Planning Commission & Land Use Authority - Regular Meeting

Dear heavenly father, we're grateful to be here this evening. We're so grateful for the moisture and the rain that we're receiving at this time. We're thankful for this fun time of year and the opportunity we have to enjoy the nice weather. We're grateful that we can live in Washington City. We uh are grateful for all those who work diligently and and serve to make it a great place to live. We pray at this time that that would help us as we go throughout our agenda and the items on there that we can do so. in a calm and orderly fashion. And we thank thee and this we pray for and do so in the name of Jesus Christ. Amen. Amen. [cough and clears throat]

To the flag of the United States of America and to the republic for it stands. One nation indivisible with liberty and justice for all. All right. Item one on our agenda is the approval of tonight's agenda. I'll look for a motion. This is Commissioner Mitchell. I move that we approve tonight's agenda for November 19th. Commissioner Davis seconds that motion. I have a first and second. All in favor? I. Item two, approval of the minutes from the November 5th, 2025 meeting.

[clears throat] This is Commissioner Tupo. I make a motion to approve the minutes. This is Commissioner Mitch July second. I have a first and second. All in favor? Hi. Hi. Uh, usually we have

we have we have this mixed up annual business is before my declarations and abstensions. Does anyone have any abstensions or conflicts with tonight's agenda? Okay. Do you have the planning commission schedule that we want to approve? I didn't see that in the Oh, it's in the packet. Sorry. So, the 2026 item three is the the dates that we need to approve for our planning commission if we've had a chance to look at those and make sure that they're

okay. We'll look for a motion on that as well. Uh, Commissioner Davis makes a motion to adopt the proposed 2026 planning commission schedule. Commissioner Tupo. I second that. I have first by Commissioner Davis, a second by Commissioner Tupo. All in favor? I.

Just for the public. Same same uh pace that you've kept this year. Two meetings per month. Item 5 A Z-25-22 request to update the PUDC site plan located at 323 East Telegraph Street. Uh we'll turn this over to Elden. Thank you, commissioners. The property at this location is zoned PUDC and approximately 74 acres in size. established business. Everyone's aware of it. It's on the corner there. Um the applicant is proposing a revised site plan that includes the following changes. Replacing the above ground storm water pond with underground chambers to allow additional parking that's adjacent to Telegraph. Relocate the trash enclosure approximately 20 ft northeast and add a right out onto Telegraph Street. Staff recognizes access to the site is challenging at this location. Staff does support the proposed changes as they meet the guidelines for the PUDC zone. Staff recommends planning commission recommend approval of Z-25-22 and this is on to city council with the findings and conditions conditions stated in staff report. I'm happy to answer any questions you may have at this time.

You guys have any questions or I'll open this up for public comment. This is the public hearing. There's anyone here that would like to speak to item 5A.

Commissioners, it's good to be with you tonight. I rise today to speak in favor of this. This is a business that is done a good job with what they've had, but they've had challenges with their with the driving structure there. Just encourage your consideration on this. This is a business we need there. They need to continue to have every opportunity to succeed and I think they can with a better traffic pattern. That's all I had to say. Thank you. Oh, my [laughter] name is Kurt Ivy. Did you say I have to? Kurt Ivy. Thank you. Thank you, Commissioner Ivy.

Is there anyone else would like to speak to this? All right, we'll close the public hearing portion of this. And if you guys don't have any questions for Elden,

I'll look for a motion. Looks pretty straightforward. Yeah, it looks straightforward to me. I The only question I have is why didn't we let him have a ride in write out the first time? John, can you answer that? I can I can handle that one. Um originally when when uh flavors went in um we didn't have a traffic median out on telegraph and without that median there um our truck access management didn't allow for a right in write out at that location. Okay. But now that we've installed that median now we can work with a right in right out there. So

Okay. Awesome. You guys have any other questions or we'll look for a motion on this then?

This is uh Commissioner Mitchell. I'll make a motion that we approve or recommend approval and send it to the city council for Z-25-22. uh the request to update the PUDC site plan located at 323 East Telegraph um as outlined by staff with their findings and conditions. Commissioner Tupo, I second that. I'm first by Commissioner Mitchell, second by Commissioner Tupo. Individual voting. Commissioner Davis, I. Commissioner Anderson, I. Commissioner Mitchell, hi. Commissioner Tupo. I

I'm Commissioner Bulock. I'm an I as well. This will go on to city council with the recommendation of approval.

Item 5B is uh C-25-14, a request for conditional use permit for a five-story hotel located on the southeast corner of Buenav Vista Boulevard in Washington Parkway. Elton, I'll turn the time over to you. The proposed hotel uh previously received a height waiver up to 65 ft by the council on July 23rd, 2025. And the proposed building elevations show the building being 65 ft tall. The property is zoned C3, which requires hotels to obtain an approved conditional use permit. I'll pull up the site plan here. The entire parcel is approximately 15.5 acres with the with the hotel encompassing 3.3. This hotel is the first commercial building on this site and there will be more commercial to follow with access being provided with this first phase. The hotel includes 143 rooms with a proposed 176 parking spaces. This satisfies parking requirements. The exterior building elevations. incorporate a variety of material and include stone, brick, stucco, metal paneling, and fiber cement. The proposal also includes a landscape plan, which is aesthetically pleasing. Staff recommends the planning commission recommend approval of C-25-14.

And this also goes on to city council based on the findings and conditions stated in staff report. And I'm happy to answer any qu questions you may have at this time.

This is Commissioner Yur. I have a few questions. Um I guess first is parking. I know that there's some surplus parking has been added. My understanding is that hotels like this require quite a bit more parking than normal um because of the extended stay. How confident are you that that is the right amount of parking that we've got slotted there? Yeah, great questions. Umated it compared it to our city ordinance and and they they meet those requirements. I'm I'm confident that we'll have parking service the residents adequately.

Okay. Um, and also this is my second meeting, so I'm still kind of learning the ropes. So, just forgive me. I might ask a dumb question, but I wanted to ask a question about the aesthetic of this building. It's the first building you see when we get off that freeway exit. And, um, it feels, you know, and and also it's going to be anchoring this whole commercial area. And so I'm curious whether that is, you know, whether we as a board have any, you know, discretion about over the aesthetic of a building like this that's going to be such a visual, um, you know, spot coming right when you're coming into our city. Um, you know, there's there's not much breaking up the general facade on the building. Um, so I'm not even sure if that's an appropriate line of questioning, but I'm curious about that. So it might be a question to our commissioners. Do we have any, you know, um, sway when it comes to the aesthetic of these big buildings that are going to be an anchor for our community?

So, I'll respond with just the attorney answer. The planning commission's role is to review compliance with code and standards and policies adopted by the city. Washington City Council has not adopted any code or standards for for things like look or colors or styles. Um it might be a recommendation from the commission that you ask them to do so but but as of today there isn't a a u standard architectural

correct there is no architectural standard or styling standard yet that has been adopted and so it's difficult for the planning commission to to review on that nature without a standard. Um in the case of this one I think your commentary will go to them. They're going to have to see this one and decide on it as well. So, I think you can give that feedback, but there isn't really a standard for you to uphold or or, you know, find was not met because there isn't a standard on that yet. Okay. Thank you. Um, and then my understanding is that the detention basin is just for the 3.3 acre parcel, not for that full 15 acre parcel.

Right. Thanks. [clears throat] Also just to to comment on the design. Um most franchised hotels have their own design. So um they try to keep it pretty uniform [clears throat] amongst Hilton brands in Hampton. This is obvious brand. So

Elden Commissioner Davis just a quick question with respect to the site. Do they plan is the plan to kind of fill it in a bit because it's, you know, it's it's in a bit of a gully. I'm assuming that the intention is to bring it up to closer to street level and then kind of everything would take off from there. This this hotel site will will be [clears throat] padded out flat to accommodate that or not flat but reduce those undulations, you know, to accommodate the use. So, it's going to sit up as you get off. I mean, just I I can't believe Hilton wouldn't want that.

Yeah. In relation to the road, I'm I'm not sure as to the the height that it will sit if um you know, if the applicants or the engineer, they may be able to. Bob Hermanson um representing the the project this evening. So, yeah. So, you're referring to to the large drainage channel that's there. Yeah, for sure. So that'll be um leveled off and there'll be a new storm drain pipe that accommodates that that wraps around the site and so all of that will be generally at the similar grade as the ramp um just to that it's adjacent to. Yep. Makes sense. Yeah.

Any other questions while I'm here? And the other questions about the um the aesthetics of it. So this is a prototype directly from Hilton. Um so this is their template. You you hit it spot on. they provide that and then you basically um fill in the gaps with the architecture and the internal side of it. Um but yeah, this is a direct prototype directly from Hilton that had to go through its own review process for materials and everything else that we um updated a little bit, but it's basically identical to what their template is.

But if our city did have an architectural code that it needed to meet, then they would need to update that, right? We just don't have that. Yeah, you would have to update to whatever conformance that is. Typically, it ends up being a bit of a negotiation because um these larger brands don't bend real easy. Yeah. However, you see them around like in really uh prominent places in Jackson or something where the exteriors are different, right? Like they're they're Sedona or something like that. This specific area does not have that.

Yeah. Thanks, All right, I'll open this up for a public hearing. If anyone is here that would like to speak to this item, please come up and do so. [clears throat] Okay, I'll close the public hearing portion of this. Does anyone else have any questions on this? If not, I'll look for a motion.

It's Commissioner Davis. So, I'll make a motion uh for approval and forwarding to city council of item C-25-14, the request for conditional use permit for a five-story hotel located at the southeast corner of Buenav Vista Boulevard in Washington Parkway. Subject to the conditions and findings and staff report. Commissioner Anderson, I second. I'm first by Commissioner Davis and second by Commissioner Anderson. Individual voting. Commissioner Davis, I. Commissioner Anderson, I. Commissioner Mitchell I. Commissioner Tupo I. Commissioner Bulock I'm an I as well will send this on to city council with the recommendation for approval. Thank you.

Item 5 C is a condition is another conditional use permit C-25-13 a request for conditional use permit for the Department of Alcohol Beverage Services located at 350 West Buav Vista Boulevard. Elen, we'll turn this over to you. This location is also known as lot 7 of the Bueno Vista commercial plaza sh going here. The property is zone C3 and under Washington city ordinance 910B-2B. The use regulations require state approved and operated liquor stores to obtain conditional use permit approval. This building I'll pull up their elevations. is approximately 12,500 square ft in size and includes retail, storage, and administration areas. Each DAB's building is designed with a modern feel that incorporates colors that blend in with the surrounding area and draw inspiration from the region's landscape. The applicant has noted that in order for the state to hire a firm to produce architectural drawings, the state must first obtain conditional use permit. The state of Utah procurement and contracting laws prevent DABs from entering into a contract with a firm to produce those detailed sight specific plans. Um, so in essence, the state cannot close on the lot until a CUP is secured, but yet our conditional use permit. Um, you know, the ordinance requires that conditional use permit here.

Staff has reviewed the proposal and recommends the planning commission recommend approval of C-25-13 onto city council based on the findings and conditions stated in staff report. and I'm happy to answer any questions you may have at this time. So, if this if this is approved, we'll we'll see it again, Elden, for the actual rendering of the building. Correct.

Uh the applicant um is proposing that they would work with city officials to to see this second half through the process. So there's state law that says that the state and school districts and state related entities don't have to come for local consent. The city acknowledges that, but also asks them to to come for some level of of contribution. Um, we're administering this hearing tonight as especially with them showing us their prototype of what they're what they've been building as the only required approval, which includes a concession towards the state law that says you don't have to go ask them for anything. Um, they would like to work with Washington City. They would rather not just say, "Hey, here's our fist and take it because we're going to move on and do what we want with our land." So, they they want to have some degree of local consent. They also don't want to have to come back multiple times. And so we're treating tonight as their hearing and then their next hearing in the city council will be their hearing and and essentially finding that middle ground between the state law and their desire to work with us and our desire to be worked with a little bit. [clears throat]

So that maybe you can help me. I I know when uh we were looking at a bar coming into the community, there were certain requirements or residents or whatever. Obviously, this is different. So, I'm just looking maybe for an educational opportunity here. Um those uh stores that sell the product obviously have a different different correct. So the the way that alcohol establishments are regulated, there's a divide between whether consumption happens on-site or off-site. So right now in our city, there's a lot of businesses that sell it. So it's packaged for off-site grocery stores, convenience stores, gas stations. Um they sell a lot of alcohol products, but [clears throat] but the consumption is not supposed to happen there. It's supposed to go home and be consumed. uh when it gets consumed on-site. Washington city code contains regulation and so does state state law. Um on-site consumption needs a special license in addition to just retail sales. Washington city code there's a there is a designation in the current zoning that allows a state retail sale location within this zone. And so that's probably before my time when they wrote that language. But that that's been in that zone as an allowed use for for years and years. And so this is the first time the state's come and said, "Hey, we'd like to bring one of these to to the right zone in your city." But but this would be regulated a lot like the other off-site consumption areas where it's a commercial use but we don't our code does not treat it differently like they would on-site consumption where our code essentially acknowledges there's the risks of of some of the things that come along with alcohol consumption at that site. Um and so it's treated like those other ones where if you if you are allowed within the if your land's in the

zone that allows it, bring us your application and let us process it. Thank you. I was just going to going to make a [clears throat] comment that I appreciate them um respecting the city to actually work with us. Yeah.

And you know, to their credit, our school district is also similar. The school district will come and say, "Hey, we've got a law, but we we want to let you guys know what we're building and where and how it's going to look and and where we're going to have our driveways." And I know our public works appreciates knowing those things and so do our other boards and and representatives. And so I feel like it's a good middle ground. They're giving us enough to feel like we have still some some some administrative involvement with what's going on in our city. We're also acknowledging that there is supremacy in the law and and we are a political subdivision of the state of Utah. And so if they wanted to come and just shove something in where without our consent, we probably wouldn't win that lawsuit. All right. This is a public hearing if anyone would like to come speak to it. We did have two online submitted to us that will be we I'm sure we've all read and those will be forwarded on to city council as well. They're in the record. I did want to maybe comment on the one about proximity to parks.

[clears throat] um that is still a requirement that would apply to a location like this and the proximity does meet our standard and so it is this isn't a a request to become closer to a park than the standard would allow it. This one does meet that measurement. It's far enough away that it's okay. Correct.

So if anyone here would like to speak to this, please do so at this point. Item 5C. Okay, we'll close item 5C's public hearing portion and if you guys have any other questions, Commissioner Anderson, I'll make a motion.

Just give you a little bit of Sorry to interrupt your motion. This is planned to be located on the back row of that development. So, it wouldn't have street front visibility. It might be visible say from the interstate. Um, but they've been I I feel cognizant of also locating at that location instead of being on the street fund, being back in the in the in the the back half of the project. Um, and they've they their their representatives have been very responsive with with our representatives. It's been it's been a a long process as they've looked throughout our city trying to find a site that works for them and they they feel like they finally found one. Commissioner Anderson, I move to recommend approval of C-25-13 request for condition permit the Department of Alcohol Beverages Services located 350 West Point Boulevard and

Commissioner Davis seconds that motion. I have first by Commissioner Anderson, a second by Commissioner Davis. Uh, individual voting. Commissioner Davis, I. Commissioner Anderson, I. Commissioner Mitchell, hi. Commissioner Tupo, I. Commissioner Bulock, I'm an I as well. [sighs] Item six is adjournment. I look for a motion to adjurnn the planning commission meeting. Commissioner Tupo, I make a motion to adjourn. Commissioner Mitchell, I second. I have a first and a second to adjurnn meeting. All in favor? I.

Meeting is adjourned. We will start the land use in about 5 minutes. [clears throat]

Right, let's start let's start this meeting. Welcome to the land use authority meeting for November 19th, 2025. Item one on the agenda is the approval of the agenda. This is Commissioner Commissioner Mitchell. I approve the agenda for tonight's meeting, November 19th. Commissioner Davis seconds. I have first by Commissioner Mitchell, second by Commissioner Davis. All in favor? I. Approval of the minutes from the November 5th. It says 19th, but it should be the November 5th meeting.

Commissioner Tupo. I make a motion to approve the minutes from November 5th, 2025. This is Commissioner Mitchell. I second. I have first by Commissioner Tupo, second by Commissioner Mitchell. All in favor? Hi. Item three is the land use authority minutes or dates for 2026. It'll be the same every other the first and sec third Wednesdays after planning commission. So I'll look for a motion.

The Davis makes a motion to approve the proposed 2026 land use authority meeting schedule. This is commissioner. July 2nd. I have a first and second. All in favor? I. Item four, declaration of abstensions and conflicts. Does anyone have any with tonight's? Okay. Item five is a preliminary plat approval for Altamera.

Altamera Sente Village 2 phase one subdivision located approximately West Cente Parkway. I'm having a hard time tonight. I'll turn this over to Elton. I know it is. Oh, sorry. Sebastian.

All right. Good evening [clears throat] and thank you. Uh, the applicant is requesting approval of a preliminary plat for the Altimat Sente Village 2 phase 1 subdivision located at approximately Sente Parkway and Kyma Road. This particular subdivision is proposing 53 lots on approximately 15 acres of land. The residential lots will consist of 43 Yeah. 43 single family units with lots ranging in size from 4500 square ft to 6,400 square ft. Uh 10 town home units on the northern edge of the project and also one lot which is uh number 101 on the pre-plat. That's the existing sales center which I believe will be converted to a uh a house if I'm not mistaken. No, not it'll just remain a sales center.

Ah, okay. Thank you for the correction.

Yes, I may add also that the uh density is 3.53 units an acre. The current zoning designation at this location is PCD with PCD to the north, south, east, and west. The proposed subdivision conforms to the approved zoning and the request meets the subdivision requirements and other city ordinances as it relates to this location. [clears throat] Staff has reviewed the request and recommends the lenus authority approve the preliminary plat for the altra at Sente village 2 phase 1 subdivision based on the findings in this report. Uh that concludes that report and I'm happy to answer any questions at this time. Commissioner Davis, just a question, and this is probably just for my background since I've been haven't been here all that long either, is that with this PCD when it was approved, [clears throat] not when I'm not sure when it was when this thing came into existence, but I did notice that there aren't any interim requirements for the completion of amenities in the writeup. I'm assuming that's because it's part of the broader project. Just want to validate that. Yeah, Craig Coats with Alliance Consulting. Um, yes. So, there's no like specific. There are some amenities like in the first phase they're working on the current clubhouse for that phase that was already built to the east. This one they're going to do a pool. You can see the amenity parcel up there. And then as you and you haven't seen it yet, but as you go west, there'll be some parks and there's another two pools that are planned for those communities as you go across and a future uh park on the very northwest corner of Village 2. is kind of the proposed plan for the master and they're in the master plan.

They're in the ma Okay. Yeah. So, not not all these pools are in the master plan, but like the the main parks in the master plan and some of those are part of the master plan community. Got it. So, there again, there aren't any in hooks here. No, as far as what we're looking at, they put them in as the development comes, just little by little, and then I mean, they they want them for their residents as soon as they they know they have to to sell these lots. They have to have an amenity to to move forward with them. So, makes sense. Well, while you're here, is this I know I'm not sure. I haven't been over there, but wasn't there like trail heads that were supposed to be Are they still in or they're putting them in on the It'll be on the north. Yeah. So, the northwest side

there's there's three trail heads in the whole master development. They're all on the uh the Grapevine trail head was built already. The Dino Cliff trail heads up and to the east uh northeast of Sante. So, that'll come at a later date. And then there's the Milky trail head which is clear to the northwest. So, and there's there's still the access as you can see the on the left there, there's an existing roadway that's there that's staying in place for this first phase. Currently, the wellwater line is is in that road right now. The next phase will relocate that wellwater line to Cente Parkway on the east and north. Um, and then uh the Cente Parkway will connect over to that roadway. So the the existing dirt roads are staying in place with this phase,

but those those trail heads will be improved like the grapevine trail head will be. Yes. Basically I mean that's another amenity that will that they've done and gone above and beyond to help with with and those amenity those amenities are not uh I want to be clear each trail head isn't the same. The Grapevine's like the Cadillac and then the Dino will be a smaller one and Mil Creek will be like a middle one kind of size-wise. So, just so everyone's aware, they're not all the same type of trail head. Grapevine's a big trail head that has a lot of What year of a Cadillac are you referring to? I'm going to say the one that I don't know. Okay. Not an old Cadillac, right?

Oh, wait. I shouldn't have said Cadillac. Should I say like Maserati? I don't know. [laughter] I don't know cars that well. So, the Cadillac. The Cadillac version has horse access. Yeah. So, well, they should all have it, right? Yeah. Got any other questions? Those trail heads will be um public as well. Just want to reiterate that. Yeah, good comment. This is Commissioner Yur. I have a couple questions and again, new guy, so

I'm happy [clears throat] to answer questions. Yeah. Um, I was up there a week ago kind of walking around and it seems like there's a lot of goalies and big rocks and a lot going with the storm water drainage. Um, and I was curious how much grade is going to be needed to manage that. Yeah, so those are great questions. So, if you'll see what's currently up there, Elton, can you zoom down a little bit? There's already an existing detention pond that's built on the very south end of the project. [clears throat] You can see it there kind of hatched next to the entrance to the left.

So that's u the first detention pond. Half of that is built already that we built as part of the entrance originally that handles that storm water. Now the the big goalies I think you're talking to the east. Those there's two other detention ponds to the east that that manage that. They're big holes. You can they're kind of behind walls. Oh that's what I was wondering. Yeah. And is this detention pond just for this phase or is it future phases cuz it's big? There's detention along all of Washington Parkway. And if you refer back to the master plan, they're already allocated. There's nine, I think, total. And then there's drainage conveyance that gets through the site that uh brings the drainage to it and then uh conveys it and then discharges it later. And if that was to be overwhelmed, do you know where the discharge goes where where the

So they're all designed for the hundred-year storm event, and then they discharge into the existing city storm drain system that's already in place. So, okay. Um and then I just have a couple other questions. One is the sales center. Do you have a sense for how long the sales center is going to be there? It'll be there until every house lot is sold. Okay. Up there. Like it's going to be there a long time for the life of the project and then at some point they'll decide what they do with it and have to come and deal with it. But it it was built and it was never put on a lot and we're like we should put it on a lot and make it a real lot as far as because it's already built. Okay.

So half that road's built of Kyma Drive off of it in front of the sales center. I noticed that. And then just one last question for me and maybe it's for attorney Segiller. Um [clears throat] it sounds like this land is still owned by Sitla and I was just curious like when it's that situation. Um are there any kind of legal issues with that or is it just it's okay because it's Sitla until the transfer? You want me to explain? You can or I can. I'll do mine and you can give the legal answer. So it's owned by Sitla, but they have a development lease with Sitla to develop the land. Okay.

And so with that, they they get the right to develop it. And then when they plat these, then Sitler gets their check for their portion of the property and the developer gets their check. So it's kind of like a partnership. And is is the land ultimately conveyed, the ownership of it? Yeah. So currently there's no patent on the land. There's no legal patent on the land because it's owned by the state of Utah, which is SitLa. And so when we create these parcels and these platent for the land, okay, and then it turns into a legal lot that then they can sell and then these lots are actually owned by um the group and then they sell them and split off the the profits for it.

So administratively the city will allow owners to make applications for their property. Reality though is many owners have consultants either builders or developers or or engineers who they pay to manage their land use process. And so the city will allow if the owner has signed a document consenting to somebody else to act as their agent their agent to do so. And so with sitla properties we categorize them in that category which is common category. We occasionally get owner build, owner owners doing everything themselves, but the most common one is staff verifies that there's a consent from the owner that allows applications to be to be applied for those that owner's land or plans, etc. And so we it's very common for the city to have someone that's representing the owner and and we will administer to make sure that there's proof within the file that the owner has consented to these things. Cool. Thank you.

Anything else? I think we're good. Thank you. All right. Thank you. I can't remember if I opened up the public hearing on this. All right. I'll open the public hearing portion of this. If there's anyone that would like to speak to it. Okay. I will close the public hearing portion of this and if you guys have no more questions, we'll look for a motion. This Commissioner Davis, I'll make a motion to approve the preliminary plat uh for the Altamera at Sente Village 2 phase 1 subdivision located approximately West Sentiente Parkway. Subject to conditions and findings in staff report. This is Commissioner Mitchell. I second.

I have first by Commissioner Davis and second by Commissioner Mitchell. Individual voting. Commissioner Davis. I. Commissioner Anderson. I. Commissioner Mitchell. I. Commissioner Tupo I. Commissioner Bullock I'm an I as well. It passes re item. Is that it? Commissioner Tupo. I make a motion to adjurnn. Commissioner M. I have a first and a second to adjurnn. All in favor? I. Meeting adjourned.