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Transcript
| Welcome everybody. It is August 3rd. This is the Vineyard Planning Commission meeting. | 00:00:05 | |
| We'll get right into it. Anthony will give us a Pledge of Allegiance. | 00:00:10 | |
| I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, one nation under God, | 00:00:18 | |
| indivisible, with liberty and justice for all. | 00:00:24 | |
| Great. Thank you, Anthony. All right, right now is an open session. If you have any comments for the Commission, you can come up | 00:00:34 | |
| to the microphone, state your name and make any comments either you guys have any comments? | 00:00:41 | |
| Cool. All right. If not, we'll move right into the minutes review and approval. Do I have a motion on that? | 00:00:48 | |
| Yeah, I make a motion to accept the minutes from July 6th. Do I have a second? Second. All in favor? Aye. All right. Moving a | 00:00:56 | |
| business item 4.1 Holdroy field preliminary plat application. | 00:01:01 | |
| OK, Nate, can you hear us through the Microsoft? | 00:01:29 | |
| OK, perfect. All right. My name is Brian Maya Perez. I'm a city planner here in the Community Development Department. And we're | 00:01:35 | |
| going to be reviewing the preliminary plat that was submitted by Ryan Bybee and Neighbor child with Cadence Homes and Good | 00:01:40 | |
| Goodborough. | 00:01:45 | |
| So to provide you a quick summary. | 00:01:52 | |
| So I'm just going to change my slide here. | 00:01:56 | |
| They're requesting a request an approval of a preliminary plat for all the way Fields development. The property will be developed | 00:02:00 | |
| in accordance with the development agreement approved by City Council on July 13th, 2022. The preliminary plat proposes 295 single | 00:02:07 | |
| family detached residences and was prepared in accordance with the Vineyard City Subdivision Code and Holdaway Farms Special | 00:02:13 | |
| Purpose Zoning District. | 00:02:19 | |
| The preliminary plot shows the general layouts of the streets, the alleys, blocks, etcetera. | 00:02:26 | |
| And the overall purpose of the preliminary plat is to show the lots that are being created by the subdivision, ensure proper | 00:02:30 | |
| coordination of public private St. systems and circulation, review the demand and availability of Public Utilities, parks, open | 00:02:36 | |
| spaces and recreational sites, and to review the product densities. | 00:02:42 | |
| The approved learning plot. | 00:02:49 | |
| And development agreement. Then invest the applicant with various development rights including density, St. configurations and lot | 00:02:52 | |
| layouts. | 00:02:55 | |
| So I just want to give you guys a breakdown of the residential units and their proposed categories and sizes throughout the | 00:03:01 | |
| project. So just as a caveat, there's no attached residential products that's being proposed with this preliminary plat. The | 00:03:09 | |
| preliminary plat only proposes detached single family units. So a lot of us might be familiar with the project. | 00:03:16 | |
| As we've attended the various meetings throughout the last year, estate lots, they're proposing 150 estate lots. | 00:03:24 | |
| 18 village lots, 127 cottage lots and a total of 295 total lots. | 00:03:32 | |
| In terms of phasing? | 00:03:41 | |
| Here's a map that shows the proposed phasing. The Hallway Field Subdivision will be developed in accordance with the phasing | 00:03:44 | |
| schedule set forth in Exhibit D of the approved Development Agreement from that July 13th, 2022 City Council meeting. The phasing | 00:03:52 | |
| is to ensure continuity and orderly development of the project, installation of infrastructure improvements, future road and | 00:03:59 | |
| utility capacity needs, the availability of access to all portions of the project, and all other related considerations. | 00:04:06 | |
| In terms of traffic and circulation, the preliminary plot that's been submitted labels all existing in future roadway connections | 00:04:19 | |
| and the proposed names. The preliminary plot labels all private and public roads or and roads to be dedicated to the city. They | 00:04:27 | |
| provided a roadways cross section on page C 13 of the preliminary package that shows the road dimensions and the profiles. | 00:04:35 | |
| Let's talk about parks and open space. The plan labels are intended areas for parks, trails and open space. Here are the parks, | 00:04:47 | |
| the public parks that are being proposed to be dedicated to the city. The east park on the far right is is going to be 5 acres in | 00:04:54 | |
| size. The Holdaway Park on the southwest portion of the. | 00:05:01 | |
| Site is also 5 acres and the bike trail park in the northwest section is 2 acres. | 00:05:09 | |
| And in regards to private parts and recreational areas, there will be an age restricted clubhouse, pool and associated private | 00:05:16 | |
| amenities that are just under an acre in size towards the middle of the of the project at the intersection of 400 and Main. | 00:05:24 | |
| Talking about utilities and services, the applicant is labeled on the preliminary plat all the appropriate connections and | 00:05:36 | |
| improvements for culinary water, sewer, storm drainage, ground drainage and electrical power. They also show several connections | 00:05:42 | |
| for fire hydrants, 12 foot St. lights, 20 foot St. lights and overhead and varied power lines. The preliminary plan proposes an | 00:05:49 | |
| underground storm water detention system beneath the future Holdaway Park, which is the one on the. | 00:05:56 | |
| Southwest portion of the property and the permanent plot proposed to remove several concrete ditches. Previously missed irrigation | 00:06:03 | |
| and irrigation of agricultural lands. | 00:06:09 | |
| The applicant has labeled all existing and proposed St. trees. It's a little bit hard to see on this map, but this is Sorry. This | 00:06:16 | |
| is a utility insurance that I should pump up earlier, but this is the trees and vegetation. It's not landscaping plans within | 00:06:25 | |
| individual building. Building permits for each lot shall conform generally with with the landscaping being shown here. | 00:06:33 | |
| Morgan, I think you should talk about this really quick. The landslide with Jacob Holdaway. Did you clarify that for the plan | 00:06:46 | |
| Commission? Sherry, do you want to pull the map up? Yeah. | 00:06:51 | |
| Yeah, if you just show where it's squared up on the east part, yeah, you can actually joggle between the two. So this is how the | 00:06:59 | |
| neighborhood plan had it laid out. If you can see on that E park where there's kind of the the indent along 400 S, the the parcel | 00:07:08 | |
| line is at an angle and as it connects to four or South. And they were kind of an awkward park layout. And so the developer. | 00:07:17 | |
| Worked with Keith Holdaway, the owner of the property just to the the east of of that that park and they they did a small land | 00:07:26 | |
| swap that that basically just made it a straight line. Do you want to jump to that look like the next next slide? | 00:07:34 | |
| There you go there. So it shows it. | 00:07:46 | |
| That's squared off. So anyway, just wanted to bring that here attention. | 00:07:49 | |
| Are you able to see that? Do you have any questions about it Planning Commission? | 00:07:53 | |
| Well, in the throbbing of the land, what what was it? Who gained what or who lost what? I mean, I know we straightened the line | 00:07:57 | |
| out, but is it the exact same? And so there's a the same size triangle on both sides of swapped which which made it change the | 00:08:02 | |
| angle of the. | 00:08:07 | |
| OK, umm. | 00:08:13 | |
| OK. Thank you, Morgan. | 00:08:16 | |
| So next steps for the applicant is after the preliminary plat is approved, the applicant must submit a final plan application and | 00:08:20 | |
| once a final plan is approved by City Council and by the Planning Commission, it may be recorded at the Utah County Recorder's | 00:08:28 | |
| Office. Once the final plot is recorded at Utah County, the applicant can ban and submit for building permits. | 00:08:36 | |
| And then? | 00:08:45 | |
| As a special note, the public parks and the clubhouse and the humanities shall require separate site plan applications for | 00:08:47 | |
| Planning Commission approval, so you guys will be seeing those in the future. | 00:08:51 | |
| So the application is online via Zoom. The Planning Commission has any questions or concerns about this application. | 00:08:57 | |
| I've got a couple of questions, mostly about the infrastructure going in, if you can go back to the phase map. | 00:09:08 | |
| I just want to make sure that it's not just the homes, but it's also the road infrastructure that's going in in that same order. | 00:09:17 | |
| It's like phase one would not connect to 400 S, only to Sleepy Ridge. Is that correct? | 00:09:24 | |
| Yeah, that's correct. Phase one will connect to Main Street on the north and see the original South. | 00:09:33 | |
| OK, the reason I'm asking is I think a lot of the people who. | 00:09:40 | |
| Were either neutral or negative on this project. Saw one of the key benefits as a connection to 400 S. | 00:09:46 | |
| You know, making another way in and out of the city. | 00:09:54 | |
| So that not being part of phase one. | 00:09:59 | |
| I I think that's important to at least acknowledge that, you know, there may be some people saying like, hey, why is this | 00:10:02 | |
| connecting to sleepy Ridge instead of the 400 SI get it with the with the phasing plan here. But I do think that that's. | 00:10:08 | |
| I was kind of expecting to see that connection in the first phase and then also have questions about the trail extension. I I | 00:10:17 | |
| wasn't real clear on which phase that would come in with. | 00:10:23 | |
| Are you talking about on the the lake, the lake trail? I believe that is slated for the last phase And the reason being, you know, | 00:10:31 | |
| the cities preferred option would be to have a lake trail that aligns out towards the lake. We don't necessarily want a trail | 00:10:38 | |
| right on the property line. We wanted it to be part of the actual Utah lake shoreline trail alignment. So out by by the lake. And | 00:10:45 | |
| so the idea was to push that as far as we could. | 00:10:52 | |
| Allowing us to time to work with the property owner and then we would build because the the funds the state is already appropriate | 00:11:00 | |
| funds for that trail so. | 00:11:04 | |
| We can work something out with the the property owner and there there are some legal disputes about the ownership. So it's kind of | 00:11:09 | |
| a complex situation, but that gives us some time. | 00:11:13 | |
| OK. Yeah. I just wanted clarity on that and then just to. | 00:11:19 | |
| You know, record my comment that I think, I think there were expectations that one of the first infrastructure things would be a | 00:11:22 | |
| connection to 400 S. | 00:11:26 | |
| Right or wrong, I mean, right, Yeah, the the City Council had shared this the same concerns and they worked with the applicant. | 00:11:32 | |
| They did approve the development agreement. And one of the items is that I can't remember the exact unit number, but it's about a | 00:11:40 | |
| specific unit number. If the infrastructure hasn't been built, then they'll then deed the right of way to to the city. | 00:11:49 | |
| Which is actually really helpful in case there there is, you know, some sort of. | 00:11:58 | |
| Terrible economic thing. There's something happens to this project, but it would at least provide ownership of the right of way to | 00:12:03 | |
| the city. But it's still tagged with phase two of the project. So it, it, it is in a very early phase. But yeah, no, unfortunately | 00:12:08 | |
| it won't. It won't be right out of the gate. | 00:12:13 | |
| And is there any what's the thinking about how long between Phase 1 and 2? | 00:12:18 | |
| That'd be a good. | 00:12:24 | |
| That'd be a good question for the applicant if negator, Eric or whoever's on, they explained it pretty well in the City Council. | 00:12:26 | |
| They have a process that they go through. So basically faces start like a phase two would start while phase one was going so that | 00:12:32 | |
| there's always an inventory houses. I don't know if they want to comment on it. | 00:12:37 | |
| So yeah. | 00:12:47 | |
| Morgan, do you want me to comment? Yeah, Yeah. Well, if you want to just provide a little insight on your timeline. | 00:12:48 | |
| And so the objective once we get started is to not have a gap in our ability to sell homes. And and so the the processes as we | 00:12:55 | |
| begin selling homes in phase one, we're watching for the pace of that process of that self process and we'll start the phase two | 00:13:02 | |
| infrastructure. | 00:13:09 | |
| While we're selling homes and pay amongst us that phase two homes are available. | 00:13:18 | |
| After concluding, so it comes in phase one. Now having said that, as Morgan said, the phasing was this. This whole concept of | 00:13:23 | |
| phasing 1 and 2 was located extensively with the City Council a few weeks ago where in if we haven't. | 00:13:31 | |
| That we haven't begun the planning process after we've sold a certain number of homes in phase one and by the time we sold certain | 00:13:40 | |
| other poems in phase one, we didn't have the right to ask them with that easement for that roadway to facilitate, you know, if | 00:13:47 | |
| necessary, construction anyway. | 00:13:53 | |
| But but as regards overall timing, I would expect that we would. | 00:14:01 | |
| Being about six months together. | 00:14:07 | |
| In terms of staging, phase one and Phase 2. | 00:14:12 | |
| Thank you. | 00:14:17 | |
| Any other questions? | 00:14:20 | |
| My only concern with it is the parking on Lakeview St. | 00:14:23 | |
| I'd rather not see parking there if I think if we're going to do parking, it should be on 400 S and something that you pull into | 00:14:29 | |
| the way it is now in Lakeview St. | 00:14:34 | |
| Kind of encourages traffic to go down like V street into. | 00:14:39 | |
| The Elm subdivision. | 00:14:43 | |
| Yeah, So just by East Park, that's the, that's, that's the road that's on the West side of East Park in the green. No, the the | 00:14:46 | |
| East Park, the one to the right. | 00:14:52 | |
| That road, are you talking about that road right there, right? Yeah. So that, that would be parking specifically for for that | 00:14:59 | |
| park. We haven't designed it. So we'll go through a site plan process, but that, that, that's good to to know those types of | 00:15:05 | |
| concerns. The idea was to try to utilize the right of way to accommodate some of the the parking needs for the park so that we | 00:15:10 | |
| could build a park out and have basically as much open space as we can. We can, but most likely we're probably going to have to do | 00:15:16 | |
| a, a more of a formal parking lot. | 00:15:22 | |
| But anyway we can workout those those types of details. But thanks for noting that. OK, so that's not something that's like set in | 00:15:28 | |
| stone with this. No, that'll that'll come through an official site plan process. So the parks will all go go to you for for | 00:15:35 | |
| review. OK, so this is just important to note that the developer has part of the development agreement. Developer has agreed to | 00:15:41 | |
| work on traffic calming along Zippendale to help reduce the. | 00:15:47 | |
| Volume of cars as well as specifically about the speeds of the cars that may be utilizing different now at all. | 00:15:54 | |
| It's important to know that the developer is going to be partnering with the city on that. | 00:16:00 | |
| Alright. | 00:16:05 | |
| And then there wasn't really details on the crossings around the roundabout. | 00:16:10 | |
| Are there any plans for that or because I know it's real, there's that trail connection, I just want to make sure that there's a | 00:16:16 | |
| good way to cross there, if there any. Yeah. And so in regards to the roundabouts, I mean, currently we just allocate the space in | 00:16:24 | |
| the roundabouts. We're working with our active transportation consultants to help provide us some, some information on. | 00:16:32 | |
| So I missed work in reviewing the plan. I missed where the roundabouts are. There's just one, right? | 00:17:11 | |
| 20, there are two, Sorry, yeah, there's one. They're both on 400 S. | 00:17:19 | |
| One of them is at Lakeview where you would enter Lakeview and the other one is at Main St. | 00:17:25 | |
| It's the Main Street for South Roundabout. You're going to do that. Possibly you're going to look at the other one. Or are you | 00:17:32 | |
| doing for sure doing both roundabouts? | 00:17:36 | |
| I don't know if that was in question or not. So the roundabouts that have been proposed and supported with the study that the | 00:17:41 | |
| traffic engineer, Ryan Hales Engineering has provided by the developer will be around by the Main Street and Center St. which is | 00:17:48 | |
| kind of there. And also the roundabout that's to the using my fingers to the east, right where the east park is right there | 00:17:56 | |
| serving us because it's it's, it's halfway there. I'll say like that. | 00:18:03 | |
| In terms of the studies that came back, that doesn't justify anything about that. And we believe that for this type of level of | 00:18:12 | |
| traffic, you know, being more towards your residential. | 00:18:18 | |
| After transportation or more progression, having roundabouts actually leads to a higher level of profitability instead of having | 00:18:26 | |
| traffic signals where when pedestrian interests for a roundabout they go, they have more free ability to go versus a traffic | 00:18:32 | |
| signal. | 00:18:38 | |
| Where they're more is more controlled stop go as well like as well as that, however, I'm sure that you know, everything can change | 00:18:44 | |
| tomorrow, which I say that very hard, like heart wave, but I think was being proposed here is actually what will be very | 00:18:51 | |
| beneficial to the city. | 00:18:57 | |
| I'll help out. | 00:19:05 | |
| Enhanced like the. | 00:19:08 | |
| The environment. The visual environment. There we go. | 00:19:10 | |
| Making words out. Does that go wrong? | 00:19:15 | |
| All right. Any other questions or? | 00:19:17 | |
| It's not Do I have a motion? | 00:19:23 | |
| I can. | 00:19:31 | |
| I move to approve the preliminary application of Life Fields as requested by Brian Bybee with Cadence Homes with the proposed | 00:19:33 | |
| conditions of the applicant pays any outstanding fees and makes any red line corrections and the applicant is subject to a | 00:19:39 | |
| federal, state and local laws. | 00:19:45 | |
| 2nd. | 00:19:51 | |
| All in favor. | 00:19:53 | |
| Right. OK. I'm moving on to 4.2. This is a public hearing. So do I have a motion to open up a public hearing? | 00:19:55 | |
| Motion to open up the public hearing second all in favor aye right. This is the for the site plan conditional use permit | 00:20:05 | |
| application from X development. OK, thank you. This is still Brian city planner introducing this application. So we got the | 00:20:11 | |
| applicant Carla Mata with 50 mil LLC seeking approval of the site plan and conditional use permit for two retail buildings at the | 00:20:17 | |
| yard lot 3. | 00:20:23 | |
| Address that 661 is 450 N to lottery will be a complementary addition to the mixed-use center of the yard. Both buildings are to | 00:20:30 | |
| provide desirable amenities and services to venue city residents and visitors. The size of the site is 1.37 acres and both | 00:20:37 | |
| buildings will house retail uses. The north building will house 1 tenant and then the South building will house 3 tenants. So this | 00:20:44 | |
| map here gives you. | 00:20:51 | |
| Some context to where this is located. | 00:20:59 | |
| Here's the site plan. The property is zoned Regional Excuse Zone intends to provide commercial employment residential uses in a | 00:21:02 | |
| mixed setting. The applicant is in the process of identifying potential tenants and drive throughs between the front, the | 00:21:09 | |
| building's front facade and the property. The front property line triggered a conditional use permit. | 00:21:16 | |
| So. | 00:21:25 | |
| In terms of site planning. | 00:21:29 | |
| This is my spots here. There we go. | 00:21:33 | |
| I wanted to talk about the architecture of the buildings. So the architecture is a modern aesthetic consistent with the surround | 00:21:37 | |
| development. The architecture features vintage wood exteriors, rib panels, tempered glazing, concrete masonry and ruminant | 00:21:44 | |
| trimmings and finishings is a very nicely designed building. All colors proposed are subdued earth tones and not contrast with | 00:21:50 | |
| naturally occurring colors in terms of massing. | 00:21:57 | |
| Plenty of variations in building shape and configuration are being proposed. | 00:22:05 | |
| The buildings themselves are relatively small in height and so that allows them to not interrupt any significant views of the | 00:22:08 | |
| mountains of the lakes. Monotonous facades were avoided through ground level fenestration and recessing and projecting of Laurel | 00:22:15 | |
| planes, and there's lots of variations in the roof lines. | 00:22:22 | |
| Each building is proposing to provide a walkable gathering area where people can enjoy a meal. They can sit and dine and and just | 00:22:31 | |
| enjoy the local amenities. | 00:22:36 | |
| All elements of the facades and facades at the pedestrian level achieve a sense of human scale and create visual interest at eye | 00:22:42 | |
| level. | 00:22:46 | |
| In terms of circulation, the site plan integrates well with Arterial Mill Road to the West and with internal private roads to the | 00:22:50 | |
| east, north and the South. The parking lot incorporates additional shared parking stalls for future entertainment uses at the | 00:22:56 | |
| yard, including Top Golf to the east and Interconnected system for ADA, Americans with Disabilities Act and pedestrian circulation | 00:23:02 | |
| has been provided in and around the site. | 00:23:08 | |
| Modes of transportation are sufficiently and safely separated and demarcated. | 00:23:14 | |
| So that means that there's safe interaction between pedestrians and vehicles whenever there's a possibility that they might | 00:23:21 | |
| engage. In terms of building orientation, all the buildings have been oriented towards Mill Road and the the principal arterial | 00:23:27 | |
| adjacent to this site. To further encourage the pedestrian relationship with the buildings, each building has a public entrance | 00:23:33 | |
| off of Mill Rd. | 00:23:39 | |
| In terms of open space and an accessible Internet, interconnected system of passive and active open spaces have been providing | 00:23:46 | |
| provided. | 00:23:50 | |
| The building configuration provides areas of sizable open space and spaces for public gathering. | 00:23:56 | |
| In regards to parking lot lighting, all areas intended for parking shall be adequately illuminated during night hours. The parking | 00:24:03 | |
| lot lighting is down lit and poles do not exceed the 20 foot height requirement. Lighting on the site will not spill over into | 00:24:07 | |
| adjacent properties. | 00:24:12 | |
| In regards to setbacks, all the setbacks are being met for the regional mixed-use code. So to talk a little bit more on parking, | 00:24:17 | |
| all the parking aisle dimensions and parking stalls dimensions are are being met. | 00:24:24 | |
| The code requires a 27 parking stalls be installed, but they have gone ahead and provided 17 additional parking stalls that will | 00:24:33 | |
| be shared with the entertainment uses throughout the yard. 5.2% of the growth parking surface area isn't is dispersed into your | 00:24:39 | |
| landscaping. | 00:24:44 | |
| And two ADA required parking stalls have been provided and 1 van accessible ADA Parkinson has been provided in terms of parking. 3 | 00:24:51 | |
| stalls were provided for the code, but they have provided required for the code, but they provided for that are the inverted youth | 00:24:58 | |
| design which is what our code. | 00:25:05 | |
| Calls for and it meets all the other bicycle parking codes. | 00:25:14 | |
| Umm, let me see. | 00:25:19 | |
| The parking lot is going to be screened from the street from Mill Rd. with a landscaping berm. So let's let's talk about | 00:25:22 | |
| landscaping a little bit. The landscaping compliments the architecture. The architecture of the buildings provides the visual | 00:25:29 | |
| interest and variety, provides screening elements for the drive throughs and the parking lots. It also provides the around | 00:25:35 | |
| beautification and blends well with the natural landscape and highlights the building features. | 00:25:41 | |
| All the plants conform with the installation standards within the Vineyard Tree and Landscape Manual. | 00:25:49 | |
| And all the all the plants and plant species have been selected are drought tolerant codes for the landscaping code. Nearly 20% of | 00:25:54 | |
| the site includes drought tolerant landscaping that is sensitive to a regional and local water conservation initiatives and large | 00:26:04 | |
| areas of decorative rock and gravel with dispersed trees and have have been proposed they've kept sod or turf to. | 00:26:14 | |
| To a bare minimum, I mean long, the Mill Rd. Park strip and. | 00:26:24 | |
| They've maintained the 25 foot barrier, sorry buffer, landscaping buffer that is required for our landscaping code. They've also | 00:26:32 | |
| provided a nice streetscape design. | 00:26:37 | |
| All their trees are two inch caliper and we will require that all their shrubs be 5 gallon in size. There's no detention basins on | 00:26:44 | |
| the site. They're going to be tapping into an underground, some water detention basin that's a part of lot 2 if I'm correct to the | 00:26:49 | |
| east of the site. | 00:26:55 | |
| And all signage is to be reviewed through a separate signed permit. So just wanted to quickly show you guys their landscaping plan | 00:27:02 | |
| if I got too busy talking. | 00:27:07 | |
| But you looked over that for a quick minute. | 00:27:16 | |
| And then here they're building elevations. This is for the South building, which will house 3 tenants. | 00:27:23 | |
| And this are the elevations for the north building. | 00:27:33 | |
| Here's a few renderings of the North building. | 00:27:43 | |
| With the accompanying dining area. | 00:27:46 | |
| OK, so here are staff recommendation. Staff recommends approval of the site plan and condition use permit provide the following | 00:27:50 | |
| conditions are not the applicant must complete a traffic study showing the impacts of the proposed development. That was something | 00:27:56 | |
| that was required by engineering and we're hoping to receive that within the next few weeks on the applicant. All the all the | 00:28:02 | |
| shrubs on the on the site must be 5 gallon. | 00:28:07 | |
| Additional some that are 1 gallon and myself and the water manager would prefer that all the shrubs are 5 gallon so that will | 00:28:14 | |
| require few changes to the to the to the landscaping legend. | 00:28:20 | |
| And that the applicant the other conditions are that the applicant pays an outstanding fees and make any Redmond corrections and | 00:28:26 | |
| the applicant subject to all federal, state and local laws. So then if you have any questions for them. | 00:28:32 | |
| You guys have any questions? | 00:28:40 | |
| So go ahead. OK, I was just noticing it on the. | 00:28:44 | |
| Bottom. That's South. | 00:28:50 | |
| The sidewalk runs right up next to the drive through Rd. | 00:28:53 | |
| Umm, that like a insurance chef. | 00:29:00 | |
| Safe, but you know, it doesn't feel safe, and there's someone who would be using that to walk on quite frequently. Live in the | 00:29:06 | |
| neighborhood South of it. | 00:29:10 | |
| I don't know 'cause I feel like the trees, I don't want to shrink the space. | 00:29:16 | |
| Is there any kind of buffer there between the sidewalk and the drive through? | 00:29:24 | |
| Between the on the South part of the building. Yeah, I believe so. | 00:29:28 | |
| I'm sure there's a curve, I'm just wondering. Oh, maybe no. It seems like there's a landscaping burn to the South of the sidewalk | 00:29:35 | |
| but not to the north. | 00:29:39 | |
| Yeah. | 00:29:45 | |
| So that's so. | 00:29:47 | |
| Outside of the things that you brought up, that staff would like to see change that. | 00:29:51 | |
| I I'm uncomfortable walking there just because people can drive. Well done. Would it be possible to do something very similar to | 00:29:56 | |
| the north side where it's buffered a little bit but then comes in where you would cross the drive through lane to get into the | 00:30:01 | |
| restaurant? | 00:30:05 | |
| Hello. Hi, can I make a comment? Yeah, hello everybody. What's your name? Sure. My name is Carla Mata with X development. So as | 00:30:10 | |
| far as that crosswalk is concerned, that's all back of house stuff. It's mostly intended for for employees that are going to have | 00:30:17 | |
| to cross behind and go over to the trash enclosure, which is on the West side there. It's not really so much intended for for | 00:30:24 | |
| pedestrian traffic like, you know, the the the customers and so forth. So. | 00:30:31 | |
| So she's talking about. Oh, I thought you were talking about. OK, I apologize. I thought you were talking about the crosswalk | 00:30:38 | |
| going to. | 00:30:42 | |
| The southern building. | 00:30:45 | |
| I'm pulling it up, yeah. | 00:30:50 | |
| Cortana. | 00:30:53 | |
| If you can. | 00:30:56 | |
| So just how the drive through Rd. runs right up against gotcha and just has the curbing right there. | 00:30:59 | |
| Yeah. So yeah, I'm wondering what kind of a buffer we have between the road and sidewalk other than a curve. | 00:31:06 | |
| Yeah, and that's. | 00:31:14 | |
| Split the difference between it 'cause it looks like you're doing shrinking up a landscaping, yeah. Or you, you put it on both | 00:31:17 | |
| sides if you're at like 6 feet and you just do 3 feet in each side 'cause if it's a desert landscape with the with the drip system | 00:31:23 | |
| anyway, you're not having, you know, sprayers. Would you, would you be fine with something similar to the north section? | 00:31:29 | |
| Right, like comes in, yes, at that, Yeah, just like a little bit next to the drive through Rd. feels OK because I I would be | 00:31:35 | |
| willing to walk on that. | 00:31:41 | |
| But my, you know, my kids will be probably frequent in these places, probably on their own teenagers, you know, and so. | 00:31:48 | |
| I, yeah, I just, OK, we will definitely have that discussion with the, the landscape architect and the and most the retail | 00:31:57 | |
| architect and see how we can, we can shift that over a little bit. I mean, I'd hate to lose the trees too. So I'm a little torn. I | 00:32:01 | |
| don't know. | 00:32:06 | |
| Totally. OK, I'll see what we can do there. Yeah, I mean, from our, our goal is to try to keep trees within a minimum of 6 feet. | 00:32:12 | |
| That's, that's sort of what we've been trying to do. I mean, they can survive in smaller conditions, but you know, they, it's a | 00:32:17 | |
| root system, a little more space. | 00:32:22 | |
| 878 and a half, yeah. | 00:32:29 | |
| Yeah, so maybe it sounds like a couple feet then it's like you're, are you worried just about like a tire popping over and | 00:32:32 | |
| smacking someone or does it come around the corner? Yeah, yeah. So did you just give a couple more feet then? I think OK, yeah. Or | 00:32:38 | |
| some kind of buffer like a 2 foot retaining wall or something? Yeah, or, or like a handrail even, I mean some, some kind of | 00:32:44 | |
| barrier. | 00:32:50 | |
| And pedestrians feeling like, OK, there's something between me and these cars. | 00:32:58 | |
| OK. Maybe even some grasses or something like that. Yeah, yeah. | 00:33:03 | |
| So depending on if you approve it, I would recommend adding a condition and you can make a condition as general as you want or as | 00:33:08 | |
| specific as you want. So you if you guys want to think through kind of what that could be, you know, like the applicant will will | 00:33:15 | |
| provide staff with some options of providing more, more protection to the pedestrians, whether it's moving the, you know, the | 00:33:22 | |
| landscaping to that side or some other entertainer, right? Exactly. | 00:33:28 | |
| Right, Yeah, I don't think I need to like a specific. | 00:33:36 | |
| Yeah. Is this just for separation or do you want to do it to be for for safety reasons or just a line of demarcations? They | 00:33:41 | |
| realize there's cars there, safety, not enough to stop a car, but you're looking at like a minor. | 00:33:48 | |
| Just like with the with roads, we can't just like stick a bunch of. | 00:33:59 | |
| Speed bumps everywhere, but we can have speed medication. | 00:34:06 | |
| Step so like this would be more of a. | 00:34:10 | |
| The card notices that there's plants and maybe they're going to be more careful with their car around that area between. | 00:34:13 | |
| Now there's, there's rocks there placed too. Isn't that what you're showing? It's showing that's not between the sidewalk and the | 00:34:24 | |
| drive through aisle. Yeah. So just right there, just be like moving the sidewalk a little bit South. And if I may, I have a | 00:34:31 | |
| little, I have some language that you guys could consider. So I wrote as a condition landscaping buffer at least two to three feet | 00:34:37 | |
| between the southern drive through aisle. | 00:34:43 | |
| In the pedestrian walkway South of the southern building on the site shall be provided. So I don't think it needs to be two or | 00:34:50 | |
| three feet if it's something more solid, so wall or even like posts with the chain or yeah, it doesn't mean to be landscaping, | 00:34:56 | |
| just some division could be post with change between them or something like that. | 00:35:02 | |
| But I mean, obviously the landscaping action will look better. Yeah, we'll come up with some proposals I think staff could handle. | 00:35:09 | |
| Yeah. | 00:35:17 | |
| I had a similar question, but it was around the architectural rendering of of the outside dining areas and I didn't see any | 00:35:25 | |
| division between the dining area and and the roadway. | 00:35:32 | |
| And I may have missed it. I mean go on to the next one. | 00:35:39 | |
| Down right in there. | 00:35:44 | |
| Is there OK and I may have missed it but I just wanted to make sure there is barriers between the outside dining and the roadways. | 00:35:49 | |
| Yes. And Tyler, did you want to speak to that at all or? | 00:35:59 | |
| No, I mean I there was about that separation. Yeah, in the renderings there is a fence. | 00:36:03 | |
| OK. Any questions, Chris? | 00:36:11 | |
| So for the outdoor dining, I know a few meetings ago we talked about this, making sure there's room to go around the dining for | 00:36:14 | |
| like ADA accessibility. So that's verified. If not, any problem with wheelchairs and stuff getting around that, specifically that | 00:36:20 | |
| corner in the rendering of the building where the fence is. | 00:36:26 | |
| Should be that top left corner on the corner right there. Obviously we can't see what that distance is, but I suppose there's | 00:36:37 | |
| enough room. | 00:36:41 | |
| Yeah, that's a good concern. | 00:36:45 | |
| Yeah. And I think that will come more along with the the tenant permits, correct for the as far as when they have to go through | 00:36:48 | |
| their approvals for that, I'm assuming that will be addressed at that time. | 00:36:53 | |
| I mean now is is when we could attach that that detail. I think the things appropriateness iPhone application is in my opinion OK. | 00:37:02 | |
| Yeah. | 00:37:14 | |
| Steve Hutchings, Excellent. Can you go back to the site plan? | 00:37:16 | |
| So we were talking today about sorry I lost my voice the other day. If you could scroll on to the top building there, that N | 00:37:21 | |
| building. | 00:37:25 | |
| We were talking about moving that that crosswalk slightly down just to by just a little bit more room for Ada on that side with | 00:37:30 | |
| given that that was a a plan for a outdoor dining so that that ramp just right on the right side of the screen there that could | 00:37:38 | |
| come down to more feet or so just to provide enough room for that cool. So. | 00:37:46 | |
| So, yeah, we're already in discussion. So thanks for that question. | 00:37:56 | |
| Any other questions? | 00:38:05 | |
| I don't, but we are in a public hearing, so I think we've got some. | 00:38:08 | |
| Yes, my name is Donna Hurlton. I'm a resident. I noticed there's a lot of areas where like the crosswalks are that appear to be | 00:38:11 | |
| brick or a different sort of material. I was wondering if those would be raised. I know a lot of the times when I'm walking in an | 00:38:18 | |
| area with with a brick type of area where if it's the same level as the as the asphalt, I don't really notice any difference in | 00:38:25 | |
| cars, whereas they tend to slow down more if it's it's raised up a little bit. | 00:38:31 | |
| All I gotta say about that is that it's it's a. Yeah, it's a good comment. It's not expressly a requirement for the code. The code | 00:38:40 | |
| simply states that a stamped or different cheating material needs to be provided. | 00:38:47 | |
| So. | 00:38:56 | |
| Yeah, that's just something to consider, I guess. | 00:38:57 | |
| I can make another comment. So we're, we're aiming to have uniformity throughout our center. We're trying to keep it at grade. It | 00:39:01 | |
| helps with the stacking and so forth. And and it's also more visually appealing as well. So we're trying to keep that at grade. | 00:39:09 | |
| Who's honestly, by the way, and just in regards to speak on that, typically with those areas where you have the raised crosswalks, | 00:39:21 | |
| especially with the way for them to be effective is that they're like speed tables and speed table is something that's really | 00:39:27 | |
| wide. And so when cars are going over it, they're they're approaching it. Then in essence, what you can do is you can almost park | 00:39:32 | |
| a car on top of it. | 00:39:38 | |
| Areas like this doesn't really provide that type of. | 00:39:44 | |
| Is it? It would not compliment this type of area. | 00:39:49 | |
| Where you where you have cars are especially coming out of a drive through that would actually provide. | 00:39:53 | |
| When there's good conflict and bad conflict, roundabouts are good conflict. Something like that would actually provide some bad | 00:40:00 | |
| conflict as cars are trying to drive out. Like for example, I use a lighthearted example that when I go through a drive through, | 00:40:04 | |
| one of the first things I look for is that they give me my food and I'm doing that while I'm driving out. And if I'm hitting a | 00:40:08 | |
| bump I've had. | 00:40:12 | |
| A different of mine. That guy. | 00:40:18 | |
| Didn't was too distracted then coming out of drive through and he ended up playing his car, flipping his car over because he went | 00:40:21 | |
| off off of Smokeworth on the thing but. | 00:40:26 | |
| For example, it's already been built and when I ask for anything else but like for example the movie theater where you have large | 00:41:03 | |
| volumes of people going through, you have a large stretch area. Something like that would be it would be a positive conflict. Or a | 00:41:08 | |
| school, for example, that would be a positive conflict. | 00:41:13 | |
| Thanks. Thank you. Any other public comments? | 00:41:19 | |
| And if not, drive a motion to close the public hearing. | 00:41:23 | |
| I move to close the public hearing second. | 00:41:28 | |
| All in favor, aye? | 00:41:32 | |
| All right, umm, any other questions? | 00:41:35 | |
| If not, do I have a motion? | 00:41:40 | |
| Yeah, Brian, could you read that I. | 00:41:43 | |
| Just for the record, one more time today. | 00:41:47 | |
| The two foot or barrier buffer that you drafted up, yeah. So that didn't really change it the landscaping, but we could say how | 00:41:50 | |
| can we say this generally like a physical barrier or? | 00:41:57 | |
| Physical barrier. | 00:42:07 | |
| A landscaping buffer or a physical barrier of at least. | 00:42:11 | |
| Providing 2 to 3. | 00:42:16 | |
| I. | 00:42:34 | |
| I. | 00:43:06 | |
| As we mentioned for a general SO, a landscaping buffer or physical barrier shall be provided to protect the sidewalk on the South | 00:43:19 | |
| side of the project area. | 00:43:23 | |
| Sounds good so. | 00:43:28 | |
| OK. Thanks for It's open enough to staff, the staff can work with that. | 00:43:30 | |
| Yeah. So with that, I moved to approve the site plan and conditional use permit as requested by Carla Mata with 50 Mil LLC with | 00:43:34 | |
| the four proposed conditions that we reviewed with staff and then the additional one that was just read about the barrier on the | 00:43:40 | |
| South side. | 00:43:46 | |
| I second the motion. | 00:43:55 | |
| All in favor. | 00:43:57 | |
| Aye, all right. | 00:43:58 | |
| Moving on to thank you guys. Yeah, have a good one. | 00:44:01 | |
| Moving on to 4.3 site plan application for the Vineyard properties of Utah. | 00:44:05 | |
| Do we need to roll call on that one? | 00:44:14 | |
| OK, only, only on ordinances, right? I need that. | 00:44:18 | |
| You're good question. OK. So this project is the Mill Road Industrial Park Building 7 and 8. | 00:44:23 | |
| The applicant, Christopher Keffer with Vineyard Properties of Utah, is requesting approval of a site plan for building 78 of the | 00:44:33 | |
| future Mill Road Industrial Park. These buildings will form part of a larger 8 building industrial complex. The buildings are to | 00:44:39 | |
| be located approximately at Mill Road and 1600 N. | 00:44:44 | |
| The property is owned flex office, industrial, is unestablished to foster economic development and established employment centers. | 00:44:51 | |
| These buildings are basically going to be warehouse and offices. And in terms of design, the buildings are relatively identical | 00:44:59 | |
| with a few differentiating features and they both measure approximately or not approximately 88,560 square feet. | 00:45:07 | |
| This project does require that Metal Rd. be extended southward from 1600 N to meet the end of this property. The new city is | 00:45:16 | |
| coordinating this extension of Mill Rd. with the property owner, Martin Snow. In addition, allotment adjustment must first be | 00:45:22 | |
| completed before any building permit applications are accepted for this project. Post site plan approval because the. Basically | 00:45:29 | |
| the lot lines that are showing. | 00:45:35 | |
| Shown here in this map do not exactly match the lot lines that are. | 00:45:41 | |
| Depicted within the site plan application. So there needs to be that alignment that takes place. The site measures 10, | 00:45:46 | |
| approximately 10 acres in size. | 00:45:52 | |
| So here are the buildings. There's two sets of elevations and they basically show different articulations in the roof lines | 00:45:59 | |
| basically between one building to the other. So this this elevation is very similar to what we did in Lot 5 in Eastlake. And | 00:46:07 | |
| here's a small change in the variations that I mentioned. | 00:46:15 | |
| In terms of materials and surface details, each side of the building has been currently designed and treated. | 00:46:25 | |
| A lot of variations and thorns, textures, materials, modulation of light and shade and color. The buildings are done with a | 00:46:30 | |
| combination of materials including cement, metal trims, and flashings. These buildings have been customized to fit the aesthetic | 00:46:36 | |
| of the Vimic community using finishes that reflect the color, style, and quality of the community particularly. | 00:46:43 | |
| The East Lake Industrial Park and all colors are subdued earth tones and do not contrast with naturally occurring colors. In terms | 00:46:49 | |
| of massing, there's an event where we work closely with the applicants. The applicant has incorporated articulation within the | 00:46:56 | |
| building facades, providing recessed wall plans, variation in color variations, and roofline design and roof overhangs. | 00:47:03 | |
| Fenestration also adds also aids and breaking up the building's massing. | 00:47:09 | |
| As I said before, building 7 differs slightly. Differs slightly from 8IN color and roof articulation details. | 00:47:17 | |
| In terms of visual interests and attractiveness, the applicant has provided 2 sizable areas on the bottom corners of the buildings | 00:47:23 | |
| for users to gather and to recreate. | 00:47:27 | |
| These areas contain benches and BBQ pits and it's a pretty nice addition to the project site. So I'm going to show you the site | 00:47:34 | |
| plan where that's at. | 00:47:39 | |
| So those two areas I'm talking about are located right here and then another one directly across this drive aisle over here. | 00:47:46 | |
| No significant views of mountains or lake are being interrupted. | 00:47:57 | |
| By mechanical equipment is being concealed behind the parapet walls of the building and all elements and the size of the | 00:48:03 | |
| pedestrian level will achieve a human sense of scale and create visual interest at eye level. | 00:48:08 | |
| In terms of circulation and traffic, this project integrates pretty well with the future pedestrian and vehicular infrastructure | 00:48:16 | |
| along Mill Rd. in the future of 1400 N to the South. | 00:48:21 | |
| Bathroom access has been provided along the public right of way and throughout the site, cheerful attention was given to areas | 00:48:26 | |
| where pedestrians would likely interface with moving vehicles, and the site plan shows a lot of. | 00:48:32 | |
| Safe features for constant pedestrian animals There's a lot of crosswalks and many platforms for the best chance to get safety | 00:48:39 | |
| across the parking lots and into the site. | 00:48:44 | |
| The there's an interconnected system for ADA and predestined circulation which has been provided in around the site. | 00:48:50 | |
| In regards to building orientation, so we're building entrances have been oriented toward Mill Rd. the major thoroughfare that | 00:48:59 | |
| will traverse this area once completed and where most pedestrian or vehicular traffic will flow from. | 00:49:05 | |
| In the investor in the FOI district, applicants only need to have 5% of the site to be open space. The applicant has provided 13% | 00:49:13 | |
| of the site as open space. | 00:49:18 | |
| And accessible interconnected system of passive and active open spaces have been provided. The various open spaces throughout the | 00:49:24 | |
| site are accessible from all points of the site basically, and building configuration provides areas of sizable open spaces for | 00:49:29 | |
| the public to gather. | 00:49:35 | |
| In terms of parking lot and building lighting, all areas are intended for, all areas intended for parking shall be adequately | 00:49:43 | |
| eliminated during nine hours. The applicant must submit a photometric plan to establish that all areas of the parking lots have | 00:49:49 | |
| been adequately lit. So that's one document that we are still waiting to receive from the applicant. And in terms of setbacks, all | 00:49:55 | |
| the setbacks are met. | 00:50:02 | |
| Let's talk about parking and loading. | 00:50:09 | |
| All the parking aisle and star dimensions are not for the code. 231 total parking space has been provided and only 221 were | 00:50:12 | |
| required. Five. They made the 5% of dispersed into your landscaping within the parking lot. 1288 parking. 88 required. Parking | 00:50:20 | |
| sales have been provided even though only seven were required for the code. | 00:50:28 | |
| There's two of them accessible parking stalls. | 00:50:37 | |
| And the code required 22 bicycle style on parking styles and we provided 24 which will be the inverted U design. | 00:50:41 | |
| And the applicant, all the other bicycle parking cells are provided on each of the building entrances, which I thought was a | 00:50:54 | |
| really cool feature because it makes it really accessible for those bikes to get in and out of the out of the building and park | 00:51:00 | |
| conveniently next to those entrances. The applicant has made sure that all areas where there's potential for for pedestrian | 00:51:06 | |
| interfacing vehicles have been clearly demarcated and distinguished and there is no parking space on the site that is more than | 00:51:12 | |
| 150 feet. | 00:51:18 | |
| From a clearly marked walk over the utility entrance. | 00:51:23 | |
| In terms of landslipping improvements, the landscaping complements the architecture of the buildings, provides the general | 00:51:28 | |
| interest and variety, provides 3 elements for all parking lots. The landscaping provides year on verification and brings up the | 00:51:35 | |
| natural landscaping and highlights building features. The plants are all in in line with the Venetian Landscape Manual. | 00:51:43 | |
| When a site plan for buildings one to four is submitted in the future, the applicant shall address incorporating a landscaping | 00:51:51 | |
| buffer between those buildings and the regional commercial zone to the north. | 00:51:58 | |
| All the plans selected are drought tolerant and appropriate to our landscaping code and the developer is proposing a series of | 00:52:06 | |
| water wise plants, trees and chubs, appropriate chart, climate and ground cover. Ground covers include a variation of of crushed | 00:52:13 | |
| rock mulch. There are no prohibited plants that are being proposed per the manual. | 00:52:20 | |
| There is also no turf or sod proposed as part of this plan. | 00:52:29 | |
| They provided an attractive public streetscape design along the future Mill Road Ext. | 00:52:36 | |
| And all the trees are trench caliper and other shoves are 55 gallon in size. They're treating their storm water through a series | 00:52:46 | |
| of underground underground storm water detention systems on on the West side of building. | 00:52:53 | |
| On east side building 7. On the West side of building 8, they do propose a single monument. | 00:53:01 | |
| Single monument, official sign, but they understand that that that signage is to be reviewed through a separate sign permit. That | 00:53:09 | |
| sign also does not interrupt any of the view triangles coming in and out of that drive aisle. | 00:53:16 | |
| So staff recommends approval of the site plan provided the song of missions are met. So I have 9 conditions I. | 00:53:25 | |
| You're good actually phasing out some fees and make some red run directions. The applicant is subject to all federal, state and | 00:53:35 | |
| local laws. Before the applicant is allowed to proceed with the billing from the application, they must have a remedy lot line | 00:53:41 | |
| adjustment or amended final plot recorded at the Utah Recorder's Office to create the partials proposed within the site plan | 00:53:47 | |
| application For each elevation visible from the public or private St. A minimum of five a minimum 5 foot plan date plantation | 00:53:53 | |
| area. | 00:53:59 | |
| Be provided and to be fair, I think they have done that. It just doesn't show consistently throughout the plan site. So in their | 00:54:05 | |
| site plan, I believe it shows it and then in the landscaping plan it does not show if that's what 5 foot foundation planting area. | 00:54:11 | |
| So if that can be consistent through a plant set, that's what we'd like to see. | 00:54:18 | |
| Before it happens, we're not to apply for the billing permit. They must have been for the metric plan that indicates that adequate | 00:54:26 | |
| land shall be provided in all parking areas, with emphasis placed on appropriate lighting at entrances and exits. The fore metric | 00:54:32 | |
| plan shall also show that life from the site does not cause a negative impact on adjacent buildings and properties. | 00:54:37 | |
| Here is Commission #6 the applicant must adjust the required parking calculations in their site plan set so they they have | 00:54:44 | |
| different pages. This is again a consistency concern. Just they should be consistent in what what the parking correct parking | 00:54:51 | |
| parking calculations are which are 220 spaces required, total spaces required, and 788 spaces required. I think the gifts differ | 00:54:57 | |
| from one planet to the other. | 00:55:03 | |
| The small shrub burn on the southern premier of the site. | 00:55:10 | |
| Along what was it 1400 N must also measure 36 inches in height as the one required along the road. The applicant shall remove any | 00:55:16 | |
| invasive species, if any, from the true legends and vegetation legend. And I play some with something that is appropriate in the | 00:55:23 | |
| Tree Landscape manual. And then all trees shall be minimum of 2 inch caliper in size and all shubs shall be a minimum of five | 00:55:31 | |
| gallon in size. | 00:55:38 | |
| Those are all the commissions. | 00:55:46 | |
| Thank you. | 00:55:49 | |
| Any questions? | 00:55:51 | |
| I have a question. I have a question about the the road again. So in this site plan it shows the entrance on the West which would | 00:55:54 | |
| go on the extended Mill Rd. | 00:56:00 | |
| But then there's also an entrance on the South. | 00:56:06 | |
| But that 1400 N is a future Rd. so would there just be one in and out for both buildings off of Mill Rd. | 00:56:10 | |
| Is that what's being proposed? | 00:56:17 | |
| Sorry, where Morgan? | 00:56:24 | |
| Oh. | 00:56:28 | |
| For this for this development, I think there's one here. | 00:56:31 | |
| In the middle it doesn't about 1600 N It looks like for this one there was one other. | 00:56:37 | |
| And she that shows there's basically 4 similar projects. Yeah, let me pull up that master landscape plan. Sorry. | 00:56:44 | |
| Yeah, right there. Here we go. | 00:56:53 | |
| So I'm just wondering, is the only in and out the Mill Road or are they extending to that 14th period? | 00:56:56 | |
| North as well. | 00:57:02 | |
| Right now what they're showing is that I mean, and I think this would be a good time for the applicant if you want to come into | 00:57:05 | |
| the microphone. | 00:57:08 | |
| To to to do some back and forth, but right now we're only proposing the one entrance to Mill Rd. | 00:57:13 | |
| To respond, you need to be in the microphone. | 00:57:19 | |
| Yeah, this is not part of the. | 00:57:29 | |
| Grayed out. | 00:57:33 | |
| My name is Chris. So on this map you see the word about buildings that's supposed to be part of the. | 00:57:40 | |
| OK. So that would that would be in there. So another inference right there. | 00:57:50 | |
| And this is also going to be. | 00:57:53 | |
| Right now, so you guys already approved the Boyer project. This is how they're going to get to their to their site because they | 00:57:57 | |
| have no. | 00:58:02 | |
| Way to get to their site without no Rd. being built so they need access. | 00:58:07 | |
| To get to their lot as well. So we're working with them help them gain that access. | 00:58:12 | |
| Through the development of Mill Rd. | 00:58:20 | |
| So just to reiterate, everything here in white is accurate. Yeah. And then additionally to this, that's part of the, yeah, still | 00:58:23 | |
| have two entrances in and out and then eventually three, one 1400, it's about it. Thanks. | 00:58:31 | |
| That's my only question, Brian. | 00:58:41 | |
| In the introduction you talked about this being a warehouse in office type configuration with warehouses normally come semi | 00:58:45 | |
| trucks. So are we anticipating a fairly high volume of of semis there and and adequate turnaround space and backing up the loading | 00:58:54 | |
| docks and all of that? I just don't see that detail, but it may be there, right? Yeah, I think we would expect. | 00:59:02 | |
| A good volume of that coming through, but I would encourage the applicant if they could. | 00:59:12 | |
| Address that issue as well. | 00:59:17 | |
| My name is Gil Rand, I'm the architect on the project if I can stick over here. | 00:59:23 | |
| Can you hear him all right if he's over there? | 00:59:30 | |
| One second. | 00:59:33 | |
| Yeah, yeah, there's some slack in that cord. | 00:59:35 | |
| All right, I'm talking about. | 00:59:52 | |
| Space between the buildings. | 00:59:56 | |
| That space is almost 200 feet wide, so trucks can. | 01:00:01 | |
| Come in here then there are loading dots. | 01:00:06 | |
| All along in between. | 01:00:10 | |
| And so the trucks can come in, they have plenty of room to maneuver to to back into the loading docks and then to move, be able to | 01:00:13 | |
| come out. | 01:00:16 | |
| As well. So there this this is then we've done projects similar to this. We're using the same dimensions and things basically | 01:00:22 | |
| we've had on other projects that have worked very, very well. | 01:00:27 | |
| So will the trucks be competing with vehicular traffic entering and exiting as well? Will they be using this really kind of | 01:00:33 | |
| separated at least well? | 01:00:38 | |
| This would be the for vehicular access to the property and then obviously they can come around to this area here, which is | 01:00:44 | |
| vehicular trucks I'm seeing would come in here and utilize this and until 1400 N is in the trucks will go back out that way as | 01:00:51 | |
| well. Yeah, I just, I anticipated some conflict between trucks and cars. So if that's anticipated to divide it, that would be | 01:00:59 | |
| great. And I think that's pretty much how it's going to work and. | 01:01:06 | |
| Whole project gets developed. | 01:01:13 | |
| Then there are. | 01:01:17 | |
| You have your vehicular traffic all in this middle area and truck traffic can come in also from up there and from there. And so | 01:01:20 | |
| they're pretty much separated. There are places where they will cross, but other than that and that the trucks are in one area and | 01:01:27 | |
| vehicles in another that help. Any other questions about that? No, that that's my question there. | 01:01:35 | |
| Now, well they're also do we also anticipate some light industrial manufacturing type activity. | 01:01:44 | |
| Be in addition to this warehousing and offices, will there be some assembling and building going on in the buildings? I think the | 01:01:50 | |
| code would allow them to do that, but they put the plans and support that have been submitted. They haven't outlined that that | 01:01:57 | |
| would be a part of this, of these two buildings at least. So that just depends on the tenant. We build those, we build the shell | 01:02:04 | |
| and then the tenant says, hey, we want this. So the Lot 5, which we're working on right now, E Lake lot 5. | 01:02:11 | |
| Neutral cost. | 01:02:19 | |
| Is running out both those buildings. So then we're building out according to their needs, clean rooms, mixing rooms, etcetera, | 01:02:21 | |
| etcetera. So it just depends on the tenant what they need, if they need our warehousing and just a small office space or if they | 01:02:28 | |
| need more office and less warehousing depending on their needs, we build to accommodate the tenants that are moving in. So, so we | 01:02:35 | |
| do anticipate some some light industrial type of work there. It's possible, but it just depends on the tenant like. | 01:02:43 | |
| So when we build it, we have no idea who's going to move in until after they do move in. | 01:02:51 | |
| We have taken the approach for parking that is kind of a mix because if you have manufacturing that's more requires more parking | 01:02:57 | |
| and so we've got kind of got a mix for the about half of it could be manufacturing, the other half could be strictly warehouse. | 01:03:05 | |
| Those are my questions. Any other questions, Chris, OK. | 01:03:14 | |
| No. All right. If so, do I have a mountain? | 01:03:22 | |
| Maureen, you wanted to state an additional, I'm going to say I would add a condition that the the phasing plan be be updated to | 01:03:27 | |
| show which roads are going to be built with with this project. I just think that that that's important to have an in our record. | 01:03:34 | |
| So is there a? | 01:03:43 | |
| So what is that the anticipated phasing of the in the in the overall master plan that they're providing here? They're just getting | 01:03:44 | |
| approval for site plan tonight for those two buildings. What I'm saying is that they update the master plan that was submitted | 01:03:50 | |
| with the application to show which elements of the infrastructures, which roads are going to be built. Because right now they're | 01:03:56 | |
| just showing their site. You know, I think it'd be a more complete application. It would help us out. So right now we have no | 01:04:02 | |
| information on the exact phase. | 01:04:08 | |
| We know just from conversations, but we would like it as part of the record, so. | 01:04:14 | |
| All right. Well, I am ready to put forward a motion. I move to approve the site plan application as requested by Christopher | 01:04:25 | |
| Kephart with Vineyard Properties of Utah with the proposed 9 conditions that were read by Brian and also adding the condition to | 01:04:32 | |
| update the infrastructure master plan showing. | 01:04:38 | |
| Which roads will go in with this project? | 01:04:46 | |
| Do you have a second? A second? All in favor? | 01:04:50 | |
| Hi, alright. Thank you guys. | 01:04:53 | |
| Moving on to thank you guys. | 01:04:56 | |
| Looks great. Moving on to 4.4 City initiated site plan application for public works. | 01:04:58 | |
| Chris Wilson, Public Works Director We earlier this year, in the in last year's fiscal budget, we approved some office additions | 01:05:15 | |
| in the newly constructed public works building. There was some changes and suggestions. | 01:05:24 | |
| That have been brought forward by the mayor and she's. | 01:05:33 | |
| We've gone through a process of purchasing a mobile classroom and placing it up there at the public works site for the four | 01:05:38 | |
| additional office space. So. | 01:05:44 | |
| Attached you'll see here on the screen the Public Works site. This classroom will be placed on the South side of the building and | 01:05:51 | |
| renovated there to provide that additional workspace. | 01:05:59 | |
| There's a few it's just a basic classroom. This was a used classroom purchased through from that was used by the Alpine School | 01:06:08 | |
| District purchased through Arm City. It will it'll as you can see now, it'll be placed on that South side. There's a an existing. | 01:06:16 | |
| Temporary office trailer there that will be removed and. | 01:06:26 | |
| You can Scroll down a little bit more Brian to the pictures to get an idea of what that classroom looks like. It's pretty, pretty | 01:06:33 | |
| basic standard. | 01:06:38 | |
| Keep going down South that that's where it's at on site now. So just to raise with a skirting on a a some ramps and steps going up | 01:06:46 | |
| to it. We'll face the doors towards the to the north towards the building. So we'll have access to go between the two facilities, | 01:06:55 | |
| restrooms and break room facilities, all the utilized in the building that's already. | 01:07:04 | |
| Just wanted to present this to the Planning Commission so you're aware of the intentions of what's going on. This will be moved | 01:07:16 | |
| out on site this weekend. It was kind of a rushed, well, we, we had it reserved to move for a few months now, but to be put on | 01:07:24 | |
| this location came that direction came within the last few, the last week or week and 1/2. | 01:07:32 | |
| But wanted to keep everybody in the loop so you're aware of what was being. | 01:07:40 | |
| But being done there. So if you have any questions I'm happy to answer. Really this is the. | 01:07:45 | |
| Most I know at this point of what you know, the next steps of use of this property is besides the the projects that are going on | 01:07:53 | |
| the tank and such. So if I can answer any of those, I'd be great. If not, just do you know how temporary it is. | 01:08:01 | |
| No, I mean it may be more long term, like temporary 5-10 years. | 01:08:11 | |
| It all depends on on budget and what it allows us to build a more permanent facility. And Chris, quick, where is the current | 01:08:16 | |
| Heritage Commission storage facility in comparison with where this is? Yeah, I'm just trying to look. | 01:08:25 | |
| So yeah, it's just no, no, no, no, yeah, if if you go, it's just above where this page is cut off at. | 01:08:36 | |
| I'll pull up the public base map to show. | 01:08:45 | |
| I can barely see. | 01:08:51 | |
| Yeah. | 01:09:01 | |
| Start. | 01:09:04 | |
| OK. | 01:09:14 | |
| So you can see there's a right where your cursors to the left. | 01:09:15 | |
| I am just left down and that's where the that storage unit is. | 01:09:19 | |
| Thank you. | 01:09:26 | |
| So it would be considerably. | 01:09:28 | |
| Correct, correct. | 01:09:30 | |
| So I do think it's kind of funny that the city was talking about how this is the entrance to the city and what it needs to look | 01:09:35 | |
| all pretty. And then we spent $85,000 to make the wall on the water tower look pretty even though it's going to be fully blocked. | 01:09:42 | |
| And then we're putting this building in. Kind of funny to me, but that's why Chris said temporary. | 01:09:49 | |
| 10/5 to 10/10 years is going to be beautiful. | 01:09:57 | |
| Just turning it out, I wasn't like, I'm fine with this because I wasn't fine. I was fine with the wall. | 01:10:01 | |
| Not having some $85,000 fancy design on it, so just saying. Just pointing it out. | 01:10:06 | |
| And is it on the South side just for the entrance, the easy back and forth? Yeah. And also so if we ever extend that building or | 01:10:12 | |
| expand the the permanent structure that we would, we would want to expand it to the north to. | 01:10:19 | |
| Exactly. | 01:10:28 | |
| Yeah, makes sense. And of course, we're still hoping at some point on that water storage facility that's alongside the rail. | 01:10:29 | |
| Then we'll be able to use that as a mural, correct? Historical depiction of mural for 300 feet or something. They made it a lot | 01:10:38 | |
| smaller. Yeah, there's going to be 10. | 01:10:43 | |
| Yeah, yeah. No, so we got to get Don on there too in that Planning Commission. When we approved the not doing the thing on the | 01:10:51 | |
| side, they turned that over into the City Council. So that's why I wanted to bring it up, because they turned over what we decided | 01:10:58 | |
| here in the Planning Commission and now they want an ugly building in front, so. | 01:11:05 | |
| Yeah, yeah. I have a motion or any questions? | 01:11:14 | |
| Going to add a facade on this building, yeah? | 01:11:18 | |
| No more questions for me, All right. Do I have a motion? | 01:11:22 | |
| Yeah, I can make a motion. I move to approve the city initiated site plan application as discussed. | 01:11:28 | |
| Do I have a second? | 01:11:34 | |
| All right, that's Tim all in favor, aye. All right, moving into work Session 5.1 moderate income housing plan update. | 01:11:36 | |
| That is this paper, that is. | 01:11:51 | |
| Of everybody. | 01:11:53 | |
| Brian, again, so these are the, I just want to outline the requirements of House Bill 462 and through this bill, basically the | 01:11:55 | |
| state is requiring that all municipalities update their moderate income housing plans and ours is basically outlined within the | 01:12:01 | |
| general plan within the modern income housing element or chapter of the general plan. | 01:12:08 | |
| These updates, in line with the requirements, are due this year October the 1st, 2022. | 01:12:17 | |
| And the report that is to be attached with this will require outlines of each of our modern compiling strategies and an | 01:12:24 | |
| implementation plan and timeline for each strategy. | 01:12:30 | |
| Because Vineyard now has a fixed guideway public transportation station AKA Vineyard Frontrunner Station, which is opening soon, | 01:12:38 | |
| Vineyard is required to select five strategies from the strategies outlined in State Code 10 Dash 98403, General Plan preparation. | 01:12:46 | |
| Municipalities that meet the above requirement and adopt. | 01:12:54 | |
| Two additional strategies may receive priority consideration for funding. | 01:13:03 | |
| From from TIFF, from TTIS and from COVID-19 Local Assistance Matching program. So in the very least we have to get 5 to meet the | 01:13:07 | |
| state requirement. | 01:13:14 | |
| But we want to be able to get the additional consideration for funding, so our aim is to get the seven. | 01:13:22 | |
| Our next steps are to identify what strategies we're currently meeting or working on, and then we have to select, with your help, | 01:13:29 | |
| commissioners, the additional strategies to meet the minimum requirement and hopefully qualify for that. | 01:13:35 | |
| Grant consideration. | 01:13:44 | |
| So I pointed out and left in front of you the the, I think it's 24 strategies that are outlined within that state code that's | 01:13:46 | |
| referenced. | 01:13:51 | |
| Yeah, 83X. So is that 24? | 01:13:58 | |
| Two fewer than 26. OK, there you go. So. | 01:14:01 | |
| Yeah. So if you guys want to just look through here. | 01:14:07 | |
| And then following and and proceeding Planning Commission meeting in the next meeting will kind of continue this conversation | 01:14:11 | |
| because this this really is a pressing matter for us with that October 1st deadline. In speaking with Morgan, the community | 01:14:18 | |
| Development director, he feels like we're basically already doing A, which is and a few others. So a is rezoned for densities | 01:14:24 | |
| necessary to facilitate the production of modern income housing. | 01:14:30 | |
| E which is creator allow for and reduce regulations related to internal or detached accessory going units and residential zoning. | 01:14:37 | |
| F which is zone or rezone for higher density of or moderate income residential development and commercial and mixed-use zones near | 01:14:46 | |
| major transit investment corridors. Other definitions around this because I mean, we got ourselves into the same issue with the | 01:14:54 | |
| general plan, just saying like high medium, like it doesn't, it's all relative, right? So is there anything defined? | 01:15:02 | |
| They keep it pretty general. I think they're talking more about multi family housing. But overall we have like up zoned areas. | 01:15:10 | |
| There's the click farm and we provided that 55 plus. | 01:15:14 | |
| Community that's detached housing, but they're smaller lots, so I think that that would count as well. | 01:15:21 | |
| Other definitions over income like this is moderate income, Yeah, there are definitions for. Yeah, yeah, there are. Because I | 01:15:26 | |
| think it's important as we make decisions on future development that we also. | 01:15:32 | |
| Explicitly tie it to these things and explain. | 01:15:40 | |
| We're asked or in some cases required to do this, but doing this also helps open up grants and, you know, future development or, | 01:15:44 | |
| you know, whatever, whatever it might be. | 01:15:49 | |
| So yeah, I think we just need to I think that's part of the transparency process is just explaining the thought process behind | 01:15:57 | |
| some of these decisions that are made and what's intended when when you rezone or change zoning or whatever it might be. Just | 01:16:04 | |
| wanted to note that exactly. And Anthony, we have to be able to put that together in a well written report to the state. So, yeah, | 01:16:12 | |
| so I mean, I guess I don't, I don't really want to read through all of them, but we have good arguments for. | 01:16:19 | |
| That were that were working on a EF if you guys want to write these down. | 01:16:27 | |
| A EFGH. | 01:16:34 | |
| RV and W. | 01:16:39 | |
| That's great. And we've also. | 01:16:42 | |
| RV and W Yeah. | 01:16:47 | |
| So yeah, once you guys get a chance to read these, you know, we can convene again in in the next Planning Commission meeting and | 01:16:50 | |
| we kind of discuss your thoughts on this and kind of the direction that you guys feel with us to move forward in. | 01:16:58 | |
| So we'll just have a follow up work session with this. Is there anything else that? | 01:17:07 | |
| Yeah. And but we believe we actually need eight of those. And so anyway, if you want to go through, especially the ones that we | 01:17:16 | |
| pointed out those eight, what we'll do is we'll start drafting the the general plan and we'll probably move forward with those | 01:17:23 | |
| eight. We'll bring it back to you to to, to discuss further if you want. There's other items, you know there's. | 01:17:30 | |
| Probably another six or seven that would be fun to to work on, you know, whether or not we used to need to and that's up for | 01:17:38 | |
| question. But I think just look through those if you feel like some of those are items that could really help the city or were | 01:17:44 | |
| basically there, I mean we we could add those as well. | 01:17:49 | |
| How does the state define moderate income housing or is it just those nebulous terms also? No, they're, they're defined. I'm | 01:17:55 | |
| trying to moderate income, I believe is the 80% tile of the AMI, the area medium income, Right. And is it a percentage of that for | 01:18:04 | |
| like a monthly payment? Yeah, exactly. I think is it 30%? Yeah. So 30% of the of someone making 80%. | 01:18:12 | |
| AMI you know of their income would be dedicated to housing so keeping it under the rent or the mortgage? | 01:18:21 | |
| My question would be. | 01:18:29 | |
| It'd be interesting to know where already qualifies or if there's anywhere in Vineyard that qualifies as moderate income housing. | 01:18:32 | |
| Yes, we have nothing. My guess is nothing in Vineyard currently is. So there's there's different ways that there's market rate | 01:18:39 | |
| right now. That's basically where we meet the moderate income housing. It's not being restricted. And so that that's kind of the | 01:18:46 | |
| higher level of regulation or policy is getting into actually DD restricting things. So you have. | 01:18:54 | |
| Controls or you have you know, if it's a for sale product that that basically the sale of that can't, can't be more than whatever | 01:19:02 | |
| the those standard thresholds are. And there's potential of doing that with new development. But once stuff is built, it's hard to | 01:19:09 | |
| go back and get restrict unless the city or working with a partner housing group, we were able to go in and purchase existing | 01:19:16 | |
| units and then. | 01:19:23 | |
| Deed restrict those, but we need more staff from a. | 01:19:30 | |
| From just the current market conditions because we have so much high density and, and you know, apartment units and those things. | 01:19:35 | |
| But over this next year and probably next, not this year, but next year, we'll, we'll bring more in depth housing study. We'll | 01:19:42 | |
| probably hire a housing consultant who does nothing but the stuff to have them analyze our current housing stock. And then we'll | 01:19:49 | |
| work for opportunities of, of where we can can up our game in the, you know. | 01:19:56 | |
| The low to moderate income housing. There are several other brackets too. There's the 3050% AMI. | 01:20:03 | |
| You know, I mean, there's, there's a lot of other numbers, the 30% AMI that's actually an important one to to consider as well, | 01:20:09 | |
| because that's the, that's basically providing housing for people who are right at the cost of, of being homeless. And so, you | 01:20:14 | |
| know, I think that's your. | 01:20:20 | |
| I can't remember the category is, but it's poverty, yeah. And so, yeah. And there are those folks in our community as well. So | 01:20:26 | |
| having a more dynamic approach to housing, we're we're going to need to to do that and we're looking at probably next year where | 01:20:32 | |
| we'll be able to put some funds towards that. | 01:20:37 | |
| All right, cool. Yeah, if you could bring those numbers here. | 01:20:44 | |
| The beach kind of give us an idea that would be, yeah. | 01:20:47 | |
| Right. | 01:20:52 | |
| Moving to commit a member and staff report and expertise especially. | 01:20:55 | |
| Anything from the Commission? | 01:21:00 | |
| And so really, I think I think I'll probably explain a couple times. I'll do it here and there. But if you, if you do me with a, a | 01:21:04 | |
| developer, usually it's not we've always kind of looked at the Planning Commission because you're appointed, you're not really a | 01:21:10 | |
| group that should be lobbied it, it can happen. But this is the opportunity for you to say like XI don't understand that AB or C | 01:21:16 | |
| developer. | 01:21:21 | |
| Public works, you know, took me to launch and we talked about this or that. So it's an opportunity for you to be transparent. | 01:21:28 | |
| Or, you know, my brother is investing, you know, or I have stock in, you know, this, this development group and they're building. | 01:21:36 | |
| So it's your, it's your opportunity to be transparent with the public. So alright. | 01:21:42 | |
| Just update, we're still working on quota plan. It looks really cool. We're going to have, we're going to be asking for some | 01:21:49 | |
| public outreach real soon here. | 01:21:54 | |
| But yeah, designs are coming together. It's it's going to be cool. Anything from staff. Yeah. And with that, we're going to be | 01:22:01 | |
| having a Facebook Live event, I think at the beginning of next month. So we'll keep talking about that woman tonight again in the | 01:22:07 | |
| next time of this meeting. | 01:22:13 | |
| And social media posts will come out from the city about it, so we'd love to get more input. | 01:22:19 | |
| Cool and then next Wednesday at 5:00 is a joint site visit with the City Council right So if you could make it please please try | 01:22:24 | |
| your best to make it we're going to meet at the dead end of 300 WI sent you guys Oh I'm sorry 400 S did that ever it stops as it | 01:22:31 | |
| goes into the hallway farms now Holyfield's development, but we'll park there and then we'll we'll walk over to the future E park | 01:22:39 | |
| there's lots of silos some. | 01:22:46 | |
| Structure structures, we know there's interest in trying to incorporate those into, into that park or into, you know, maybe future | 01:22:54 | |
| parks. And so that, that's an opportunity for us to, to be on site for about 1/2 an hour and just talk with the council about | 01:23:00 | |
| what, what we kind of envision using that park for. So you got to use your imagination because it's kind of hard on your hair, but | 01:23:06 | |
| there there's some really neat structures and yeah, I think we can be creative and have, have a, you know, something that's really | 01:23:11 | |
| beneficial to our city. | 01:23:17 | |
| Cool. So Morgan, this is kind of a continuation of our walking around the same side here a few weeks ago. Well, so this will be an | 01:23:23 | |
| official like Planning Commission, City Council, you know the the public's very welcome to come, just don't need to let let us | 01:23:30 | |
| know probably beforehand. | 01:23:36 | |
| So anyway. | 01:23:44 | |
| Yeah, I did take a kind of a tour through there with Brian and Morgan and others. | 01:23:45 | |
| Maybe 3 weeks ago or. | 01:23:52 | |
| We identified quite a few implements that are still there on the property that we would love to take possession out and get and | 01:23:54 | |
| have moved out of there. And we discovered a few silo, two or three silos that we didn't even know were there. So you can see 2 | 01:24:01 | |
| pretty much that there are three other ones I think that are pretty cool that are there on the property and and there's a little | 01:24:07 | |
| truck. | 01:24:13 | |
| Probably 1930s forty truck. Yeah, we asked about that one. We heard, we were told by that the farmer who is leasing it right now | 01:24:21 | |
| that that's already called for. Yeah. It's one of the family members that wants to restore it. Yeah. | 01:24:27 | |
| But anyway, so there's some really neat things there that we hope to and the old grill barn to George looked at the barn and said | 01:24:35 | |
| that essentially the barn needs to come down. It's not it's really, it would be more expensive to rehab than. But if we build | 01:24:41 | |
| something similar to that, like we did a Community Center or something on the side, we could use a lot of the the the brick and | 01:24:47 | |
| some of the material and incorporate that into the design. So you'd still have, you know, a modern structure that Harkins back to | 01:24:53 | |
| the history of the site. It's like. | 01:24:59 | |
| Kind of a fun, cool, a fun facility. All right, yo, we'll be there. | 01:25:05 | |
| Yep, 5:00 in this park there in that dead end, and we'll walk over. | 01:25:12 | |
| Yes, Yeah. That's good. That's good. | 01:25:21 | |
| Yeah, exactly. | 01:25:24 | |
| All right. Anything else? Nothing from staff. If that's it, then we will need an agenda. | 01:25:26 |