Planning Commission - Regular Meeting

at 5:31 on January 20th, 2026. And we do have a quorum present. We do um seems like we have a a new member. Do you want to introduce yourself? Stanford Sainsbury live out west of Pac and West Mountain. All right. Great to have you with Whatever else you want to know, you can ask. That's awesome. Okay, thank you for being here. And I think with that, I've asked uh Commissioner Seth Cox

Cox uh if he will uh lead us in the pledge of allegiance. I pledge algiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you. Okay. Okay. And our first uh our first uh item on the agenda is to approve the minutes from our December 16th meeting. Is there uh is there any comment or edits that we need to make to uh the minutes that have been uh included with our packets this week? Hearing none, I'll entertain a motion to approve the minutes. Chair, I'll make a motion to approve the minutes from the December 16th, 2025 meeting.

Okay. Mo moved and seconded to approve the minutes. All in favor say I. I. Any opposed? Say nay. There's unanimous. And with that, we we will move to item D on the agenda. Is right. Are we we still have an item D tonight? Yes. Yes, we do. This is Bryce Armstrong staff. Um, I think you all received a withdrawal statement for the first application from Rocky Mountain Power. Um, we actually updated our agenda and posted that to our public websites, but this one doesn't reflect that. So, uh, that first item, um, is withdrawn. So, I guess we don't have a D. Sorry, we don't have that.

Sorry. So, uh, we'll just, um, go ahead and move on to E. Yep. Okay. So, so D's been withdrawn. We're moving to item E. Temponoga Special Service District proposal. Because I sit on the board at TSSD, I need to recuse myself from this item. Okay, that's that sounds appropriate. Thank you. Okay. Uh proposed um land use ordinance uh text amendment uh from Temponoga Special Service District. And have we got the report? Yes. Greg Robinson from our staff will give you an introduction to this application.

Okay. Thank you. Uh good evening commissioners. Um this item is coming for you. Um you probably are a little bit familiar with this some of you um because this um in 2024 this application or a similar application came before you to request um the a storage and sales location for bioolids. Um bioolids are byproduct of the wastewater treatment process. Um, and we do have representatives from TSSD to kind of discuss that more detail because I'm definitely not an expert in that. Um, the this is a text amendment only. Um, meaning that they don't have they haven't requested any change to any zones or any zoning changes um that uh go along with this at at present. Um, you may see those in the future, but currently this is just a to amend the land use ordinance to allow this as a permitted use in the PF zone. The PF zone is the public facility zones. Um, the this proposal has many or all of the um same changes as discussed previously in in their previous applications. We if you remember we did have multiple meetings where the public did show up and made c uh many or a number of comments. Those comments were addressed in previous versions. Um before we got to the end of that process, the applicant decided to withdraw that um to review kind of their um decisions going forward and and the process going forward just to make sure this was um the right uh process and location for them to or kind of not location yet, but the right process to go through in order to kind of allow this use going forward. Um,

this ordinance allows for class A bioolids to be stored on a and sold from a site um that is a site owned and operated by a government uh entity. And the class A bioolids are the only type of bioolid that would be allowed to be stored. That those bioolids um are uh the highest classification of bioolids meaning that they um are processed to reduce the pathogens to uh a level that is not that is below the detectable limit. And again probably more specification that TSSD can provide on that if you have questions about that. Um, this ordinance does have requirements for distance from a from existing municipal boundaries as was previously discussed in a um in the last uh application. The this also includes um sorry the own uh I said before the facility owned and operated by a government entity and can only received those bioolids from that government uh from an existing um wastewater treatment plant operated by them. the al they also kind of allow for um sorry they also allow for the um this sorry I'm trying to get my bearings but uh this has also added um two two items that were um previously discussed but um we didn't get to the point where we were approving that and if Bryce you

I want to scroll down to the bottom. Um I on permitted uses under D and E. Those two items were added from the previous version. This requires the bioolids to be stored on an imperous surface. So that one of the condition or one of the questions that some of the residents in the area that they were talking about previously um were concerned about um any leeching into the soil. This would prevent that from happening. And then E requires that they be covered to prevent or minimize any dispersion of those bioolids by the wind. Um that was as you can remember that was another item that was discussed by many of the people um where this was uh this zone change was being proposed. So hopefully that kind of addresses those concerns that the that certain residents had and if you have any questions I'd be happy to answer those and if you have any questions for the applicant they're here to to answer those as well.

Thank you Greg. Um we have any questions for Greg at this point? Is the applicant here? Is it It's not really an applicant, right? Or is it It is It is They do The text amendment is is an applicant. This one is applicant driven. Okay. Yes. Hello. Hello. You have some questions or do you want me to just talk in general what we're Yeah.

Tell us who you are and and then uh just tell us what what uh what's driving this request. So I'm the district manager for Typanoga Special Service District. We provide wastewater treatment for the northern part of Utah County, essentially from Vineyard all the way over to Eagle Mountain and Saratoga Springs, not including Lynen. And we have we generate bioolids as part of our process from the biology. And um our interest is to we've purchased this property over there um on the Alberta side of the of the lake and uh we would like to take our dried class A bioolids which is the highest classification for bioolids and have that as a nutrient uh implement for um soil amendment. Um, and that's our intent. I think it it's uh in line also with uh what the city what the county is trying to do with building a road that goes up that canyon. and uh we would be I didn't bring additional uh graphics to show we've listened to the concerns of the of the citizens in the area having that impervious uh um pad and also to cover uh that and so we think it falls in line with what the county is trying to do with the road that goes up there because we'll be building that and um I think we're trying to do what's uh in line with what the county is trying to do and with the the waste stream that comes from uh citizens of Utah County. So,

I remember this topic. Was it really 24 when it last came up? Was it started? Yeah, I remember this one. So, u I would agree that leeching into the soil was a concern and and then wind. Well, you know, I I think there was a thought maybe it wasn't light enough to be in the wind, but I think there were there was still a concern with that. So, just to resolve the concern by covering it. That's that's the solution. What What do you anticip like the So, this fully covered

There's multiple ways to cover it. one to put a tarp over it like you would normal um you see farmers doing and cover it with a tarp and put tires on it. That's a potential option. Um I think we were looking at something more robust. Uh we could also do a a facility that's all fully enclosed. We could do that as well. So that's what the engineer is working on that to give me those options to see how that fits in. So, and you guys do the composting with that big I know it's a big tube of white. I mean, it's such a big long tarp. Is it is it a tarp or

That's an option. Um the tubes I think those are uh usually for the the corn silage that they have and then they can put them in the the big tubes and then squeeze it out as the farmers need the need to feed. I'm not a farmer, so I'm just what I've seen from visual observation myself. Okay. Any further questions for the applicant? Anyone? Um, I have a question. Um, if I can remember, I think it was like a a major intersection. Is is that the one where

there is a main se intersection that there's a uh the road that wants to go up the canyon that's uh part of um the public works uh folks are trying to design that and go up from uh up that canyon up that road and I've only been out there once and came down it. I haven't gone well up it and I don't know what those requirements are but we will be meeting the requirements that the county is setting forth. I know I know there are some residents that were concerned about just the um the traffic issue and you know I think someone even saying there was a bus that they dropped you know goes by that area you know children's bus.

Yes. So we will be again as I mentioned conforming to what the county wants to do in that area. It's uh not uh just to meet our needs but to meet the county's needs as a whole. And then are you are you guys um are you guys motivated to work with the local um people there because I can imagine they probably would prefer something covered versus tires on you know. Yes. So yeah, we're to people's input on that to meet the needs since it is a major intersection anyways. I can imagine it would be unsightly.

Mr. Chair, sorry to interrupt. I think it's important to distinguish that what we're talking about tonight is just a land use application or land use ordinance tax amendment that would be applicable in any uh public facilities zone in the in the county. We're not talking about a specific area. Um if the applicant wishes to put their operation onto a property, it would have to have that zone and if it doesn't already have that zone, then that zone change would come back before you at that time and that's when the specific area would be discussed. And so Bryce, just on that, so last time we heard this topic, it was through a conditional uh use permit. No, it was it was a similar they had was it a text amendment?

Two they had two applications that were run in in in duality. They had a text amendment and they also had a zone map change request which we did talk about a specific area. And so at this point it's only the text amendment. We're just looking to see if this is a a uh appropriate use in the PF zone in any PF zone in the county and and the and again the difference this time is D and E on the requirements for that. Yeah, I'll let Greg speak to that. So, Greg.

So, yeah. So, the the changes from where we got to in the last application or D& if you want to pull up that other um so just to show you. So this is the blue area is all the stuff that was modified previously by the planning commission and then D&E are the new um requirements after those discussions. So they took the comments up until that point. Um they also added D& from those previous discussion items that we had and um and submitted those to address any of the public concerns that we heard through that pro process. Okay. Any further questions from the commission for the applicant?

I just have one last comment. I I Good job doing that because I know that was something that stood out with a lot of people that they were really concerned about that. So, appreciate you guys looking at it and reworking it. Thank you. Okay. Thank you. That that's that's all for Is there any further discussion or questions for staff? Is there um a motion, Mr. Chair? Yes. All right. Um this does require a public hearing. Oh, we do. That's right. That's right. We do. Public hearing item. Yes. Okay. Yes. We need to open a public hearing. So, is there a motion to open the public hearing? So, move.

Got a motion and Second to open public hearing. All in favor say I. I. Any opposed? No. Okay. We are now in a public hearing. And I do have um a request from Mr. Stimson to address the public hearing. Did you want to speak to the to the Sorry, I didn't realize I was putting in a request to I thought it was just a sign in. Okay. You have to speak now. You have to speak. you put your name there.

I'm favorable of this. Uh I'm Wey Stinson. I live out in Eagle Mountain. Um we are Aqua Engineering. We are working with Tempono Special Service District on part of this project. And as Commissioner Davis mentioned, we've done our best to listen to the public. Um recognizing the needs for both the county vision for the area as well as the local. Uh Temponocus has been very passionate about trying to make this applicable and beneficial for all around. So awesome. We look forward to how this may progress. Okay. Thank you. Thank you. Is there anyone else who would like to address the public hearing? Uh I suggest we close the public hearing. So moved. Second.

It's been moved and seconded to close the public hearing. All in favor say I. I. Any opposed? Say nay. The public hearing is now closed. Is there any further discussion on this text amendment?

Mr. Mr. Chairman, I do I've got one question concerning sales and remind me how that is supposed to work any applicant. Do you want to address that? I I don't remember. I see I see it's addressed in here that it's allowed but and the one mile of the municipality, but that's does that mean that out there they can back right up to the storage shed and load up or how does how does that work? So the intent on the one mile would be for the location of a proposed facility in the future. Uh that it wouldn't be within one mile of a municipality. That's to help address any further density concerns with a bioolids approach.

As far as the sales go, the intent would be to make it available to uh agricultural sites there. Being it's a class A product, it would be available. there's no restrictions to it from the EPA regulation side because those uh contaminants are at below detectable limits as opposed as according to the EPA guidelines for bioolids. Uh therefore it allows for the sale of that product. Currently the district has been taking samples of what those bio sales would be so we could actually produce an SKU have a nutrient label to have a guaranteed analysis with that product uh allowing for any use of that product. Other uses of this product across the nation in a in an exceptional quality is uh allowed on golf courses, public parks, flower beds, gardens, things along those lines. Um, our intent is not to bag this product and sell it at Home Depot and various products, but to have it in more of a bulk container, meaning it's available for your typical spreaders, whether that be your one to five acre uh lots or those that might have more property wanting those nutrients available. Did that address your question?

Yes. Yeah, that that does. Okay. So, well, one one concern is, you know, I guess you won't know until you start to sell it how how many folks are going to be out there to buy this stuff. That is correct. There there's no guarantee that there is a demand for it, but we would like the option to be able to provide that and that's what we're here asking for. And I don't remember did we did we talk about how many tons a day or how many truckloads a week or be allowed on site. That was not discussed at the time. Okay. We are we're looking at uh up to seven trucks a week is what we're looking at quantity.

Sure. Um and so uh the product is only about 15 to 20 pounds per cubic foot. So it's a very light product. Hence the covers that we've talked about to make sure that with the high winds out there, it's not being carried where it's not wanted. Uh but the amount of truck traffic being presented is not substantial. Um there's a a significant amount of truck traffic already in that intersection going to the landfill. Uh some of that traffic is already bringing uh product to there and so it would divert some of that traffic that's currently going to the Bay View landfill. It would actually reduce that potential truck traffic. Okay. Thank you. You're welcome. Anything else I can provide insight on? Thank you.

Okay. Thank you. And again, Mr. Chair, I just want to follow up that um it needs to be considered any location in the area that's zone PF. You would have to consider those traffic impacts, not a specific location. Okay. Is there a motion um uh related to this text amendment to consider? I didn't see any specific language. Oh, there we go. There it is.

Okay. I uh would like to make like like to move that the Utah County Planning Commission recommend approval of the proposed tax amendments to section 2.08 08 and 12.56 of the Utah County Land Use Ordinance along with any applicable renumbering and reformatting based on the findings specified in this staff report under subsection V. Second.

Okay, it's been moved and seconded to approve uh to to recommend approval of this text amendment. Um, is there any further discussion from the commission? Um, all those in favor say I. I.

Any opposed say nay. The recommendation is approved. We will now move to other business. Election of a chair and vice chair for the planning commission for 2026. Thanks. Come back. So, I don't know. Uh, I wasn't actually here. Was I? I don't think I was here last year. So, I think uh I guess I I I nominate you again. Okay, I'll I'll take that one more year if nomination anyways. Good. So,

I'm getting good. I'm getting better at it. Um, is there any other nominations for chair? Hearing no other nominations, I would say that we put him in by acclamation. Okay. Suspend the rules. Put him in by acclamation. I think that's the proper one. Okay. I'll accept that. No. If there's no other nominations. Okay. I accept the the uh acclamation. Thank you. Okay. I'll take uh we'll open nominations for our vice chair. You're Are you the vice chair? No, I wasn't. No, I wasn't. Was Karen Karen? Was it Karen? Okay, so we were

Huh? That was my shirt. Oh, yeah. I I should have come late just once. My goodness. That good. Well, I would I would I was I would make the same motion again. Ditto for Lorraine. I I I would I think Seth like this is I would love to nominate you vice chair. Why would you love to nominate me? I know you're very detail oriented. You guys are really impressive with I wasn't here at the long Oh, the long meeting. Long meeting. Even though I wasn't here, I was I was feeling it for you.

Just just your your attention to detail and you know I I will serve in whatever capacity I I'm asked to. Okay. So, we've got a nomination for Lorraine and a nomination for Seth. Is there any other I'll if Lorraine I'll withdraw my nomination if Lorraine feels that way unless you want to vote. Say again. I'll withdraw my nomination. And support says.

Is there any other nominations? If seeing as we only have one nomination, then we'll we can also elect Seth our vice chair by acclamation. So, so done. Seth is now our vice chair. Um, Mr. Chair, yeah, before we move on to uh public comment, we had one other business item just to discuss. Okay. Um, Mr. Cox brought up a a scheduling potent a potential scheduling conflict for our March meeting.

Okay. Um, I guess I believe that's the night of the caucus for the Republican party. And so, um, we just wanted to throw that out there to see if that was going to be a conflict for people. Well, I think I think we should move it if it is caucus night. That's I I do think it depends on what time caucus starts for everybody that if we can get in and out. It depends. Six o'clock, I believe, is when caucus starts. Okay. Is it Democrat caucus or Republican caucus? I am not sure. Okay. I will have to double check. Usually they like to schedule them on the same night. There have been times where it's been different. I can't. So um do we have a a suggestion on alternate night?

Um may maybe what we can do is um we will have a February meeting and by then we'll have our application deadline would have passed and so we'll know if we're going to have a meeting and so maybe we'll wait to see if we're going to have a meeting and then if we are going to have one we can maybe adjust the schedule at that at that point if that works. Maybe a week. Does that does that work for the commission? So, we will we'll just postpone the decision on a on a new date until our February meeting and then if if there is a need for a meeting, then we can decide on an alternate date. Um, we can get clarification if that's truly a conflict before then, too. Sure. Yeah.

So, that sounds like a a good plan. Is that I don't think it requires a motion. If that works for everybody, that's what we'll plan on. Is there any further business for the commission tonight? Is there any We do need to open up to public comment if there's any desire for public comment. This is uh this is our time on the agenda that if anyone wants to address the commission and get something off their chest that they can come to it. Okay, seeing none and seeing as public comment is our last agenda item, the meeting stands adjourned.