Nibley City Planning Commission- 2/26/26

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Right. Welcome, everybody, to the meeting of 02/26/2026. We will start us off with a roll

call. Oh, Jess Bradfield. Claire Shank.

Levi Robert, t d planner.

Tom Nicholson, city engineer. Tom Balo, assistant city recruiter. We

don't have minutes to approve or so we do. Okay. Okay.

The previous. Yeah. So

we will see. Do we have a motion for all of the previous meetings minutes and tonight's agenda.

I salute.

I'll second.

Okay.

Means a buyer.

So we will see to

I guess, on this item number two oh, I'm sorry. Yeah. Item number three. Excuse me. Public hearing for ordinance three six zero two. Rezone of parcels zero three zero one seven zero zero one nine. Yeah. 1405 West 32 South Residential R 2 to residential part to

a turn of time over to Levi for intro on that.

Yep. I'll give an intro. Also mentioned that the applicant's also in the room if you have any questions on this on this application. So this this application might might look familiar to some of you. The applicant is request again, requesting a rezone from the current zoning of R 2 to R 2 A. The applicant previously petitioned for a rezone to r two a, but what has been approved so far is r two. So the the I guess, the fur the first time that this was proposed for rezone, it was agriculture, and they requested r two a, but it was zoned r two. And there's been a few proposals since that time. This that have been of of R 2 A that have been denied by the city council. This is a property that's about 19 and a half acres near twelve hundred west, thirty two hundred south there. And the current use is agriculture. Something that's different on this on this proposal is is that it's not in conjunction with a subdivision application that the last time that this was proposed, there was a specific subdivision which did receive approval, conditional upon approval of of the R 2 A Subdivision, but, but that was that was denied at the time. So there's no there's no specific proposal for this one, just just a proposal for for rezoned R 2 A. This is just to show you orient to where it's at located on the map. So it's that larger parcel, near near the center kinda toward the left there. The applicant did provide a statement, answering some questions on on the application here. So the need for the post zone change, co change your master plan change to give to be given the same density that has been awarded to, like, parcels in the surrounding area. What will the public benefit for the zone change be a smaller lot sizes that will be more affordable to consumers? Has it complied with the general plan? We will create a beautiful subdivision that'll beautify that be that will beautify the area, continue the walking trails, and help with existing water flow issues, and then explain how they anticipate and use is appropriate for the surrounding area. This is similar to the surrounding areas with the exception of the five lots and the Highway Estates, which has larger lots. Little more context. It's it's bordered by Mapleview Estates to the West, which is an R 2 subdivision, but a a plan unit development with, you know, smaller quarter quarter acre to third acre lots. It the Highway Estates is to the Southwest. Those are those five lots reference. That's R 2. Stonebridge to the North is an R 2 a zoning, and it's a cluster subdivision. So, also, smaller lots than than a typical R 2 A subdivision. And then Malouf to the Northwest, which is industrial. The access is from 3200 South and 1200 West. There's a master plan trail and stormwater drainage on the north edge of the property as well. So you'd see the the the zoning there that I that I just described surrounding the area. So quite a bit of R 2 A, prime primarily R 2 A or this r two with the PUD, which that really preceded any r two a zoning, but it's it's very similar, scale as as an r two a subdivision. So the future land use map, designates this property's median density residential. We we have, you know, an updated general plan that's that's in the works, and we're in in that general plan, there's recommendation to the the designation. The terminology, I guess, on on the map is is different. It it'd be detached residential. But and I in either case, it it'd be in support of the general plan. The the the medium density residential is the adopted current general plan, and so that's what this is being evaluated against as well as the goals that are that are in the general plan. The one that's being considered by city council hasn't been adopted yet. There's there's still working through that process. But the just some other goals. The land use goal wants to encourage development, respects, and preserves the care character of the city and provides a mix of commercial residential housing and some light industrial uses, carefully plan for growth in the city, ensuring that development occurs in suitable locations and can be efficiently served over the long term. And then residential development housing goal one is to ensure that new residential development is compatible with with existing development, protects, and it leaves rural character and natural resources. Just in just in general, staff feels that this application is in support of of the currently adopted general plan. This is the current future land use map that's adopted. That that color you see everything except the purple, that's medium density residential. The green would be the opens open space, but this is shown as that medium density residential. So staff's recommendation is to recommend approval of this rezone to the city council with the findings that the application is in support of the general plan and future land use map, and the zoning is compatible and consistent with zoning and development and surrounding area.

With that, we would with the public period,

We have a Dave Nielsen.

Hi. I'm Dave Nielsen. I'm on 1250 On West 30 Days. My concern is, like last time, it was just too many houses in that side of it. And I know you don't have exactly what it's gonna look like today. Okay. Speaking from many other neighbors that we just wanna keep the control. Okay. And the last time, there was a lot of pushback and comment. A lot of bad, if you were. Just to sort of for transparency, the type and everything. And, you know, if they're if they're doing a plan tonight, you can make that available to everybody so they could see what's gonna be put on that property. I understand the portability problem. So some of that nature. I think most people are. But at least at least the.

Any you have any

questions for me? Thank you. With that, we'll open up to to anybody else who would like to make a comment. K. With that, we will close the Sure. Okay. We did receive one

Oh, yes. We did receive one in person comment. Would you like that, Yuranda? Sure. K. Thanks. It is publicly available already, but we'll just read it since. Sorry. I had the electronic version, and then it went away. So I'm going K. Old fashioned. K. This is from John and Linda Wood. Two nine nine zero Stonebridge Drive, Nibley, Utah eight four three two one. Comments directed to Nibley City Planning and Zoning Commission. Just want to start off by saying thank you for the removal of the cement circles from the intersections on 1200 West. It makes our travel so much easier and safer, hoping more improvements can be made to meet the. Now on the matter of r two to r two a, have any studies been done to see how 70 homes on one tenth acre each in parentheses compared to 30 or 35 homes on larger lots, close parentheses, impact overloading schools, overloading the usage of water in other utilities, and congested traffic on and around 3200 South. The Morgan families with small children the more young families with small children buying low income housing can create more dangerous conditions. Also, is anyone aware that a convicted felon film of sexual activities now lives right next to this development? On a personal note, we are very concerned that rezoning to R 2 A will negatively affect the value of our properties within the Stonebridge subdivision. With the R 2 a not being approved last year, has anything changed? For a better, safer community, we strongly urge you to reject rezoning R 2 a. Thank you for hearing our comments. That's the end of the public comment.

Thank you, Tom. With that, we will close the total account, period, and then we will move to item number four. Which is a discussion and consideration over the ordinance just presented by Levi and that we have people come here. Couple items of note, this being kind of, like, our first official item for this year's planning commission. So this is a legislative

decision, meaning that, the discussion here is for a recommendation

to city council. So it is city council who makes the final decision,

and we're just giving a patient.

And then I guess, one note kind of going back to the letter that was just read. One of the things that is just

noted was

Tenth acre lots. This is being rezoned or requested to be a rezone to r two a, which is 1,200 square foot lots minimum.

13,200.

Mhmm. Which is little under a third. Not 10, but about three in

quarter.

Mhmm. It's something lost right here. Yeah. Yeah. And it's 14,000 square feet for the average and 12,000 for the minimum. So can I speak to that a little bit more? About that. Because the the the currently adopted open space subdivision ordinance does allow for smaller lots. Approximately five thou I think 5,400. You can get lots that small with the current ordinance. However, there is a pending ordinance, which as of last city council meeting, hasn't hasn't been adopted yet. City council meeting, the city council did make a motion to remove the r two a portion of that code. So, like I said, it's not an adopted ordinance, but it is a pending ordinance. So it would impact any proposal if this gets approved, and and this will go forward to city council anyway. So I would anticipate that that could be part of that discussion if they haven't already made that decision about the open space subdivision code. Yeah. Mhmm. So first part to

It's

so it's 12,000 square feet, and it's 14,000 square feet, for the average. So the minimum's 12,000, but on average, it's 14,000, which is about a third of an acre. No. So so there's an there's this open space subdivision option for most zones within the city. And a little over a year ago, that code was changed so that it allowed for smaller lots in the R 2 a zone and as small as as 5,000 square foot lots. It it already allows smaller lots, like 8,000 square foot lots in the r two zone. So so, for example, the the Nibley Farms subdivision, that that's an open space subdivision in an r two zone, but the it allows for a density bonus if you dedicate open space. And because be the the the way that the ordinance was before this this change was adopted in the way that at least city council is indicating that they're going with with changing the code, there's not gonna be a whole lot of incentive, if any, to do an open space subdivision in our two a zone. Be because, you're not gonna fit more lots in in a than you would just as in the base zone. So that's that's what they're taking out is that option to get additional density for an r two a zone.

You get that density. I mean,

30% of the the 12 acreage pump. Yeah. I mean, it there's an incentive for, like, 40%. There's different tiers, 25, thirty, thirty five, 40. And if you get up to 40, that's where you can get down to 5,000 square foot lots, which is what was being proposed previously by this by the applicant. But the city council, at least as of last meeting, made a motion to remove that. Now that hasn't been adopted yet. That's not on the books, but that's that's what's on the table currently for the pending ordinance.

With that, we'll open discussion.

I believe I I clarify it. So, obviously, the city council has not voted to remove that aspect from the old space. But if this is approved by city council to go to r two if this is approved by city council, the r two way prior to that, would the developer, the landlord still be able to

push forward with a open space division? Or

when does that technicality line draw that they still can and cannot?

So if they were to propose a new subdivision because there's a pending ordinance, like, let's say that that all came together and it happened before this decision was made, they would they would still they would need to adhere to that pending ordinance if if it were adopted because it's already been noticed and and considered. Right. Right. They they they could it could basically be tabled till that work till that decision's made. Now most likely, that decision is going to be made soon, like, the next meeting along with this rezone.

We got a comment just for for the the new week then kicking this quarter.

They originally came in and try to rezone to the car two a. Finance on it said, no. We'd like to know which problem. It came back with with with proposals, the open space subdivision, which had six acres of open space that was gonna be used by the Morgan Farm. By end, zoning, you'd actually approve the land use, set it to council and city council for nine. And so now that the phone looks bad, I asked them to move to it. So I kinda feel like very impressed that they're gonna go on the city council and request all the space subdivision 5,000 square per month. They're going to deny it like they did last time. So, ultimately, the decision I think for the most is pretty easy. We we for land use proposals, we've already approved this twice. Stonebridge complaining about density doesn't make sense because they're getting in the heart to, like, subdivisions. The lots are gonna be already set to insanity and the lot of land is not in Stone Bridge. The the 100 front end should set back exact same selling word that's in Stonewish. So so, you know, if there's an open space division or not, city council can put down. But I I personally feel for a lot is the very appropriate size of off. It's not gonna be an issue. It's not gonna be long term housing. It's not gonna override the schools. But, again, our decision here has nothing to do with the school district because when the house is built, the school district must build the schools. I The decision we have here shouldn't weigh the impact of where the kids are from school. That's out of the so the decision for us is we have pending ordinance, but the whole reason that ordinance is being modified is because of the last poll. So I I don't think we need to be concerned about a decision tonight and opinion orders the city council may already know pass. Because even though they don't pass it, they still have approval to deny any potential proposal for an open space subdivision with small. But I mean, I honestly, we we kicked the phone around for a year. We need to move forward.

Well, there's also been a change of the ones for the setback, the backside of both side of our capacity

existing for existing neighborhoods. We do for the.

Maybe we're an open space subdivision, but, again, I don't think there's gonna be any any incentive for an open space subdivision here the way that the city council is is going with that one. I mean, if at least if that gets adopted. Right. So so no no zone require outright requires open space. There's just incentives for for open space.

There is no

inspect there. But there isn't for r two a. Right.

What's that?

Yeah. There was when they came in with their last proposal. Yeah. But what's on the table currently, city council is indicating that there's not going to be any incentive for an r two a.

Can I ask if they develop or something? Yeah. Would would you mind? Yeah. The whole is it your intention to put in 5,000 square foot I can't I I I again, so the whole reason

Hey, Josh. Josh, can you come up to the mic? Yeah.

I I originally was trying to just do R two a and was just going into a normal subdivision. I I had no intention of doing anything with OpenSpace, And the council said, no. We want OpenSpace, so we're going to deny you getting R 2 A. Work with us with OpenSpace, and you'll get a density bonus. I didn't think that up. And so that wasn't my intention to begin with. And so then I went through the process and did the open space our way, and we enjoyed that and and the fun of that. And we got voted in. So all I'm looking is spending. And timing. Like, I actually I don't even care about the money. The time and making my friends and neighbors in the community upset at me, me, that was the currency that I'm mostly unhappy with. So all I'm asking for is to be treated like any other landowner. It's surrounded by R 2 A. It seems like the most common sense thing to be. I don't know what else to say. I I'm I'm gonna just put in R 2 A homes, and it'll look as good or better than the surrounding area.

So we've got we've got a question for you. And just and and I guess, first off, I'll make it statement. Like, I

everything I feel like I mean, it seemed like

textbook week, you know, it seems like we're we just support and and recommend to city council. So it's a reason why. Regardless of any development, whether it's r two, r two a, developer still has to manage the same things that we've talked about before, I guess, like, you know, just put out the water and things like that. The issue with handle is you have to control the developers, control what their impact is, not necessarily go above and beyond, like, the original proposal. Is that correct? So remember remember

address that. You're talking about stormwater? Yep. Yeah. Yeah. So they they actually did an offer a lot in their proposal to help with mitigate the flooding, and and we had a master plan stormwater line that went through there. And in that last proposal, we worked everything out. We we went really he went really above and beyond in planning and making sure that everyone was comfortable with it. With the just an r two a subdivision, he's not obligated to do that.

But regardless, like, it's r two or r two a, it's the same obligation of you have to control what your impact is, not necessarily mitigates the.

Correct.

Can anybody make a motion to do that on this? Can can I speak can I speak

a couple of things here? I just wanna address some of the public comment before we get too far. Okay. The letter mentioned water and other utilities that was concerned. I I'm not aware of any deficiencies in the area with regard to water system or sewer, and there's we're actually planning we're actually drilling a well in just a couple of blocks from here. So if there were any issues, it will be mitigated pretty quickly. The other one is traffic. In general terms, you know, this isn't exact, but a single family home generates about 10 trips per day. So that they ask the difference between 70 homes and 50 homes. The difference will be about 200 trips per day. And then trip per day is measured, you know, to and from work, buses, garbage tread, things like that. So so there there would be a little bit different with less traffic by about 200 trips. I also ran a quick calculation on the site based on 18 19.23 acres. Mhmm. Subtracting at about 20% for roads and and everything else, and then averaging into 14,000 square foot lots. That's roughly 48 lots at the current r two way average 14,000. That's what our density bonuses for open space and stuff. So I just wanted to offer that to the commission

the commissions. You know? The letter mentioned 70 volts, but the proposal to us, there is no indication of how many volts.

We're just worried about the zone. No. The calculation I ran was based on the requirement of 14,000 square foot average lot size. So it could be very maybe one or two. That's pretty close.

We should do two.

Yeah. I'll let you make your I'm just gonna ask your top question. So, yes, anybody can take a motion at any time. However, because we have a full commission with the alternate candidate.

Four. But motion to recommend the board minutes 26.

The recommendation? Recommendation for recommended.

That's it.

K. So we have a motion.

Not

recommendation to approve ordinance twenty six zero two for the rezoning of Parcel 030170019 from R 2 to R 2 A With a by Jess and a second by Manifu. Discussion?

Right.

If not, we'll move to a vote. All in favor?

Aye. Any opposed?

Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye.

Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. Aye. A

so

the previous item was a legislative item. This next item will be an administrative, so this does fall to us as the approval body. So item number five, conditional use permit for utility substation located at 3425 South 1200 West. Lee, I agree.

Sure. And, Tom, if you want if if there's anything you wanna add, please do. I was just gonna give an overview what's being proposed. This one was a little different to review. This is the first time, I think, in the six years I've been here that had to review something at least at least, you know, for the for the planning commission approval or or city council approval. That's that's a that's a city facility. So the applicant is is Nibley City here, and the city is proposing to construct a a well house on on the parcel noted at at about thirty four twenty five south twelve hundred west, which is adjacent to Nibley Farm Subdivision and and, you know, some city owned, a larger city owned open space property. This use is is classified as a utility substation, which is a conditional use in the r two zone, which it's being proposed to be located at. This is the site plan that was submitted. So you can see, the the approach from 1200 West as well as the the well house there, toward toward the center. And you can see those setbacks, which are are, you know, far away meeting the minimum setback requirements. This is the elevation drawings that shows the height of the building and and, you know, approximately what it what it's going to look like with the masonry wall. This is this is the proposed fence surrounding the the well house, which is proposed as as chain link with barbed wire above, and I'll I'll address that a little bit more later. So wanted I also wanted to show this is in on a site where a proposed city park is, but there, you know, there was definitely some thought put into the siting of of the well House to fit in with the overall park design. This is the concept plan that was adopted in parks, recreation, open space master plan. And that star you see on there is approximately where the the well House is proposed to be located. So, it could it could fit in, you know, well with with that design. And this isn't a final design of the park by any means. There's actually that's gonna be discussed further and, starting next week with with city council and and some others invited there. But but, at least with this concept design, it it it fits. As you can see, it kinda peel off of that where the proposed parking lot is. So a little bit more on conditional use permits. We, we received some training on this from Meg Ryan, during during the last meeting about conditional use permits. But just as a reminder, I'm just gonna read this from our from our code. And that's a conditional use permit shall be approved if reasonable conditions are imposed to mitigate the reasonably anticipated detrimental effects of the proposed use in accordance with the applicable standards. If the reasonably anticipated detrimental effects of proposed conditional use cannot be substantially mitigated by the proposal or the imposition of reasonable conditions to achieve compliance of applicable standards, then the conditional use may be denied. Substantial mitigation shall not meet complete elimination of all detrimental effects. So, essentially, the a conditional use is an allowed use. Just that if there are detrimental effects to be mitigated, then then they may be imposed on on the conditional use permit in accordance with applicable standards. So they can't just be pulled out of the air. There needs to be some some standard that they're based upon. So just in general, this there is a section, that's specific to utility substations. And with regard to lot area setbacks and street access, this this application conforms to all of those requirements. With regard to the proposed fence, the there is a within the conditional use section, there's a there's a statement that says the city may require the placement of fences or walls to enhance security and mitigate aesthetic or other impacts at facilities adjacent to residential areas. It's staff's interpretation that this this proposed fence with the chain link and barbed wire, the it it it is visually obtrusive to the residential area. Not not the greatest looking fence, I mean, to kinda put it lightly. And and given the residential area and the planned park, it may be mitigated with a different fence design. So the not necessarily any issue with the building or or other other areas of the site. The fence, obviously, is is necessary for for the enhanced security, but doesn't really do anything as far as the aesthetic goes. And so staff's recommendation is to install a a more aesthetically appropriate fence. On the next screen, I'll just show some examples. And not necessarily anything not necessarily recommending any specific design right now, but but just something that that is with with the that's more aesthetically appropriate. Iron rod, steel mesh, gridlock, precast concrete. These are some examples. Show that on the next screen here. So that those are just some different treatments that could be considered rather than the chain link. Obviously, there's there's a cost implications there depending on this. That was definitely a consideration. But if if there could be an alternative treatment, it it seems like it it could mitigate that the aesthetic impact on of the site and con considering its location in the residential area. So staff's recommendation is approval of the conditional use permit for the, utility substation with the findings that the proposed well house meets the setback in lot area requirements. There's adequate street access proposed for the project. The proposed fence treatment is visually obtrusive to the surrounding residential area and plant park fence treatment with more aesthetically appropriate treatment, reasonably mitigate this impact. And then recommended condition is the fence treatment is required to be updated to more aesthetically appropriate fence such as iron rod, steel mesh, gridlock, or precast concrete concrete to mitigate static impacts to the park and adjacent residential area. So I've got Tom, I don't I don't know if you wanted to add anything or just

If it pleases the commission. So I don't know that staff agrees

that Levi made the determination. But if you can go back a couple slides today,

I'll give you the perspective of the water department and it's one one. So if you read Nibley City code 192805OC2G, it Says the city may require the placement of fences in walls to enhance security and mitigate aesthetics. That's with regard to the substation itself. It doesn't say anything about a fence being aesthetic. Although we're although we we do need aesthetics in there, but these well houses are beautiful. It's a home face or a split face CMU wall.

Got nice nice, lines. It's not real tall. It's 1,200 square feet.

I put some cost together on the difference between a chain link fence and a wrought iron fence. There's about 550 windmill feet. I didn't go to the effort of of estimating

gates and things like that. That'll be an added cost. But in general, 550 foot of chainring fence is gonna gonna be about $47,000.

The wrought iron fence would be about $82,000. And if you go composite rather after being in the range of $65,000. So that, roughly, a chain link fence would add $39 per square foot to that 1,200 square foot building. A wrought iron fence would be almost $70 a square foot added to that cost, and and a composite would be about 54. The overall cost of the project is about 1,500,000.0 overall. It's it's a big one, but everything that's added in here just gets passed on to city users. So we're trying to be very cognizant of that as well. So

that's all I have. If you have any questions for me, please. Yes. Because

I I that was my one question was on that ordinance. So this ordinance, the city is saying we are requiring ourselves to put in a fence? Or

yeah. Yeah. So the that's what I'm saying. This one's a little bit different, but I tried to view this as just a just objectively and what whether it's city or someone else. If if someone came in, this came up with another utility substation with a very similar fence, and we recommended we to the applicant a a different fence design, and they, you know, they complied with that. And it seemed appropriate that this given the context of the area, the residential area, it also the fence is at least at least my, take on it was the fence is part of the site. And when you're talking to aesthetics, like, oh, the building is just fine. I agree with Tom. The fence does impact the aesthetic being in that context. We have them.

I think we have pretty secure.

It's more desirable to have a fence. We up until a couple years ago, they didn't have fences. They've been installing them regularly. I think I think three out of four have them. And I don't know if there's plans for that fifth one to get it, but

recently, we we fenced two other ones. So it's deemed to be necessary just to keep keep people happy? Yeah. Sometimes there's some storage of some materials outside there that so we wanna make sure that we're it's secure.

And then we don't want people getting in there and tampering. Even if we have alarms on it, even so, we just it's recommended to keep the people out. So storage materials. So

I'm not having a problem chain link, and frankly, I walk the barbed wire because people mess with my walker.

Mhmm. But are you gonna be storing? If you're gonna be storing stuff outside the building, the aesthetic will be able to building again, the building's pretty. I'm fine to see it. If you're storing excess stuff outside of it, then we we do need that. It's not typical. It's just occasional.

If if you drive it around any of our storage. Yeah. If you drive it around any of our current wells, you're not gonna find the carrier services. It's a temporary storage for Yeah.

Have you considered around just the old gray looking chain link or a black chain link or something that's a little bit maybe where chain link is worth more pleasing to look at. That's why I heard my background, by the way. Don't come get me really. Okay. But we we did black because it it's better looking in that with the rest of our SEO

and stuff. And it looks better. Right? You know, it's a bit of a test, just not alone. I didn't put a cost to an epoxy coated fence nor did I put a cost to any of privacy silences.

If you're trying to get to that point, but I

we'll do whatever the planning commission recommends.

Yeah. You you definitely have discretion here. Is there a decision here?

That we wanna save up there. Like, I believe I know it's when you're talking about the gas station. I mean, that's two pipes sticking out the ground. There's nothing aesthetically appealing with that. It should be. Yeah. It does happen. Yeah. So it's I I think if we have a warehouse that's breaking, it's nice, and it looks like structure, that's different than a Dominion Energy gas pipe. They screwed up on it. So

Yeah. I don't know. I've to me, like, it's at a park. Right? And so if you're fencing off of a living nice looking building, you're losing a park space. What how much or how little, like, your regards? You're losing the park space?

I think a lot of site visually through events for kids and new kids.

If you're it's good. I don't have a problem. Is the height of it can you go taller? What chain make?

Just we have to adhere to the fencing term. Yes. Whatever that is. I believe it allows up to eight. It may If it's transparent, it can be eight.

You wanna keep it while it's.

Can you go back to the detail? Mhmm. Actually, I can't remember if it's just six or eight water. It looks like

why not? Let me zoom in. I think it's six feet, but with I think with the barbed wire above, it's probably eight. It's hard to tell exactly, but the chain link portion's six feet, but then I think it's two feet of barbed wire.

On tip. Mhmm.

What's

next of the name based on the division right there?

So I I know our fence ordinance talks about capacity, but there was also, like, pictures of, like,

the preformed, like, concrete walls.

Like, where does that play in, or is it just, like, one side of the fence needing to be opaque to So

the opacity, I think, in this case, probably wouldn't be a requirement because of how far it set back off the road unless unless you want it unless you think that some you know, that that that somehow relates to the aesthetic because, again, I think I think there's some discretion there with the way the code is written. But but to be compliant with the fence ordinance, I guess it would be limited to seven feet if it was opaque and then eight feet if it's if it's transparent. So maybe that there's a little bit of a difference there on the height.

I have a question for, well, probably Tom. The wastewater pond, is it on that same side of the road or zip on 400 West? How far away is it?

The stormwater pond? The weapons? Yeah. If you go back to the site, I believe that you can pick up right. Yeah. So it's very side.

So very important to you that the one is just beyond that area.

And if you look really closely here, you'll see, like, it comes out the side of the the pump house, and that's that's a purge line. So that every time you start it up, it purges some water, and it goes into a cash base, and it goes into the ditch and then into the stoneware lawn. That'll happen every time before that it goes into production.

And it's not full now, but it will be full. Because that's subdivision

east of it. So it's a monitoring means it will be full. And we're

city crews are actually improving and enlarging the storm drain the storm pond. We're building a berm around it. We're dredging the the wetland area. It's a nonpermitted allowed use with the army corps, so we're not gonna get in trouble there. We we we are going to improve it to accommodate this and all the stormwater from that regional Niddly Meadows hot hollowed area.

So, basically, the decision we have between before us is it's conditional use, so the warehouse has rights to be there. We're just the proponent is is wanting to do a chain link fence with barbed wire. And so the decision we're making is are we comfortable with chain link to barbed wire, or do we wanna acquire it?

Fairly up to you.

Yeah. I'm okay with barbed wire. Motions.

Should I make a motion?

Sure.

I'll make motion to approve the initial use permit for the utility located at 3425 South Of Clearwoods as recommended by the city. That's not correct.

Staff is same different fence. Are you saying different fence or same barbed wire? No. No. System.

Staff is correct. We need a different The chain event.

No condition, basically, is the is the

Yeah. So let me increase the

if there's any second. So What I Simulogin is to prove the conditional use permit with

no Yeah. Yeah. Notifications in the present. So in a second,

we should wrap you. Discussion.

What? We

I you know, gray is ugly. The proxy cover is nice looking.

It's more aesthetic, really clean, pleasing. That's why we did it. We do peek through the backyard. The rest of it is white light, a lot of other stuff, but but because we wanna see through, we wanted to be okay. It's like we're gonna be on how important it is to that we will go see through. And

I think that I think just with the straight gray

feeling, she can we're here and still on the outside of it. Like, they keep Hoxie covered with make it look a little bit more professional and cared for. You know? So and and just neutral drain and looks like a prison wall where we have a business pass going outside.

So if if I you know, I would move the minute to the.

You can you can make a motion if you wanna just see I can make that motion. Yeah. Yeah.

I I move another motion to make sure that this So we have a motion

to amend, mister Wing, to if so you apply it. Go ahead. Yeah.

So we have a motion and a second on the table, and commissioner Wing

made a motion to amend the table. Yep. So I need a second note on that, and then we'll double up on the Media. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep. Yep motion before

Yeah. So so the

what was the the the the the

To approve the condition met as as the

in the morning, which was with the So

in essence, not not adhere to the recommendation of the staff. Staff. Right. I think you'll be able to change it later.

Yeah. Further.

No. You said about 50,000 for the chain links, 80,000 for the upper stuff, 50 plus later.

The tear down and Yeah. Some more. Probably.

Yeah. I think I think you wanna get a second. Right? Yeah. See if see if you have a second.

There's emotional and Yeah. Yeah.

K. No second. The motion dies. Went back to the original motion.

Continue discussion.

Have you ever seen the Kuwait channel? Was it the Kuwait mansion? It's super expensive.

I think it's great for in for the neighborhood. I have I spent jobs in putting, but It's not a security. No. Well, I was I was going for the it it was the evoxid covered payment. It wasn't evoxid covered. But, yeah, it would be a black chain when going covered with black black fingers, it was the gray. They look it's a lot better than

Tom, is this something that's if they if it's approved I mean, if that is

would you still be able to get some of this to see what the cost are for moving forward?

I don't know. Gray lens is the national black. Like, gray, you just you don't see it. The blacks don't stand out. We do have these search on the color between gray and white wire. I don't know.

As a commission, we do have discretion. We can say, like, the city is asking for Chainlink, do the Chainlink, or we can say, you can do a fence, but look at other options.

We can table it to him.

Or we can table it to him.

Put your put your time frame on beginning and run it yesterday.

It's So we're going to bid this in about three weeks.

About two weeks or two weeks. So if we table it, then we get even out of the Delays. Yes. And then

The whole is done. It's down 600 feet. We expect the screening and the filter media to be placed in the next few weeks. So

I'll find it during the heating back. I think I have the water table come back. I have to try to pull them. They come back up to the Yeah. We haven't done our test often yet. You gotta talk. I'm an old farmer. We've done a lot of wells. They're doing a lot of work. Yeah. There's no partition pressure, but it's probably

45 feet down. Oh, static

water pressure. Static water.

That's nice. Yeah. My little for 300 feet down sometimes,

so we're far more than than that at home.

I do have a great chain made bench from my mom's house, and nobody even notices it when they drive on. Let's circle team build a fence.

Not pretty enough to rob us.

Yeah. Anybody opposed to both for further discussion? K. With that, we'll go to a vote. All in favor of the motion? Any opposed? Nay. Nay. Right. So that's three two motion passes. Thank you. So is it Three two or four? Three two. Okay. Three two. Yeah. Okay. Okay. Moving on. Item six, staff report action items.

Alright. Just a heads up. We got we got an application from Maverick to put in an electronic message display sign to replace their current monument sign there. So that's gonna be on the next agenda as a what was that? It's a conditional use permit. So it it was it was the it was approved to be allowed. The code has already been changed, to allow it, but the but it does require conditional use permit. So the so, like, the the item that was just considered, it'll it'll be it'll be considered on the next meeting agenda. And maybe I'll let Tom talk about the the park the Nippon Meadows Park process, if you if you wanna talk about that, just a little bit. I other than that, I I sent out a few opportunities for some conferences and trainings. If if any of you are interested in attending in those, please let me know as soon as possible.

Yeah.

Yeah. If if you wouldn't mind, Levi, if I could kinda add to that a little bit. So if I'm that's upcoming, is the Utah League of Cities and Towns midyear conference that takes place April. Currently, we have a hotel room. Those get served pretty quickly, so we have a hotel room for each commissioner and council member. But, we'd rather have too many and then drop the reservation and and then we say, hey. I'm gonna go and we don't have a hotel for you. That's the Saint twenty second through twenty fourth. The twenty second through twenty fourth, and that takes place at the Dixie Convention Center in Saint George. Now we want to be it's better to know a little bit earlier. The prices go up $80 for registration on the March 18. So, with Levi's permission, I'd like to set a hard deadline that we know if you would like to go or not by the March 12. Is that the ALB making the reservations and and paying the fees, and they'd like to pay the cheaper fees than that?

I don't know if they're just selling. Like, usually, we just go on the first day. Yeah. So we we may arrive on the second, eighth, twenty third, twenty fourth. Right?

Yeah. The this one this one's in Saint George. The the fall the fall is in Salt Lake, and the fall does have it's a little bit more focused on planning, I would say. There's that that one day that it is. So, typically I mean, you you can definitely go to the one in Saint George, and there there's some good, content there. The other the other some other options of of trainings that I sent out are, the APA Utah. So American Planning Association Utah chapter. It's in Bryce Canyon on April. And and, by the way, any of these, if you can only attend one day, that's fine too, and we can arrange if if, you know, if you can't be there the whole time. And then the u Utah Land Use Institute, that's in Saint George on March 20. So if you're interested in any of those and that one also has an online option. I would say that one is a little it's a little more technical and kinda state policy oriented, but there's there's definitely good content. It they they do cater a little toward the attorney type for for that Utah nine use institute, but I've I've found it worthwhile as well. We've had some commissioners attend that in the past. I think that's all I've got. But, miss Tom, if you wanted to say say a word or two about the Nibble Meadows part.

Yeah. So on January 21, I met with the parks and rec committee, and we went through the the Nible Meadows Park. So this Nible Meadows Park, as you know, is on this well site. We just considered for the initial use permit, and it's it's even more raw than that. It goes way north of this site at on the other side of the wetlands to where the discharge pipe is. There's also a portion of it that's shown just above Nibley Farms. It's a buffer area. There's several acres of open space there, and then it also includes Nibley Meadows and about one and a half acres that we we barter with the Hawk Hollow Subdivision. So all in all, plus 20 acres. And so in this meeting, we went through a needs assessment, what what the vision of the parks and rec committee was. You know, what amenities did they wanna see? And they they mentioned a lot of things. The skate park was mentioned. They wanted good functional parking with soccer fields. There's bunch of ideas thrown out. I took really good notes, and I said, okay. Prioritize four of your top choices here. And those top choices were make two separate parks. We don't want people jumping 12 west to go from, like, playground to the soccer fields. So so they they wanted isolation and two operational functional parks so you there's no need to go back and forth there. The other ones were a water feature, like, either splash pad or something of that. The lazy river was thrown out. Skiing park was, I think, number four or five. There was even just, like, gathering functions with berms and pavilions and things like that and trails.

So I'm gonna take these ideas to and I've I've asked for

a a workshop with city council and most likely be a quorum. And I invited Troy to come participate as well as as the chair of Clanglish. I also invited the chair of the parts and rec committee. And, collectively, we hope that we get the guidance that we need to get a budget designed to that budget and have something ready to go for the next grant season about a year from now so we can pursue some grants to help leverage some of the city funds. So once we get the budget and and the amenities that everyone agrees upon, I'll go out for a with a request for proposal for design services and work through that process and and get ready for the grand season coming up. So another thing I've been working on is the transportation master plan. Next week, the selection committee will assemble. Troy, again, is on that. And and there's a council member and about four other people. And we've been asked to evaluate four proposals that were submitted to update our transportation master plan. And once we once we get together and and keep our our agreed upon ranking, I'll bring that to city council to to enter into a contract with that selected consultant. As you know, the concrete bulbs are gone from 1200 West. The very next week, I got complaints that people were driving too fast down some road. So what we're what we're hearing is no one wants fast traffic, but no one wants to be impeded and self regulated roads. So this is gonna be a really big challenge trying to get a really good transportation master plan. And Put them back in. That's the best press we've gotten in years, and then take them out again and take every press every once in a week. That made us look really good. I can't handle it. Yeah. I can't handle it. Yeah. There's a round belt. Train belts

are okay, but not too many.

I think that is the spacing that we have now is pretty good, and we might wanna we probably fit one more in there. They're really expensive, and they're land intrusive. They they're big. They take up a lot of people's properties. The the one on 3,200

sound, they're shooting across that part of it around.

They don't have to slow down. Yeah. Mhmm. It's enough. They they actually designed with the amount of late prints.

Perhaps can get through uncomfortably,

but they can still get through it. Yeah. So that way, it would forces them to go as well, which people want. Yeah. There's one other thing. I can't remember.

Must not be able.

K. Like, the mechanism. Oh, they I'm sorry. Didn't I just remembered. So I just put a add another request for proposal to evaluate two intersections along 1200 West. One at 2980 South and one at Nibley Park Avenue. So this this request proposal includes evaluation for intersection site distance and all the way stop, school safe crossing, crossing guard, reduce speed school zone, which is the flashing 20 mile an hour signs with the crossing guard, and just just to give us some recommendations using engineering practice to give give us some recommendations for safe intersections there. So the thing with these these intersection studies, the state mandates that they warrant the use of four way stop or the use of school safe crossings and things like that. So I've we've decided that we were gonna go outside to outside services to do that even though we have that k p capability in house. And I purposely chose firms to solicit that we're not involved in the project in any way, and they would have no bias on the project, the 1,200 list firm. So

anyway, you had a question? Well, I guess, what happened to the the little flash light that went down here? Did it not have a pole or something? It would be down a little bit. Yeah. It was Super Bowl weekend. It was early early Monday morning.

And the intoxicated driver ran into it. Turn it all out. Yeah. So we're waiting on parts to get that. I think that

there's something missing here. So I should try to look forward to the the demo.

Yeah. Slow scenario. Thanks. I think with that, we will call and meet her. Thanks.

Questions. State is it?