Planning Commission - Regular Meeting

Already down there? Perfect.

We'll go ahead and call this Twilla City Planning Commission meeting to order this Wednesday, August 26, 2026, at the hour 7 p.m. here in City Council Chambers. First item on our agenda tonight is our Pledge of Allegiance. If you all please rise, remove your hats.

I pledge allegiance to the flag of the United States of America. with liberty and justice for all.

There has been a significant increase in fraudulent phishing requests using information from the public notices that are issued concerning the applications that are being heard during the Tooele City Planning Commission meetings. Tooele City collects fees only at the time of application submittal. Tooele City will never ask for funds to be sent over wire transfer. Legitimate Tooele City emails always end with TooeleCity.gov. If you receive a request requiring you to pay additional fees for an application in an email that does not end in twillacity.gov after your application has been submitted, this is fraud. If you receive such a request, please contact Twilla City Community Development Department immediately. All right, number two on our agenda tonight is our roll call. Commissioner Hammer?

Here.

Commissioner Sloan? Here. Commissioner Proctor? Here. Commissioner Faircloth? Here. Commissioner Jensen? Here. Commissioner Anderson?

Here.

I am Chairman Hamilton. I am also here. Let's please recognize council members Gossett and Hanson, staff members Ms. Young, Mr. Hanson, Ms. Anglin, Mr. Agard, and Mr. Johnson joining us tonight. Moves us on to number three on our agenda. This is a public hearing and a recommendation on a request for approval of a zoning map amendment and land use of map amendment request by Perry Commercial to reassign the zoning and land use designation for properties located at approximately 3100 North SR 36 116 acres, 800 west, 1,000 north, 39 acres, 3,300 north and 400 west, 51 acres, and 1,200 west, 2,400 north, 192 acres. The applicant is requesting to assign the land use designation for the subject properties to RC Regional Commercial to reassign the zoning to the Compass Point CSD zoning district and to adopt a new Compass Point CSD zoning ordinance.

Mr.. Agar for us tonight Thank You commissioners before I launch into my presentation for this CSD I Want to first apologize to the Planning Commission? Each of you has been such a great Planning Commission to work with and because you're so good at your roles I've become a little too complacent in regards to providing you with the necessary direction you need to fulfill your role as Planning Commission I I now see that this must change. As such, I have decided to change the manner in which I present applications to the Planning Commission. I and Anna, in her future presentations, will include a brief description regarding the Planning Commission's role and authorities for that particular application. Some of the more seasoned and experienced planning commissioners already understand their roles, but the planning commission has changed, and newer commissioners also need to learn their roles and authorities with the planning commission as well. So in other words, I want to give you a little more training with each meeting and try and help you understand your roles that way. The planning commission does need to understand their roles, and seasoned commissioners as well as staff can benefit from that information. The Compass Point CSD is a zoning map amendment application. This application is classified as a legislative matter. When considering a legislative matter, the Planning Commission partners with the City Council but needs to remember that they are not the approval authority. The City Council is the approval authority for legislative matters. It is the City Council that approves, denies, or changes a legislative application such as a zoning map amendment. The Planning Commission's role for legislative actions is strictly an advisory role only. The Planning Commission's responsibility is to make advisory recommendations to the City Council. An advisory recommendation can be in favor of an application, it can be opposed or in opposition to an application, and it can include conditions or changes, as the Planning Commission sees fit, as long as it's part of that recommendation. Any kind of recommendation to the City Council's fulfillment of the Planning Commission's role as an advisory board to the City Council and is appropriate. It is not within the Planning Commission's authority to rewrite the CSD. It is not within the Planning Commission's authority to require an applicant to rewrite the CSD. That is the Council's authority. CSD application is Perry commercials application. It is their proposal. They have paid a fee to be here What they want tonight from the Planning Commission is a recommendation So the Planning Commission should be making recommendations in regards to what the applicants proposal and not requiring the applicant to make changes to the proposal if the Commission believes the proposal is detrimental to the city and then you should forward a negative recommendation to the City Council. If the Commission believes changes are necessary to the application, then forward the recommended changes to the City Council. If you require more information from the applicant to help make your recommendation, you may require the applicant or staff to provide you with that information, but you cannot require them to change or rewrite their proposal. Your dedicated and friendly staff will make sure the City Council receives the recommendation exactly as proposed by the Planning Commission. The City Council then has the authority to do as they wish with that recommendation. The Planning Commission needs to stay in its lane on this application. It is my job to make sure you remain in your lane. I have every intent from this point on to do that. I also want to emphasize to the Planning Commission that this application is a little unique. In that two weeks ago, you recommended approval on a CSD text amendment, and that was regarding the land use qualifications and non-contiguous properties. That text amendment has not been adopted by the city council yet. And so the applicant is aware of the risk, and I have talked about this at length, that if for some reason the city council decides they don't want to approve that amendment, or if they make changes, it kind of puts this application null and void. Now we have agreed to run these concurrently as assistance to the developer to try and save them some time and some money. But there is a risk there. So just I wanted to make the Planning Commission aware of that. I also want to make you aware that this is not a land use application. There are no subdivision plots being considered with this application. There are no site plans being considered with this application. No conditional uses, no new roads. The CSD is nothing more than a special zoning code for a geographical area. That's all this is. Yes, it involves a lot of property and has a flashy format, but in the end, it is nothing more than a new zoning code. A zoning code establishes the land uses. Zoning code establishes the development standards for those land uses This is not a land use application tonight. This is a zoning amendment application In purpose this is no different than the standard commercial or residential zones in regards to what his owning district does please remember this is this in your deliberations to form a recommendation to the City Council and The proposal simply creates a new zoning district and new development standards for that district. Now, let me jump into the CSD and what's being proposed. There's a lot here, so if I lose any of you, please interrupt me, stop me, and I will happily try to clarify that for you. So this is a map, an aerial map showing the location of the proposed CSD. The area in red are the commercial or the intended commercial properties. The area in white is the existing RSD. As you can see, it's quite a bit of property. And again, this is based upon that text amendment that the city council will be hearing at their September 2nd meeting. What is a CSD? A CSD is a commercial special district and they are authorized by city code 7-16A. So tonight we are not deliberating whether or not they can do a CSD. The code permits them to do a CSD. So that should not be part of your deliberations. Number two, a CSD establishes a new zoning code that is applicable to a specific geographical area. Number three shall include a land use and zoning map amendment now again This is based upon that ordinance amendment that still has to go to City Council a CSD is strictly a new zoning code that sets specific development standards for all the area included in the CSD a CSD does not change or alter the city's approval processes for land use applications and So that means all subdivisions, conditional use permits, business licenses, everything else has to go through the same process as every other zone in the city. CSD does not change that. A CSD does not alter or change the building code and fire code requirements or any other regulation required by state or city codes. So if there are other codes that are outside of Title VII or outside of the CSD, CSD does not alter or change those things. They still have to meet building codes. They still have to meet fire codes They see it this particular application has three requests and chairman Hamilton talked about those in his introduction number one The application will reassign the land-use designations for areas a C and D to regional commercial Area B does not need a land-use map amendment. It's already community commercial. So there's no need to reassign it there and Number two, this will reassign the zoning to the Compass Point CSD zoning district. That's a new zoning district. And then number three, it will adopt the Compass Point zoning ordinance. That will be the documentation that sets the standards and development parameters for development within the Compass Point CSD. This is the zoning map as it currently appears. The properties that are included in the CSD are highlighted in red. The property close to SR 36 is area A that is currently zoned general commercial. The two properties, areas C and D, are currently zoned Compass Point RSD and are included in the residential special district plan. And then the property adjacent to 1000 North is currently zoned neighborhood commercial. This is the land use map. Now the land use map is different from the zoning map. The land use map specifies the use of the property. The zoning map specifies how you're going to develop the property with that particular use. So there's a difference between the two. The land use is the one that's critical for the CSD. Again, going to the property next to SR 36, you'll note that there's two land use designations on that property. There is the medium density residential The regional commercial land use on the property adjacent to a thousand north its community commercial And then the other two properties in the CSD will currently have the medium density residential designation So as you can see those three properties need the land use map amendment This is how the land use map would appear if this CSD is ultimately approved by the City Council and ALL REGIONAL COMMERCIAL EXCEPT FOR THE PROPERTY NEXT TO THE CC. EXCUSE ME, NEXT TO 1000 NORTH. IN YOUR STAFF REPORT, STAFF LAID OUT SUGGESTIONS IN REGARDS TO WHY THESE PROPERTIES WOULD BE SUITED FOR REGIONAL COMMERCIAL. These properties are all adjacent to, or will be adjacent to, large transportation corridors in the roads. Some of those roads don't exist yet, especially for the two larger parcels on the northeast portion of the RSD, but there will be roads there eventually. And those transportation corridors do lend themselves to regional commercial. There will be a lot of traffic on those roads eventually, and it's not a bad place to have some commercial. This is how the zoning map would appear if the CPCSD zone is adopted. I don't know if they'd be orange. That's just the color that I selected, but that's how the zoning map would appear. So let's briefly go over the CSD and what is in it and what the applicant is proposing. I will read the purpose of it just for the record. The purpose of the Compass Point Commercial Special District is to establish a clear, master-planned framework for commercial development within the broader Compass Point community. Consistent with the intent of the Tooele City Commercial Special District, this CSD establishes customized development standards tailored to the unique character and objectives of Compass Point. These standards provide a coordinated approach to site planning, architecture, landscaping, circulation, and development, while allowing flexibility beyond the city's standard zoning regulations to achieve a cohesive, high-quality commercial environment. The CSD will provide elevated lighting, landscaping, architectural screening, and signage standards above that which is in the current commercial ordinance. And then at the bottom it says, the CSD is the governing document for development standards within the Compass Point Commercial Special District. Development standards not specifically addressed herein shall be governed by the applicable provisions of the Tula City Code. Now, we have ordinances that are not a zoning district that do have commercial standards. So what that is referring to is if the CSD is silent on a particular standard, it automatically reverts to the city's standard zoning code for enforcement. That's staff's responsibility to find those things when we're doing the review of site plan development. The CSD includes a mapping section. It spells out the roads that will eventually be within the CSD. Also includes the acreage of the parcels involved in the CSD. There is a little note down at the bottom of the column there. does refer to area B now as you know, there is a big road plan called Mid Valley Highway and it will come into connection with 1000 North somewhere in that vicinity and UDOT has not established that right-of-way yet, and the applicant, the city, are currently working with UDOT to establish a point of connection. There is a possibility that Area B will be impacted by that. If that happens, the CSD authorizes that acreage in Area B to be attached to Area D. So they're already making accommodations and preparations for that in the case that that happens, if UDOT ever decides to have an alignment. The CSD establishes uses. It has a list of permitted and conditional uses. Now these are pretty standard, what you'd see in our standard zoning code currently. But they tailored these uses specific for their CSD and what they want to see developed therein. The CSD establishes lot standards. Now, there aren't a lot of lot standards in here. The applicant would like to have flexibility for the developers. Minimum lot size, they aren't placing any restrictions on lot size and they're not placing any restriction on lot coverage. Now, I do want to state that lot coverage is governed in many cases by the required parking and the required landscaping. So they're not going to be able to cover the entire lot with a building. They still have to accommodate parking and all those other things, building setbacks and so forth. They are proposing minimum lot width for interior and corner lots, and then they are proposing some setbacks And then they also have included in there any building that exceeds four stories in height shall be set back from any residential area at distance equal to the height of the building. And the reason why is there are some areas in the CSD where eight-story buildings would be permitted. And that goes to this next section, establishes building height. They are proposing eight story buildings in some sections of the CSD. If that's the case, it has to abide by that increased setback. They are proposing that all new utility lines where possible be buried. And then they're proposing general landscaping for park strip trees, park strip landscaping and so forth. They are setting interior landscaping requirements requiring landscaping in the parking areas and limiting the landscape or limiting landscaping to commercial areas to 10% There is also some language in regards to amenities in the CSD that if they do provide public and private amenities It grants staff the authority to reduce the landscaping requirement exchange for the amenity The CSD does establish fencing and screening standards. In short, if the property is adjacent to a residential zone, there is a fencing requirement. They are proposing fencing to screen vehicle storage areas associated with automobile repair, and then, of course, screening service areas that include loading docks, trash compactors, and so forth. CSD sets a specific parking standard now we have we have a parking ordinance that has a exhaustive list of various parking requirements The CSD is condensing all that into one standard parking requirement for the entire development and that is one parking space It's giving four parking spaces for 1,000 square feet of gross floor area. I And then, of course, the CSD will provide the community development director with approval to make adjustments to the minimum parking requirement where the adjustment demonstrates that the proposed parking supply adequately serves the development based on shared parking, mixed-use integration, and so forth. The CSD does set standards for site lighting. In short, it's requiring lighting that directs the light down and into the site. avoids light pollution to adjacent properties is trying to adhere to two typical dark sky principles It does create some architectural standards And number four it does require that all buildings all four sides of a building shall receive the same architectural design consideration and then it does have some language in regards to our facade articulation and And it also sets specific sign standards regarding pylon signs. It also sets where those pylon signs can be located. They do want to install a very large development sign, as illustrated on the screen. This does set those standards as well. So that is the CSD in a nutshell. It's not a complicated document. It's actually quite simple when you read through it. Any questions in regards to why the applicant has done what they've done with this, I would ask you to please direct towards them. Mr. Finlinson is here and he's eager to speak to you if you'd like to speak to him. I also want to state for the record, the Planning Commission is not obligated to make a positive recommendation and the City Council is not obligated to approve a CSD. If it is determined by the Planning Commission and City Council that it does not meet minimum criteria or is not a benefit to the city, you are not under any obligation to approve this. The ordinance actually says that. Again, what is the Planning Commission's role in regards to this CSD? We need you to make a recommendation. Recommendations can be positive if you support it. If you would like to see changes, you can recommend changes to the City Council. And if you do not support it, if you believe it is detrimental to the city, you may recommend in a negative affirmation. The ordinance does include a standard of review. Now, this is where the CSD needs, this is where the Planning Commission has to review the CSD according to these three criteria. Number one, the CSD will result in development of properties in a manner that is not reasonably feasible under the terms of the standard zoning districts. Number two, the CSD will result in development of properties that will provide a substantial benefit to the city. And number three, the CSD will result in development of properties in a manner that provides uses, configurations, and product types that are unique to the community or address a documented deficiency in the standard zoning districts. The code specifically states the planning commission and the city council are the ones that need to determine this. So in your deliberations today, when you make your recommendation, please consider these criteria. This application does require a public hearing. Notices were sent to the property owners within 200 feet of all of the subject properties included in the CSD. A comment was received from Tooele County. The Planning Commission should have received that comment. I have not received any other additional comments from the public in regards to the CSD application. I'm surprised I didn't. I figured with a number of notices we sent out we would have seen more comments, but we did not. So with that I am here to answer any questions you might have about the process of fulfilling a CSD. If you have any questions regarding why the CSD, I would direct those to Mr. Finlinson.

All right, let's bring this back to the Commission. Andrew, I want to thank you. That clarification and that detail was very on point. My pleasure. I haven't done a CSD since I've been here, so this is new to me as well. I appreciate all of that. I'd like to remind the public how the public hearing works tonight. We will open the public hearing when I do. The public's allowed to speak afterwards. Mr. Finlinson, I'll give you your time after that as well. The applicant always gets their specific time after the public hearing. And it looks like you're already working with UDOT already on that comment we got from Tula County. We are. We're working with them. So is Perry Homes.

Perry Homes is actively working to sell them the right-of-way necessary.

Perfect. Yeah, that was my first question, and if you guys are already working on that, then I don't have anything else. So let's bring it back to the rest of the commission for questions, comments, concerns. For staff.

The only question I had was the same one you did about the right-of-way, and they're already taking care of it. Mm-hmm.

Anybody else? All right. Well, this item does require a public hearing, so I'll go ahead and open the public hearing. If you'd like to speak to this particular item, please approach the podium, state your name for the record, and write your name for the record. All right. Seeing no one approached, I'll go ahead and close the public hearing and invite Mr. Finlinson up if you'd like to address the commission or if the commission has any questions for you as well.

Thank you My name is Jake Finlinson with Perry happy to be here tonight to answer any questions and provide a little bit of insight into the compass point CSD We believe that the CSD will provide tremendous value to the community as well as to the city via sales tax revenues Once upon full build-out, you know that could be decade or more with how many acres we have. But we do believe it will be a tremendous benefit to the city. Each of these commercial areas within the CSD represent the entry points into the Compass Point community, which at full build-out will be about 3,600 residential units. So because of that, we are deeply motivated to make sure that these entry points have thoughtful design and a sense of place for The the community the residents as well as for the end users the tenants While there are You know development standards in the existing commercial code. There are no real design standards And so because of this it was important for us to create those standards that will help highlight those entry points into the community and These standards, like Andrew mentioned, represent increases to the existing code in landscaping, lighting, signage, and architectural elevations. They will, in some cases, for the development standards, be lower, such as some lower setback requirements. All of these requests have been very calculated with the intent to attract national high quality warehouse stores, large soft goods stores, entertainment tenants, as well as restaurants in mind. So through these standards, we believe we're creating a leg up Or an environment that gives to will a city the competitive advantage over other municipalities that some of these large retailers might be looking at Our model is largely based on holding our assets for a very long time and And so because of that we truly feel as that we will be long-term partners with the city, you know trying to help our with the growing pains of this section of the city helping where we can with well locations, fire station locations, just to name a few. So overall, Compass Point will be a premier commercial hub for the county and preventing future sales tax leakage as well. WITH YOUR HELP, WE BELIEVE THAT WE CAN ENTICE LARGE NATIONAL TENANTS AND SMALL AND REGIONAL AND ALL IN BETWEEN RETELLERS TO MAKE TWILA A PRIORITY. SO ANY QUESTIONS YOU GUYS HAVE FOR ME?

BRING THIS BACK TO THE COMMISSION. DO WE HAVE ANY QUESTIONS FOR MR. FINLINTON? I can say that it's probably a huge challenge looking 10 years down the road and trying to develop this as a major highways coming in and we want to have that commercial and those jobs and all of that along that corridor. So it's a vision that I admire you for having because as you painted the picture for us, I could see it, but it was great to read through all of that. Any other questions or comments for Mr. Finlinson on this one? Thank you. I appreciate that. All right. Let's bring this back to the commission for any other questions, comments for staff. Do we think anybody any during our little break? I'd like to make a motion.

Yeah, further action. Go ahead, Commissioner Proctor. Move we forward a positive recommendation to the City Council for the Compass Point Commercial Special District CSD Zoning Map Amendment Request by Jake Finoslin representing Perry Commercial as indicated on the parole zoning map in Exhibit A in this staff report to reassign the land use designation for areas A, C, and D to the RC Regional Commercial Land Use designation and to recommend approval of the text of the Compass Point CSD as proposed in Exhibit B in the staff report application number 2026005 based on the findings listed in the staff report dated August 18th, 2026.

Very good, a positive recommendation from Commissioner Proctor. Do I have a second?

I'll second.

Second from Commissioner Jensen. Any discussion before we take this to a vote? Commissioner Hammer, how do you vote?

Aye.

Commissioner Sloan? Aye. Commissioner Proctor? Aye. Commissioner Faircloth?

Aye.

Commissioner Jensen? Aye. Commissioner Anderson?

Nay.

I am Chairman Hamilton. I also vote aye. This one passes six to one with a positive recommendation heading up to the City Council for their next deliberation. So thank you, Mr. Finlinson. I appreciate that. Moves us on to number four on our agenda tonight. This is also a public hearing and a decision to consider a conditional use permit request by Dallas Rowberry to authorize a pet shop, pet grooming business in the general commercial GC zoning district located at approximately 756 North Main Street. Ms. England.

Yes, as the Planning Commission considers a conditional use permit, your role is to determine whether the proposed use complies with the applicable city code and whether any reasonably anticipated detrimental effects can be substantially mitigated through reasonable conditions. Your decision should be based on the evidence presented and supported by findings identifying the impacts, the evidence supporting them, and how any conditions will address those impacts. The Commission is not determining whether it prefers to use, but whether the use and its impacts can be appropriately addressed under the code. That being said, the application is a request for a conditional use permit for a pet shop and pet grooming business at 756 North Main Street. The property is approximately 1.64 acres and is currently zoned general commercial with a general plan designation of regional commercial. The business will occupy an existing tenant space, so there are no exterior site improvements proposed with this application. The applicant is proposing retail sales of pet supplies along with a grooming operation consisting of nine grooming tables and three bathing tubs. Because pet shop and pet grooming is a conditional use in the general commercial zone, Planning Commission approval is required. The primary consideration with this request is making sure the approval is limited to the use that has actually been proposed. Because the business will have multiple grooming tables and bathing tubs, there may be several animals on the premises at one time. However, staff is distinguishing temporary holding associated with grooming from boarding, daycare, or kennel operations. Staff is therefore recommending that animals only remain on the premises for the time reasonably necessary for grooming services. Live animal cells are also not included in the current application.

In addition, the applicant will need to maintain the facility in a clean and sanitary condition.

Also, since the staff report was prepared and published, staff has confirmed with Paul, the city engineer, that the proposed pet grooming use will not require additional water rights or water-related improvements. One of the previous uses of the tenant space included a restaurant which had greater water demands than the proposed pet grooming operation. Therefore, the condition requiring the applicant to coordinate with the city engineer to verify anticipated water usage is no longer necessary and should be removed from the conditions of approval. From a parking standpoint, the existing site has sufficient parking and no additional parking spaces are required. Staff recommends approval of the conditional use permit with conditions. The conditions would limit the business to pet grooming and customary retail sales of pet supplies, require the applicant to maintain the premises in a clean and sanitary condition, and properly dispose of animal waste. Staff has also identified conditions to ensure the approval does not authorize a kennel, boarding facility, or animal daycare. Based on the review, staff finds that the proposal is consistent with the general plan and applicable city code and that the proposed conditions will address the reasonably anticipated impacts of the use. Staff is therefore recommending approval of the conditional use permit. Any questions?

All right, let's bring this back to the commission for questions or comments for staff. And you guys' presentations are on point tonight, huh? All right. It doesn't sound like there's any right now, but we'll get a public hearing to have. So we'll go ahead and open the public hearing. Is the applicant here tonight? We'll give you guys some time after. If you want to address the commission, you're more than welcome to. We'll go ahead and open the public hearing right now. If you'd like to address this particular item, please approach the podium, state your name for the record, and write your name for the record. Seeing no one approach, I'll go ahead and close the public hearing and invite the applicant up. If you'd like to address us, you're more than welcome to, but it's not required.

My name is Dallas Rowberry. I'm just wanting to know if anybody has any questions. As stated, there will be no live animals sold on the premises, no overnight stays. We're currently located over in Stansbury Park and are just moving locations as the University of Utah Instacare is expanding. We've currently been over in Stansbury Park for 15 years and have served the community and the pets. And as the new owner, I've only owned the business for about a year, but we are looking to expand and move to Twila.

Perfect. Do we have any questions for the applicant? Well, awesome. Thank you. I appreciate it. Did you have something, Mr. Brocker? No. Okay. Thank you, Ms. Roberta. Thank you. Thank you. All right, we'll bring this back to the commission for any other questions, comments, concerns.

Chair? Yes, Commissioner Anderson. I move we approve the conditional use permit request by Dallas-Roeberry, authorizing the use of the shop, use of pet shop, pet grooming business located at 756 North Main, application number 202661, based on the findings subject to the conditions listed in the staff report dated August 15th, 2026.

I have a motion to approve from Commissioner Anderson. Do I have a second? I'll second. And second from Commissioner Faircloth. Any discussion before we take this to a vote? Commissioner Hammer, how do you vote?

Aye.

Commissioner Sloan? Aye. Commissioner Proctor? Aye. Commissioner Faircloth?

Aye.

Commissioner Jensen? Aye. Commissioner Anderson? Aye. I am Chairman Hamilton. I also vote aye. That one passes 7-0. Welcome to Tooele. Number five on our agenda tonight is a decision on a proposed site plan amendment by Ledger Cove LLC for property located 1,000 North Franks Drive in the MR16 Multifamily Residential Zoning District on 16 acres regarding the relocation of previously approved development amenities. Mr. Agard.

Thank you, Commissioners. This site plan amendment is an administrative review for the Planning Commission. The Planning Commission shall determine if the site plan as proposed by the applicant satisfies the requirements of the ordinance in regards to the relocation of site amenities. The reason that I brought this back to the Planning Commission is there is an ordinance issue and the Planning Commission is the sole authority in regards to site plan approvals. And so you need to approve a site plan amendment. So if you're familiar with Ledger Cove, it sits at the northeast intersection of 600 West and 1000 North. This was approved by the Planning Commission mid 2025. The approved site plan proposes two different types of residential uses on the property. On the western side, you have multi-tenant apartment buildings, and then on the eastern side, you have townhomes. I have highlighted in red the approved location of both pickleball courts. And you'll note that the pickleball courts are centered between the various housing uses. You have a pickleball court that's centered between, somewhat centralized to the apartment buildings, and then another one that is centralized, somewhat centralized to the townhouses. This was the plan that was approved by the Planning Commission. This is the ordinance in regards to amenities. We don't have a lot of ordinance restrictions in regards to amenities, and that's by design. We want the applicant to have some flexibility to put those amenities where it best serves the interest of the development. However, there is a little bit of language there that says centrally located amenities. So the ordinance does have some requirement that they be located centrally. The legislative intent behind this ordinance is to keep the amenities inside the development so that those on the exterior of the properties don't have to go all the way across to get to the amenity.

That's the legislative intent.

What has happened is Ledger Cove is developing by phase and phase one came in for an approval and the city and the original favor phase one plan showed the pickleball court in the Approved location The plans however were changed by the applicant and the pickleball court was located closer to the eastern property line adjacent to those single-family residential uses What the question is is if the Planning Commission would consider this location as fulfilling the centralized requirement? I need the Planning Commission to make that determination and I am obligated to state that we have received concerns from the adjacent property owners in the single-family residential properties regarding noise that could be generated by the pickleball court. I did not realize pickleball courts generate any noise, but I went golfing last weekend and there was a pickleball court near the golf course and you can hear the knock-knock of the paddles and so forth. So there is a little bit of noise that is generated by pickleball courts. That is the issue before the Planning Commission. I do know that there are individuals here who have an interest in this item. You do not have to take public comment if you don't want to. Public comment is at the discretion of the chairman. So if you do want to take public comment, that is entirely up to the Planning Commission. You are not required to do so. Otherwise in regards to approving this or in in regards to how you end this application Staffs recommendation is the approved plan is where we want to be Those locations were better We didn't have this issue with the plant with the pickleball court being where it was previously approved so my recommendation the Planning Commission is that's more centralized and However, that's up to you guys to decide. And if you want to take any comment, that's up to you. So I'll turn it back over to the Planning Commission.

All right. Any questions for staff on this one?

Mr. Chair, I have a question. Does our, forgive my ignorance, but our normal site plan reviews, I don't remember if we have a public hearing on that or not.

Site plan reviews do not require a public hearing. They're public meetings, but they don't require a public comment. Public comment, that's what I meant. Public hearing, you're right.

Okay, thank you.

So in that regard, we don't send out notices. So in order for adjacent residential uses to know about the situation, they would have to be following the agendas that are posted.

The question was just because I was wondering if If we did have a public hearing or public comment and somebody would have saw the plan because they got noticed, then they might be like, well, that's too close to my backyard. That would be a step, something we might have skipped in the past if we try to change it now.

Yeah, we don't hold public hearings for site plans.

Thank you.

I think that's the biggest reason why they want them centrally located within that development, too, is to deter it from being in someone's backyard that's been there for a while. So I like that. Good question. Commissioner Anderson? Is the applicant here tonight?

Is the applicant here?

Okay. He's right there. If you guys are good with it, we will do a public hearing and allow them some time to speak. But we are going to stick it to the pickleball court alone.

Yeah, I was going to suggest, now, if other concerns are raised... Those have nothing to do with the Planning Commission. Your focus tonight is the Pickleball Court. Don't branch off into discussions about trash or grading and drainage. Your purview tonight is the Pickleball Court.

I wouldn't know how to answer those questions anyway. That's Mr. Hanson's job. Perfect. All right. Well, this does not require a public hearing, but I am going to go ahead and open a public hearing for this particular item. We'll leave some time for the applicants afterwards to address the commission, if you will, please. So if you'd like to speak to this particular item, please approach the podium. State your name for the record. Write your name for the record. And I'll remind you, we're going to stick to what's on our agenda tonight, and that's the pickleball court.

Good evening. My name is Rob Kaczmarek. I am basically a resident 1111 North Providence Way. So my residence is basically immediately to the east of the Pickleball Court proposal. And so the concern for us is when this... plan was approved, the initial plan back in May of 2025, there was no objection to the plan that I saw. It was public planned. in that location where the pickleball court is now was basically a green area. So at that time there was no objection to that. There was plenty of green areas like a good spot for one right behind my home and so as the development proceeded we noticed green area was not going in it was gravel and then I went to the the website of Ledger Cove and it indicated a pickleball court, so that was a change that Publicly we weren't aware of and that we would disagree with we we agree with the centrally located location for Amenities and sports complexes and whatnot. So the concern for us as a resident many concerns There will be noise. I believe there might be some additional lighting as well. And it could be a situation where it's not pleasant anymore. We've changed from a green area to now sports sports facility in the sense. So that's our concern. We would like it to be in its original location And that's all I have. Yeah. Thank you. Mr. Kuzmarek. Yep.

Would you please just fill out the clipboard up here too Mr. Kuzmarek? Yeah. So we can get your last name spelled correctly. Anybody else from the public want to address the Commission on this particular item? Okay, seeing no one else approach, I will go ahead and close the public hearing on this and invite the applicant up to address the commission as they will please.

My name is Brett Lovell. I'm part of the development team. The whole reason we moved this is we wanted to add more amenities. So the request we were getting was that we wanted a taut lot in that area. So as you saw, we have two pickleball courts that we wanted to serve both sides of the project. So we moved a pickleball court over there. We never even knew it was an issue. This had been proceeding for a while. As far as noise and light, there's no light whatsoever. It's not lit. There's no lights. Again, we would just ask you guys to respect our private property rights. I'm a resident next door. I could put a pickleball court in their backyard, and we developed the property next to it, and the property has always been designated the same zoning as it was now. So we're happy to ask or answer any questions, but it's a shock to us that it's even a problem as we've been proceeding forward this way with city inspections and everything else. Happy to answer any questions we can for you.

Okay, we'll bring this back to the commission. Any questions for the applicant?

Mr. Willow, how far off of the property line itself is this going to be sitting? I'm going to use the staff as giving us an example of a room that covers tennis courts, for example. And without you having to do any research, do you have a feel for setbacks from the property line?

We know there has to be a decent part. The property owner that was behind us was putting stormwater on our property, so we had to build a berm. So we at least know there's at least a distance of a berm or not back. But I don't know the exact distance. I would be lying to you if I knew, Commissioner.

Thank you. Sorry, I'm also with the development team. Will you state your name, please?

My name is Jordan Taylor.

And we've developed a few subdivisions throughout Tooele City and we've done pickleball courts in detention ponds. And we've also done playgrounds or tot lots. And as we have been going through the construction of Ledger Cove, We've been monitoring those other amenities that we've put in detention ponds and subdivisions, and we have found that the pickleball courts are rarely used, if ever at all, and that the playgrounds are used almost nonstop, especially during the summer months and things like that. The old location of the pickleball court sits on the back corners of four different buildings where there is a walkway that goes down between that ties all the buildings together. And we had just felt that that was a better location for the tot lot or the playground. And the reason we didn't build that in phase one and build the playground in phase one is because we had already allocated all our budgets and we weren't planning on doing this added amenity. And when we looked at the usage of the playgrounds that were in the detention ponds of the subdivisions we've built, we came to the conclusion that we wanted to add that as an amenity and saw the... original location for the pickleball court to be a very good location for a small playground and also gives residents visibility from their back kitchen windows to that playground to monitor kids and it just so happened that the pickleball court is fit really well in that other location and so we simply just bumped it over not realizing it would be an issue and We are amicable to doing whatever you guys would like us to do but our intent here was to actually add a second amenity and Felt that the original location of the pickleball court served as a better location for that Second amenity that we were going to put in with phase two Good do we have any questions for the applicants from Commission?

Just real quick. Yes, Commissioner Sloan. Mr. Taylor, you mentioned... Sorry, let you get comfortable. So you mentioned...

I understand you correctly the top lot will stay where it is We were adding an addition that this was in addition to what was already approved in the initial site plan and so where that Phase one and two touch each other right there where the original pickleball court location was on on the left side of the screen there you see the circle around it those are walkways are on the border of phase one and two, and that is where we were wanting to put the proposed tot lot or the additional playground.

And that's still in the plan?

It's in our plans, correct, yes.

Okay. So irrespective of what is decided on the pickleball court, that tot lot still goes in?

If seeing the usage rates of the pickleball courts, two might be overkill for this property, just because the ones that we've paid for to put in the detention ponds, they get a lot of rocks thrown in them. And this is just as I've been watching them through the course of construction of phase one. And we've noticed that they don't get the use that we anticipated they would, whereas the playgrounds get used far more.

Let me let me ask the question again, it makes me maybe I'm doing it wrong Let's say that the Commission Votes to allow this change and push the pickleball court over to the edge of the property. Mm-hmm What are you going to do in the existing?

Approved space that is where the tot lot would go.

That's that's what yes Final question. Mr. Chair. Yes What sort of fencing is along the east side of your property?

It is vinyl fencing six-foot Yes, I believe so. Thank you But there is quite an elevation change so it sits about eight or nine feet over the top of the pickleball court.

Thank you Excellent questions any other questions for the applicants? Perfect I will bring this back to the Commission for any other further questions comments concerns and to entertain a motion

Yes, Commissioner Faircloth, I don't know a lot but So is the pickleball court already built No, and you've seen that it hasn't been really used in other areas. Can you is there a way you can halt that? Since it's not being used wouldn't that just be a waste? I

Because it was part of the approved amenity package, we didn't want to pull it out. We still planned on constructing it because it was part of the approved amenity package. We had just moved it, not realizing that that was an issue. we were under the assumption that because this was all private, moving it just down the street wouldn't be a problem, but eliminating it would have been a problem because that would have reduced the amount of amenities that we had at the property that were approved.

Okay. Thank you. Chair? Yes, Commissioner Henderson.

Sorry.

If I could just jump in really quick on a clarification of what Jordan is saying. Our ordinance doesn't require specific amenities. That was my question. It requires the number of amenities. If they didn't want to do the pickleball court and just wanted to put in the tot lot instead, they would still have the same numbers and would still be compliant with the code, just for the planning commission's information. Perfect. Thank you for that.

Was that your question, too? Yep. I had that same thought as well. Andrew's reading our minds now. That's kind of scary. Any other questions from the commission, comments, concerns? I will entertain a motion on this item.

Mr. Chairman, I'm not there yet. I guess upon reading this, I thought one thing, and now I'm not sure I do. And maybe this is a direct question I can ask the applicant, if that's all right. Absolutely. Do you want us to just approve the tot lot and to heck with the pickleball court? It's sounding as if we're going to force you to put in something that you've admitted is not going to be used based on your experience at other places. Help me.

We're fine either way. We just didn't, as developers, we get accused a lot of trying to get away with things that we're not going, that we're not doing enough. I appreciate that. So our intent was to not take from but add to. So yes, we are fine either way, Commissioner.

I have a question for staff then. Okay. Mr. Agart?

I love your questioning. I love your thought process, too.

I'm on the same page here. If we move to deny this, and based on what you've told us, amenity is an amenity. I'm assuming we wouldn't let them put a go-kart track in there, although I wish you would. The city has no heartburn over this? And was this suggested to the applicant before? It seems like they're trying to do something to stay in compliance. And we may be doing them a favor by not approving their application.

So replacing the pickleball court with a tot lot is of no concern to me, because it still satisfies the ordinance requirement. However, if they want to keep the pickleball court, Does that answer your question? I think so.

I don't know if that fully answers your question. No, actually, I'm fine.

Really, if it complies with the code, you can approve it. I still have questions about whether that pickleball court being so close to that property line on the eastern edge is compliant with the code. But if they were to exchange the pickleball court for a tot lot in that central location, that complies with the code.

And I don't disagree with that. I do think that we probably need to, and this is not anything on you guys, we probably need to update the code to include the fastest growing sport in the nation. And while I'm on my soapbox, I appreciate the public comment. We obviously are not prepared, luckily or not luckily, to deal with the technical aspects of sound and noise. I came in, like I said, quite comfortable with the fact I've been to the property. I've seen what the elevation is. and there is fencing there. I'm less concerned, especially since there's no lighting, there's no after hours, and I've not found in my time that pickball in that location would horribly adverse anyone, especially as they use. That said, Mr. Chairman, I'm going to move that we deny the amended... site plan design review by Howard Schmidt representing Ledger Cove LLC, thus requiring the sports court to remain its originally approved location in compliance with city code application 23-576 based on the findings listed in the staff report dated August 20th, 2026.

I'll second.

Okay, I've got a motion to deny the application from Commissioner Sloan and a second from Commissioner Proctor. Do we have any discussion before we take this to a vote? Any questions from the commission? Yes, Commissioner Anderson.

I do want to make a comment.

Yes, please do.

Normally, I would come down on the site of property owner rights all day long. But I think part of the code is to set neighbors up to be good neighbors. And the centrally located location for that amenity, I think, needs to stay.

Perfect. Okay, we'll go ahead and take this to a vote. Commissioner Hammer?

Aye.

Commissioner Sloan? Aye. Commissioner Proctor? Aye. Commissioner Faircloth? Aye. Commissioner Jensen? Aye. Commissioner Anderson?

Aye.

I am Chairman Hamilton. I also vote aye. This application is denied and we'll keep moving forward with you guys in your development. Number six on our agenda tonight is a recommendation on the proposed amendments to Tuila City Code Title VII, Uniform Zoning Code of Tuila City by Adopting Chapter 11C Design Standards, Commercial Establishing Architectural Standards for Commercial Development in Tuila City's Commercial, Industrial, and Mixed-Use Zoning Districts. This was tabled from our August 12, 2026 Planning Commission meeting. Mr. Agard.

Thank you, Commissioners. If you don't mind, I'd like to engage in a little bit of training for you. An ordinance amendment is a legislative matter where the Planning Commission partners with the City Council in reviewing proposed ordinances. However, the City Council is the sole approval authority of all ordinance amendments. During our last meeting, staff erred and did not appropriately instruct the Planning Commission in regards to its authority and role as it related to this particular ordinance amendment. Ordinance amendments can come to the Planning Commission from many sources. The City Council can and does direct staff to amend an ordinance. The Mayor can and does direct staff to amend an ordinance. In fact, these architectural standards are at the behest of our Mayor. Staff will recommend an ordinance amendment when the code is deficient, ambiguous, or needs to be updated and corrected. The general public can submit an application for a text amendment, and the Planning Commission itself can direct staff to begin the process of amending the zoning code. In other words, when a text amendment is brought to the Planning Commission for your review, it is brought to you for a specific reason. As a legislative matter, the Planning Commission plays strictly an advisory role to the City Council. It is the Planning Commission's responsibility to take public comment during a public hearing and then deliberate and form a recommendation that is then forwarded to the City Council. It is then the City Council's responsibility to take that recommendation and act upon the proposal. When staff presents an ordinance amendment to you, there is a reason for it. Staff is asking for and needs your recommendation as required by law on this legislative matter. Your recommendation can be in favor, it can be in opposition to, and it can be a recommendation that includes change to a proposed text amendment. But a recommendation is the limit of Planning Commission authority in regards to legislative matters. It is, however, not within your authority as a planning commission to direct staff to rewrite a code proposal that is the city council's authority. It is not within your authority to withhold a recommendation until staff makes the desired changes. Again, your authority is only as an advisory recommendation. Two weeks ago, I permitted this item to become far more complicated for the planning commission and staff than it should have been. I understand there are strong feelings in regards to these architectural standards, and staff has made alterations to the proposed architectural standards as directed by the Planning Commission. What is presented tonight to the Planning Commission is staff's final proposal of a text amendment that both the Mayor and staff believe are necessary to improve the aesthetic appearance of the city and to provide staff with some enforcement mechanism to begin the long-term process of addressing consistent complaints about the general appearance of the city we receive from the public at large. Staff cannot write an ordinance that addresses every architectural nuance in Tooele City. It's impossible. It is also impossible to write a code that does not impact or anger anybody. No matter what we do with this code, or any code, There are going to be affected businesses and unhappy individuals. Your responsibility as Planning Commission is not to identify and resolve everybody's concerns. Your responsibility is to consider the general needs and welfare of the city at large. You need to evaluate not only the needs of the businesses in the city, but also the needs of the people who live here. If you do not support these architectural standards for whatever reason, perhaps you think they're unnecessary or they're an overreach of government, forward a negative recommendation. If you support these architectural standards, forward a positive recommendation. If you would like to see additional changes, forward a recommendation enumerating those changes to the city council. With that, I will jump right into these, my slides. This is a brief list of the discussions that we had previously regarding these architectural standards. The Planning Commission expressed concerns about requiring architectural standards for commercial development in light industrial and industrial services zoning district as well as the downtown overlay. The Planning Commission expressed concerns about requiring renovated buildings to comply with the required architectural standards. They had questions about what triggers architectural standards on renovations and why does staff identify 25% as the trigger point for compliance? They expressed concerns about franchise and corporate branding, expressed concerns about requiring more than two exterior materials per wall facade, expressed concerns about the prohibition of certain colors, expressed concerns about wall facades consisting entirely of brick. Express concerns about the cost of an appeal to the architectural standards in the amount of time to complete such an appeal So Matt and I have worked to revise those previous the previous proposal to try and address some of these concerns number one the references to zoning districts have been removed and So the ordinance no longer refers to any of the zoning districts. What it does is architectural standards will now apply only to any commercial building or development that is adjacent to a public street, a public space, a residential dwelling, or a future residential area. Building facades that do not meet these visibility criteria shall not be required to adhere to the architectural standards. Staff has also included a specific exemption to these standards for the downtown overlay and heavy industrial zoning district. The heavy industrial zoning district is the area across the railroad tracks and the Peterson Industrial Depot. I did not include an exemption for the light industrial and industrial service as it would fall under where the building is situated and what is adjacent to the building. Um, let's see. We also provided an exemption for the downtown for those properties in the downtown overlay. However, that being said, staff strongly encourages that properties in the downtown overlay be required to meet these architectural standards based on what is in the Tooele City General Plan regarding buildings in the downtown overlay, and I will address that later in this presentation. Staff has removed the 25% requirement for renovations and has added language that if a building renovation requires a building permit, the renovation shall then comply with the standards. Painting a building does not require a building permit, but refacing a building with stucco or brick does. For smaller renovations such as doors and windows that require a permit but do not alter the building exterior, staff has provided a specific exemption to that requirement. Number three, staff has provided an exemption for buildings that are constrained by franchise agreements and corporate branding. The ordinance, however, does require that the applicant provide documentation of such corporate requirements. Number four, staff has removed the section of the ordinance requiring more than two exterior materials for all new and renovated buildings, but has maintained the 75% maximum coverage requirement for one exterior material. We found these two sections to be somewhat redundant. A specific exemption for all brick and stone facades has been included. However, that exemption does not include cinder block and hewn block. Staff has removed the prohibition on neon and bright colors and staff has inserted language that an appeal shall not cost the applicant additional fees. An appeal shall be considered as part of the site plan design review process and the fees that were paid for the application. Onto our general plan, I think I Think I don't use the general plan as much as I should That is an important document. It was approved. It was recommended for approval by the Planning Commission in 2020 and Was approved by the City Council shortly after that? The general plan is the guiding document for our city all of our land use everything that we do is is we're trying to adhere to this general plan and The general plan does have language in regards to architectural standards I did include a few excerpts in your staff report for your for your reference that included the page numbers So you could reference the general plan, but here are a couple of them that I that I would like to share with the Planning Commission To all cities mission statement states a proactive approach to creating and building the city of the future through efforts Such as city code provisions and design standards. There it is right there in our general plan.

I

Quality land development in commercial areas, adequate sidewalks, street lighting, high architectural quality, reasonable signage and landscaped parking areas are features that contribute to quality of development. We're not gonna achieve high architectural quality if we don't have any kind of standards. To all those economic values, quality design standards. And then for the downtown, Modify the downtown commercial zoning to emphasize historical design and consider adopting design standards. So our general plan is full of references to architectural design standards. And I think that we should consider that in making our recommendation. So why these particular architectural standards? Why did we bring these to the Planning Commission for a recommendation? Number one, developer requests. When I get a request for a new development, every commercial architect asks for design standards. They want them. They need them. They expect them. When I tell them we don't have them, it's almost like they go into a cognitive state of dissonance. Well, what am I supposed to build? We get these requests. Number two, we are trying to address concerns received from residents of Tooele City regarding the general appearance of the city. I oversee the code enforcement division. We get complaints. They are real. I'm not making that up. The mayor's office gets them as well. So we're trying to address that. Number three, preserve the architectural integrity that matches what new developments are bringing. If you notice our new developments, they're putting up some pretty nice buildings. They look great. And we want to preserve that. We want Tooele City to maintain that baseline. And the mayor and I believe and agree that these standards would preserve that baseline. And then number four, the Tooele City General Plan encourages the adoption of design guidelines because Tooele City is committed to building and maintaining an attractive community. Now I wanna just show you, go through some of these building elevations and quiz the Planning Commission as to whether or not they think these would comply with our architectural standards. This is the new micro hotel building on the north end of town. Would this building comply with our architectural standards? I believe it would. There is more than two materials on the facade. They have some cantilevered wall space. They have horizontal variation in the wall. And they have a roof line that has variation in the expanse of the roof line. This was a building application we received for the Napa Auto Parts. It was nothing but a cinder block box. We didn't have any architectural standards, but your city planner at the time had to beg and grovel, and I was able to get the architect to add some windows to the facade and put an additional height on that roof line. But I had no architectural standards. I had no teeth behind that. I literally had to beg the architect to do that. And I'm grateful they did, because it looks a lot better. This is our own Tooele City Hall. Now, under our proposal tonight, this building complies with the architectural standards. Not only does it comply, it exceeds it. That building has columns. It has cantilevered space. It has multiple materials, counting the rotunda. Easily compliant with these architectural standards. This is our historic post office. Beautiful building. It would easily comply with the current proposal. That building has brick, it has crown molding, it has concrete panels, it has arched windows. Easily compliant. Here's a thrift store building on Main Street. Would this comply with our standards? If they were to come in and renovate that building, we might have to have them tweak that roof line a little bit. But the facade has all the variation in the depth. It has multiple materials. The facade itself would comply. This is a really cool business located down on Main Street. Would this one comply with our ordinance requirements? My response is absolutely yes. That structure has brick. It has alternating brick patterns. It has concrete lintels. And it has shake siding underneath the gable. Easily compliant. What about that little accessory building on the backside there?

I'd say no.

Well, it might have to be painted a different color if it was to be approved today. But that would be it. It would have to be painted a color that complements the building. And you could present an argument that it does complement the building.

Because of the steeple up above.

What's that?

The pitched roof right in front is the same colors as that. Exactly.

So this is the building I frequent quite often. I give a lot of money to this guy. This is Mr. Lawson's dental office. This one is a little unique. It might take a little work under these current standards. As you can see, the exterior of the building is pretty much all stucco. If they were to come in today, they would have to add some other building material to comply with that 25% requirement. It could be anything. It could be siding. It could be brick. It could be stone. It could be another type of stucco. But the building being an all-stucco building would have some difficulty with our ordinance. We would have to tinker with that a little bit.

Andrew, on that one, even with the wood columns, that doesn't count?

Well, and that would be the beauty of it. There's flexibility that we could look at that, and staff can look at that and work with the applicant. So excellent point. This is the KFC that was recently remodeled. There are about six materials on that building facade exterior, easily compliant. Some of those materials are aluminum panels. So there's a wide range of exterior materials that can be utilized. This is the recently approved jack-in-the-box. They've got varying types of stucco on that building exterior. The roof line, as you see it, is actually about 40 feet in length until you get to that pop-up. So this building would be compliant. This is the recently constructed Burt Brothers Tires. The form of the building is fantastic. The entire facade is currently block. So if that were to come in today, we would have to require them to find another material or another type of block to comply with the 25% requirement. This is the O'Reilly. I frequent this place quite often. This building might have some problems under today's standards, especially that roof line. And there isn't a whole lot of horizontal variation on the front of the facade. Those are some samples. I just want to run those by the Planning Commission for your information. So what do I need from the Planning Commission tonight?

I need a recommendation.

If you are opposed to the architectural standards, by all means, make a negative recommendation. You can make a positive recommendation. It is entirely your purview, but I need to move this forward to the city council. That's my presentation on these architectural requirements. I'm hesitant to open it to questions. I don't want to get into a debate about the nuances of the buildings in the city. So you need to formulate a recommendation. You need to have deliberations among yourself and form a recommendation for the city council to consider. If you have any questions that don't involve nuances of other buildings, I'm happy to address those for you.

All right, let's bring this back to the Commission. First off, I want to say thank you for explaining this in detail. That's not just for us, but that's for the public as well. That helps them understand our jobs a lot better, as they probably don't know sometimes. So thank you. That's kudos to you. That's awesome work there. I appreciate that. My pleasure. Let's bring this back. Any questions, comments from the Commission?

Actually, I do have one question specifically to the code, and it is regarding the roofing not being considered a color or a material. I know it's an old fashioned roofing, I don't say it much, but what if this were a mansard, somebody wanted to put in a building with a mansard roof, does that not then become?

I thought about putting some language in there about mansard roofs and really I just, I would interpret that as an exterior wall material. So if they were to come up with a mansard roof with shake or shingles, something of that nature, and then they had a brick on the rest of the building, I would interpret that as an exterior wall, not as a roof. Thank you. But, Tim, if you want to recommend a change to that, we can address that. I have no problem with that.

How often do you see those types of roofs, though?

There's only one or two in Tooele City that I can think of off the top of my head, and I don't see a ton of them being built now anywhere. Perfect.

Good question, though. Any other questions, comments? I do like the readdresses, the changes. That kind of makes me feel better. So I appreciate that, Andrew.

Yeah, Mr. Chair, I'd probably make a comment too. I do appreciate that as well, all the changes and everything, because I can see how all those buildings now do fall within the code as written. I don't think they did before, so.

Kind of opens your eyes a little bit to see which ones don't now, huh?

All right, I'll entertain a motion on this item.

I'll make a motion.

Commissioner Proctor.

I move we forward a positive recommendation to the City Council to adopt the proposed Tolles City Code Title 7 Chapter 11C Design Standards Commercial Ordinance as included in Exhibit A of their report.

Okay, I've got a motion to approve a positive recommendation. My apologies. A positive recommendation from Commissioner Proctor. Do I have a second?

I'll second.

And a second from Commissioner Hammer. Any discussion before we take this to a vote? Commissioner Hammer, how do you vote?

Aye.

Commissioner Sloan? Aye. Commissioner Proctor? Aye. Commissioner Fairclough?

Aye.

Commissioner Jensen? Nay. Commissioner Anderson?

Nay.

I am Chairman Hamilton. I will vote aye. This one is a positive recommendation. Five to two going up to the City Council for further deliberation. So you guys can have fun with it now. I like it. All right. Moves us on to number seven on our agenda tonight is a City Council reports. Councilman Gossett. He likes to look at us when he talks to us. I appreciate that.

I just didn't want to be lazy and sit there. Your words, not mine. You were thinking it. So two weeks ago in city council meeting, we had a really good presentation from Shannon Wimmer about the budget. and taxes and stuff. And she did a really good job explaining it. You could tell that staff really tried to keep taxes low. Even though there was an increase, it was very slight. I mean, it was a buck, a buck a month or something, right? A buck 20 or something a month. So I mean, they did a really good job of it. One thing that I wanted to give Shannon a shout out for was there was some of the public in the public comment period had questions for her. And as I was sitting up there, She went back and kneeled down with the lady and made sure that she understood completely. And so I thought that was really cool, you know, to have staff care enough to say, let me break it down, make sure you understand it. And so I thought that was really neat. But other than that, it was all budget. It was all numbers. Right over the top. But it was a good meeting. And I appreciate all of you and the effort you guys take to make the right decisions and stuff. And so thank you for all you do. Thank you. Any questions for Councilman Gossett?

Thank you for what you guys do, too. All right. Moves us on to number eight on our agenda is a review and decision. These are the August 12, 2026 Planning Commission meeting minutes. Is there any corrections or additions besides the ones that Commissioner Sloan forwarded? Okay, I'll entertain a motion.

I move we approve minutes from August 12th, 2026.

Okay, I got a motion to approve from Commissioner Hammer. Do I have a second? The chair will second that one. Any discussion before we vote? Commissioner Hammer, how do you vote?

Aye.

Commissioner Sloan? Aye. Commissioner Proctor? Aye. Commissioner Faircloth?

Aye.

Commissioner Jensen? Aye. Commissioner Anderson? Aye. I'm Chairman Hamilton. I also vote aye. And before we move on to number nine, I want to thank and appreciate everybody on this commission. You guys do a lot of work. Staff, council, everybody that puts in the work to hold these meetings and be here. I rely on your opinions. You all see things a lot differently than me. So I love hearing what you have to say. And thank you for everything you do for us.