideration of the conditions of approval that apply to this brand estate subdivision. Part of that request was also to review and approve a special exception for the creation of a new private lane which was Sophie Lane was repurposed as from a public street to a private street. There were three homes off to the side of this brand estate subdivision that were established with the Mertlich subdivision. These three homes that are on that east side of the brand estates were accessed off of this Sophie Lane which was dedicated and partially improved as a public street. As part of the brand estates they redeveloped that into a private street and requested a special exception for limited improvements on that private street. They also, as part of that approval, limited the access onto this new Sophie Court into limiting the access to that private lane to those existing three homes. The request tonight is to reconsider that, to expand that access onto this from the adjacent lots to the north and the south. And I believe the applicant is here and can present their request in further detail to the Planning Commission followed by Cash Hansi who's the staff planner on this project.

Can you bring up the exhibits? Can you show, yeah, that's perfect. So we are, we live on lot 14, I think it is, or that one right there, that's where we live now. Can you just tell us your name, please? Dana Brand, I apologize.

No, that's okay. I've never been to one of these before. That's okay, and your address. I'm Ryan Brand. So we were at 10961 South Sophie Lane, but now it's 327 East Sophie Court.

So anyways, so we live in that house. We plan on keeping that house. We've touched that street and paid for the street and took care of it for all of these years. Now we want to build another house and hopefully have one of our children purchase the house that we live in because we feel like that's the only way we're going to be able to keep our kids around and maybe get them to stay in the city that we love so much. So we're going to build on Law 11. We were told during the development that we were already going to have access to Sophie Court. So for us to come in and talk about it now is kind of surprising. Also, there were some other shocking things that happened during the the development the time frame we it was almost lost in foreclosure we just had to save it recently so thank goodness that we were aware brought awareness to that issue and got that taken care of but um we are close with the neighbors that are on the street we are currently working on a new maintenance program we're we're just getting pricing back from some of the like people that we would need for us to maintain the street properly into the future. And then we'll have that all signed in for you guys. So we really don't see a lot of difference than what we've already got. We are grateful that they let us change the street entrance to the center. I think it makes that neighborhood feel a lot nicer. There was a crosswalk that's still there attached to Crescent Park and we watched people almost get hit by cars. many years because of the angle that it was on. Now it's straight. It's been amazing since they changed that. We're so grateful for that. I don't really know what else. I think that us having the side load entry off of Sophie Court will take some of the burden off of the actual street that comes off of 110th because of the size of the lots in the neighborhood. I think that it is going to actually be more helpful for been hurtful for us to do that.

Silphy Court was built pretty wide. It's 26 feet wide, so it's a very wide street, so it's not a narrow street. And our intentions were to build a pretty decent sized house with the front elevation on Brand Lane and then have the garage on the court side, so it would be facing south. for good for snow, right, in this community. We are planning 100% on doing a side load. So the front of the house, or if you approach the house from 110th, you would be seeing a front elevation with the garage area would be a side load. So giving that appearance that you're not seeing just a bunch of garage, you're seeing that. Fully intend on having the garage set back so there won't be any parking. We won't be parking on Sofie Court. We'll have a massive piece of concrete for parking.

And that's all I have, sorry. No, that's great. Appreciate that. Yes.

Yeah, I have a question. You see up on the slide, where the old entrance, I guess, used to be. Is that being abandoned now? And will that property then flow to Lot 13?

Yes, it does.

Okay.

So he's planning on putting a yard.

Yeah, that's great. And then to the north at the top, is that going to connect to something in the future, or is that just going to be a dead end?

Sadly, it's one of our neighbors who's kind of gotten lost in the translation of all of this and I'm not sure how to That was something else that we did bring up with the city that we're working on as well because his address didn't change So where we are the ones that are in charge of taking care of paying for the sign we're asking is it supposed to still be called Sophie Lane or is it Sophie court now because his His home address number is still the 10967 and ours in the house that we currently live in and will keep is 327 East. So he kind of got lost back in there in the corner without there being a lot of thought or it being brought to anybody's attention. So we do need to work on that still and figure out how I think maybe it would be best to pull him in.

Can we go back to that site? Because when you say he, I'm trying to figure out.

They're the Bernard's. They're not showing up.

So it's not lot 14 or 13. It's back further down.

Yes, it's another house right there. I think it's lot. It's one of the merge lists.

So somebody accesses their property off of that dead end.

Yeah. So it's just like ours. We actually share a driveway. Our driveway is on the east of lot 14 and his is on the right. Is that right? Yeah. His is on the west.

So our garages are juxtaposed. So as you come in on that private lane piece, you would turn on to a large driveway. So that's how that's always been.

Did you guys have a chance to go? We did. You did. Okay. So yeah, you can see how he's blocked over there and we need to... like roll him into the address change in some way, shape, or form.

Thank you. So can you go back to that previous page? So does at the, I guess that would be the south side where it doesn't reach the end of lot 13, does that need to reach the end of lot 13? No.

No. No.

So there's, okay, the staff thinks so as well?

So the south side, that's just designed as a hammerhead kind of design so a fire truck can turn around?

Which has already happened. They fit in there great.

Okay. And so meaning that there's going to be, I think to David's point, there's no real, other than that driveway, there's no other future access that's contemplated on this? Okay. That makes sense.

I guess he'll have to come in and figure out his own items.

Okay. Got it.

We're in process on that. So the planning commission knows we're in process on that amendment.

Great. Thank you. Any other questions of the commission? Applicants? Okay. Thank you so much. All right. Mr. Hansi.

Thank you for your time tonight. Just to address that lot in the Mertlich subdivision, for whatever reason, it wasn't included in the Brandeis State subdivision. It's kind of left off on its own. So we're in the process of doing an address affidavit to fix that, to address it off of Sophie Court to resolve that issue. So besides that, I thought they did a great job. We did include these four conditions that we reviewed, that all five lots will be able to access that street. that they will have to record a maintenance agreement, like they mentioned they're working on, that the two homes on Lots 11 and 12 will be facing and addressed off of Brand Lane. And then there will be no on-treat parking permitted on Sophie Court. So any questions?

Yes. Just a couple. The street lights, that's not required? With it being a private lane access, we don't require that. So there's no street lights. Trash, is that connected by the city? And where would that be in the road? Because the road's pretty narrow. And you put the cans out. Is that a city trash there?

I believe it is city.

They probably have it.

Hold on we need the comments into the microphone and Brittany Ward might also be able to help address that from Public Works standpoint.

We would put the garbages where we're putting them now which is we walk them down onto Brand Lane. and then we pull them back up to the houses that are up in the area. And we'll also put the mailboxes over there on Bryan Lane as well for the houses that are back in the back.

Okay, yeah, because it was pretty narrow to put the trash cans on there on either side.

Yeah, and I also, I probably didn't mention this with you guys before, but I think if we do allow lot 11 and 12 that we have the garages offset so that those driveways aren't even interfering with each other either. Like, I know that's common in the city to do that, so...

Any other questions?

I have a question for you. In the staff report, if you go to additional findings and additional conditions, the numbering is funny. I'm curious about that. Is it a word problem?

I can speak to that because these are continuation of the original conditions and original findings that are for the brand estate so these are additional so the original subdivision was approved with four findings and six conditions we're proposing to have an additional finding number five and four additional conditions seven through ten.

And so when we make the motion we need to identify that right.

Correct. I notice in the write up it talks about additional. Correct.

All right. Good catch. Anything else? All right. Thank you. All right. We'll now open the meeting for public comment on this item. We'll start with those that are attending in person. If you would like to speak please come to the podium and state your name and address. You'll have three minutes.

Sean Hogan, 10973 Hiram Place. On this image here, it's just to the direct west adjacent to this property. I just want to speak to the brands themselves. I know Ryan through just a new acquaintance and it's always been quite positive. Great neighbor and I know another neighbor also that mentioned that they had kids in Scouts together. So he's a really great community member, number one. Number two. I think that this new, can we look at the other view? This view is much better than I think what was displayed before. I think it just seems to make more sense. It's always a little confusing what was going to happen with that corner lot. This just feels better. That's it. Thanks.

No, that's great. Thank you. Mike is there anybody else in the audience that would like to speak on this item. Seeing none Mike do we have anybody online.

If you're joining us via zoom webinar and would like to speak on this particular item please use the raise your hand feature now and we'll address you one at a time. I am seeing no hands raised.

All right. Thank you so much. We'll go ahead and close the public comment period on that item. Do we have any final questions? Do we need to deliberate? Are we ready for a motion?

I'll make a motion.

Yes, please.

I'll move that the Planning Commission approve the revised conditions of approval for the brand estate subdivision and special reception as described in the staff report for the property located at 285 East 11,000 south based on the following revised additional finding 5 and the additional conditions 7 through 10. I'll second that.

David Hart. Yes. Steve Berkley. Yes. Dave Bromley. Yes. Ron Mortimer.

Yes.

Jennifer George. Yes. Laniece Davenport. Yes. This motion carries.

All right. Thank you so much. Yeah, congratulations. Thank you. Okay. Let's see. With that, that ends, I think, our official business, and we can go ahead and cover the administrative business, beginning with the minutes from the June 4th, 2026 meeting. Do I have a motion?

Motion to approve the minutes for the June 4th, 2026 meeting.

Thank you. Second? Second. Second.

All in favor?

All in favor? Aye. All right. Lastly we have the director's report.

I'll turn it over. I don't have anything but Mike has a couple items he wants to go over.

Thanks James.

Item number one is that we have canceled the meeting for the July 2nd due to lack of quorum requirements. So enjoy your 4th of July and the special 250th anniversary of our country. The only other item that I have I think is that Planning Commission needs to vote for a new chair and vice chair for the following six months. So the first meeting would be that July 16th meeting would be our first meeting in July and that term would run through December.

I think we've all been duly impressed and I think we could just do it by voice.

So that will allow you to write in your selection for both vice and chair and vice chair. If there are people that you want to nominate you can make that known.

You want to see this now obviously.

Correct.

Thank you.

And you can also nominate people that are not here. However I should mention that people that are alternate members cannot take the position of chair or vice chair. So just well you can you can vote actually for chair and vice chair. You just can't take the position. So Craig Kinderman and Jennifer George would be the two that would not be eligible to hold either of those positions.

Whoever becomes chair can they change that?

Okay. Where do we pass them?

Pass them down to Aisha, and she'll tally the votes.

I thought I could vote for Jennifer. No, too bad.

You just sneak under the radar every time. Sorry, Ron.

Wow.

That means we're having a Christmas party here now.

That's what I just thought. Well, it might be in St. George. What is it?

So it looks like Laniece is our new chair.

I don't know.

And Cameron's our new vice chair.

Was it unanimous on Cameron?

Just about.

It's always dangerous to show up on a voting night for chair or vice chair because you might you might get picked. You will get picked.

You know that.

Unless you're And good job Linnice filling in as chair the last couple nights.

Thank you so much.

OK. That's all the administrative business that we had for tonight.

OK. I think with that we have one fine. Are we ready for a final motion.

Motion to adjourn. All in favor? Aye.

Thank you.

Well done. Thank you, Brad.

Good job.

I don't know if it's something that deserves congratulations, but we'll take it.

Oh, you'll enjoy it. It's fun.