Nibley City's Zoom Meeting

Let's say when.

Good? K. Let's see. Is this Tyler?

K. We'll go ahead and get started. So welcome everyone in person and online to the June 5 meeting of the Nibley City Planning Commission here at Nibley City Hall. We'll go ahead and just do a quick attendance roll call of the commissioners real quick. Russ Wesson. Claire Shank. Nikenska, let me staff introduce yourselves. Dickinson, city engineer. Talon Bigelow, assistant, city recorder. Great. Thank you. And with that, we'll consider tonight's agenda. So, our first action, obviously, is to approve the agenda for tonight's meeting, and, also, if if willing to make a motion to also approve, the previous minutes for the planning commission meeting on May 15.

Mister chairman, I'll make a motion to approve the agenda and the minutes from our last meeting.

I'll second it. K. We have a motion to approve tonight's agenda, including, the minutes from the previous meeting. Seconded, we'll just go ahead and go straight to a vote. All in favor? Aye. Any opposed? None. That'd be three in favor. No opposed. So we'll go ahead and get started. On item number one for tonight's, on tonight's agenda, which is a public, a public hearing for ordinance twenty five twenty one for the rezone of parcels 31784, 31783, and 317810 located at 24402485, and 2490 South 1350 West from commercial to industrial. And before we get started on the public comment period, Tom, if you don't mind maybe just introducing the the application and going over details. You betcha. I'll give it a give it a whirl here.

So just to orient us, we're in this area right here, Heritage Drive, which is a a master planned arterial road that's gonna be serving as a frontage from along the Highway 8991. It's primarily on either side of that is primarily commercial zone. It's been zoned that way for twenty plus years. I don't know the exact date. I don't know that any anybody does. But over the years, there's been a couple of requests to rezone to industrial. The latest one that I remember is 2007. And at that time, they were just redoing the general plan, so they they tabled any decision on that. And the reason for that request was due to the the the use of the the buildings and structures that are in that area. So I'll go to this presentation now. Just any questions on the orientation where we are?

Nope. Yeah.

So, again, this is this is the Heritage Drive Frontage road on the north and and the west of the site and then this, Nibley Parkway excuse me, Nibley Park Avenue. It's on the north. I believe this is 131530 West or something here. So these these, this parcel, this parcel, and this parcel, one is vacant in the Northeast Corner. The, one on the South West is the owned by Crook Investment, and the other one is Northeast South the co I can't really read that. And excuse me. This is I'm trying to fill in the big shoes of Levi's, so just bear with me. Be gentle, and stop me with any questions. So the applicant statement is what the need for the zone chain is to align the zoning with the current land use. Again, I mentioned that the the current land use is is industrial primarily, and that was all established in the original zone. It wasn't allowed use in the original commercial zone. Since the inception of this zone and these buildings, the the land use chart has has changed about 10 times over the course of those years. So, what is the public benefit to ensure ongoing and economic viability? The businesses proposed area? The businesses affected employ about 30 people and provide product services and support for customers, both locally, regionally, and nationally. Question, how does the proposal comply with the goals and policies of Nibley City General plan? The proposed zoning change strengthens the economic value of the area is the response of the applicant. And to the question, please explain how the anticipated use is appropriate for the surrounding area. Proposed zoning change will not impact surrounding areas. Current use will not change because the rezone current usage has had no known complaints from adjacent properties. Again, I mentioned the existing site includes Mountain View Machine and Welding Shop and Majestic Mountain Sage, its body care product dis distributor. And it's surrounded by commercial zone. You can see this by the the red, hatch in there. Next to it well, let's go back one. Next to it is a higher density. I think it was Nibley's first high density housing complex, condominiums. To the south is vacant land. It's, currently zoned partially commercial on the West End and then higher density our our highest density RM zone to the South. Our future map land map is is in it it aligns with the current one in commercial designation. The applicable general plan goals are related to goal number one, encourage development that respects and preserves the character of the city and provides a mix of commercial residential housing and some light industrial uses. Carefully plan for growth within the city, ensuring that development occurs in suitable locations and can be efficiently served over long term. Land use goal number two out of the general plan. This is guide land use and growth decisions through application of the general plan, the future land use map, and relevant goals, principles, and projects. And with regard to commercial and economic development goals, create and maintain a sustainable economic base for Nibley City that will provide tax revenues and increase local employment convenience of shopping. Stack STAC staff recommends denial of this ordinance based on a couple of things. The proposed industrial zone designation is really not compatible with the commercial designation of, the city's adopted future land use map and its current land use. The existing commercial zoning allows uses which are more compatible with the surrounding uses and zoning than the proposed industrial zone allows. Some background here. Oh, this is That's a Yeah. So back to are are there any questions?

I don't have any yet. Maybe we'll wait till the next discussion and consideration before we open up questions. K. There's no nobody signed in here on the signage. Yeah. So no we obviously, no one signed up. We do have some submissions via email. Right, Talon? Did the commission read those, or did or do we wanna read them aloud? Or I've read them. Oh, we could read them if you want. Okay.

Respondents did request for them to be read aloud, and then Let's hear from them.

The public hearing is officially open? Yes. Yes. Yes. Thank you. Yeah. We'll go ahead and open up the public hearing. Recognizing no no one is officially signed up on the sheet, but, certainly, if there's anyone in attendance as well that would like to approach and discuss anything during the public comment period, you're more than welcome to do that. Okay. But, yeah, go ahead and

read from the emails, and let's enter them into the public comment period for sure. Alrighty. The first email comes from a mister Eric Bone. Hopefully, I'm pronouncing your last name correctly. It's Amy. Amy? I think Amy. Amy. K. Just quoting from his email. Greetings. I am a resident of Nibley City located at 2449 South 1275 West, Nibley, Utah 84321. My backdoor leads right out the land being considered for rezoning from commercial to industrial per ordinance 2521. I would like to voice my descent to this proposal. I'm I already get woken up at times by the business across from the empty field stander. They would they will dump metal scrap into their large metal trash bin with a forklift as early as 5AM. It would be unbearable for those types of industrial noises taking place only feet from the window behind which I sleep. I am fine with office space, a dentist's office, whatever, but a manufacturing facility is out of the question for me. Please do not allow for the rezoning of this land to industrial. Thank you. And then just going over to the second email. This comes from mister and miss Rob and Rosemary Jones of 24662470, and 2474 South 1240 West. We are concerned about the proposed change from commercial zoning to industrial zoning. According to the Nibley City permitted use, that could be conditionally approved in the property being requested for rezone. Some of these are very detrimental to residential properties. There are more than 110 residences within an extremely close proximity of this requested rezone in the Spring Creek Crossing HOA development. Some of the proposed conditional permitted uses in the Nibley City code that could be granted as conditional use are more than concerning to others. Within feet of the residential area, no one wants to live close to a junk slash salvage yard or recycling collection facility. These would more than likely bring rodents, smell, and unsightly conditions, which would be in the residences backdoor. Also, pest control could be young children so close to the area. According to the zoning, it also states that fencing could be up to eight feet high, which takes away the aesthetics and enjoyment for the community. The property value could also suffer depending on what was conditionally approved. If the change is granted for this rezone, even though the purpose for which the requester is currently intending to use for a specific outline conditional use in the future, the property may be sold or the business may change ownership, making it extremely vulnerable to any industrial conditional use that may be granted. If Nibley City is interested in an industrial zone, surely industrial zoning would be more appropriate in an area which does not border residential housing with a school within the local locality as well. We express complete opposition of the granting of this rezone change. Thank you for your consideration of our concerns.

K. Thank you, Talent. Is anyone in attendance wanna join the public comment period? If so, state your name and address, please.

My name is Dirk Howard. I'm one of the applicants for the rezone change. Address would be 2490 South 1350 West. The rezone is primarily to bring into the ability for businesses there to operate as they were established. Jason, who is also part of my co applicant, he went to get a business license because he had changes for federal firearm requirements. Up until that point, he has manufactured a small 22 pack rifle, under the federal firearm license now requires that the business license be its own entity. And in his application to the city, he was denied because quote, he was not an industrial location, but it is something that he's done For over twenty years. So it's kind of a baffle of how the conditions of a business that have been long established somehow have gotten pulled out from underneath. So we were told that what we needed to do to cure his deficiency on the business license was to apply for an industrial rezone. I joined in that effort because I'm getting to a point where we're getting ready to retire, liquidate our properties. Adding it as an industrial zone opens up a large section of potential uses. Every single one is a conditional use. Nothing is added as strictly a permitted use. So the city doesn't give up any control over what goes there. All they're doing is giving the potential for future users of that location to ask for conditional use for those. Now as far as mister Bamey's request about the dumping of metals, that wouldn't change Because even though it might be loud and annoying, it's permitted. Adding another machine shop right now, that wouldn't be permitted. The number of problems that any of the neighbors have for the machine shop, I would say most don't even realize that that's what happens at that location. I don't think that most of the uses that would happen in a rezone to industrial would have any greater impact than the items that already go on. Now as far as the other person that complained about potential insecticides or, poisons, as the agricultural piece that it currently is, I have the right to spray it. And any of those, including two four d, Roundup, any number of other herbicides are a permitted use. So denying the request to move to industrial doesn't impact any of that. All it does is it limits the economic capabilities and options for those pieces of property to my detriment and to also mister Crooks' detriment. That's all I have on that if there's any questions.

Thank you. Yeah. Well, if we have any follow-up, it'll be on the next item under the discussion. So did you have did you wanna come up and I I mean, we can do this now, or we can wait till we get to the next piece if we have it's up to you. I'll leave that up to you. Yeah. Yeah. If you wanted to have if you wanna enter anything under the public comment period, go ahead. Just state your name and address.

1350 East 300 Mountain View Machine And Weller. So the first letter that you read since I've been in there the longest I was one of the very first ones. Crawford Construction built his building along at the same time as mine. And Crawford Construction developed that area, 23 acres, as an industrial park. And that's what enticed us to move there. I bought two acres. And Crawford's ended up having the bottom end of the offices that they use as the front for that. And then the pry road was private at that time. Well, then now Sanders owns that road. And, like, the discussion I had with Tim was I was kinda interested in that frontage road property of his, and I asked if I expanded my property forward on his property. And but it sounds like that's a no because, no, I can't expand my business. And so it kinda leads me to back onto the pack rifle, which is a 22 takedown, and it weighs less than a pound. I don't sell a lot of them. I have 50 right now that's on hold. And, so that's through Levi. That was my understanding through the ATF that I needed to get an industrial license. Well, now they said it's commercial. Well, when I bought it, it was Industrial Park. And so it kind of threw me, but I was grandfathered in for a number of years, because I've been making them for forever. And and I invite everybody to come down to the shop because even when I first got the license, no one knew that they even had an industrial park there. And so, I mean, we've done quite well. And and I think we've proven that, you know, we don't hardly make any noise. And to the first person that you read about the noise, well, I'm there every day. I'm there most Saturdays. And the one little dumpster that they have to put metal in And and if you know what they do, it's little tiny flimsy tubing. And the reason why they're throwing it away, because China dicked them up, and so they scrap them. And I don't think I've hardly ever seen anybody in that building at 05:00 in the morning because I am always there. And so they do have a forklift, but I just don't believe that they make noise. I get that they have a lot of semis coming in and out of there. So but I just appreciate you guys allowing us to least investigate our options because we really are kinda getting old. And so, you know, you gotta kinda think about what are you gonna do, you know, and, you know, we'll always be a machine shop because, down the road, my son and grandson will continue on. And so, you know, I hope they're successful because I need them to be. But, anyway, I appreciate your time, and

thank you. K. Thank you. With that, I think that's everybody in attendance. We've read off the the emails, and, obviously, no one signed up, on the list. So we'll go ahead and close, the public comment period and move on to the next item, on the agenda, which is the discussion and consideration, for the recommendation for, ordinance twenty five twenty one, which are for the rezone of parcels 31784, 31783, and 317810 located at 24402485, and 2490 South 1350 West from commercial to industrial. So we'll go ahead and open up the discussion with the commission. If we have any questions, certainly, we can ask you guys to reapproach. And, obviously, Tom, thank you for standing in for Levi to, provide further insights from the city staff perspective. So commission, any thoughts or discussion on this one? Curiosities, questions?

Mister chairman, thank you. Thank you, mister Crook and mister Howard, for your comments. Appreciate that. I think I understand where you're coming from. Tom, given the fact that he's grandfathered in, can he expand the current business? That that's a great question. If he if he stays in the within the guidelines that he's in now, can he can he expand?

That's a great question. So I did consult with the city attorney, and there's a couple ways he can expand. If he stays in the confines of his building, he's not expanding technically. He can he can cut it in half, bring in another business that works in one half and him in another. So another business license can be issued there. As long as there's not a like, if he starts running around the clock, that might be an expansion, so he couldn't do something like that. Our code is rather generous on other expansions, for example, the the structure. So I'm gonna I've talked to mister Crook twice now on this. But, let's say you have a a 100,000 square foot building that's existing nonconforming. That's grandfathered. Right. Our code allows up to 50% expansion of that structure. Square foot. It's implied that that business could expand 50% with that expansion of the structure as well.

Adding more structure to it? Yes.

Now there's nothing in our code that says once that first expansion is done, that you can expand again. Right? I think that to be attached. Does the expansion have to be attached? That that's a great question. I don't know the answer to that. I don't know if he could add if another building could be added on that same parcel. That that's a great question. I'd have to follow-up with the tax. Our council.

Alright.

It's not for me, it's not about what's happening now. It's it's about when you change the the zoning, it's about what could happen. Like you like you said, mister Howard, you may you intend to sell your property one day. Well, it's not about what you're doing. It's what about what people you sell it to or you who you lease it to may may do what in a in an industrial zone. And that's where the city has to in my view, the planning commission has to kinda consider that. You know? What what could happen in that new zone that's not happening now? What is the risk down the road given the proximity to of the surrounding neighborhoods? And so for me, that's where that's what I'm thinking about right now. But for for that's all I have for for right now, mister commissioner.

If Jason wants to sell his business to a new like his sons or grandson, does can a new owner and the existing grandfather clause or because of a change of ownership?

Yes. It can change ownership. He could I I mentioned he could offer another business license to a portion of it within that building. So it as long as the use is not abandoned for three hundred sixty five days, that can it can perpetuate. Pick, for example, a McDonald's store. If if McDonald's sold it to Burger King, even though it's nonconforming, they'd still be able to operate as a fast food restaurant. So he anybody it it's it how do I say this? It it it runs with the land and the structure Yep. Regardless of who owns it. Okay? So I'll I'll back up just a little bit. We're going to relook at this business license that was denied. I I think it was inadvertently denied without doing the right research. So we're gonna relook at that

and start next week. That 22 PAC gun is pretty impressive. I think they're the only ones that make it in The US Yeah. He that I'm aware of. Approved until he shows it to me. No. Just Okay. Totally. You should buy one, Tom. You should buy one. It's pretty impressive. Did did I answer your question? Yeah. Advanced. One pound for a 22 rifle is pretty Yeah. Yeah. Impressive. So I've been there I've been to his machine shop a few times. My son worked for him. Is there any other question? That's my only other question. My concern is ownership and change of the business. Would that restrict him down the road? And and I hate to have him being restricted if we don't switch it over and stuff. And I don't like the fact that his firearm is denied when he's been doing it for, oh, a good twenty years or longer.

So Like I mentioned, we'll we'll be relooking at at that next week. K.

I just I have a question. You can either both ask it answer or individually. It doesn't matter to me. But have you thought about because to me, obviously, we're talking about three parcels in this application. Right? The two already have a building, and they're already being used and have granted a conditional use based on the nature of the business. Right? And, obviously, Tom mentioned, given that they are a conditional use, even potential physical expansion of the building, our code permits that. To me, I think the question really comes down to the vacant parcel. Have you thought about like like, I would think just as a matter of cleaning up our ordinances, given these two buildings are basically industrial already. What I guess, I I think you kind of maybe mentioned and answered my question is you feel like even the vacant property, you would want industrial because you feel like that just opens up more opportunity economically, essentially. Right? Even though the this is where it gets hard. Right? Is from an administrative point of view, it becomes industrial. Yes. You read the land use chart. Everything is a conditional use. We still have to grant that use. But from an administrative point of view up here, the second we grant that industrial, well, it's it'll be I'm guessing at the higher it's just always gonna be a higher likelihood that an industrial use is gonna ask for this conditional use rather than a commercial use. And I think to me, anyways, it's not the two parcels that are effectively already industrial. It's just this vacant land when and that just so happens to be the one that's closest to these people's backyard. Right? I mean, that's kinda what to me, that's kind of really what we're talking about more or less. Right. And do you have any thoughts? I mean, do you agree with all that? Or Absolutely. Yeah. And quite honestly, I have been approached by a business that is located here in Nibley

that currently operates a machine shop over near where Malouf is. And Malouf, under their dire business situation because of whatever level of stuff doesn't stay the same, is trying to squeeze that particular business out of Nibley. So that business owner approached me asking about that lot. He doesn't need all of it. He would like to have about 1.4 acres that would go up closer to my existing building. The other 1.5 acres would be interested by an engineering firm that would like to develop it into office space and other commercial entities. So that is the current offerings that I have for that front parcel. The machine shop would like to have it as an industrial. It would be very similar to Jason's. Unless you were inside it, you wouldn't even know what it was. But that is a a real a reality of why I would like to have that because I have been approached by somebody for that.

Yeah. Yeah. And and, certainly, you'd you know, thank you. Yeah. And and like I said to me and and to mirror a little bit what Brett said too, you know, it's like, this is this is ultimately, is the the the difficulty for us or or even the council, not to speak for them, but once a zone has changed, you know, you're you're opening up literally the floodgates of applicants and everything that goes with it. So that's why it's hard you know, administering these ones are always difficult. Oh, sure. Yep. If you have something else, that's fine.

I get those apartments, and they've been there for a while. And but just like Tim, we were talking, what kind of businesses could go there. So if you look at on that property, even a strip mall, and you you're talking fingernail polish, you're talking nails, you're talking pizza, you know, whatever. Well, they're gonna be at the back of the building. Well, more or the backside of that property because of the parking that would be generated for those types of entities, You know? And most of them need to be highway visibility. So you put so then on his behalf, what kind of business would you put in that lot that isn't got a back wall facing those apartments that they wanna look out on? So now you've gotta ask yourself, what could go in there that is so low that they can't see the mountains? You know? So now it's almost restricted to not having anything in that lot. So, you know, so as a group, we all need to kinda think of what what that land could be used for. And and I don't see anything that is gonna be basement driven. So, you know, know, it's just a thought. Yep. You know? Because if the one is complaining about the visibility, no matter what goes in there I mean, even if you put a church in there, it's gonna be visibility is gonna be blocked. So,

eventually, somebody's gonna be have to be sacrificed the the view. Yep. Even even residential.

Yeah. Even residential. Yep. Is is

Is it two acres, two and a half acres, the vacant lot? 2.94. Almost three. Almost three.

K. That's

now what can you do with three acres?

Well, the original thought of the industrial complex in there was through Crossroads was that that abstract building that has four or five businesses in, well, there was supposed to be three, and one of them got built. Then the sec second one was gonna be up on the highway where the dog food place was and, you know, the sports sales stuff. Mhmm. Well, there was that was gonna be the second one. And then across the back next to the school, around that arc right there was gonna be the third one built. So that's was Crawford's idea at the time was to put modular little businesses through there. And then, the animal hospital got put in, you know, because I've been there the longest. So that was the original plan. That's why I chose the two acres and the furthest back because I didn't want the traffic that all those little entities would have created. So

K. Thank you.

Any other specifics you guys need to wanna discuss?

I can't I don't have anything in this time. K.

Right.

Clearly, that's why we have we have the two different zones, commercial versus industrial. They're they're just different animals. They just are the the potential of of both of those is very, very different. And because of that, what what could happen down the line down the road, I I agree with the city staff on their findings on this.

K. Do we wanna make a motion? Anybody?

You guys have to inform? Yes.

Three members. Yep.

There's one. Two absent? Yeah. We have majority.

Also, remember, for for the record, whatever we decide to do, you can still go to the city council. Yep. We're just a recommending body. Yep. Okay? Mister chairman, make a motion to recommend denial for the ordinance 25 dash 21 rezone partial of zero three one seven eight zero zero zero four, zero three dash one seven eight zero zero three, And 03 Dash 178001 located at twenty four forty, twenty four eighty five, and twenty four ninety South, thirteen fifty West from commercial to industrial with the findings of the stat city staff. K. There's I guess there was no. Yeah. There weren't any. Okay.

K. So I'll second.

So we have a motion from Brett, to recommend denial for ordinance twenty five twenty one for the rezone of parcels 31784, 31783, and 317810 located at twenty four forty, two hundred 2485, and 2490 South, 1350 West from commercial to industrial, seconded by Claire.

Any further discussion or questions before we go to a vote? If if ownerships change on the vacant lot, they can reapply for a rezone too at the time, anytime. Anytime. So it's not a closed closed door is what I'm trying to say.

Yeah. Certainly, they can apply anytime regardless.

So

k, with that, we'll go ahead and proceed, to a vote. All in favor of the motion? Aye. Aye. Aye. All opposed? None opposed. That passes. Three in favor. None opposed. Thank you. Like to see them get their

firearm license business line. We'll be looking at that next week. This this will be considered by city council at next council meeting, which should be next Thursday. So

k. Thank you, gentlemen. K. We'll move on to the next item, which is our last item on the agenda, which is the, discussion and consideration for a concept plan for the Church of Jesus Christ of Latter day Saints meeting house located approximately at approximately at 3420 South 1200 West. Tom, do you want us to do us the honors, please? You bet. I'll

start us off by just giving us a general location of this project. It's South 3200 South in between phases I believe it's phase one of Nibley Meadows and phase 10 of Nibley Meadows here. So it's this is about a 10 acre site. They're planning to develop the north half without a subdivision to put in a a church house there. So They submitted a a site plan. It's zoned currently, r two residential, and, churches and places of worship are a conditional use for those areas in those zones. Excuse me. Proposed building is 20,000 square feet, and the concept plan approval requires prior to is required prior to final sign site plan approval. So the this is the first step. The next step would be the, site plan review and approval because it's over 10,000 square feet. This is the site here I mentioned, Nibley Meadows onto the north and to the south. And to the west is the recycle site that we have, the green waste and, some Nibley Nibley City owned property, and Nibley Farms is also to the west there. The applicant proposes two access points, and we recommended no more than one more access point when the remainder parcel is developed. 1200 West is one of our primary arterial roads. We requested just having one access, but our code allows two for every commercial use. So we did we did request that if the future, when they do develop the South piece, regardless if it's residential, another church house, or whatever, if you get rezoned, that that be limited to a single access point. So they they have agreed to that. We requested a pedestrian access to 12 or excuse me, 1100 West. There's a they've also agreed to that with the gate that will open up, and I I can show you back on the on the aerial real quick. And then there's more detail regarding setbacks, parking, landscape, and architectural design, and civil design when we get the site plan. We'll it we'll go through another review process, and it'll come back to planning commission once the site plan's all refined. Some of the challenges here are gonna be stormwater. It's a really it's a low spot there. There's obstructed by 12th West. There's really no way to get stormwater out of the site. So we are working with Nibley Meadows to allow them to discharge through their portion into a a regional stormwater pond that the that Nibley City is working with the development. And if you remember, Nibley Meadows requested a revision of phase four. This is all kinda tied to that stormwater pond stuff. So staff recommends approval of the concept plan for the Church of Jesus Christ of Latter day Saints meeting house located at 3420 West Or South 1200 West adopting recommended findings below. Concept plan approval is subject to further review at final site plan and conditional use permit approval. Minimum provided landscaping shall comply with Nibley City code 1924170. The building shall be built to the standards in Nibley City's design standards for commercial and industrial uses. The development shall adhere to Nibley City engineering design standards. Any future development of the remainder of site shall be limited to one additional access point for a total of three for the parcel subject to adequate spacing standards. Pedestrian access from 1100 West Trail must be provided to the building as provided in Nibley City code twenty one twelve sixty. And the findings are proposed. The proposed use isn't allowed condition use in the residential zone. There's insufficient detail in the concept plan to determine compliance with several requirements of Nibley City code and Nibley City design standards and Nibley City engineering standards, which we'll be able to further evaluate with the site plan. So I said I was gonna go back to this area for some reason. You'll have oh, the trail. So Nibley Meadows is constructing the trail all along Right. Through their development and down past phase 10, which is right here. So there will be a trail that connects to here. It will be they'll have a fence with their site plan, and it'll be a separate permit. But they've they've agreed to provide a a gate access for that trail. Go to 12 West? Mhmm. Yeah. 11 hundred west to 12 hundred west Okay. Through here. Just makes that corner? Mhmm. And they they agreed to provide a a walking path through the the site there. So unlike a nearby church that put a fence and then we have a dead end trail. So these they've been really great to work with. They're they actually want an accelerated review time, and and they're ready to to roll. They wanna be under construction in a month. I said, look. Wow. It I don't know that we'll be there in a month, but they just kinda wanted to express their excitement to get the put a gate on it? What what kind of gate?

On the trail? Yeah.

I that wasn't discussed. Say gate? That did say gate. And and these are just conversations. But You mean a gate onto the church property? Yeah. To go so they could lock the the fence if they needed it. It. Yeah. They they could close it and lock it. That was my impression of the the discussions. I could be mistaken, but that was I'm kinda thirdhand here. Levi does all the real work.

The reason 3200 Building was denied is because of liability reasons for the church.

My understanding is the architectural team has consulted with church member the church team, and they've agreed to this. They go okay. Into the trail. Mhmm. Yeah.

Because they own the church owns the property already. Is that correct? That's correct. They own all 10 acres. And so they need to subdivide?

No. They don't necessarily need to subdivide. They're just going to develop the the north half. Now in in our request, staff recommended that we have the improvements for the complete frontage along 1200 West. So that means the curb, the gutter, the sidewalk, and three accesses that will work out in the site plan review.

And isn't it rezoned as a church?

It's not there isn't a church church is permitted. A church zone, but church churches and religious

They're permitted in every zone we have. Yeah. They're they're conditional

conditional uses in every zone. Yeah. Okay.

K. K. Well, I guess oh, sorry. Did you have any more time before you No. That was it. Is there any questions? Yeah. So we'll just go ahead and open it up to discussion amongst the commissioners, I guess, and have any questions for you. I've got a question, if I may. I should probably have looked this up, so I apologize. But along so this is on on an arterial. Correct? Yes. And do we have anything in code that limits the amount of entry points to an arterial within a certain distance of another preexisting entry point? We do. Now what is that distance? Because it's, like, three 220 feet from already a street. Is that gonna be a It is. It's a half a block. Ours is pretty generous.

I can look that up. It it's there's there's if it's a one way, if it's two way, and if there's another access, if it's circular, there's a whole bunch of Yeah. I mean, that's but off the top of my head, I'd say is a 125 feet. What's the rated. What's the speed limit on is it That this section 45?

This section is 40.

Oh, it should be 55. But it it it Well, it's driven like 55. I believe it's 45 at the county. As you come into

Nibley, we we dropped it down to 40. Yeah. You're right. You're right. So well, in in theory, we'll have three entry three right turn

if you're heading north within

600 feet of each other. That's correct. And and if you look at how much frontage we have, I believe they'd be spaced between two hundred eighty and three hundred feet ish. Yeah. Two twenty five.

Well, from the middle of the preexisting road to the edge of the property. Plus so plus whatever is you know? Yes. That's just that's three three entrances right there back to back to back. That's I don't know. I mean, as long as it meets code, sure.

I don't know if I like that. Part of it's because 1100 West was turned into a trail and not a street, which could have been a second access. If they developed south, then that's our Yeah. Another second access, which

There is no but there is no so 1100 West is not a a not a real street? No? It won't ever be? It's planted as a right of way.

It it's being developed as a trail. That's a trail.

So one entrance. Yeah. It doesn't make sense. And you can see the the walkway parking. Stalls in here. Right? And, like,

and the building will probably fit the front of the 1200 West.

Yeah. Yes. I do like how they they have the building next to the road.

I like that. And parking in the back. I like that. It's not So, yeah, so, again, yeah, this is this is the concept. We're gonna refine all the details at the site plan review, which will come back to planning commission. It looks similar to what's on 10th West, on the church on 10th West. Oh, okay. Wait. Imagine the third access they're gonna plug in right through. They wanna wait. So where where do they Remember, there's two accesses that they wanna develop with this church house, one here and one here. Yeah. The third access would be, I'd imagine, about that distance. And then they'd if they develop this in the future, they just circulate this

through this way. What would they do? Would they just put, like, a big grassy field on the south end?

For now, I I don't know that they have a plan for that. Oh. It's currently being farmed. I think they do corn? Probably.

Probably build corn. But what would be Nibbly Metals is to the north of that. Yes. And there's no access point into Nibbly Metals or Nibbly Metals is not planning?

No. There's no access point.

You have a colored pointer?

Yeah. I'm have I'm like Can't see. I can't see anything. Pointer on your

on your there we go. That's better. Is that better? Okay. So where's the third where would the third access be? Says it hasn't really we we discussed possibly putting it down here.

And that's I mean, have been good separation

for that that Third access to what?

The third access to the parcel. To that to the

improved part of this development

No. Or just the the parcel? They're sitting on 10. Let me pull up this parcel again. Sorry. So this is a single 10 acre parcel. The first one access to the church house was proposed up in this area. The other one was proposed for this area. Mhmm. This area down here would be undeveloped currently. And that's a And then they would stub in another access down toward the south when they develop that

that last part. That but that We re Just the question is, if that's if that's sold to a developer, does our code even allow one exit one enter one exit? Yeah. No.

You can have one exit one entrance for up to 30

Okay. Okay. Units

in there. Correct. 30. Would that be five acres? Five acres, you'd have six units an acre. Yeah. The bars in there.

Yeah.

I I don't wanna be hung up too much on this, but I'm just curious about this gate.

Where's the gate gonna go? Let me show you back on the site plan. Sorry. And

I mean, that that's a public

trail. Right? Yeah. Yeah. Like that.

And how how how, like So you can see the trail connection right here. Can you see that? Yep. Yeah. That's where they're proposing to put the trail. It'll be fully fenced, and they agreed to put a gate. Like, I certainly agree to put a gate. Like, we had to negotiate, but they We we asked them the staff asked them to make it To put a gate? To no. To put a connection

And they're like, yeah. But we'll do it with a gate? That's my impression. Oh, the the trail ends in the parking lot.

Yeah. I thought it went down to 12th West. Yeah. It goes

here. Like around This this could be the trail. Counting that. What no. Wait. This could be a trail, this part right

here. It goes down to the middle. The trail will be done. They said they'd put a walkway through the

Through their parts through the property. Why not just put it on the south end? Yes.

I'm just waiting for their lawyers to shut you down because of liability.

I don't care about their lawyers. Yeah. Like I don't care. They can believe what the church wants. Ask these question. Yeah. I I think there there's no master plan trail on this Oh, there's not? No. The only trail is on 1100 West, so this provides an access from the trail to get to church.

So if they don't play ball and let it go through, it's that trail ends. It's a dead end.

The the 1100 West Trail? Yeah. No. That that continues, and it's being developed with Nibley Meadows. Nibley Meadows. And it's it's going to be developed all the way past here. Right now, it it just keeps going south all the way Okay. So it's gonna be on the backside of every development. Essentially, they're saying here's a gate to our property during church hours. Let me let me try to draw this. Let me show you. Let me use some magic here. So this trail is proposed to go right now, it's going to be constructed all the way down

That's cool. To here.

That can you see that red? Mhmm. Mhmm. So Nibbly Meadows Phase 10 is right here. So right here. Excuse me. Okay. They've agreed to to develop that, construct it all the way down, all the way here. So when when a development comes in here, we'll continue that to the south. That's good. What what this church has agreed to is provide an access from the church from from the trail to get to church. Okay. It's not a it's not a trail through the church person. So sorry if I misspoke. Trail to the church. What and we asked for that? We asked for that to connect to the church, to be able to get to the church. Yes. Should be. And that's our code. It it says you should you should be able to get two places of assembly.

Yeah. That makes sense. Okay. Yeah. Sorry. That one took a minute to get here. I just I I went I have PTSD. Is that what it is? Yeah. The last one. That fight we had here. Which one was that?

On thirtieth. Over here. It's a church. For that? No. Okay. I remember It's Aaron. Not not that it matters. I won't say names, but it got heated. Aaron Blissner, who's the one who went over the top. Not not that it matters, but this trail at the end of this cul de sac is blocked by a fence. Yeah. So And so people have stacked blocks and crates No way. And stuff so they can get over it. Yes. Got it. So it this it's great that they've agreed to allow an opening. Obviously. It's great that the church has has agreed to allow an opening to access the church. Wait for a Troy or Admittedly,

someone's gonna have to go unlock this gate to allow people to come to church on Sunday and Monday and whatever else. Most of them have, like, one person who does security and security. Yeah. Well, and it's not our problem. I just like, that's kind of pain, but whatever. Is it and and not that it matters. Is this this a standard size

building for the church, or is it a bigger stake center size? Do I think 20,000 square feet is a stake center. Center size. Yeah.

Do we know is this a stake center? Do you know? Is so it's the same size as the one over here on 3200? I was asking. On the 3200 South, is that a stake center? Yeah. I can measure that up real quick.

I'm just curious if that's a standard. It it looks like a stake center.

I don't know if it does or not. It looks kinda small to me. But

Well, they're not doing the grassy areas or the pavilion. Yeah. This is about Yeah. Missed, like I missed half of it. Yeah. Tom. Okay. Here. Let me try it again.

We love you, Tom.

I missed a click. Yeah.

This is the current one?

This is the one on 3200 South. Yes. 22,000 square feet. Yeah. And that's including Eve, so it's probably the same. Well, they have over in the far corner, they have a little pavilion too.

Okay. And 12th is an arterial, and that's basically the same footprint for access. And look, you got two streets already even closer.

You know what I mean? I like how they have three exits, though, because it it gets pretty congested back there. Yeah.

Yeah. Even they're too small to handle everybody in the stake.

Mhmm. But I think it's a I think the design they have proposed I mean, it's their call, but I think that's gonna be a congested Yeah. Deal Yeah. Only having three two x two x's out of there.

But, like, the third, where would you take it? I mean, other than just they'd have to pave

I was hoping you know what I mean? Just at daylight end. Into Nibley Meadows somehow, but, obviously, Nibley Meadows doesn't

want them going their direction. Is it Yeah. That that one, we've already approved that phase one already, and it it's not showing the it's platted, I believe. Right. So So is the fire is the fire review at this point? Has the fire department reviewed it? They review at this point. We'll we'll include them in the site plan review.

Yeah. I just I'm just wondering if they're if they have heartburn over just two exits on a deep lot. Mhmm. But Deep point. Yeah.

Just No. They they they get nervous when it's when it's narrow and over a 150 feet deep. Then they they ask for a hammerhead turnaround or a and that 90 foot radius turn.

Okay.

Are we are we ready for a motion? Yes. Anyone have a motion or I have any other questions or discussion?

So you make the motion? I'll make the motion. I make the motion. Oh, I gotta get the right one. Yeah. The concept plan for the Church of Jesus Christ of Latter day Saints meeting house located at approximately 3420 South 1200 West as an approval.

K. Did you wanna With approval? With the conditions.

The gate scares me. So with the conditions of the gate being a sure thing for the trail. Yeah. Did you wanna just

include the blanket in conditions identified by staff? Because it's more than just that. Yeah. With the conditions identified by the staff. Okay. So we have a motion to recommend approval for the concept plan. Do we have a second? I'll I'll second. K. Seconded. So we have a motion for approval for the concept plan for the the Church of Jesus Christ of Latter day Saints meeting house located at approximately 3420 South 1200 West with including all recommendations identified by staff. That motion was recommended by Claire, seconded by Brett. Do we have any other discussion? K. Let's go right to a vote. All in favor? Aye. Aye. Any opposed? None opposed. So that'd be three in favor, none opposed. That's our last item on the agenda. We'll just go right into staff report. Tom, anything? I

see a couple of you guys at the the Utah planning. Yeah. That was great. I didn't see you on my tour. I did present on a on a traveling tour.

We Yeah. The

We looked at alternative or or multimodal transportation projects. I was I was able to present on 1200 West. I also talked I also talked about How'd the turtle shells go over? Did you talk about them? There was there was a lot of interest in it, and I did identify our failure on public notice and public information. I think we could have done a lot better on just telling people what to expect Mhmm. How to how to manage those. I actually still like it. We're we're we're still well, it's on city council's Yeah. Agenda that works for us. Developer finish his project. And I I'm also not that it's related to this, but phase five, the last five the last phase is currently contracted with Staker Parsons. And they're they haven't given me their final schedule, but I anticipate that's gonna start pretty soon. Cool. We've made some adjustments to those turtles, the concrete mountable bulbs. We've we've made them shorter. We're four Yeah. Four inches taller instead of six. We've shifted them back just a little bit. We're hoping that's, a little more palatable to the public.

The the on the sidewalk I mean, not the bike trail, it seems the south close to the 3200 South seems really further away, the barriers, and they need to be they could be slid in.

Yeah. So the that's the the barriers intentionally come out. It's called a chicane. It's an artificial curvature that you bring it, and you narrow the lanes, which creates some some discomfort to drivers that make them slow down, pay attention. If you get it wide open, you you you start moving those over, give them more room. People just drive fast. Yeah. With with that being the major collector that's or excuse me, it's an arterial that's gonna connect all the way to the airport. I don't think Nibali's ready for a high a freeway yet. Not right through the center of town. So And I totally been very effective. We've done two speed studies on it. The eighty fifth percentile is right around 34 to 38 miles an hour. Yeah. Good. Now it's posted at 25,

but that's 85% of the people are driving Relative. 34 to 38 miles an hour or less. And it's funny because the bike lane is on both sides of the road on the first part of 1200 West in 32. Mhmm. I'd eliminate the one on the west side and keep it all on the east side. So this phase five actually

continues from the Stonebridge I assume it would. To the roundabout. That's that's a portion of it too, and it also extends it north to Logan's 10th West Of 2020. I just had one individual talk to me about the bike lane. Mhmm. Yeah. So so we're actually having to move some curb at at Heritage Crossing Subdivision to to address this new design. K. No. I like it. I love it. I think it's the best thing you do. I'm I'm getting a lot of people saying that, but I I guess there's several that don't agree with us. Do they all live in the same neighborhood? I'm not sure. Oh. I I haven't heard much in in a while. I don't know if people just got sick and tired of me not I mean, I so I run on that bike lane, like, multiple times a week. I love it. That's great. Yeah. It's pretty great. I like it. Another one of the projects that I presented on was Center Street. That was my project when I was at Logan City. So I was able to give some perspective on how that that happened. The the biggest one with on that one was, like, the financial way that it would it happened. They they created a special service area, and everyone 66% of the people had to agree to it, and they agreed to a special tax, a property tax that was collected. And I believe it was over $360,000 from that special service area that was applied to that. Then it was, put in so the development and the design of that was all collaborative. I was I had 30 stakeholders at meetings telling me how to do it, and the parking was a big issue. And then that arch was actually a private donation. So it is really neat little project. Nice call. Another project we we toured was the ovalabouts up at the university on 1200 East. There's the they call it a peanut or something. I love those. What's that? I love those. Yeah. Do you? That that should be everywhere. Yeah. The bet roundabouts? Yeah. Well, it's like a peanut, fat one. It's like a peanut. It it it they could've just done a big oval, but they did a peanut just to keep speed super slow. Yeah. And and they had to get creative on that one because the offset intersected in the tenth north across the Southeast. And so I didn't quite get to see that one done before I left Logan. And then, the last one we went to was the new bike lanes on 500 North in Logan. I don't know if you've seen those. If you haven't, check it out. Go from Main Street up to the east. Oh, yeah. Yeah. It it'd be on the wet the north side of the road. They did islands with pylons, and the biggest challenge there was maintaining accesses to the people that live there. During that tour, we saw several people driving in the bike lane. So Nibali thinks that I personally think Nibali's idea was a little better having the barriers so people can get confused. Barriers. Yeah. It's not perfect, but I do have We'll find out more next week. The bike. I have people driving the bike lanes at Nibley. Yeah. Oh, people park in the bike lane. You know? The the most valuable thing I found at the planning association was the legislative updates. It's just amazing how many update how many laws were passed that really affected my everyday being in development processes and things like that. Everything from building permits of the design to subdivisions to plat amendments and everything else. There's just so many. I I'm still trying to learn them all, but that was that was super valuable to me. So, hopefully, you get to learn something too. So Alan, anything looking sharp in the new shirt? I like it. Thanks. Yeah. Hopefully,

everybody enjoys their polo and Thank you. The dress shirt. Yeah. Thank you. If you have any issues, please let me know, and we can see if we can get a different size. But let's see. One thing, Levi, our planner, is potentially going to be gone for our next planning commission as well. And due to that, he has requested and I know with the whole commission not here, we'll try and communicate that based on the discussion, but he would like to move it from July 17 on that Thursday to Wednesday, the sixteenth. So just kinda putting out a feeler. Again, Levi and I will be reaching out to see if that works with everybody's schedules so that he'll hopefully be able to attend and go from there. Yeah. Great. And heritage heritage days is coming up. So It's all coming quickly. Yeah. Mister chairman, can I when it's when you're ready, I'd like to file a complaint? Okay. Please do.

That instruction by Maverick on the highway It is. So tired that beating me up and my truck up, can't we say that's not good enough? That's the biggest pothole on the in the state. Yeah. The middle the I just go around it. Across?

You're not the only one that I've heard this from.

I mean, it's

I don't I I can't believe that passes as acceptable. I don't think Tallinn knows what we're talking about. No. I'm totally teasing it. I think the entire city I I think staff here at city hall has heard it. I've heard it. Justin has reached out to not the number one director, but the guy right below him saying, hey. You gotta do something. This is Region 1 U Dot? Yeah. Yeah.

I mean, if it was just a week or something, but it's been there a long time. And So you rough on the vehicle. Do have an update on that if you'd like. He reached out to him. He says let's see.

Uh-oh. He said he had dozens of calls about the plates. The response was we've had the contractor repair them, taking calls as well. They'll they will pave it back on Sunday, if not earlier. So we just have a few more days to Do we send our alignment bills to the stage? And and they're they're actually gonna bring the speed limit down a little bit through there. So Yeah. Well, you should hear a semi hit them. Oh, yeah. Yeah. I'm afraid to go through. Where a building's falling down. Do you have anything to add to that? I turn when I turn left, I just like, me and every other person just, like, turn left, get into the center lane, and, you know, it's just like, I'm not even touching that thing. So I'm I'm told that the motorcyclist did that, and he was pulled over Oh, I believe it. Where they were pulled over. Yeah. So I believe it. Yeah. I don't think it's legal, so be careful. Is this still recording? Yeah. Maybe I did. I just Kidding.

What?

There and has issued a number of tickets for those traveling in the the median, and and we've gotten a number of phone calls and patrons visiting us at the front office and different levels of excitement and behavior. I'm sure. So, yeah, we're we're definitely trying through Tom and Justin to dress up. So Yeah. Cool.

K. Well, thank you, everybody. We'll call this meeting adjourn. Enjoy your evening. Look at this, Nick. That's you riding the bike down

there.