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Hey, look at that. We're ready. Good evening, everyone. Welcome to the Holiday City Planning Commission work session. 00:00:04
In attendance tonight we have. 00:00:11
4 Commissioners and we are less Commissioner Prince. 00:00:14
Font and Volcanski. 00:00:19
So as a reminder, when we get to the actual. 00:00:22
Motions tonight, it will have to be unanimous in order for anything to get approved or. 00:00:25
For the motion to carry. 00:00:32
So with that, we have three. And then we do have God Godfrey as our general counsel and city staff, John Tierlink, Carrie Marsh 00:00:34
and Ann with us. And what's your last name again? 00:00:40
Garcia, I'll get it right. One of these that's. 00:00:46
So we have an exciting action-packed agenda with two public hearings and an action item. 00:00:50
And the first one of those is the 4141 Highland Office condominium subdivision. So who wants to walk us through that? 00:00:58
OK, I will. 00:01:05
Had some commentary on that. One of your sheets that I provided for you is the. 00:01:08
Previously approved original floor plan. 00:01:13
I'll have both of those up during the meeting. So this is. 00:01:17
Original. 00:01:22
And then the new floor plan. So it's just splitting. 00:01:24
These into separate suites. So going from 4 suites that were on the original plat into 5 suites. 00:01:29
Didn't we talk about this a few months ago? Last year? Yes, they they did a similar amendment on the 3rd floor. So just taking 00:01:39
four suites into 5. 00:01:44
So the same thing. So they're doing exactly the same thing, just adding more of these, OK. 00:01:50
Any problems in your mind? 00:01:55
No, no issues with it. It's taking a pretty large suite here. 00:01:58
So what do they do on the parking? They're assigned parking for each of the suites so that. 00:02:03
Their parking is based off of their uses. 00:02:09
And that's noted in the staff report. We evaluate those when we get business licensing. 00:02:12
I Sometimes you get some variation on your parking requirements based off of it's like a salon or personal services or. 00:02:17
Just an office use. 00:02:25
Most of them are based off of the total square footage of space being used and then employee parking, so that just varies. We'd 00:02:27
evaluate that every. 00:02:32
Business license application. They'd have to submit their parking plan that with a shared parking between all the suites. 00:02:37
But yeah, that's that's how the the parking would work. 00:02:44
When I met with Dennis earlier, there was a question about the. 00:02:49
This lot too, that's within the original plat and just a reminder on that, that is for the wireless. 00:02:57
Cellular Telecom. 00:03:05
Sonic Tower there. 00:03:08
You can see it on. 00:03:09
The aerial view. 00:03:13
Socialist Wireless facility for hours. 00:03:17
So they separated that out. So it's. 00:03:23
It's not. 00:03:25
Yes, considered part of their common area a lot too. Then it can be owned by the. 00:03:27
Owner of the telecom system. 00:03:32
Thank you. What is the underlying reason that? 00:03:35
This has to come to the Planning Commission every time they change it. 00:03:38
Right it's it is because it is creating new. 00:03:42
Owner. Owner Bowl. 00:03:47
Property. 00:03:50
So since we're creating new property that's then the Planning Commission has to approve any new property. 00:03:51
It's all within an existing building, but you'd see a similar thing like if. 00:03:57
On a residential condo. 00:04:02
At that, but we don't have the. 00:04:04
The density kind of evaluation that you have with a residential use. 00:04:07
Commercial use, we don't. 00:04:11
Have any restrictions on how many offices can be in there? It's just based on parking. 00:04:13
Kind of office fits in an 850 square foot space. 00:04:19
Like in this type of building, like what is that? That would be like a desk. 00:04:23
A person. A person. 00:04:28
Maybe a table, you know, like. 00:04:30
It feels like it's going to be an interesting. 00:04:33
So hundreds of people showing that. 00:04:37
And they do have CCNR's. 00:04:42
Just like a condo would. Likelihood then they're amended. CCNR's will have parking allocations too, so. 00:04:45
That might be a benefit that they're they're managing on the CCNR end. 00:04:52
With how many parking spaces each suite is allotted. 00:04:56
It will make them like put some trees in that massive parking lot they have Outback. 00:05:01
I guess we could have done that originally. 00:05:07
But they're not making any improvements to the parking lot itself. 00:05:11
It was that long ago. 00:05:15
Well. 00:05:22
It's gonna say that parking lot amendment went through what, 7 years ago? 00:05:24
I think we're looking at the same. 00:05:29
Model exterior. 00:05:34
Last week, it was already there. 00:05:37
Existing. 00:05:41
Parking lot landscaping folks, you probably would have lost. 00:05:46
5 or 6 themselves. 00:05:50
That he has. 00:05:53
Not even just two in the middle. 00:05:59
Just the heat island, you know, me being a tree hugger, all right? 00:06:01
I'm still listening. 00:06:05
Mortgage oblapiement. 00:06:08
Right. All right. Any other questions for staff on the first agenda item? 00:06:10
I think just since we don't know what the parking requirements would be, is there any chance that this subdivision plus the one on 00:06:16
the other floor? 00:06:20
Whoever make it so that they need more parking. 00:06:24
Not likely unless there is a significant change in the use. 00:06:27
But even with that, that's been something that they could manage on their CCNR's and say we already have. 00:06:33
Uses that are occupying these sorts of. 00:06:40
Or this many parking spaces that are required so your use would have to comply with them. 00:06:44
So they may contract that out of the purchasing. 00:06:50
OK, point. Great. 00:06:54
All right, fantastic. Next one is the general plan amendment. 00:06:59
Which really confused me when I first started looking at it in the packet and then Anna explained it to me in a way that was just 00:07:05
very simple and I was way overthinking it. 00:07:09
So are you going to walk us through that or has Carrie got that role? 00:07:19
The only changes are in red and that is just the numericals adding numbers. 00:07:23
To the action items and the task, so it's easier to. 00:07:29
Report on and. 00:07:34
Easier for the state to understand what we're reporting. 00:07:36
So is there a reason we're doing this separate from the other general plan update? 00:07:40
I mean, I'm not saying this is the wrong time to do this, but. 00:07:46
Now I got a report in August 1st, so you have to have this done before that. 00:07:50
OK, so you got to get the state. 00:07:56
Yeah, and it's pretty minor. It's just numbers because none of the content of any of the actions, there's no content change. 00:07:58
Umm, it's just the numbers. 00:08:05
Instead of a big block of text seems reasonable. 00:08:08
Yeah, but all these were adopted like 2 years ago, wasn't it? 00:08:14
Actually, in fact, even in your general plan update, I doubt. 00:08:20
This will change. 00:08:23
Yeah, well, I just thought this would fit into that update. You could do it all at once, but. 00:08:25
Understand now. 00:08:31
All right. Any other questions about the second one? 00:08:36
All right. And then the third item we have on here is the Highland Park Subdivision final plat extension. 00:08:40
So and I can't remember how old this one is. Is it 2 years old that we originally saw this one? Yeah, they started in 23. We did 00:08:49
an extension in 2024. 00:08:53
So there's the dates. The concept was approved in 2022, preliminary January 23. 00:09:00
Final in February 23, then we did an extension last year. 00:09:07
The applicant. 00:09:14
Had a narrative that they sent me on Friday that's included for. 00:09:15
Your review as well. 00:09:20
They're just. 00:09:22
Financial reasons where they haven't been able to move forward with it. 00:09:25
And they'll have been six months is what we're requesting. That's in line with our. 00:09:32
Existing umm. 00:09:37
Subdivision code. 00:09:39
So does it make more sense to extend it for a longer period of time? 00:09:41
So they're gonna have to come back to us. 00:09:44
Is it only up to six month extension or 12 months? It's you should be a 12 month extension and they're only allowed one. 00:09:48
We're allowing them to have a six month extension. 00:09:55
And then we'll see this gets smaller and smaller. Let's get a one week extension. 00:09:59
Well, I think if I remember reading the TRC notes on here, they basically said give them another six months and then if that 00:10:04
doesn't work. 00:10:08
Start over. 00:10:12
And that was with our old subdivision ordinance. 00:10:14
Yeah, can make the Battle House back on there, right? They do know this is the last time, right? 00:10:17
Yes. 00:10:22
Let the applicant know that it was just a six month extension based off of what our current code is. 00:10:25
And with that being said, anyone that's making the motion on this tonight, it says a date to be termined so. 00:10:32
I would just. 00:10:40
We'll just roll with the six month TRC unless there's discussion otherwise or request otherwise from the applicant. 00:10:42
August. August 15th. 00:10:49
August 18th. 00:10:51
At our six month date. 00:10:53
OK, so. 00:10:56
All right. And no minutes or anything else to approve. So look at that. I should have. 00:10:59
Has to change that. 00:11:05
There's like more to it than that. 00:11:06
So with that, any other questions about anything in the work session? 00:11:09
Cool, then we will close the work session and enjoy it. 00:11:14
15 minute break before. 00:11:19
We start the official meeting. 00:11:21
Stock up on the sugar. 00:11:24
Well, good evening everyone. Welcome to the Holiday City Planning Commission. 00:11:37
We have. 00:11:41
Three items on our agenda tonight and we have. 00:11:43
3 missing Commissioners. We are without Commissioner Prince Zilchinski and Florent. 00:11:49
And we have city staff and legal counsel present to help us through these three items. 00:11:55
And I believe we. 00:12:01
Should start with our opening statement, just to make sure we cover our basis, and I have asked Commissioner Baron, if you would 00:12:04
read that for us. 00:12:08
The City of Quality Planning Commission is a volunteer citizen board whose function is to review. 00:12:13
Land use plans and other special studies make recommendations to the City Council. 00:12:19
On proposed zoning map and ordinance changes. 00:12:24
And approved conditional uses and subdivisions. 00:12:27
The Planning Commission does not initiate land use application. 00:12:30
Rather, acts on the applications as they are submitted. 00:12:34
Commissioners do not meet with applicants except publicly. 00:12:37
Notice meetings Commissioners attempt to visit each property on the agenda where the location, the nature of the neighborhood, 00:12:43
existing structures and uses. 00:12:48
Related to the proposed change are noted. 00:12:53
Decisions are based on observations, recommendations from the professional planning staff. 00:12:56
The city's general plan. 00:13:01
Or zoning ordinance and other reports. 00:13:03
Verbal and written comments. 00:13:06
And evidence submitted, all of which are part of the public record. 00:13:08
Awesome. Thank you very much. 00:13:14
And with that, the first item we have on our agenda is the 4141 Highland Office condominium subdivision. 00:13:17
Amendment and extension. 00:13:26
And with that, we'll ask city staff if they will give us a quick rundown on that. 00:13:29
OK, so first item on the agenda is? 00:13:52
Or a subdivision amendment for an office condominium project at 4141 S Highland Drive. 00:13:56
And this is amending the existing approved subdivision plat just on the 1st floor, modifying the floor plan from 4 existing suites 00:14:04
into 5. 00:14:10
Existing suites. 00:14:16
Umm, it's combining. 00:14:18
I believe it's combining 2 suites and then dividing it into 3 on the other side. 00:14:21
There is a copy that was provided to the commissioners of the original floor plan so you can see what the original layout was. 00:14:27
And then the. 00:14:33
The amendment so. 00:14:35
It's going from 4 suites to 5. 00:14:37
This is the third amendment noted on that plat. 00:14:41
Last year they did an amendment for the third floor, this one sound for the first floor. 00:14:45
And the only thing that staff noticed on those? 00:14:50
That is noted in your findings or conditions. 00:14:56
Is just to make sure that the suite numbers are. 00:14:59
Matching up on the elevations for the verticals, which I think is on page. 00:15:02
Four of the flats, just like the Northside plaque because it looked like there was possibly. 00:15:07
A mismatch on sweet numbers. 00:15:13
So that would be something that they would need to address on their final plan. 00:15:15
But other than that, no issues with adding the OR that additional suite. 00:15:20
Parking on the site is all managed by the uses, which they would then apply for at the time of a. 00:15:25
Business License. 00:15:33
Part of the business license evaluation is. 00:15:35
Includes the proposed use for each of the suites. 00:15:38
Or for the suite that would be applying for a business license. 00:15:41
And then parking is evaluated based off of the use. 00:15:45
And I'll have the applicant come up and they can answer any questions and explain the partials a little bit more if needed. OK, 00:15:48
thank you. 00:15:52
My name is Tucker Nipko and obviously the applicant. 00:16:04
Do you have any questions regarding what we're we're doing here? I have one question. Yes. 00:16:09
Does it make sense just to do all the sweets in one subject or one condominium, but instead of because I seems like you're selling 00:16:16
off, is that what's happening? Correct, OK. 00:16:21
I'm just trying to make it easier for you. No, no, you you bring up a good point. It's just. 00:16:28
You know, I could subdivide that how I thought would work, but. 00:16:34
We would somebody would come in and they would want something different and. 00:16:40
So that's essentially what's happened here is. 00:16:44
They they wanted a smaller. 00:16:47
Piece of a pie than what we cut pieces up as. OK, so. 00:16:49
All right. Thank you. 00:16:52
Any other questions for the applicant at this time? 00:16:55
All right, we'll go ahead and have you sit down then. 00:16:58
And we'll open the public hearing on this if anybody here that wishes to speak on this item tonight. 00:17:00
Doesn't look like it. No takers. All right, 123 done. And we'll go ahead and close the public hearing then. 00:17:09
And I have asked Commissioner Cunningham. 00:17:16
And if he would make a motion on this tonight for us, unless there's anything commissioners wish to discuss before he does so. 00:17:20
This is Christian Cunningham and I Motion to approve. 00:17:30
The amendment extension of the subdivision application by Tucker zip code. 00:17:33
For Highland 4141 office condominiums, a 14 unit vertical subdivision. 00:17:38
Located at 4141 S Highland Drive. 00:17:44
In the professional office zone. 00:17:47
Based on the findings, one the development complies with the general plan. 00:17:49
Change the development complies with regulations within the professional office zone. 00:17:54
Three, the division of 1 suite and the two suites. 00:17:59
Creating one additional unit does not alter any other elements previously approved on the final plat. 4 separate meters and shut 00:18:03
offs for utilities. 00:18:08
Are not required for this application and are OK as addressed in the CC and RS5. 00:18:13
Modified sweets meet fire code with adequate fire access 6. 00:18:19
Parking requirements vary by use and those are required submission at the time of the business license. 00:18:23
Application. 00:18:29
And subject to the following requirement. 00:18:31
One ensure sweet locations. 00:18:34
On floor plan plans. 00:18:37
Coincide with suite numbers on vertical flat elevations. 00:18:40
Is Commissioner Baron, I second that. All right, we have a motion and a second. We'll go ahead and call for a vote. We'll start 00:18:45
down here. Commissioner Barrett aye, Commissioner Dong aye, Commissioner Cunningham aye, and Chair Roach votes aye. So with that, 00:18:50
that motion will carry forward. Thank you very much. 00:18:55
All right. And with that, we'll roll right into the second item on our agenda tonight, which is the general plan amendment for the 00:19:01
moderate income housing plan and we will ask city staff with hands going to come up and. 00:19:08
Give us the rundown on this one. 00:19:16
Yes. Good evening, everybody. 00:19:19
In front of you, you'll have. 00:19:22
Staff report on the moderate income housing. 00:19:25
Plan and where staff is proposing minor amendments. 00:19:28
To the approved. 00:19:33
That was proved last year. 00:19:36
The amendments include just numerical. 00:19:39
Along each action and task. 00:19:43
Just to make it easier for the state reviewers to. 00:19:46
Follow along on our reports on an annual basis. 00:19:51
If there is any questions. 00:19:55
No questions for staff. No, I think that covers it. Appreciate it. Thank you very much. And with that, we'll go ahead and open the 00:20:00
public hearing. 00:20:04
And see if there's anyone here tonight who wishes to make a public comment on this. 00:20:08
Amendment. 00:20:13
Once, twice, three times. All right, with that, we'll close the public hearing. 00:20:15
And I've asked Commissioner Gong to make a motion on this tonight for us, unless Commissioners have any additional questions or 00:20:20
discussion that is needed prior. 00:20:24
I guess that question I didn't ask in the state or. 00:20:29
How do you feel like the moderate housing? 00:20:33
Plan is going. 00:20:35
You're at, you know, just. 00:20:38
How it's going for the city on Yeah, I mean, we seem to be getting a lot of application. 00:20:41
Patients where the indication is that's kind of fulfilling that ultimate goal, but. 00:20:46
As we were just discussing here a few minutes ago. 00:20:52
The million and a half dollar condos that were supposed to be affordable. 00:20:55
Doesn't seem like it, but I'm curious just in your experience. 00:20:59
Do you feel like we're doing enough or do we need to do more or? 00:21:03
And maybe this is too broad of a question, I should just be quiet. 00:21:08
So I think we're. 00:21:11
We're starting off in the right foot. I think we are offering. 00:21:12
Resources is what we what we added to the plan itself, just so that we can at least start the process. 00:21:17
Make people aware of what affordable is. 00:21:24
Provide the resources on our website to our affordable residents. 00:21:29
So just getting that started and getting those. 00:21:33
Source resources out there to the community. I think it's being helpful. I've received calls from some people. 00:21:36
Some of our residents. 00:21:42
Happy that they had some. 00:21:44
Resources to go to, so I think it's a good start. 00:21:46
OK. Well, thank you. 00:21:49
All right. Any other questions? 00:21:52
All right. 00:21:56
I'll make a motion to afford a recommendation to the City Council to approve the amendment to the General Plan Moderate Income 00:21:59
Housing Plan, Chapter 5, based on the following findings. 00:22:03
One compliance with Utah State Legislature. 00:22:09
HB 462. 00:22:12
That establishes baselines for current housing stock. 00:22:17
Based on the state of the land use authority shall adopt strategies within their general plan focused on moving the needle towards 00:22:20
increasing numbers based upon population growth available within the city holiday too. 00:22:25
Complaints with the city's Long Range housing Goals and the General Plan Chapter 5 Moderate Income Housing Plan that was revised 00:22:29
and passed in February 2024. 00:22:33
And three, compliance with the state's reporting requirements stating the municipality should develop actionable and measurable 00:22:37
implementation plans. 00:22:41
Reach Children's Strategy documented General Plan and provide a yearly report to the state via the Department of Workforce 00:22:44
Services on or on steps that he has accomplished about making affordable housing more attainable and making meaningful progress 00:22:49
toward that goal. 00:22:54
We have a motion. Do we have a second? 00:23:01
I'll second it. 00:23:03
Commissioner Cunningham Seconds. With that, we'll call for a vote. We'll start down here. Commissioner Cunningham Aye. 00:23:04
Commissioner Don A Commissioner Barrett aye and Chair Roach votes aye. So with that, the motion carries. Thank you very much. 00:23:09
All right. And then on to the last item on our agenda tonight, the Highland Park subdivision extension of final plat approval. 00:23:16
And we will ask city staff if they will give us a quick rundown on. 00:23:25
This action item. 00:23:30
OK, so last item for this application is. 00:23:35
To extend the previous approval that was given and. 00:23:41
Extend also the previous extension that was given last year. 00:23:47
In the staff report, you'll see the dates of kind of the process that this subdivision has gone through. It is. 00:23:51
Subdivision for oh, I don't remember how many townhomes on that property. I don't think that's included in the side report. I 00:23:58
think it was 11/11. 00:24:03
Previous approval was given in February of 2023 and then last year the Planning Commission approved an extension for an additional 00:24:09
year. 00:24:14
The applicant approached staff and would like to request another six month extension. 00:24:19
He did provide a narrative letter that was provided to each commissioner that will also be added into our public packet. But we do 00:24:26
have that knowing just. 00:24:31
Financial high interest rates. 00:24:36
That have kind of pushed the project back further than their original date. 00:24:38
They feel like the six month extension would be adequate, but I will have him come up. 00:24:43
He can talk about that a little bit more. All right, with that, we'll have the applicant up. 00:24:48
A representative therein. 00:24:54
Alec Moffett. 00:24:59
Sequoia Development. 00:25:00
So yes, thank you. 00:25:02
The combination interest rates in inflation prices out of what we believe we could sell these for because we do. 00:25:04
Want to do something that is affordable? 00:25:12
We've spent the last year, we thought last year we were going to be able to go, but we really would have to sell these things out. 00:25:16
900 million bucks to make make money and. 00:25:22
That doesn't say, well, any of us know that we think it was feasible. 00:25:26
Last last year, we've gone through a lot of engineering. 00:25:30
With the Subs, we've gotten the price down, so now we believe they are. 00:25:35
Somewhat affordable housing. 00:25:38
Umm And so we do think we are in a position to start. There's a few minor things we have to finish with the plan. Just got to name 00:25:40
the street. 00:25:44
I think it's Madison and then printed my alarm and signatures in the court. So we are still about like 3 months out. Probably to 00:25:48
put a shovel on the ground at earliest. So six months extension should work. 00:25:54
And then we'll compliment timeline. 00:26:00
And just for my own identification, if you don't mind my asking, what, what is it that you guys have determined is going to be the 00:26:04
more affordable range, less than 1,000,000, less than a million, No, So we have different, there's a couple different units. 00:26:11
The smaller ones would be roughly 650 larger ones, which are. 00:26:18
To prepare sanity. 00:26:23
OK, I mean. 00:26:25
I recently was looking for a housing holiday, couldn't couldn't quite get in there and that was about the bottom of what you could 00:26:27
find so. 00:26:30
I think it's as far as holiday goes, horrible, but there's lots that you guys have to do to get. 00:26:33
That down. Gotcha. OK, great. 00:26:38
Other questions for the applicant. 00:26:41
Did you did you say that the plot? 00:26:44
It sounds like the plot. 00:26:47
Has changed a little bit with the engineering notes. It's the thing. No, it's the same. Nothing's changed. 00:26:49
Just the mark. 00:26:56
Yeah, the more exchange, we haven't changed anything. I mean, even down to the footprints, the design of the homes, everything is 00:26:58
the same. 00:27:02
Remind me the the the historical home that used to be there was that the Blinton House? Is that what it was? That is correct. 00:27:06
Maybe you could call it Britain St. 00:27:10
In fear of offending some people, I don't. I don't think I can. 00:27:15
It just seems like we always named the streets after whatever we tore down when we built them so. 00:27:20
All right. Well, thanks for playing along. Appreciate it. Any other questions for the applicant? 00:27:26
OK, we'll go ahead and have you sit down. Thank you very much. And there's no public hearing needed on this, so I've asked 00:27:30
Commissioner. 00:27:34
Baron, if you would make the motion, unless there's any discussion amongst commissioners that haven't already been brought up. 00:27:38
I don't think so. 00:27:44
This is Commissioner Byrne. I motion for the approval to extend the recording date for the final plat for Highland Park. 00:27:46
Residential planned unit development. 00:27:53
Subdivision and the RM zone located at 4880 S. 00:27:56
Island Circle. 00:28:01
To August 18th. 00:28:02
2025 Is that the day we're using? 00:28:05
You good with that? OK. 00:28:08
Finding that those changes have been made to the plat #2 reasonable circumstances for the extension have been presented. 00:28:11
I have a motion left second. 00:28:21
Mr. Gong seconds will call for a vote. 00:28:23
Commissioner. Yes, sorry, Commissioner Barrett. 00:28:26
Commissioner Don Aye, Mr. Cunningham and Chair Roach votes aye, so with that motion carries. 00:28:29
And that takes us to the end of our agenda for the evening and with that, unless anybody has any opposition. 00:28:35
I will call to close the meeting. All in favor say aye. 00:28:43
Done and done, have a good night. 00:28:47
Thank you. 00:28:49
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Hey, look at that. We're ready. Good evening, everyone. Welcome to the Holiday City Planning Commission work session. 00:00:04
In attendance tonight we have. 00:00:11
4 Commissioners and we are less Commissioner Prince. 00:00:14
Font and Volcanski. 00:00:19
So as a reminder, when we get to the actual. 00:00:22
Motions tonight, it will have to be unanimous in order for anything to get approved or. 00:00:25
For the motion to carry. 00:00:32
So with that, we have three. And then we do have God Godfrey as our general counsel and city staff, John Tierlink, Carrie Marsh 00:00:34
and Ann with us. And what's your last name again? 00:00:40
Garcia, I'll get it right. One of these that's. 00:00:46
So we have an exciting action-packed agenda with two public hearings and an action item. 00:00:50
And the first one of those is the 4141 Highland Office condominium subdivision. So who wants to walk us through that? 00:00:58
OK, I will. 00:01:05
Had some commentary on that. One of your sheets that I provided for you is the. 00:01:08
Previously approved original floor plan. 00:01:13
I'll have both of those up during the meeting. So this is. 00:01:17
Original. 00:01:22
And then the new floor plan. So it's just splitting. 00:01:24
These into separate suites. So going from 4 suites that were on the original plat into 5 suites. 00:01:29
Didn't we talk about this a few months ago? Last year? Yes, they they did a similar amendment on the 3rd floor. So just taking 00:01:39
four suites into 5. 00:01:44
So the same thing. So they're doing exactly the same thing, just adding more of these, OK. 00:01:50
Any problems in your mind? 00:01:55
No, no issues with it. It's taking a pretty large suite here. 00:01:58
So what do they do on the parking? They're assigned parking for each of the suites so that. 00:02:03
Their parking is based off of their uses. 00:02:09
And that's noted in the staff report. We evaluate those when we get business licensing. 00:02:12
I Sometimes you get some variation on your parking requirements based off of it's like a salon or personal services or. 00:02:17
Just an office use. 00:02:25
Most of them are based off of the total square footage of space being used and then employee parking, so that just varies. We'd 00:02:27
evaluate that every. 00:02:32
Business license application. They'd have to submit their parking plan that with a shared parking between all the suites. 00:02:37
But yeah, that's that's how the the parking would work. 00:02:44
When I met with Dennis earlier, there was a question about the. 00:02:49
This lot too, that's within the original plat and just a reminder on that, that is for the wireless. 00:02:57
Cellular Telecom. 00:03:05
Sonic Tower there. 00:03:08
You can see it on. 00:03:09
The aerial view. 00:03:13
Socialist Wireless facility for hours. 00:03:17
So they separated that out. So it's. 00:03:23
It's not. 00:03:25
Yes, considered part of their common area a lot too. Then it can be owned by the. 00:03:27
Owner of the telecom system. 00:03:32
Thank you. What is the underlying reason that? 00:03:35
This has to come to the Planning Commission every time they change it. 00:03:38
Right it's it is because it is creating new. 00:03:42
Owner. Owner Bowl. 00:03:47
Property. 00:03:50
So since we're creating new property that's then the Planning Commission has to approve any new property. 00:03:51
It's all within an existing building, but you'd see a similar thing like if. 00:03:57
On a residential condo. 00:04:02
At that, but we don't have the. 00:04:04
The density kind of evaluation that you have with a residential use. 00:04:07
Commercial use, we don't. 00:04:11
Have any restrictions on how many offices can be in there? It's just based on parking. 00:04:13
Kind of office fits in an 850 square foot space. 00:04:19
Like in this type of building, like what is that? That would be like a desk. 00:04:23
A person. A person. 00:04:28
Maybe a table, you know, like. 00:04:30
It feels like it's going to be an interesting. 00:04:33
So hundreds of people showing that. 00:04:37
And they do have CCNR's. 00:04:42
Just like a condo would. Likelihood then they're amended. CCNR's will have parking allocations too, so. 00:04:45
That might be a benefit that they're they're managing on the CCNR end. 00:04:52
With how many parking spaces each suite is allotted. 00:04:56
It will make them like put some trees in that massive parking lot they have Outback. 00:05:01
I guess we could have done that originally. 00:05:07
But they're not making any improvements to the parking lot itself. 00:05:11
It was that long ago. 00:05:15
Well. 00:05:22
It's gonna say that parking lot amendment went through what, 7 years ago? 00:05:24
I think we're looking at the same. 00:05:29
Model exterior. 00:05:34
Last week, it was already there. 00:05:37
Existing. 00:05:41
Parking lot landscaping folks, you probably would have lost. 00:05:46
5 or 6 themselves. 00:05:50
That he has. 00:05:53
Not even just two in the middle. 00:05:59
Just the heat island, you know, me being a tree hugger, all right? 00:06:01
I'm still listening. 00:06:05
Mortgage oblapiement. 00:06:08
Right. All right. Any other questions for staff on the first agenda item? 00:06:10
I think just since we don't know what the parking requirements would be, is there any chance that this subdivision plus the one on 00:06:16
the other floor? 00:06:20
Whoever make it so that they need more parking. 00:06:24
Not likely unless there is a significant change in the use. 00:06:27
But even with that, that's been something that they could manage on their CCNR's and say we already have. 00:06:33
Uses that are occupying these sorts of. 00:06:40
Or this many parking spaces that are required so your use would have to comply with them. 00:06:44
So they may contract that out of the purchasing. 00:06:50
OK, point. Great. 00:06:54
All right, fantastic. Next one is the general plan amendment. 00:06:59
Which really confused me when I first started looking at it in the packet and then Anna explained it to me in a way that was just 00:07:05
very simple and I was way overthinking it. 00:07:09
So are you going to walk us through that or has Carrie got that role? 00:07:19
The only changes are in red and that is just the numericals adding numbers. 00:07:23
To the action items and the task, so it's easier to. 00:07:29
Report on and. 00:07:34
Easier for the state to understand what we're reporting. 00:07:36
So is there a reason we're doing this separate from the other general plan update? 00:07:40
I mean, I'm not saying this is the wrong time to do this, but. 00:07:46
Now I got a report in August 1st, so you have to have this done before that. 00:07:50
OK, so you got to get the state. 00:07:56
Yeah, and it's pretty minor. It's just numbers because none of the content of any of the actions, there's no content change. 00:07:58
Umm, it's just the numbers. 00:08:05
Instead of a big block of text seems reasonable. 00:08:08
Yeah, but all these were adopted like 2 years ago, wasn't it? 00:08:14
Actually, in fact, even in your general plan update, I doubt. 00:08:20
This will change. 00:08:23
Yeah, well, I just thought this would fit into that update. You could do it all at once, but. 00:08:25
Understand now. 00:08:31
All right. Any other questions about the second one? 00:08:36
All right. And then the third item we have on here is the Highland Park Subdivision final plat extension. 00:08:40
So and I can't remember how old this one is. Is it 2 years old that we originally saw this one? Yeah, they started in 23. We did 00:08:49
an extension in 2024. 00:08:53
So there's the dates. The concept was approved in 2022, preliminary January 23. 00:09:00
Final in February 23, then we did an extension last year. 00:09:07
The applicant. 00:09:14
Had a narrative that they sent me on Friday that's included for. 00:09:15
Your review as well. 00:09:20
They're just. 00:09:22
Financial reasons where they haven't been able to move forward with it. 00:09:25
And they'll have been six months is what we're requesting. That's in line with our. 00:09:32
Existing umm. 00:09:37
Subdivision code. 00:09:39
So does it make more sense to extend it for a longer period of time? 00:09:41
So they're gonna have to come back to us. 00:09:44
Is it only up to six month extension or 12 months? It's you should be a 12 month extension and they're only allowed one. 00:09:48
We're allowing them to have a six month extension. 00:09:55
And then we'll see this gets smaller and smaller. Let's get a one week extension. 00:09:59
Well, I think if I remember reading the TRC notes on here, they basically said give them another six months and then if that 00:10:04
doesn't work. 00:10:08
Start over. 00:10:12
And that was with our old subdivision ordinance. 00:10:14
Yeah, can make the Battle House back on there, right? They do know this is the last time, right? 00:10:17
Yes. 00:10:22
Let the applicant know that it was just a six month extension based off of what our current code is. 00:10:25
And with that being said, anyone that's making the motion on this tonight, it says a date to be termined so. 00:10:32
I would just. 00:10:40
We'll just roll with the six month TRC unless there's discussion otherwise or request otherwise from the applicant. 00:10:42
August. August 15th. 00:10:49
August 18th. 00:10:51
At our six month date. 00:10:53
OK, so. 00:10:56
All right. And no minutes or anything else to approve. So look at that. I should have. 00:10:59
Has to change that. 00:11:05
There's like more to it than that. 00:11:06
So with that, any other questions about anything in the work session? 00:11:09
Cool, then we will close the work session and enjoy it. 00:11:14
15 minute break before. 00:11:19
We start the official meeting. 00:11:21
Stock up on the sugar. 00:11:24
Well, good evening everyone. Welcome to the Holiday City Planning Commission. 00:11:37
We have. 00:11:41
Three items on our agenda tonight and we have. 00:11:43
3 missing Commissioners. We are without Commissioner Prince Zilchinski and Florent. 00:11:49
And we have city staff and legal counsel present to help us through these three items. 00:11:55
And I believe we. 00:12:01
Should start with our opening statement, just to make sure we cover our basis, and I have asked Commissioner Baron, if you would 00:12:04
read that for us. 00:12:08
The City of Quality Planning Commission is a volunteer citizen board whose function is to review. 00:12:13
Land use plans and other special studies make recommendations to the City Council. 00:12:19
On proposed zoning map and ordinance changes. 00:12:24
And approved conditional uses and subdivisions. 00:12:27
The Planning Commission does not initiate land use application. 00:12:30
Rather, acts on the applications as they are submitted. 00:12:34
Commissioners do not meet with applicants except publicly. 00:12:37
Notice meetings Commissioners attempt to visit each property on the agenda where the location, the nature of the neighborhood, 00:12:43
existing structures and uses. 00:12:48
Related to the proposed change are noted. 00:12:53
Decisions are based on observations, recommendations from the professional planning staff. 00:12:56
The city's general plan. 00:13:01
Or zoning ordinance and other reports. 00:13:03
Verbal and written comments. 00:13:06
And evidence submitted, all of which are part of the public record. 00:13:08
Awesome. Thank you very much. 00:13:14
And with that, the first item we have on our agenda is the 4141 Highland Office condominium subdivision. 00:13:17
Amendment and extension. 00:13:26
And with that, we'll ask city staff if they will give us a quick rundown on that. 00:13:29
OK, so first item on the agenda is? 00:13:52
Or a subdivision amendment for an office condominium project at 4141 S Highland Drive. 00:13:56
And this is amending the existing approved subdivision plat just on the 1st floor, modifying the floor plan from 4 existing suites 00:14:04
into 5. 00:14:10
Existing suites. 00:14:16
Umm, it's combining. 00:14:18
I believe it's combining 2 suites and then dividing it into 3 on the other side. 00:14:21
There is a copy that was provided to the commissioners of the original floor plan so you can see what the original layout was. 00:14:27
And then the. 00:14:33
The amendment so. 00:14:35
It's going from 4 suites to 5. 00:14:37
This is the third amendment noted on that plat. 00:14:41
Last year they did an amendment for the third floor, this one sound for the first floor. 00:14:45
And the only thing that staff noticed on those? 00:14:50
That is noted in your findings or conditions. 00:14:56
Is just to make sure that the suite numbers are. 00:14:59
Matching up on the elevations for the verticals, which I think is on page. 00:15:02
Four of the flats, just like the Northside plaque because it looked like there was possibly. 00:15:07
A mismatch on sweet numbers. 00:15:13
So that would be something that they would need to address on their final plan. 00:15:15
But other than that, no issues with adding the OR that additional suite. 00:15:20
Parking on the site is all managed by the uses, which they would then apply for at the time of a. 00:15:25
Business License. 00:15:33
Part of the business license evaluation is. 00:15:35
Includes the proposed use for each of the suites. 00:15:38
Or for the suite that would be applying for a business license. 00:15:41
And then parking is evaluated based off of the use. 00:15:45
And I'll have the applicant come up and they can answer any questions and explain the partials a little bit more if needed. OK, 00:15:48
thank you. 00:15:52
My name is Tucker Nipko and obviously the applicant. 00:16:04
Do you have any questions regarding what we're we're doing here? I have one question. Yes. 00:16:09
Does it make sense just to do all the sweets in one subject or one condominium, but instead of because I seems like you're selling 00:16:16
off, is that what's happening? Correct, OK. 00:16:21
I'm just trying to make it easier for you. No, no, you you bring up a good point. It's just. 00:16:28
You know, I could subdivide that how I thought would work, but. 00:16:34
We would somebody would come in and they would want something different and. 00:16:40
So that's essentially what's happened here is. 00:16:44
They they wanted a smaller. 00:16:47
Piece of a pie than what we cut pieces up as. OK, so. 00:16:49
All right. Thank you. 00:16:52
Any other questions for the applicant at this time? 00:16:55
All right, we'll go ahead and have you sit down then. 00:16:58
And we'll open the public hearing on this if anybody here that wishes to speak on this item tonight. 00:17:00
Doesn't look like it. No takers. All right, 123 done. And we'll go ahead and close the public hearing then. 00:17:09
And I have asked Commissioner Cunningham. 00:17:16
And if he would make a motion on this tonight for us, unless there's anything commissioners wish to discuss before he does so. 00:17:20
This is Christian Cunningham and I Motion to approve. 00:17:30
The amendment extension of the subdivision application by Tucker zip code. 00:17:33
For Highland 4141 office condominiums, a 14 unit vertical subdivision. 00:17:38
Located at 4141 S Highland Drive. 00:17:44
In the professional office zone. 00:17:47
Based on the findings, one the development complies with the general plan. 00:17:49
Change the development complies with regulations within the professional office zone. 00:17:54
Three, the division of 1 suite and the two suites. 00:17:59
Creating one additional unit does not alter any other elements previously approved on the final plat. 4 separate meters and shut 00:18:03
offs for utilities. 00:18:08
Are not required for this application and are OK as addressed in the CC and RS5. 00:18:13
Modified sweets meet fire code with adequate fire access 6. 00:18:19
Parking requirements vary by use and those are required submission at the time of the business license. 00:18:23
Application. 00:18:29
And subject to the following requirement. 00:18:31
One ensure sweet locations. 00:18:34
On floor plan plans. 00:18:37
Coincide with suite numbers on vertical flat elevations. 00:18:40
Is Commissioner Baron, I second that. All right, we have a motion and a second. We'll go ahead and call for a vote. We'll start 00:18:45
down here. Commissioner Barrett aye, Commissioner Dong aye, Commissioner Cunningham aye, and Chair Roach votes aye. So with that, 00:18:50
that motion will carry forward. Thank you very much. 00:18:55
All right. And with that, we'll roll right into the second item on our agenda tonight, which is the general plan amendment for the 00:19:01
moderate income housing plan and we will ask city staff with hands going to come up and. 00:19:08
Give us the rundown on this one. 00:19:16
Yes. Good evening, everybody. 00:19:19
In front of you, you'll have. 00:19:22
Staff report on the moderate income housing. 00:19:25
Plan and where staff is proposing minor amendments. 00:19:28
To the approved. 00:19:33
That was proved last year. 00:19:36
The amendments include just numerical. 00:19:39
Along each action and task. 00:19:43
Just to make it easier for the state reviewers to. 00:19:46
Follow along on our reports on an annual basis. 00:19:51
If there is any questions. 00:19:55
No questions for staff. No, I think that covers it. Appreciate it. Thank you very much. And with that, we'll go ahead and open the 00:20:00
public hearing. 00:20:04
And see if there's anyone here tonight who wishes to make a public comment on this. 00:20:08
Amendment. 00:20:13
Once, twice, three times. All right, with that, we'll close the public hearing. 00:20:15
And I've asked Commissioner Gong to make a motion on this tonight for us, unless Commissioners have any additional questions or 00:20:20
discussion that is needed prior. 00:20:24
I guess that question I didn't ask in the state or. 00:20:29
How do you feel like the moderate housing? 00:20:33
Plan is going. 00:20:35
You're at, you know, just. 00:20:38
How it's going for the city on Yeah, I mean, we seem to be getting a lot of application. 00:20:41
Patients where the indication is that's kind of fulfilling that ultimate goal, but. 00:20:46
As we were just discussing here a few minutes ago. 00:20:52
The million and a half dollar condos that were supposed to be affordable. 00:20:55
Doesn't seem like it, but I'm curious just in your experience. 00:20:59
Do you feel like we're doing enough or do we need to do more or? 00:21:03
And maybe this is too broad of a question, I should just be quiet. 00:21:08
So I think we're. 00:21:11
We're starting off in the right foot. I think we are offering. 00:21:12
Resources is what we what we added to the plan itself, just so that we can at least start the process. 00:21:17
Make people aware of what affordable is. 00:21:24
Provide the resources on our website to our affordable residents. 00:21:29
So just getting that started and getting those. 00:21:33
Source resources out there to the community. I think it's being helpful. I've received calls from some people. 00:21:36
Some of our residents. 00:21:42
Happy that they had some. 00:21:44
Resources to go to, so I think it's a good start. 00:21:46
OK. Well, thank you. 00:21:49
All right. Any other questions? 00:21:52
All right. 00:21:56
I'll make a motion to afford a recommendation to the City Council to approve the amendment to the General Plan Moderate Income 00:21:59
Housing Plan, Chapter 5, based on the following findings. 00:22:03
One compliance with Utah State Legislature. 00:22:09
HB 462. 00:22:12
That establishes baselines for current housing stock. 00:22:17
Based on the state of the land use authority shall adopt strategies within their general plan focused on moving the needle towards 00:22:20
increasing numbers based upon population growth available within the city holiday too. 00:22:25
Complaints with the city's Long Range housing Goals and the General Plan Chapter 5 Moderate Income Housing Plan that was revised 00:22:29
and passed in February 2024. 00:22:33
And three, compliance with the state's reporting requirements stating the municipality should develop actionable and measurable 00:22:37
implementation plans. 00:22:41
Reach Children's Strategy documented General Plan and provide a yearly report to the state via the Department of Workforce 00:22:44
Services on or on steps that he has accomplished about making affordable housing more attainable and making meaningful progress 00:22:49
toward that goal. 00:22:54
We have a motion. Do we have a second? 00:23:01
I'll second it. 00:23:03
Commissioner Cunningham Seconds. With that, we'll call for a vote. We'll start down here. Commissioner Cunningham Aye. 00:23:04
Commissioner Don A Commissioner Barrett aye and Chair Roach votes aye. So with that, the motion carries. Thank you very much. 00:23:09
All right. And then on to the last item on our agenda tonight, the Highland Park subdivision extension of final plat approval. 00:23:16
And we will ask city staff if they will give us a quick rundown on. 00:23:25
This action item. 00:23:30
OK, so last item for this application is. 00:23:35
To extend the previous approval that was given and. 00:23:41
Extend also the previous extension that was given last year. 00:23:47
In the staff report, you'll see the dates of kind of the process that this subdivision has gone through. It is. 00:23:51
Subdivision for oh, I don't remember how many townhomes on that property. I don't think that's included in the side report. I 00:23:58
think it was 11/11. 00:24:03
Previous approval was given in February of 2023 and then last year the Planning Commission approved an extension for an additional 00:24:09
year. 00:24:14
The applicant approached staff and would like to request another six month extension. 00:24:19
He did provide a narrative letter that was provided to each commissioner that will also be added into our public packet. But we do 00:24:26
have that knowing just. 00:24:31
Financial high interest rates. 00:24:36
That have kind of pushed the project back further than their original date. 00:24:38
They feel like the six month extension would be adequate, but I will have him come up. 00:24:43
He can talk about that a little bit more. All right, with that, we'll have the applicant up. 00:24:48
A representative therein. 00:24:54
Alec Moffett. 00:24:59
Sequoia Development. 00:25:00
So yes, thank you. 00:25:02
The combination interest rates in inflation prices out of what we believe we could sell these for because we do. 00:25:04
Want to do something that is affordable? 00:25:12
We've spent the last year, we thought last year we were going to be able to go, but we really would have to sell these things out. 00:25:16
900 million bucks to make make money and. 00:25:22
That doesn't say, well, any of us know that we think it was feasible. 00:25:26
Last last year, we've gone through a lot of engineering. 00:25:30
With the Subs, we've gotten the price down, so now we believe they are. 00:25:35
Somewhat affordable housing. 00:25:38
Umm And so we do think we are in a position to start. There's a few minor things we have to finish with the plan. Just got to name 00:25:40
the street. 00:25:44
I think it's Madison and then printed my alarm and signatures in the court. So we are still about like 3 months out. Probably to 00:25:48
put a shovel on the ground at earliest. So six months extension should work. 00:25:54
And then we'll compliment timeline. 00:26:00
And just for my own identification, if you don't mind my asking, what, what is it that you guys have determined is going to be the 00:26:04
more affordable range, less than 1,000,000, less than a million, No, So we have different, there's a couple different units. 00:26:11
The smaller ones would be roughly 650 larger ones, which are. 00:26:18
To prepare sanity. 00:26:23
OK, I mean. 00:26:25
I recently was looking for a housing holiday, couldn't couldn't quite get in there and that was about the bottom of what you could 00:26:27
find so. 00:26:30
I think it's as far as holiday goes, horrible, but there's lots that you guys have to do to get. 00:26:33
That down. Gotcha. OK, great. 00:26:38
Other questions for the applicant. 00:26:41
Did you did you say that the plot? 00:26:44
It sounds like the plot. 00:26:47
Has changed a little bit with the engineering notes. It's the thing. No, it's the same. Nothing's changed. 00:26:49
Just the mark. 00:26:56
Yeah, the more exchange, we haven't changed anything. I mean, even down to the footprints, the design of the homes, everything is 00:26:58
the same. 00:27:02
Remind me the the the historical home that used to be there was that the Blinton House? Is that what it was? That is correct. 00:27:06
Maybe you could call it Britain St. 00:27:10
In fear of offending some people, I don't. I don't think I can. 00:27:15
It just seems like we always named the streets after whatever we tore down when we built them so. 00:27:20
All right. Well, thanks for playing along. Appreciate it. Any other questions for the applicant? 00:27:26
OK, we'll go ahead and have you sit down. Thank you very much. And there's no public hearing needed on this, so I've asked 00:27:30
Commissioner. 00:27:34
Baron, if you would make the motion, unless there's any discussion amongst commissioners that haven't already been brought up. 00:27:38
I don't think so. 00:27:44
This is Commissioner Byrne. I motion for the approval to extend the recording date for the final plat for Highland Park. 00:27:46
Residential planned unit development. 00:27:53
Subdivision and the RM zone located at 4880 S. 00:27:56
Island Circle. 00:28:01
To August 18th. 00:28:02
2025 Is that the day we're using? 00:28:05
You good with that? OK. 00:28:08
Finding that those changes have been made to the plat #2 reasonable circumstances for the extension have been presented. 00:28:11
I have a motion left second. 00:28:21
Mr. Gong seconds will call for a vote. 00:28:23
Commissioner. Yes, sorry, Commissioner Barrett. 00:28:26
Commissioner Don Aye, Mr. Cunningham and Chair Roach votes aye, so with that motion carries. 00:28:29
And that takes us to the end of our agenda for the evening and with that, unless anybody has any opposition. 00:28:35
I will call to close the meeting. All in favor say aye. 00:28:43
Done and done, have a good night. 00:28:47
Thank you. 00:28:49
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