Nibley City Planning Commission- 6/4/26

I think Tom's coming, but I didn't really Yeah. I called Tom. Oh, he's coming. Okay. Remind me what your name was. We've we've met before. Justin. Justin. Right. Sorry. Judy. Right. Right. Yeah. I knew I knew where who you were representing. I can't remember your name. Yeah. Justin Campbell. Okay. Yeah.

Yeah.

Very nice.

Yeah. It is. Yeah. I know. I it's weird. Everything just kinda happened at once. A lot of times, our agendas are light or, you know, we have more legislative items. We just got a bunch of administrative approvals. Somehow, they all got ready at once. So

Like,

Okay. Yeah. My agent should know.

Yeah. They might be fine. They might be fine. Let's see. Hey, Troy.

Working audio or video?

Think so. We will see. But, yeah, I hope so because, yeah, Tyler, that's how he said he was gonna join, but we'll I haven't seen him yet. Let's see.

It's probably put on mute.

Alright. Yeah. Looks like Hey. Hey. Just a second. Let me test. Tyler, can you oh, Tyler, can you hear us okay? Tyler, do you wanna test your audio real quick? Think you might need to unmute, Tyler. Just wanna make sure it works for you.

Yep. I gotcha. I got clear audio now.

K. Sounds good.

Thursday, June 4. We will cause me to order, and we will start with a. Michael. Mike,

we quite a few prior about

Yeah. Step. We well, go ahead. I'm sorry,

Yeah. I'm just realizing how important it is for people to talk in the microphones. I can hear you really well, Levi, but everyone else is a little quiet.

Yeah. So talking talking your mic. These might pick up very well. Those might pick up better. Yeah. Maybe it's a mic issue than more than a but okay. Levi Roberts, city planner. Tom Dickinson, city engineer, and Talon Bigelow, city assistant recorder.

And then online, we have a Tyler will break on that machine. My answer. Next, Tyler. Right. Next is consideration for tonight's agenda and last meeting minutes. Do I have a motion?

A motion a motion to approve the author through minutes and the last meeting's agenda or meeting's agenda and last No.

Very good. Alright.

Okay. We're good.

And thank you. All in favor? Aye.

Again, Tyler, is that what was your vote? Yep. I approve. Yep. It's a yes.

Thank you. Alright. Moving on to our next item, which is a discussion consideration for preliminary plat for the Maple View Box Subdivision, a two standard subdivision at approximately nine twenty five West, thirty two minute south. And

as the next, Levi, so you can introduce that. Yeah. And, the applicant's also here. If you wanna give them after I'm done, if you wanna give them a chance to fill in any details or or if you have any questions for them. But, this subdivision, it it is really primarily to dedicate a street right away on the property where the new middle school, Neville View, middle school, and hair and Heritage Elementary sit. And then it you know, with that right away, it it creates these two lots. One would be for the middle school, one for the elementary school. This is a little bit different of a process than normal for a subdivision of and that's and that's partly because of this last bullet point. School districts are exempt from from a lot of requirements for, review. So, like, for example, you didn't see a site plan review or anything for the school before there, and they've they've already started that. A a lot of a lot of the requirements, the city requirements they're exempt from. So they, you know, they go directly to the state, with their their kind of their own creature of of the state independent from from the city in a lot of ways. Now now the exception is that our city engineer, Tom, he has he has reviewed the the plans, you know, for public improvements, the water, sewer connections, the street design, and ensure that they meet city standards. But but it's it's pretty minimal, the requirements that cities can impose on school districts, but they this is this is a subdivision, and they still are, you know, do need to go through the subdivision process. Just in general, you know, this this adheres to the zoning, the space requirements. School is a a permitted use in in the in the zone that it's in, the park school zone. So this is just a look at the plat that is being proposed. The this is a preliminary plat, and with it, there are a lot of things in the packet. You know, typically, on a preliminary plat, we see drawn, you know, the utility locations and things like that. Well, the applicant provided the the full set of of drawings, and those are in the packet. And they've already been, you know, stamped approved by the by our our city engineer. But, you know, as as you know, it's it's under construction. It's kind of wrapping up construction right now. And, really, the purpose of this is just to dedicate this right of way to the city, which it is this alignment is is right in line with what's on our transportation master plan. We actually show this as a as a local street, you know, 66 foot right of way there. So that's that's what's being proposed with it. And so staff's recommendation is approval of the preliminary plat from a subdivision. The findings of the preliminary plat adheres to zoning and space requirements and public improvements associated with the subdivision adhere to Nibley City. Engineering design centers have been approved by the city engineer. So if you and if you have any other questions, we can get into further detail, but but just wanted to kinda give that preface that this is this is a little bit different than than a, you know, a typical subdivision with it being the school.

Goodbye. Discussion? Have they figured out a route? Is that where kids are gonna be dropped off and bus rapture and have the schools.

Because I know when they the bed,

they're parked all the way from the elementary school all the way to my property. And there's a 100 kids in the elementary, a new middle school, then there's gonna be over 2,000.

So if you consider the traffic flow Can you comment on that at all, Tom? Or

Lance probably do better job, but there is a roundabout that allows free flow traffic, and they're I'm not sure where the drop off is. Can you help me settle that? Yeah. So it's just back to benefit.

Yeah. Maybe go up to the mic so Tyler could hear you online and others. Other side plan? Yeah.

Bus. Most of the the the Boston distance, everything else are in the bus. We have bus travel. Addition parking. But the the is from school. We typically start rainbows. And so there's a separation between bus and

the parent drop off. Can we bring up the civil drawings or the

Maybe this one? The

bus is all buses. We we usually have bought the bus. It's. So we believe we do our energy and then drop off is in The Bronx.

Right in the middle of the team. I know this is right in

so there's a big queue in this one, which is actually a little longer queue than

Listen.

As of where we come into,

and then they go out right there.

So this is actually a fairly long queue for drop off. And for both drop Absolutely.

That's okay. That's very good.

Yeah. Spobots is on.

You can't have it all.

And then you

and then you all ran out around into the light.

It is. I'm just using that to draw up and pick up. Right? Yeah. The drop up usually give a good amount, and it's picked up is when we, you know, get available longer line. As far as events go, yes. That is one of the things as far as school goes. It's great. Your parking is based on your staff and other dates, and there's some. But, you know, some larger events and school stuff, you know, we do have overflow into street parking. It doesn't make sense to utilize that much parking for, you know, one or two events. So that makes something.

Yeah. Real quick. So I'll also point out down here on 3200 South that are widening a curve, which it will allow additional queuing out on the 3200 South. And that'll allow that to come up into that, and I think it's 9th West. Yeah. 920. Yeah. And that come up through here. I'm sorry, Tyler. You can't see this, but it it they did widen thirty two hours south for that for an additional queuing in that right hand turn. That's good. And then I'll point out also that this little jog right here, right at the east side of directly east of the roundabout, originally, there was an access point for cars to enter and exit there. Through negotiations and working with Lance and and the school board, we decided that there was gonna be a safety issue with that. So they were accommodating. They removed that and moved the accesses south and north of the roundabout. So Okay.

Okay. So, Tom Tom and Levi, I presume where this is a middle school. They you you don't get the same number of drop offs in parent office at a middle school as you do at a elementary, do you, or is it relatively the same?

That's what Lance was saying.

It is you have more. Like, as I mentioned before, you because it's bigger grades, right, than the past. These are going all your kindergartens, revision elementary schools in the district. Why are you going to pay three to five? And then those schools are going to. But, But, yes, you do have a reduction. Okay. Middle schools elementary schools has a a wider range. Just by state law, you have to go two miles, and then outside of that two miles, you must. But then elementary schools and middle schools, that changes too. So that's where it changes a lot of your bussing. But with that, you do have a reduction of the number of nursing. We have both buses.

Do you have comments, questions, noise? I know so there's a traffic study in here. Is that something we're gonna get to in a minute, or is that just part of this discussion as well? Oh, I think you're gonna have two different things that we might brought up. Right? So the chat is a lot different than as far as subdivision go. You know, what we're creating

is subdivision. The site plan, like, where there's certain things that we go into, and we've already done through that negotiation site plan. There's certain things that my end zone can't dictate, you know, with schools. And so we've already gone through all that. They gone through the site plan, gone through all the engineering, started construction a while back on that. And so the subdivision is really just creating and dedicating the right of way and creating into us. The existing parcel included where Nibley used to have it. They used to annex just 3200 South, and so the back lease was a counter parcel. So this parcel is in a couple different parcels, and so now we're just creating two parcels with the medical school and the elementary. So that's why Just a moment back up. We're required to put some information in there, but that that's already been done. So that's the city.

I'll expand on that too. This could have easily been done through a boundary adjustment rather than division, but this is the process that was close. It also has so that it could have been without even having to come to planning commission whatsoever. The only reason here is because it is the subdivision. Like I said, it could have been a boundary boundary line adjustment with a roadway dedication, and they'd be done because they're not creating any additional lots. They're just moving boundaries

around and dedicating the room. And there was a little history that this was part of it was supposed to be done with the roundabout. This is when the element is sold, and we held off for several years. And then that no supposed to decide it from. So I was like, okay. Let's put it in mapping. Let's clear it up. It's easier to dedicate roads usually with final plots, put easements on things versus doing like, Tom said, we get to just dedicate the road, done a value line adjustment reported, but lot of times, it's easier to represent that if you're happy.

So, Liva, I guess, to what is the purpose of of all this? It's just a formality. I mean, there's really nothing that we can say or do or anything like that. And I guess the other follow-up question would be, why are we doing this now if the schools don't still visit? What was it before? I mean, that's just for speed real time.

Well, I mean, the the the thing is it's only as as Tom mentioned, really, all this is doing is dedicating the road to the city as as a public right of way. And so whether they did it earlier or later, I mean, it it's not it's not going to be open until, you know, school starts again anyway. And so, yeah, typically, we would with a normal subdivision. We would see this before any of the the any of the construction, but they go through a separate process to do that. They've just been doing it on their own land without a right of way there. Does that kinda summarize it, Tom? Or

Yeah. They're being basically. I guess I'm trying to understand.

They're basically exempt from local Mhmm. So they chose to proceed with construction and defer the the dedication of the road, the boundary adjustment. They can build across their own boundaries. They don't have setbacks. They they they just comply with their own rules, and and the local government has no authority up for that. So this is like you said, it's just basically a formality. You get we get to look at it. We get to make a recommendation. I don't even know if you can deny

it. Well, I mean, I get the offer is that the school the school board just maintains it if we don't accept it. Is that is that reality, or is this is there is no option?

I'm just again, just for understanding. Yeah. Lance alluded to this before, and Tyler, sorry you can't see this, but everything south of this green line, which is basically the roundabout in south, has been on on state property, the school, and the city has been maintaining it. We clear the road. We plow it, and we we maintain the waterline. It's we already knew it. It's it's a community service everybody. So even if they didn't, we still we would most likely maintain it just for the community. There's gonna be 2,000 kids here. We don't want any unsafe conditions. Close to that. Three house.

The the a little more than because a lot of people weren't able to get the thinking. But when we did or excuse me, the elementary is that it was going to be dedicated to the city, and it never got done at the elementary school. Like Tom said, you guys are plowing it. It's a city road. Stream lights with power is all connected to you. What happened was one of the lights went out, and it's like, oh, this is Niddly City. This is not a school light. So we put a plan together about two years ago, and we just kinda had a lot. The mayor and Evan Justin said, oh, we had to had a lot. And then the middle schools came and, like, oh, let's finish the rest of the room dedication. We already had to find a plan that it came without even wasn't done.

And so now we have the middle school just to help off to get everything. But there's really no reason to not to dedicate to the city. I mean, other on top of what Tom said, it's on our master plan. They they built it. They're built they built it to ours, you know, our specs, so we shouldn't you know, we really ought not to deny a public

road or, you know Well, not not that it belong to. I think for me, I just wanted to understand Yeah. No. Is here. I appreciate it. Yeah. So

question is is your option to be denied. We don't want to.

Yeah. Anything else regarding the. Yeah. That's but before you denied would be, yes, we get denied because we don't

want them. So but we still have two bots that we put buildings across, and we have to. So I don't wanna scare I don't wanna scare too far from the subject. Yeah. This this happens all the time, state projects. The university, you know, schools, they'll even, like, in the construction of the vertical end of things, they'll they'll issue a footy foundation and maybe an underground package. So and and that's awarded to a certain contractor. And then they'll do an exterior shell package, and that might be that may be awarded to a different contractor. And sometimes I've seen up to three different plumbers on the same project because they bid it. Time is of the essence there. So they they don't wanna lose time in in going through all the 100% plan preparation reviews. They're they're working while they're developing these plans. So Mhmm. It is pretty common. Thank you.

The only issue I see the neighbors of. Either might be an issue. They might complain that they might.

I

live on him west. And I do have a question. You guys just put a stop time. Sorry.

Yeah. Yeah. And the intermaker's

meeting, let's go. And then on the on the 4th Street in in the West. You guys put up the stop signs on the long end of West. That's very brave. But what it did was it drove the parents around onto Forest Street, and now they use my yard as a shortcut. And so I'm a little concerned with more students. They destroy my yard as they go through. So I just wondered if we could put some more of parking signs along that one side of the street because I'm really concerned that we're gonna have more parents dropping kids off, and I'm end up standing down in my yard, and I'm now the old lady on the corner that tells them to have to stop. I don't know if that's an issue you guys can address, but I can see I'm already dealing with the elementary school and their parents dropping their kids off. And everybody seems to think my yard is just the shortcut.

Thank you. We can definitely make note, and we can pass it along to to to staff who would consider that. Appreciate it. Thank you. Thank you.

How many questions do we accept? The honorable. How much are you?

K. Yeah. I'm on my Claire to approve the preliminary plat or the Mapleview Hawk subdivision. Second, my mic. Any opposites who voted? K. We'll go to a vote. All in favor?

Aye. Aye. Aye. Any?

K. Five to zero. Thank you.

Hey, chairman. This is Tyler. Yes, sir. I I didn't pick up how many people in the room. Are you counting me as a vote tonight or because I'm on the road and a little difficult. Am I considered the alternate? I I'm I'm acceptable to be an alternate because I did just lose service and just log back in. So if you need me to be an alternate night, I I'm I'm okay to do that.

You will be the fit. We have four here, and you would be the fit. Okay. We'll we'll give you a second to to get back on the vote, and if we hear from you, then then we'll just go with the board.

If you end up That sounds fine.

K. Yeah. I mean, I guess Thanks. Talon, you can comment on this. You you could you could always abstain from voting if if you don't feel like you quite got it, Tyler, and you're ready to vote. That's always an option. Yeah.

Okay. I'm I'm fine with the one that we just did. So

Okay. Thanks,

In the extension, it counts as a no.

Sure.

In the extension, as you brought up, Nishnu Singh, an extension when a motion has multiple nay votes or multiple abstentions, they do count as a no, so then that motion would fail. But in the sense, it would still continue to pass. For example, that last one, if if commissioner obrae abstained, that would be four four zero nays and abstention. So we have more commissioners, and it would be the

option. Thanks, Tom. Alright. Moving on to item four. This is discussion and consideration for the preliminary flats for the bulk Hayden subdivision, which is a 22 lot standard subdivision at approximately 3601 South 1200 West. Go to Levi to present that.

Alright. So this is in an area. It's just south of Nibley Farms, if you know where that subdivision is. And just just in an area that was recently annexed to the city, but a a little over nine acre piece. Yeah. I'll show you the plat the proposed preliminary plat here in a minute. But just in general, the it's an r two a zone, and what what they propose does meet the minimum lot size and frontage requirements. And then the utilities have interviewed and and refined their subject to further engineering review at final plat, but they have, addressed staff's comments that that we had other than some conditions that that I'm I'll later explain. The canal impacts have been acknowledged by the irrigation company, but they're subject of final approval prior to final plat. So this is the subdivision as you can see. So you can even see the outlines of some of those lots in Nibley Farms to the north. I'll explain a little more on some of the the roadways, which also there's some master plan streets that that crisscross on here. But the the East West Road, they label us 3610 South, and then, 1200 West is there on the right. So you can see those 22 lots, how they're laid out. And as far as lot sizes, you know, sizes, you know, the minimum lot size in this subdivision is 12,000 square feet with an average of 14,000 square feet. So they're right right there with those those, minimums. A little bit more on on the streets, on the transportation. The 3650 South is a collector with on on the transportation master plan and on on our active transportation plan and shows the bike lane. 1300 West is a local street, also shown as a neighborhood byway, and the 1200 West is an arterial with a paved path and separated bike lane on the on the active transportation plan. And so that 1200 West portion, it'll provide sufficient width for the for those improvements. The 1300 West, it's proposed as a 60 foot right of way, and that's consistent with the right of way to the north. I will point out that I within our design standards, it says that, local collector streets, they they should be 66 foot right away. But the local street standard is 60 feet, and that's what was built to the north. And so our our engineer had, you know, had has recommended Tom Tom has recommended that that 60 foot right of way to to stay consistent with what's to the north there. The thirty six fifty, it if you look at our master plan, it shows it a little bit to the south of this. So it would it would align kind of kinda straddle the property to the south. So they they they're proposing that, you know, rather than rather than showing it in that location, that it that it'd be aligned a little bit to the north. They could do you know, they do that way, they develop the whole road and line houses on both sides rather than providing a half road, you know, which would be a a kind of a different configuration of the subdivision. The city has allowed this in the past. Nibley Meadows did something similar, actually. The it's not, you know, unfathomable that you couldn't align a future road, you know, a a 100 or so feet off offset from from what's on the master plan. But just just pointing that out. There's also well, as you can see out there on the on the preliminary plat, there's also some traffic calming features there at thirteen hundred west and, thirty six ten south. Just choke it chokes up the roadway there a little bit just to calm traffic as they make those turns in that area, and that's consistent with with our standards. There's also a, pedestrian sidewalk pedestrian right of way at the end of the cul de sac connecting to 1200 West, which is also required by our code. Let's see here. And then street trees, they are they are planning on providing street trees as well. There's no. There's not. There used to be, but there's not anymore. So that's that's just a general overview of the subdivision. Oh, yeah. I'm I'm gonna point out something else that was a point of discussion at with the staff review. 1300 West, we we explored stubbing that to the south and and asked the you know, rather than teeing it at at that thirty six ten, stubbing it to the south so you can have, you know, better better connectivity and and another option to develop that property. There's a provision in our code that basically says, you know, we we do require master plan streets, which we feel like in general, they have they have provided all the master plan streets as as prescribed in in our transportation master plan. But we have another provision in our code that says that you can't devalue property by not connecting in. They did provide a letter from the property owner to the South, which states that they don't intend on making that connection. They plan on connecting from 1200 West and, 1500 West, but, we we did bring that up as an issue, because if they did have to have two for example and I I don't I could bring up the aerials, if you'd like. But if you as you go to the south, just with the width of that that property, there may be a situation where they have to have two accesses that don't have ideal spacing if they if they can't make that connection completely east west. And so we we felt like it was a positive to have that connection, but we were not necessarily sure that we we could outright require it. So maybe a little bit of discretion there of the of the of the council, but we did we did ask them, you know, to to verify that with the property owners to the south, and they did provide that. So we wanna be clear that it was explored, and the and the property owners to the south said, no. Thanks. We don't we don't really need that connection. So now they could, and it's just a little further. They could connect, obviously, with this this 3610 Street because they do own two properties in that area, and I think that would be a a third connection into that development. But, anyway, that was a point of of discussion. Yeah. So so oh, you can't hear. Can I see the in there? So their their property, it's basically this one here and then this one to the south. And so they could they could connect it this way and then, obviously, off of 1200 and then off of 1500. So that there is a few options there just depending on the sequence of the development, but that was something we explored. So staff's recommendation is approval of the of this preliminary plat with the findings. And I I would suggest that with this one and others where there's these findings and conditions that if you agree with staff's, findings and conditions that you include that in the motion as well just for the record. But, staff's recommended findings are the preliminary plat adheres to zoning and space requirements. The proposal located canals require appropriate irrigation easements, and the proposed public improvements are subject to further review in conjunction with final plat application. Recommended conditions are street stormwater, sewer, and water design is subject to final approval of city engineer to ensure adherence to engineering design standards and master plans, adequate irrigation easements, to be dedicated, including on adjacent properties where applicable to accommodate relocated canal, street trees, and, to be modified and forms with tree policy plan and for approval of city arborist. Irrigation system for sidewalk connector at the end of cul de sac be modified subject to approval of city engineering park supervisor. A stormwater agreement will need be needed. A final plat will be a report on the property, and then final plat application water and sewer models will need to be run and updated with cost borne by developer. So So number of conditions there, but we feel we feel it appropriate to present it to you and and feel these are issues that could be worked out between now and final plat. But just wanted to point those out so that it was clear for the applicant as they as they move the project forward.

Thanks, Yep. And then we'll open that up to discussions.

What's your question?

So we went to.

You were talking, you know, 3610 South

where it is,

or especially the on the west side of the development. You're saying that because Kate Holdings owns the West and South properties, that they wanted to connect to the South. I mean, they could just extend off the 36 and on it and and then cut into that. So to the 36 would be Yeah. Essentially?

Yeah. They they could. I mean, assuming that those stay in the same hands, I guess. Yeah.

But, yeah, you you bring up a really good topic. I struggled with the omission of that North South protocol and all the way to the South connecting that property. The reason is it it it it would having it would alleviate the necessity of connecting on a 1200 West, which is our one of our our carrier roads, gets a lot of traffic higher and it connects all the way to the Loganair. Through Levi and and the applicant, they decided and and communication with the the property owner to the South, they decided that maybe it's not that important, But I I I did struggle with that. We we really looked into that and had debate between us as well.

Yeah. And and just to clarify, I don't I don't necessarily think it's not important. Just just that I don't know if we can require it with our current standards. I think it's a good connection to have. I do. I mean, the point I I suggested it, but it's a it's a little it's a little bit subjective, I think, to to require at this stage. That that's a call you could make. But

No. Talking east of that 3610. Where's the street on the east side? Is it gonna be in a jogging intersection or no intersection?

To the east of there? Yeah. I mean, it it could I guess that's the thing is they they're first to develop, and so we would we would, require the ones to the east to align with that that one. We don't that that's typically how we do it. We, you know, we connect to what is currently built. So, yeah, that does kinda tie their hands a little bit where they kinda have to do the same thing. But I don't know with the Collector Street like this that that's necessarily a bad thing to be able to develop it and double load it with lots, assuming that it is, you know, residential, this this kind of kind of development, as you as you go to the east, it I think it works.

Since we're on on that topic, really brief minor tension. Since we are going through at the city, the transportation master plan, would that be something that would be advised to to bring up or something to revisit? You said, our current standards don't require that that road to go south.

Yeah. It it it is related to this, but not really. Right? Yeah. It's through through this transportation master plan update. I think connectivity is a big issue that needs to be directed at, and we'll we'll work with our consultant to make sure that it aligns with community needs.

Yeah. And may and maybe I'll just make another comment on that is I think it I think it's a great comment to say, okay. Do we need do we need these other connections? But just keep in mind that they're vested under what's currently on the books, not what we might be considering through a a a master plan process now that we haven't adopted.

So thank you. So relevant question to this. I've recently done a walk through with a handful of residents in, the homes just in North Lake here who had a lot of different concerns with a lot a lot quite a handful of different stuff there, and and I know you've done some walk throughs there as well. The similar items, from that one that I would see here, one is the public right of way on, 1200 West, and then boundary on who is responsible for for taking care of that. I know the other residents had expressed that. Right? The developer there had said one thing. The city had said one thing, and so they were getting mixed signals there. Is that something that is regularly discussed with the with the developer to solidify responsibility. Like, for this was there's this the sidewalk on 1200 US and then the fence line where the property line is and, like, spaces in between there and the maintenance of 1200 West Sidewalk and and those things. So I guess that's my first question.

Great question. So our current code requires the property that fronts the street to maintain the departure sidewalk and everything in between the street from their property line. But that that's what our current code says.

Including the back of the property. Including the back

of the properties. Anything adjacent. No. It's the current administration's directive to the staff that along 1200 West, we will be maintaining the park here in the sidewalks. Now that's that's a big ask. Eventually, we're gonna be going all the way up 1200 West or 2200 South, sorry, all the way down to 4400 South. You're you're looking 22 blocks. But that's that's what the current administration says. Now the and and I'm gonna come back to that. But these creditors are here as well. Yeah. No. My next question. Okay. Those ones, we've we've always pushed a note on the plat that says the property is responsible to maintain their portion of that. It's adjacent to those trails or an Asia Way. It but, basically, we pushed it onto the development. October 2025, state code changed. And unless there's a development agreement that describes that responsibility, it is now the city's responsibility to maintain that. But, again, state state and local code requires if there's a street that the property owner maintain that on the whether it's a backyard, front yard, side, or whatever. It's kinda like a corner. A lot of backyard just has their corner on the back there. Those ones have it on the back. Now I'll just give you a little history. When they first started developing 1200 West up on the North Side, a neighborhood nonprofit did a couple developments out there. It was near Fireflies Park and everything like that. We were reserving a 10 foot landscape business in addition to the road right of way. Years and years later, staff changes, that that information got lost. People started putting fences up on the on the right of way rather than honoring that landscape easement. People started complaining when when Levi sorry. When Levi started saying, you can't put that fence there. We have an an easement here. And, anyway, it was brought to city council, and city council elected to abandon that easement that landscape easement. So we no longer have that. And my impression is that that easement was there for beautification. I live on a similar street. It's a minor terrier road. Everyone's backyard is faced with it. They whack down the weeds once a year when they get the letter from the fire department. So I love Nibley City's approach, the current administration's approach that we'll maintain that, make sure it's beautified. It it may not happen right away because our our we're limited in resources. And then the the subdivision that yours you're referring to, that predates most staff when that one came in. Yeah. But we're trying to just catch up to that.

That answer all your questions? I have one more that I didn't know yet, but this one, I'm going to the the connection the pedestrian walkway from the cul de sac to 1200 West. Is this plans or a curb cut from that walkway to the cul de sac? I know in the close-up north of that, there's the same path. There is no curb cut, but any maintenance that's done for snowplots, etcetera, people just drive over the curb. The curb's, like, all cracking and broken already even though it's it's only a couple years old. And,

yeah, so I guess that's the question. And so the history, as I understand, of that code requirement list, if someone has a friend that lives across the street over here, they didn't want them then backwards to go visit their friend, cookies for Christmas, whatever. So they said, hey. We want some pedestrian connectivity where you don't have to get in your car to cook Christmas cookies. So in this case, we have the sidewalk that comes around. This will adjoin to the sidewalk. It'll be an eight foot trail, and able to join to this 10 foot trail along 1200 West. From there, you're gonna be we don't want mid block crossings on our carrier roots. So we would then have to figure out another intersection to cross twelve hour west. But, no, there won't be a curb cut there, but maintenance wise, we'll be able to our our crews will be able to travel along twelve hour west, make this quick, jaunt, clear that side, welcome to continue.

Okay. Sorry. Let me clarify. On the inside, in the cul de sac, a curb cut. So in the in the subdivision north, there's three trails like that that have no curb cuts. And then okay. I know which ones you're talking about. This one, it joins to the sidewalk. Yeah. It now joins the sidewalk, but going into the road

in the call stack. I guess, a little real bad hat for that. Yeah. Yeah.

So the one that shows you're referring to further north up 13. Really? Yeah. Yeah. There's two of them up there. Yeah. There there's two of them.

I don't know why those don't have. There it is. Again, it predates turns down, and I try to get them where they're appropriate.

Can you talk about, like, an an ADA accessible access from the road to the site one? Is that something we could do later on for those

two locations?

The ones the ones George referred to it?

Yes. So there's a topic. It it's

who do you say? They're they're they're rails to put in crosswalks

at the mid block in between intersections. People aren't paying attention. So if it happens, it would I would request it to be directed by counsel or the administration, but it is possible. It happens all the time. Mhmm.

Yeah. Perfect. So

I also wanted to clarify on the master plan. 30 it's thirty six fifty. Mhmm. It's part of our master plan. So, essentially, we're gonna have two roles that connect into 1200 West right there at that. 3610 will connect. 3610 will connect in and then thirty six fifty. No. That so

no. This would this would this would be kind of in lieu of thirty six fifty. Right? So it it would it would event you it would curve I mean, thirty six fifty right now terminates at, what, 4 or maybe about, yeah, 450 West. So there's there's a pretty big bridge, almost a mile, between where that's going to connect in that in that mile. It'll have to curve a little bit to get to this spot, which isn't uncommon.

So this is replacing the risk 50 at this point? Yeah. Yes. And I think you're referring to an offset intersection style, though. We'll make sure that that intersection

Well, and I think I just it was curious if we're gonna have two rooms accessing 1,200, but this will eliminate thirty six fifty at this Intersection Of 1200.

Correct? I mean, I'll probably even call it 3650, like, when they come in with their flat. Yeah. We'll probably even change the name just to be clear. Yeah.

I'll make a motion then. I made a motion

for approval of both payments subdivision with the conditions from the staff. Right? Correct.

Right. We're gonna go from that there for the approval of the preliminary platform for OJN Subdivision with the

recommendations from staff. We already have all search to do. Yeah.

It'll be a plus. Okay. No. If you answered that question about the intersection, then what else? I think we're good in the cycle. I guess what Troy stated about kind of going into the cycle. That makes sense and not going into the road.

Not in this particular Yeah. Right.

So it it definitely would help for bikes.

It's a 100%. Funny. No. I don't know. You gotta zigzag.

Right. Before we go to a vote, Tyler, are you do you have enough information for you to make a vote?

No. No. The concerns or issues are.

K. With that, we'll go to a vote. All in favor.

I for Tyler.

Alright. And that is by by the eighth. So okay. Alright. We will move on to the next item, which is a preliminary plat for discussion consideration for for the Mount Logan Celebration Center subdivision, which is a two lock stamp subdivision in and approximately eleven twenty five west thirty south. I mean, you wanna introduce that for sure. Yeah. So, I'll I'll preface this just to say there's two items on the agenda

for this applicant. One is the subdivision, and the other is the site plan. And so the you know, some of the information is divided up that way. Obviously, there's some overlap with subdivision improvements and site plan improvements. But, in in general, we, you know, we're we're we're we're suggesting consider these separately. They the applicant did request that these be considered concurrently by the by the planning commission, but they are two separate items. So this first one is just to subdivide the lot and and create two lots with a public right of way in the middle of it, dedicated street. They they do this is in a neighborhood commercial zone, and they do meet meet minimum lot size and frontage requirements of that zone. The the utility plan has been reviewed and refined. There's subject and it's subject to further engineering review at at final plan. But in general, like I said, there's a lot of overlap with with the site plan and with the subdivision improvements, really. So so a lot of deep a lot more detail has been provided because of that site plan approval happening at the same time than what would typically come with with the preliminary plat at the preliminary plat stage. That's all all all that detail has been reviewed, and so we've we've been going over this with months you know, for months with the with the applicant and ready to present it to you today. The, the 3200 South, that it doesn't include improvements on 3200 South, the front edge of of 3200 South as well as, 1125 West. It's like which is not a master plan street, but it is is a proposed local street and would improve the access and connectivity for this this area that kind of has some limited, you know, access restraints when you look at future development of this area. The canal impacts have been acknowledged by the canal or by the irrigation company, but they are subject to to final approval, and that's one of the one of the conditions of from the canal company. They did they did submit there's a wetland that's that's on the property, and they have some minimal impact with these improvements. And they've they've they've submitted some documentation from US Army Corps of Engineers for filling the, you know, small portion of the of that wetland. But it's likely and I'll I'll point to it here that when the property is developed to the to the east, the there would be some, you know, additional, like, work done. But at this stage, they're not they're not proposing any development of that lot to the east, just to the the lot to the west. And so you'd see kind of that minimal impact there. So this is this is the improvements that are shown. So you'd see 3200 South to the south there with, you know, sidewalk, curb, and gutter, and and they'll need to, you know, restore there there's a bike lane there, so they need to provide that along along that frontage. And then, the 1125 West, which is a local street, so it's a 60 foot right of way, 29 feet of of asphalt there, but there is a, you know, some traffic calming coming into it as well with, necking that down with the with curb cuts just to to calm the traffic coming coming in. That that's in accordance with our with our code that way. And so we'll get into more detail on the next agenda item on on the the actual site plan and the improvements associated with the site plan. But as far as the preliminary plat goes, that's that's kinda summarizes all the information. And, staff's recommendation is approval of this preliminary plat with the following findings and conditions. So one is that preliminary plat adheres to zoning and space requirements. Two, proposed public improvements are subject to further review in conjunction with final plat application. And then recommended conditions are are street stormwater, sewer, and water design subject to final approval of city engineering to ensure adherence to, engineering design standards and master plans. Final approval letter from irrigation company required prior to construction, provide an engineer's estimate for the cost of public infrastructure and public private utilities such as communication, stormwater, etcetera, and then provide required dedication of water shares and rights prior to recordation of final plat or building permit.

Thank

you. So

Yeah. You can kinda see it on the on the aerial there in blue. It's it's a little bit difficult, but oh, I'm pointing this the wrong way. Yeah. Oh, sorry. Cutting you off there, Steve.

Yeah.

It's a pretty good difference. That's the departments of the, yeah, the core of engineers.

I don't know. There is some property owner sitting to the east of that the water coming at their backyard. They just stop people. There's a nine little ponds. Yes. So does the field affect that?

No. So what that is is like a spring, and there's a water right on it. And so this project doesn't affect that. It it still allows that to flow. And so when they develop on the East Side, you know, the property owner is requesting that there's a coordination and maybe help mitigate that saturation there. But at at this point, because they're only doing the West Side, it's really part of it. So who has the water right spring?

Yeah.

Hey, guys. And to hear on the

Well, I get Steve Marks and to see you all. But we've had discussions with the lady of the land where the screen is, and she would desperately like to have the help drying in her backyard because she can't really use it. Since we've complied, there's been a change in the law regarding wetlands, and the Army Corps of Engineer, from the way it's been explained to me, have said that there are some wetlands that are small enough that they really don't wanna be bothered with them anymore. It really lightened up the the requirements for things like that which this one would apply to. So we are allowed, what I understand, to go in and make changes to redirect the flow that's perfectly out to have that flow down the profiting line and hopefully just dissipate or get ever leaves the property at all. And in doing so, that should help her dry out her her property as well. And then once we've proven that to be done, we declassify almost all of that webcast because it's never had enough flow to go beyond the property.

It just just soaks up.

Yeah. It does. So from what what I understand, you know, the court of engineers, at least one of those that we really don't need to be that involved with by by shape or persist. No. That's why it's say it's it'll be fine. So that's the other way.

You had to say it. I think I can call me to the paper. Really, it is. Really lose. Right.

That's Question? I can help you understand.

Can you come have him talk? Sorry. Yeah. We we don't normally take comments

or questions. I would actually be where there's a magical pull there. And we've seen some of the other areas, I think, we get the wetlands and they get pushed or moved or feet. The natural water flow is not taken. It's moved and it's changed in in its flow pattern, but the you know, some of the environmental statements or any environment impact statements if they go to that, sometimes they're avoided or not addressed. Again, not I don't think you can leave that water polo comes out here and obviously spoken with the armed port engineers. But as long as that takes place, I just I still I mean, I want nimbly to grow, prosper, all about, you know, people may be good, but I mean, they're doing that. But we're quickly shrinking nimbly to where nimbly to not a whole lot, but a stone's thrown from everywhere else. So as we take and move these natural things that we have here in this area that we do so with with the mindset and doing it in the right way. Doing it once and not have situations that are gonna stand through different groups of people that that kinda gets to a point where we're already through that in four years ago, so we're not really sure. So we kinda can just clarify a situation like that.

Thank you. Yeah. When there is a there, our our state staff does go through all of that and and make sure that's taken care of. Would you mind talking back up to the line and stating your name and address, please, so we can get that on public record? Okay.

My name is Brian. I live five seventy one west of twenty seven one south, so I'm not necessarily high by this. Thank you. I do have a background in mining, the handling with the forest service, rural land. Thank you.

Any other comments, questions?

I wish I had the screen of my back at the time. Yeah.

Well, she she's hoping that as we do things, she still had access to that plan.

Oh, and, boy, the way I post a lot more with everybody

now is creating. Yeah. I don't know how to solve a framework. I don't know if this company can be really driven with neighbors too.

K. Any motion?

I agree with the

k. So that is including the recommendation.

The recommendation

to use. K. We have a recommendation by Michael for for the approval of the preliminary class or for the Mount Logan Celebration Center subdivision, including the conditions recommended by staff and a second by player. Any discussion on the motion?

Just clear. Yeah. I mean, essentially, this One question. Go ahead, Tyler.

I was just saying, I was just confirming no questions or discussions.

Perfect. Thank you, Ted. This one is clear. Essentially, we're just basically taking this parcel. We're making two lots with room and a pool. And the only question I did have to clarify was, is it 60 feet or 66 feet for this road? It's 60 feet. And that and that's the typical local street. It's he said. So

Let me show

So it's 13. Yeah. 13 we're talking about 1300 West. Tell him he can explain. Yeah. Yeah.

I don't mean to grab that. So the hunger's master streets plan, you'll notice there's different color lines on there. Each one of those designates a different use or functional classification, material collector that are the the green line is a local road, and our our design standards actually define the local road that's shown on our streets master plan as the 66 foot ride directly. Local collectors have it's defined in our design standards. Any green line, we'd be looking at that. This one is not on our master plan. This would be service just this this development for the property that's in question, and it is stubbed in to help develop the property just to the horse. And eventually, I'd imagine that it would circle around and curve into 1,200 less.

And we've made accommodations during with that for when we built that road too. So And I guess I was confused. And I saw you said local road is 66 feet. This is when I thought you called local as well. That's why I was confused. There's a little bit of

confusion with

the green local road and master plan streets and then the local roads that are not master plan.

Yeah. Probably something that could be clarified a little more with the transportation master plan that we're going through right now. Right? Yeah.

No. That is best to destroy.

Right. Opposition voting. That will go for a vote. All in favor of a motion? I think.

The aye for Tyler also.

Right. That is five, four, and none against. Okay, move on to the next portion of this, same, class. This is the discussion and consideration for a slight plan review for the Mount Logan celebration center, which is a about 10,000 square foot funeral home, at the mentioned address

in the left.

Yep. So we're talking about the the building on the site and the site improvements for that lot to the west of the subdivision that you just considered. The applicant proposed the building be 9,984 square feet. This is important because anything under 10,000 square feet, the planning commission is the approval authority for. Anything above, the city council is. So you are the approval authority for this building by about 16 square feet. The so that's why that number's there, just so you know. The the this isn't a neighborhood commercial zone. And, just just for your information, a funeral home, which is a pretty broad definition, I don't have it up on the screen, but it includes everything from mortuaries, crematoriums. Basically, everything in that category is defined as a funeral home. So that's why it's noticed as a a funeral home on here. That is a that is a permitted use in this zone. So it doesn't require a conditional use permit. They will

they will need to get break up the next rest hours or whatever we have Yeah. Can you give me some new miles, but We got some background noise there.

Oh,

good. Sorry about that. It's alright.

So so this as I mentioned, this application is in conjunction with the proposed subdivision. Let me give you some additional detail. This is the site plan that's being proposing. See the orientation of the building there. Again, 3200 South to the south side. You can see the parking and landscaped areas, sidewalks on there. You can see kinda where the stormwater basin will be there and more to the the south and and east side of the site. I'll get into a little more detail of of how, you know, this relates to some of Nubile City standards. This these are some elevation drawings, generally, what the building is is going to look like, the materials that are being proposed from from different viewpoints there, some more some more there so you can see see those. Generally, it's it's, you know, a stone stone with with a wood accent there so you can see that. This is the landscape plan, and they have met the the requirements for number of trees and shrubs there as well as the water wise landscaping requirements for for that. So I'm gonna go into a little more on the architectural design. I'm gonna focus on primarily on some you know, staff staff reviewed this across all the standards. So there there's a there's a document that's been adopted and it will see design standards for commercial and institutional uses that applies to the these these types of developments. You know, the textures, colors, finishes, those those meet those standards. I'm gonna focus a little bit on some standards that are not met, but I want I wanna be clear where this is a little the the design standards, there is discretion with with the planning commission. You know, with city code, typically, it's very black and white if they meet it or they don't meet it. The design standards are a little more, I mean, for lack of better term, kinda loosey goosey. If you if you feel that they meet the intent of of, you know, the of the design standards and and they have a good justification, you can allow for some some exceptions to these designs. So they have they have asked for a few exceptions, and I'm gonna go over those. So one is there's this there's this, requirement for brick, cut stone, or concrete block to be used as the primary building material for 60% or greater of the building facade along the street. In the past, we have with, for example, with Godfrey Orthodontics behind us, we've we've interpreted along the street as 3200 South. It is on a corner, but but, that's kind of the primary. It says the primary street facing facade. So along 3200 South, they're proposing an exception to allow 50% or 52% of the facade facing 3200 South as as stone with 48% as wood. I I kind of already explained these how there's these exceptions that that that could be granted if if you choose. And, again, it's it's at your discretion. Exceptions in case of innovative design and variants are allowed in the discretion of governing bodies. Innovative design that achieves improved energy efficiency is an example where the governing body may consider specific exceptions. There's other there's other phrases in the design standards that that point to, you know, ways that you can make exceptions. That that's just the way it's written. So the the applicant has justified this exception. They said our our goal is to provide a high quality design for the community. We feel that a variety of quality quality building materials brings interest and character. The alternative materials are not cheaper in cost or value. There's a little bit more detail they provided in in the packet, but I I just thought that would suffice for for this discussion. And you can you can go over this further with with the applicant. This other one is for fenestration. So this is the doors and windows of the building, you know, the areas that you can see through, essentially. Standards also require 60% fenestration at the pedestrian level. So, the the applicant has proposed 12% along 30, 3200 South. There's there's more on on other streets, but but particularly along 3200 South is where we'd be focusing where the where there's that the there's the 12%. And they said, our goal is to design a building that provides a balance between the dignity and sacredness of the passing of a family member and friend while providing quality building design for the community. We strongly feel that that the 60% glass serves many commercial uses but does not fully align with the function of a mortuary. We have expanded the glass to the maximum extent possible while maintaining the the reference and, sacredness of the use both from the back of house prep preparation rooms to the viewing and meeting rooms. So that's just something to consider. Something else here, there there is something in the design standards on dumpster enclosures, and they they they have shown the location, but they haven't they haven't provided a, yet, a elevation drawings of that. And we we we just suggested that something staff could could check on to make to make sure they meet those standards. So we're we're ready, you know, to bring it forward. We didn't we didn't feel like that was a reason to delay the project, necessarily. Looking at landscaping, parking utilities, I already mentioned that the landscaping meets the minimum standards of the city as well as as the parking. So they and and there's there's a little more detail in the in the packet, but they've they've exceeded the minimum parking requirement for vehicular spaces, and that and that takes into account both the seating areas and and and the the the basically, the maximum seating arrangement in within the mortuary. And that includes not just the the areas that, you know, maybe the main funeral might be located, but but other meeting rooms as well. What the that that takes all of that into into account. There's also a bike parking requirement. Just just a little bit of bike parking is required. They've they've shown that on the plans. And then there is within the parking standards this requirement for a fence on the edge of parking lot when it abuts a a residential zone. It's either a fence or a continuous shrubs, and they they have noted that they're going to put a fence there. There's not a specific detail, but staff just recommends that they obtain a fence permit to ensure, you know, these standards are met at that time. And then they have provided construction drawings for all the public improvements to support this development and have been reviewed by buyer by Tom, by our city engineer for conformance to engineering design standards. There's there's some conditions that I'll go into that would, you know, just just a few minor minor things that need to be resolved prior to final approval. But staff's recommendation is to approve this commercial site plan for the Mount Logan celebration center with the fine, findings and conditions below. So findings are the application is complied with Nibley City design centers for commercial institutional uses, with the exception of minimum fenestration on the primary building facade and required primary building materials, but has provided justification for an exception to these standards. More detail is needed to ensure compliance with Nibley design standards and and Nibley City code for dumpster enclosures. Two different sections there as you can see. The application is compliant with minimum parking standards of Nibley city code. The proposed utility plan complies with Nibley city engineering design standard specification and the proposed use is a permitted use in neighborhood commercial zone. Recommended conditions are that a stormwater agreement must be in place and recorded on the property prior to construction. The final approval letter from the Cow Company prior to building permit, and this is a little redundant with with the subdivision, but also important for the site plan. Provide an engineer's estimate for the cost of public infrastructure and public and private utilities such as communication, stormwater, etcetera. Fence permit will will be required prior to construction of fence to ensure compliance in Nibley City code. Fence in the front yard area is limited to four feet tall, and the change in elevation between neighbor and property may impact maximum fence height. All exterior lighting will need to adhere to Nibley City outdoor lighting standards, and this will be verified at the time of building permit. They need to provide elevation and or rendering and and or renderings of enclosure to ensure design is compatible with primary structure. This is the, the dumpster enclosure with three opaque sides and one movable opaque side, and then the compliance standard would be verified by the city planner. And then based on the pretreatment plan provided, this facility is considered high risk with regard to possibility of backflow, this will need to be addressed at building permit construction occupancy stages of the project. Little bit of a mouthful there, but all of this just to make sure, you know, that the project is is ready to move forward and meets the city standards.

Thank you. To build the site out. So You you can do that. Open up for discussion. On that last note, can you verify what is that meaning, like, stormwater?

Yeah. Can you can you get into that too? It says water quality.

The ASI at risk to certain uses and this be considered a hybrid switch just means that there's a rigorous backflow inspection and certification backflow devices and things.

Can you can you bring up the the flat end of the building? Try and figure out which which one is facing 3200 South.

Oh, okay. Have a bunch of those. Oh, what happened there? I've never even used Copilot. Go away. Yeah. Right? That's too much.

Well,

Yeah. The so this this will need to be fire sprinkled.

So the store here is for fire. Oh, and then we see this function. Can I get can I get you?

Yes. Please. Might be Yeah. We've we've got a commissioner online. He can't hear you.

Questions about two door and solve the vision.

The one on the right hand side

for the piece, b four is planned for fire the process with fire stream, fire fire department. And the other is the door into into the garage portion of the building before the the vehicles, like the hearse or their equipment for the the mortuary, if you will.

Any other comments, questions for for the recording?

I guess one question I have is, obviously, so the solid facing facade that was being tramming that they want the exception for when the administrations. Is that correct?

Well, yeah. I mean, really, none none of the none of them meet that 60%. But the 12% that was referenced is is 1,200 or is the long third 200. So yeah.

I mean, it's not in.

Do you have a four plan, Jits?

I can get it. Just give me a second.

Yes. So and well, maybe I'll have that data explained from the site plan. The the intent of the orientation of the of the building is to put the front door facing away from the busy road and to the fire flow because we're we're trying to have a little more reverence with the movement going around. We felt like There it is. So the north is to the right. K? And and so 3200 South would be on the left hand side. And so we're pushing the the active public use to the north. And then the back of house and the restrooms, storage areas, preparation rooms, are be be because of that are pushed to the south. And so that window requirement kinda, like, well, it's not really great to have 60% windows into the back of the house of a mortuary. Alright. So that that

actually, question. Yeah. What it does.

K. With the billing material, what what is the wood material, and what is the maintenance of the material?

So the the wood will be a a wood like material, so it has a high in feed rating. So it's not gonna degrade over time, but it has the appearance of wood. Okay. Yeah.

I know previously,

when this had come before us a little ways back, and the plans were on for the East Side the East property, a portion of the property. It had mentioned that, like, this was also gonna be, like, a celebration of life center that would, like, for community use, not just for funerals, but for graduation parties or things like that. Is that still one of the intended uses or is no longer?

No. So yeah. It's it was kind of like a branding exercise. Maybe see if I needed to speak. If if I'm speaking, correct me. The it is a the intent was a celebration of life, but it was never really a community celebration center. It's definitely was focused is funeral. In fact, we're pivoting away from that term of celebration to avoid that confusion. It and the intent is the funeral call that works great. And so yeah, maybe in the future, the other side, it would be great. I'd like maybe daily discussions about us through celebration center as you're referring to the other side of the street, but that's really that's not planned. Thank you.

I do have concerns about go ahead. Yeah. I was just saying this looks very much like the web, you know, hold on a breath too. So so Okay. I don't I don't think we're supposed to speak that out. See that. It's a little bigger for me. Yeah. This is a little bigger plan.

No. So I think my concerns are for the adjacent properties. I mean, the entire west side of your property is homeowners and residents. And I understand that the fence option is and I and I trust that city staff will approve whatever, and it'll be the code. But I guess I'm my concern is what are your intentions and plans for protecting their view, just a parking lot? Or do you have any Like, with, like, an opaque fence? Yeah. I mean, do you guys have obviously, you don't have it ready to present, but do you guys have ideas to get it discussed?

I mean, what are your thoughts on that? I mean,

being the owner I mean, that's a challenge, I guess, when you have commercial and residential adjacent to each other. If I explain

Yep. Their house way of west of the building to the north is their little house there from there to 12. Both west is in the country and stuff like that. So I have talked to the owner of that home, the big West, and and she really didn't have any concern. I said, we'll have to put up a fence or something to protect you guys, and she said, well, that would be wonderful, and she didn't really seem too concerned about it at the time. Her only concern was if we put a building down, then somehow that squeeze water out of the property, it didn't hurt properly. Right? Trusting the engineers, but that's not good. That was her main concern. It wasn't so much the view. It wasn't so much the vents. There is a big tree right there on the side, way over that will probably have to be the rest of the you know, I didn't talk to her about that. But So you're saying you're gonna possibly cut down that tree or or modify it? Because We've we've gotta talk to her because it takes a long way over the property.

But is this the burn since you're referring to? Or No. It was.

Yeah.

It was the The handsets? Yes. Okay. An old an older account. So I ran off the 1,300.

Right. That's what we've seen with their me less than the bullet. Yeah. I did talk for c six very reasonable.

Okay. David. David, by no offense, is something that

This is this is Joe Hardy. He's a contraband.

How's it going? So, you know, something's very typical that would be installed. Property would be, you know, like, a pretty metal fence to to shield lease homeowners and future homeowners from from lease that you see parking lot and then and then build. So that

that's something that was very typical that so that it meets the city

city requirements. That's not. One of the And if I feel I need to bring this up, it's not as obvious on the plans that you're seeing, and it's more in the civil drones and things. But there's a pretty big elevation gain. They're building this site up four feet plus. And it is and and it was because of the stormwater. There was nowhere to discharge it. They had to build this up in that pond. There's they installed a pond right here and right there, and there's two ponds and then it discharges to the canal across the on the other side of 3200 South. The only way to get that is to build it up and the road and and everything else. I work with the designer, and they've got a nice decorative retaining wall. So the big rock was just stone. So they put some effort into trying to mitigate any, like, stormwater runoff and flooding of the neighbors. So So, like, the neighbor's concern was the water. I mean, they that's what you're addressing, basically?

No. I think she has a different

concern. It's consolidation of clays or consolidation of the crown. It's like think of a sponge. It's absorbing, then you put some weight on it. It starts leaking out. I I don't know if that's the big concern here.

Yeah. Nor normal. Yeah. Sorry.

May I make a comment on the previous thing you discussed about your question on kind of that sin? Sure. When we were starting planning this, we were thinking, well, let's build one building that's built big enough there. If we're not having a funeral or something like that, we could put it to use somewhere else. You can put it all they off the loop. But the the the more we get into that, we just we didn't feel like we could make a virtual area and have have for the at this. And so that was the primary motivation to divide into lots. Now our loan is fusing the Internet, so our loan will have gold lots tied up on that. We we wouldn't be able to do anything to get a lot until we satisfy the vanish about that little but the the intent is now that we could do a true events on the other bot. And that way, we're gonna have both services there. And, hopefully, if we need it on full party, it might be available at the other lot, so forth like that. So, again, it's not a for sure what we wanna do, but that was the planning why we wanted to divide that lot now so that we didn't have to go do that at a later time. We were advised that it'd be easier even now. Also, just FYI on here. So there's 13 total acres there. There's three and a half on where we're building out, and there's eight and a half behind that. And the owner of that problem would like to do something with that as well, and I have the right to be a developer on that. And we are open to suggestions. We want to do what the neighborhood would like to do. So if we have better chance of success, we do with maybe one first of all, we so we have no plans right now. But the plans for that road are are being called to go directly to the door. And, again, we talked to putting a city to to have that a lot of color glass. So that would open itself to quite a bit of development there. So if you guys have ideas, we're a few years late now, but we'd love to hear from them. The last thing in this comment is every single person that I have talked to about this project, they start with Slack. They're just about time. We we won that here. So we're really excited. We think we're bringing you a very good asset to yours. We hope that you guys love the look of it. We hope that we're good developers for you. You know, hey. You plan this channel. Please let us know, and we'll try to address this. We're just paying to that. Just one question here. We have we have a lot. What's the maintenance gonna be on that? How's that gonna be taken care of? It's not it's not a new problem. It's really Well, right now, it's just pasture. And so we will probably get set up and allow it to save pasture in time a. This is the one we get a we need a Rupi. To add additional documentation, something you asked on previous saying, we have water rights in the spring for 30. Mhmm. There may be work while I've matched to that, but we have both those things. That's great. So it's really important for that lady to have that not have a lot of rights, but she's very happy that we might help help her.

Thank you. Thank you for the context, Snoop. Appreciate it. Any other thoughts, suggestions, or questions?

I'd love to hear people's thoughts on the the materials, the wood versus the. I don't even wanna make an exception to it, but, I mean, do you guys have any thoughts, pros, pros, cons, or against? Does anybody even care?

I I feel like like we and I had said, the intent is there in terms of the wood and and the rock. It's pretty close. You know, it's it's a few percentage points difference. And I like, looking at it, like, adding a a few bit more a little bit more rock on there, I feel it would take away from the look. I feel like it looks pretty pretty okay. So, you know, I I don't feel strongly about the rock and the wood part. The windows are understandable. So no real concerns for me up there.

Yeah. I wood and the rock, I wish it. So I don't think it's real whether it's some you know, you've been made product. The windows are not an issue. They still know about the orientation of the building, both north and south. That's right. But now we're figuring Change the orientation. Same that you'd rather have a main flaw, the flip flops so that the main entrance was the more Well more visual aesthetic part of the main road. It'd be awkward for a funeral. It could. Yeah. For each other's house. So I don't see how they could, you know, flop it. But I mean, I guess, an alternative would rather have them have something more aesthetic on the road facing. Well, I guess, my concern is is they're gonna blend it with the paper around, Or is it gonna look like it stands out like it's worth noting? Yeah. It stands out like it's worth noting. No. That's your that's my only concern. We know it's not an issue. Maybe building. So it looks like a firehouse. So, you know, not that that's a bad thing, but, I mean, obviously, we're looking at drawings and drafts of it as opposed to something else. But, you know, I agree. I don't know about the third 200 facade, and that's why I was wondering. I mean, if if it was more if we did push more well on that, maybe for the less well on that, maybe we can make it look better, but I don't know. I don't love it for when people drive by. But but I'm hoping that, obviously, landscape, we could improve that. You know?

Levi, could you go back to the the landscaping

design? Is there a bunch of landscaping on that portion? The trees are

Well, there's street trees. Yeah. It's more it's more shrubs along along there. But then you got street trees out front. You got shrubs and and trees along along the street. And then, yeah, I mean, it's it's set back a little bit from there.

Right?

Yeah. Any any other comments on? Any other comments in general?

Maybe if I can ask the the problem, have you guys considered I mean, have you I mean, I assume, obviously, you guys have analyzed a lot of things, but anything to make that southern that 3200 South look prettier than just a a wall, I guess. I mean, I don't know. And none of you initially have to, but I'm just curious your thoughts. Yeah. Yeah.

Yeah. It's hard. Yeah. They get so tired. You're the first person that's brought that up. Everybody else that sees these designs there, we love it. We think it looks really nice. I think Justin's done a really good job. One of the things you have to consider, we changed especially with windows and stuff, then, you know, redesign walls and spray, very long and stuff. So we request that it stays the same, but we like to look at the logos, loaned the look of it, and I think it look really nice.

I guess, question for Steph. I I don't remember the specifics on the on the glazing. Like, does it have to does it just have to be a glass material, or does it have to do you have to be able to see through it?

Yeah. Then from what I recall, it it you have to see you have to be able to see through it. So it's like clear glass is what it says.

So like a like a a really decorative glass? Frosted

with the paint. You know, like I don't know. Yeah. I mean Yeah. I I don't know if that would meet the standard anyway if if you had that.

That's okay.

Yeah.

I mean, I I don't I don't love the facade there. And, obviously, you know, when it comes to fruition, it may look better than what I'm just thinking. But, I mean, it's not enough that I'm gonna turn it in. I just you know, if you guys thought about it afterwards, wanna get more creative, maybe, you know, I just made sense that I decided to buy items.

Well, we made the most visible part of the people driving west, seeing that east side of the building, which I think is really, really pretty. Then coming from the east, the property to the west of this blocks a lot of that view.

Well, I mean, the middle drawing here with the grout stores, that is the west facing facade. Correct? And so you have all those architectural windows and things like that just to the north of the garage doors. Correct? So, I mean, if you can know it's more aesthetically pretty than than the east facing facade. The east facing facade, I'm not mistaken, is the top view. Correct? Is that the top view is the east facing? Yeah. So as you're driving west, that's what you will visually see. Correct? Yeah. Mhmm.

The the reason that there's no room on that side is That's the chapel? There's a chapel upend. You can come out to a patio

there. So there's just more Well, I definitely agree. That's definitely the prettiest facade that you guys have is that that west face. But like I said, it's not that I'm gonna vote against, but I just I mean, we're here. Might as well talk about

The prettiest part. I live on the the prettiest part is one moment you see. Even from our house, you have to walk out to the hay again and look back and see where it's scarred, but we still love it. Sounds fair. From over here. It's

maybe well, I mean, I can

I don't have a solid answer to your concern? This is kinda what it looks like.

To be true. Probably

the stone has been probably as I've gone through the process, meeting that requirement has been more in my mind. So I thought that was maybe more of the objective of of the city as wanting more more base and rates, you know, in our commercial buildings. But if I'll I'll think about, like, a way to maybe break it up. Maybe I have to introduce another horizontal line that would match maybe the roof line a little bit that would maybe bring it up or an honing. But I to to Steve's point, like, I one thing I can to stay away from is, like, just trying to, like, add things for the sake of adding for interest. And I think they just kinda feel like stickers. But I'll I'll figure out some more. If I come up with an idea, we'll definitely do it. We'll run it by the staff to see if we're still aligned.

Three windows be should it be bunched in the middle? We spread out or balanced better? Yeah. It's again, it's

kind of we're kind of aligning with

the wood within use. And also what's inside? Yeah. It was what's inside. Like, to to your point, though, that's so so the view that we see in the top view on the left, I mean, essentially, that's your preparation area. Yeah. So so you really can't have Windows there unless you're eliminating privacy. Right. So maybe the potential creative options that might get a little opportunity and punch through that main screen. But that's from the base where you can see

where where I'm driving at. Because that corner right there, there's actually an. In the corner of the Right. Right. That upper left groin. Right here. That's an office right there. But the reason why there's no windows to the south is to elevate the masonry of fire. So that that would be a potential opportunity.

Masonry, I'm not concerned about. Okay. Yeah. Lots of it, though. I but I wasn't I wasn't sure. We've got

we feel like we have a great design. We're just falling short of your areas.

Right. Right. Just looking at this one of those windows, which it doesn't even open up completely in the building. It's by the cooler. You have a liquid efficiency. It's alright. Well It it lines up with the cooler. Yeah. It will. Yeah. It's about It won't go there. Right.

Mhmm. Okay. It's just it's more for appearance anyway. Just yeah. Again, I'm trying to check check all the boxes for you. Yeah.

Yeah. Yeah. But at least it's not a blank ball. Yeah. It's not a blank ball. It's it's okay. But, yeah, that's good good observation.

I made a motion to disappear the site plan for the memo and celebration. Well, I guess, it says the celebration center, but essentially, the mural, with staff's recommendations on it. K. I'll send it to you.

That was right there. Yep. K. We have a motion by Kyle for approval of the site plan for the Mount Logan's Liberation Center and then a second or with SAS recommendations as well and then a second by Claire. Any discussion on the motion? K. With that, we'll go or go to a vote. All in favor

of the motion? I

Hi. Hi. Hi. Taylor, are you still with us?

Or or I guess I don't know. Tyler Tyler is oh, I think Tyler dropped off. Yeah. Looks like

at us on Vodis 40. Yeah. That's just Benny?

Alright. Follow-up with you guys. We'll follow-up with you guys, Dhruv. What's that? We'll follow-up with you.

Yep. Yeah. I can pick it too. And if people look further south, we go from.

Hey. Can I take a short I know we're like, one of my?

Need a break.

Yeah. Well, then we'll we'll take a 500%. Wait. Yeah. Thank you. You're right. Yep. Yep. We'll follow-up. Let's see. Yeah. Yep. We'll see. Shit. We Sorry. Sorry. We'll take it outside. Yeah. I can

We're continuing the meeting here. Yeah.

Over to

the card getting to our so it's the last item item agenda, which is a discussion and consideration for the the preliminary flat and the 4150 Palo Road subdivision. So the new box standard.

Levi.

Yeah. Thanks for your patience, Michael. Sorry. But here we go. So this is a standard two lot subdivision. That is the wrong address and the wrong zone. It's in it's in the obviously a cut and paste mistake there, but but it's it's on 4150 South Hollow Road in an R 1 a zone. So just so everybody knows, not all of Hollow Road is rural estate. The northern sections are R R 1 and R 1 A, and this and this section is is R 1 A, which is three quarter acre minimums as opposed to, you know, two acre minimums that you see kind of as you go south on Hollow Road. It it does this subdivision does meet the minimum lot size and frontage requirements, which is, again, that three quarter acre and a 150 feet of frontage. The the street improvements that are shown on this preliminary plat are limited to the frontage of the undeveloped lot. So this this was this took a while to get to this point. I'll just say as a background, that our current Nibley City code actually states that, you know, it the throughout the subdivision, public improvements are required. Well, the the applicant submitted to the property rights ombudsman based upon staff's comment, for for their application and a an opinion on this. What do they call it? Is it an Yeah. It's an advisory An advisory opinion. Sorry. Got brain cramp there. But but the and that and that advisory opinion is in the packet, and they and they basically said that it it's an unlawful exaction to require for the entire frontage, the the sidewalk and and curb along there. The so what the applicant at this stage has proposed with this preliminary plat is just the the sidewalk curb on on the new lot. So they're saying there's a there's a current house here to the south, Lot 2, that is shown. They're saying that the city should not require the sidewalk and curb along there because there this this gets to exaction law and rough proportionality and of of of the exaction as as well as what's the other term? Sorry. Nexus. Yeah. Getting late of of that. So, anyway, basically said we we should only require it there. Other than that, you know, there's not a whole lot of detail with this subdivision. It's it's just dividing these two lots, you know, with the purpose of building one additional house on this on this lot to the north. So right now, it is staff's recommendation to approve this preliminary plat with the recommended conditions and and findings of that the preliminary plat adheres to zoning and space requirements with the exception of rear. Oh, yeah. I did mention there that they there's a rear setback error that they that we're suggesting can be fixed with the final plat of 30 feet. It says 25 feet on there. So the preliminary plat here is zoning and space occurrence with the exception of rear setbacks that may be corrected with final plat application. Proposed public improvements are subject to further review in conjunction with final plat. The property rights on both demand has concluded that requirement curve and sidewalk along the entire frontage subdivision is unlawful exaction, and street frontage improvement should be limited to the frontage lot one. And with the recommended conditions that financial surety will will will need to be provided for public infrastructure prior to recordation of final plat and provide in engineers estimate for roadside improvements and utilities. On the final plat, we'll need to include a note restricting floor elevations or symbology such as hatching shall be added in the final plot denoting areas. I didn't finish that sentence. In which in which groundwater is estimated to be 48 inches or or less. And so that's really on on the backside of the property, not really where they're intending to build, but but that should be noted on the plat. And then, they as I mentioned, they need to increase that rear setback to 30 feet on the final plat.

Thank you, Levi.

Right? Open up to with permission.

Okay. And okay. He does have a bit of sidewalk in the parking all the way down. But are we going with sidewalk? Take it all the way down for a lot of people. We don't have any plans to currently. This is gonna place sidewalk out there than it is.

So that is going to be a topic for a future meeting. Right now, we're we're waiting for a I'll I'll I'll just say this, that the applicant has has submitted a request to for an exception for the sidewalk, but that needs to come through a development agreement, which hasn't been drafted yet. So that will be considered at a future date, this this issue of the sidewalk. But for now, as far as what's on the preliminary plat, they are meeting the city's requirements. And so we are suggesting that this application be approved if if there is an exception granted at a future date, which that would actually need to go to city council after after planning commission reviews it, then, you know, that that requirement could be lifted. But right right now, that's not in front of you. So

If you could put it, what is it?

Yeah. And we hopefully, there's a sidewalk there at some point. I think 2600 Hollow Road. I mean, there there is there's a short section of sidewalk north of here, along the Cottonwood Subdivision. That's about the only spot. But, anyway

Yeah. He

does. No.

Mhmm. Yeah. Sorry. You got the applicants here.

So this is Ruby's reps when somebody was previously on the. Yeah. I don't see any issues here. But it's just subject value in the property. The second house could be built on the property. If the desert is only code oh, yeah. So I'll make a motion. Yep. Go ahead. I made a motion for approval. The block for forty one fifty certification. For mod two. It's but the condition for the sidewalk on lot 1. We're the the development to not go up.

Does that make sense? Whatever this Yeah. And that and that's what and that's what's on there. Just to clarify, that's what's on the the current application.

In this condition, then Also, to that. But is there a few options such as approval of the preliminary plat with staff's recommendations. Any any modification to those recommendations? K. And then it's saying by the silence?

Well, I think the the opinion the binary opinion, that concludes that means that we're not doing we're not forcing the sidewalk on the block two.

Mhmm. And that's what the status approval Yeah. And it it's it's it is mentioned there. Yeah. Yeah.

Yes. K. There's a question on the motion. K. Go to a vote. I'll have the order of the motion. Aye. Aye. Any opposed? Eight four zero. K. Thanks, everybody. With that, I'll go to our last item of that reports.

Alright. Maybe just something to report on. In light of last meeting's workshop, you know, we were talking about residential zoning and and potential code changes. We're we're still so we talked about an grant application that we were unsuccessful on this year. The the city council weighed in on that in the budget process and decided just to, not budget for the city funds for that this year, but to try again next year. And so I think there's still some progress we can make, but on on the code, but we don't you know, we're not going to pursue a full scale, I guess, re rewrite of the code or or or overhaul of the code. We but but we we can discuss kind of what how to tee it up, I guess, at that point is kind of my thoughts. Obviously, there'll be other things to work on. There's there's some let legislative changes on the next agenda. For example, there is gonna be some tweaks to our accessory dwelling unit ordinance, partly to meet state code and partly just to deal with some deficiencies we've seen. So you'll see that on a on a future agenda. And, we've also just something else that that you should know that is gonna be coming at a future meeting. We've we've seen well, the state has made a change to regulations on signs, particularly on election signage. And just looking at our sign code, we think maybe this is an opportunity to address a little more than that and do do some do some may maybe even a major update of our sign code. There there's there's several issues with it that I I think we'd like to address. So that's something we'll get into. I mean, how much of it of a priority that is compared to the residential? I understand that that's that's a bigger issue, the residential and the commercial zoning, kind of the core of our of our ordinance, but we'll continue to plug away and work on work on the issues as as we see them. And so, anyway, just wanted to update you on that. That we'll we'll keep we'll keep plugging away.

What's you sent an email out.

Something about that in theory and what size is it? Oh, yeah. That was just a blog. I I just thought it was interesting. It was just a blog I I read that that was just a point of discussion. So the just just so you know, it it was just something I was sharing. The the guy that writes that blog, he's kind of the legislative guru for planner planners in the state, Will Summercorn, and he back down. Oops. Yeah. I mean, I I guess the point of the article was was just that in a lot of states, there's there's a there's this movement toward, allowing smaller lot sizes as a just as as a base. And the state has there have been bills that have toyed with that requirement. And his point is, well, maybe cities ought to be looking at this rather than waiting for the state to tell us what to do. Yeah. So that's and I think that's something we were we discussed in the last workshop. So, anyway, Eventually, we'll get there. I mean, we're at least talking about it. Yeah. There's always

reused legislation in drafting. Governing the governing bodies. So they're passing down restrictions on what the city can and can't do. In a discussion with one of the one representative of these kind of box elder in a new bar extent, he mentioned that there was, like, a minimum density push at the state level, and that density is somewhere in two thousand four and eight units in here. Most likely gonna end up, like, six. He he got killed this last year, but he he mentioned that, you know, odds are if it does pass, it's gonna be something with effective. The city has to have a certain average density. So you can have your bigger lots, like, two and four of your lots, but that's gonna just push for really densification of even your higher density areas. It is just because communities are resistant, and they wanna take that they they wanna make sure that the cities are making the right decisions to as a whole to try to attack this housing crisis. Just my thoughts on that. Did you have any I think that's all I've got. So I am right now, I have a rough draft on request for proposal for a park design, both both concept and design for construction. This park is located it's called the 1200 West Park in our which is next to Glenn. And I've been referring to it as the Niggly Meadows Park. It consists of almost 40 acres, and and we're what we're looking for is to refine some and solidify the concepts based on what's in the master plans, but also gather the input from elected officials, parks and recreation. Right? I'm hoping to have this that thing advertised by the middle of next week. I've I've provided a select few that participated in steering committee and a selection process for the design consultant. So, hopefully, by July, August ish, we'll have a contract and move forward with that and have at least something with regard to concept and a certain level of design and cost estimates so we can start applying for grants by December this year.

And and this is the the East Side Of 1200 West Park. Is that that one? So this park actually extends on both sides of 1200.

East side of

the well site, and then there's also an open space area in between at Red Bay and Niddly Farms. That that's about seven acreage total. So RP is just was this for the whole all three pieces or just one person? It provides concept points for all three pieces, and then there's the and then based on budget, in the initial workshop meetings with parks and rec and city council, it was recommended that we establish a $5,000,000 budget for the overall park construction. And in phase one, it happened. Okay. And we're hoping to leverage that, like, some I think so. But, yeah, the primary focus will be on the East Side of 1200 West Side. If we find grants and things, we could move there to the side as well. Yeah. Or abortion. Part of the RFP ask for state is based on the event or anticipated budget. We're also working on the transportation master plan for all your participation in that. We we made about 500 flyers or quarter sheet flyers that, hopefully, if anyone's in the parade, we're here to space. I appreciate you taking a handful and just hanging out of people, trying to gather the public input. So far, we there's a story map online. So far, we've gotten sixteen, seventeen comments based on, you know, we we want four ways out here. We it's just not safe. It's that sort of something. That that those comments are very important in the development of this plan, and we need to get as much as we can and try to push people into getting their their voice heard. So other than that, I'm not doing much.

Question on on the PIRQRP. I know that a bunch of students had provided, like, 20 plus plans that's right. That was reviewed. Did none of those meet any of the criteria or, like, where the city wants to go down and, like, pursue those designs? No. A great question. So

part of the

one of the tasks in this RFP is to review those

deploy

and come up with some recommendations. And so these concept plans that this consultant will be preparing would be based on all the input we gather so far. Workshop with with city council, workshop I had in parts of the landscape architecture environment and planning group. Those will be provided to them on our master plan. So it's all cumulative, and they're gonna present at least three concepts for each of the three parks park areas and present them to these groups and at least one meeting and and refine those. And then based on the input they received from our information, they make a recommendation to cancel on which is the preferred concept. But it's gonna be long. I'm not I'm hoping hoping I can meet my own deadlines, trying to get something in December. But it's just it's gonna be tough. Hopefully, we need to correct and solve them to do that.

Thank you. Yeah. You bet. Tom? Yeah.

And then here,

just kinda going off of what Tom was talking about, that survey for the transportation master plan that can be found on our city website. We have the, you know, the squares for use, and right next to our budget,

it's that, graphic that we created. So,

if you're talking with people, just encourage them to go over there. Couple other things is,

heritage phase is coming up, and so we just encourage you and your families and friends and,

neighbors to participate in that. We've got a lot of fun things planned as per usual, and, we encourage you to vote as well. There's a primary currently going on for one of the political parties. The other one is not holding primary. This this June, one party is. And and we encourage you to vote if your party is getting that. And so encourage use the ballot box that does save money when you put it in the ballot box so that the company and city doesn't don't have to pay for return postage. Yes. And it's also to vote in the connection.

Thanks, Alan.

Thank you. Alright.

I guess one last comment before we adjourn. So we went back to Levi's

comment about last week. I encourage you guys to go and use some research on on different ways that we can look at and attack zoning and and this discussion we had last time and throw us throw ideas in the idea folder, which permissions are working with. So and with that, we'll let her. Any other questions?

Is there anything that needs help with? Research that I saw when we talked last time, let me let me let you guys in.

We need to make We need to make heritage days, Raj. Cool. We don't have very many, and the headlines can be up. So if you've got kids, grandkids, or your your family, if you wanted to draw yourself, we've got a a bunch of them over there, and and the community will create those at the dinner. The coloring? Color and contest. Color and contest. We've got a staff. We need one and and a community. Oh, I to get site I'd get any answer. Is there anything that we can do for you?

Unless you want people with that green space and not a VISTA and call it a city park, that's something like that. You got $80,000. So I couldn't help you.

Wow. I can't throw our I'm sorry.

We're still doing spending no dollars. Yeah. Alright.