[0:00] All right. Uh, good evening everyone. We

[0:02] will call the planning commission um to

[0:05] order. It is Wednesday, September 2nd at

[0:09] 5:59 p.m. Um, I would like to welcome

[0:13] our newest planning commissioner, uh,

[0:15] Commissioner Johnson. Welcome. Um, and

[0:18] we will start with the pledge of

[0:21] allegiance. I've asked Commissioner

[0:22] Clayson to lead us in that.

[0:24] >> Audience, please rise and repeat the

[0:25] pledge after me.

[0:30] To the flag of the United States of

[0:33] America and to the republic for it

[0:36] stands one nation under God indivisible

[0:40] with liberty and justice for all.

[0:45] » Thank you. The first item of business is

[0:48] adopting the minutes of our August 5th

[0:51] to 2026 meeting. I understand they're 50

[0:54] pages long. Um I'd entertain a motion to

[0:57] approve those minutes. I'll make a

[0:59] motion to approve the minutes for our

[1:01] last uh planning commission meeting.

[1:02] >> I'll second.

[1:03] >> All in favor?

[1:04] >> I I [clears throat]

[1:07] >> Great. And then the first um second

[1:11] order of business is preliminary plat

[1:14] the meadow subdivision plat A.

[1:20] David.

[1:23] >> All right. [clears throat]

[1:25] So, this is a a property uh on the near

[1:29] the corner of Metal Lane and uh State

[1:32] Route 51.

[1:34] Um it's kind of centrally located around

[1:38] existing subdivisions that have been

[1:40] built over time over the past uh decade

[1:42] or so. Uh most recently, the town homes

[1:45] that uh above this property. Um what's

[1:50] being proposed uh is a single family

[1:53] residential

[1:54] uh subdivision. Uh this is in the R16

[1:57] zone and so it is a standard

[2:00] subdivision. There's no overlay uh that

[2:03] would require further review or uh

[2:06] additional requirements. So as long as

[2:08] they're meeting the minimum

[2:09] requirements, then it's uh it needs to be approved uh based

[2:16] on the the administrative process.

[2:19] Um, so you can see outlined uh in yellow

[2:22] on the subdivision plot there's a a

[2:26] rideway

[2:27] for power lines that is about 150 ft

[2:31] wide. So that uh definitely encumbers

[2:34] this property uh makes it so they can't

[2:36] build anything within that easement. So

[2:39] you can see the building envelopes are

[2:40] shown in the in the dashed line uh on

[2:43] the south end of of these proposed lots.

[2:47] Um,

[2:49] so the lots range in size from uh 10,

[2:53] 509 square feet up to 20,465

[2:57] square ft. Um, the front setbacks

[3:02] because of the easement, they range from

[3:05] [clears throat] 95 to 135 ft. So

[3:08] definitely larger than what you

[3:10] typically see. Um

[3:14] there uh on lot four is the smallest

[3:17] building envelope uh which is 1100

[3:20] square ft.

[3:22] Um and um there

[3:26] uh we talked to the applicant about the

[3:29] uh front yard requirements. Our code

[3:32] says that you're not allowed to have

[3:34] more than 60% imperous surface, meaning

[3:37] it can't be paved or structure. It has

[3:42] to be something that allows the storm

[3:45] water to to filter into the ground. Uh,

[3:48] typically it's landscaped. And so, um,

[3:52] wanted to make sure that they were okay

[3:54] with that requirement [clears throat]

[3:55] with such a large front yard area, um,

[3:58] to to deal with. Um if you want to go

[4:02] through the next few slides, I did uh

[4:04] visit the site. Um you can see uh where

[4:09] it abuts these uh town homes. Uh you've

[4:12] got existing landscaping, curving and

[4:14] gutter.

[4:15] Um but where it goes along State Route

[4:18] 51, there are some improvements that

[4:20] need to be made so that uh this can meet

[4:23] the the standard requirements for this

[4:26] type of roadway.

[4:29] Um,

[4:31] so staff is uh recommending approval

[4:33] because uh founds that it did meet all

[4:36] the requirements and I'm happy to answer

[4:37] any questions that you might have.

[4:40] >> Any questions for David?

[4:43] >> So the the existing property that uh or

[4:47] I guess there's a house adjacent to that doesn't change, right? That I'm I'm

[4:51] sitting right there. Yeah, there's two

[4:52] parcels that are south of this that are

[4:55] uh owned and are not a part of this

[4:59] subdivision proposal.

[5:00] >> Okay.

[5:02] Would improvements along 51 um the state

[5:05] route 51 continue in front of those or

[5:08] those houses or

[5:09] >> uh it would just be as as long as the

[5:13] that that abuts state 51.

[5:16] >> Okay. Just as long as that. Okay.

[5:17] >> So, yeah. So, we'll have a little gap.

[5:19] >> There'd still be a gap there. And this

[5:21] just one final gap, right? So,

[5:24] >> okay.

[5:27] >> Any other questions?

[5:29] >> And do we have the applicant here?

[5:32] >> Okay,

[5:33] >> Madam Chair.

[5:35] >> Yes.

[5:35] >> Do you mind if I just add to some things

[5:37] that Dave mentioned?

[5:38] >> Absolutely. This is unique for us. You

[5:41] would think that we call it a standard

[5:43] subdivision that that would be the norm,

[5:46] but it really isn't. And and what we

[5:49] mean by standard subdivision

[5:52] is that the design of the project, all

[5:56] of the lots meet all of our zoning

[5:59] criteria for the particular zoning

[6:02] district that they're in. So those

[6:03] criteria are things like lot size, how

[6:08] deep a lot is, how wide a lot is. Um I

[6:12] think those are kind of the main ones.

[6:15] And most of the time

[6:18] when subdivisions are presented to the

[6:20] planning commission, they're presented

[6:22] to to you

[6:24] um in a different form, the different

[6:26] application that's called the master

[6:27] planned development. And in that

[6:30] instance, ultimately the city council

[6:32] can approve a project um that has some

[6:35] deviations on at least some of the lots

[6:37] from those basic zoning criteria.

[6:41] Um, I think relative to what's before

[6:44] you guys tonight, and I think you know

[6:45] it, but I just want to point it out

[6:47] maybe in case anybody else cares with

[6:49] standard subdivisions, the planning

[6:51] commission is the land use authority.

[6:53] So, tonight you'll be uh either

[6:57] recommending for approval, I'm sorry, I

[7:00] just blew it. Whole point is saying

[7:02] you're going to either uh move is what I

[7:05] meant, move to approve, you can move to

[7:09] deny. we'd want to talk about why.

[7:11] Because frankly, once we find that a

[7:13] project meets all of the zoning criteria

[7:16] and the zoning is already in place, then

[7:19] the city's latitude in terms of of

[7:22] withholding an approval is really

[7:23] limited. Um, not to make this sound like

[7:26] a rubber stamp type of a thing, but uh

[7:28] that really is the reality. Um, if by

[7:31] chance there's anything that you wanted

[7:32] by way of more information on this

[7:34] project, you might also consider a

[7:36] continuence, you know, maybe with some

[7:38] direction to staff to research

[7:40] additional things, to ask the applicant

[7:42] to provide additional information or

[7:44] anything like that at all. Um, so thank

[7:47] you for letting me take just a minute to

[7:49] describe that.

[7:50] >> Thanks, Dave. And we'll invite the

[7:52] applicant up if you could please um

[7:54] state your name.

[8:00] I'm Ryan Livingston.

[8:04] » Is there anything you would like to add

[8:05] um to the presentation?

[8:06] >> No, I think he covered it. It's just

[8:08] going to be a standard subdivision with

[8:10] single family homes that will be more on

[8:12] that entry level price point.

[8:15] >> Any questions from the commission

[8:17] >> with with really big front yards

[8:20] >> with a big driveway

[8:21] >> with a really long driveway. And then

[8:23] what what does it mean on the

[8:24] landscaping when it was like just an

[8:26] impervious

[8:28] um surface? What's what's that going to

[8:30] look like? What what typically

[8:32] that's such a huge front yard. What what

[8:34] is going to be

[8:35] >> have a a driveway with grass,

[8:37] >> some type of, you know, planters as far

[8:40] as shrubs and trees?

[8:41] >> Could someone do all gravel?

[8:44] >> Then you're going to have to meet the standard that the city requires.

[8:48] >> Okay. What What is our standard

[8:52] like that? So yeah, so anything that's

[8:54] not uh there is a landscaping

[8:57] requirement. So that's where that

[8:59] impervious surface requirement fits in.

[9:02] >> So could it just be

[9:03] >> all gravel,

[9:04] >> right? Correct. It could it could not be

[9:06] that.

[9:07] >> It could not be that. There has to be

[9:08] some greenery to it.

[9:12] >> Okay.

[9:13] >> What What size of property or sorry,

[9:15] what size of houses are you talking? You

[9:16] said entry- level price point just kind

[9:18] of

[9:18] >> you're probably going to be in that 2500

[9:20] to 3500 foot house.

[9:23] >> Okay.

[9:27] » Any other questions? Okay. Thank you,

[9:30] Ryan.

[9:30] >> Thank you.

[9:31] >> Um, this is not a public hearing for

[9:34] this agenda item. Any other discussion

[9:36] or comment from the commission?

[9:41] » It's kind of a unique property with the

[9:42] power lines. Obviously, it's I don't

[9:44] know that there's anything too beyond

[9:46] that uniqueness that

[9:48] >> here. I don't see any concerns or

[9:51] obviously it aligns with what uh the

[9:53] subdivision should be. So,

[9:54] >> I think they've done a good job with the

[9:56] way the property is set up. So,

[10:00] >> there's a lot of creativity around those

[10:01] power lines that are running through

[10:03] that side of our town. So,

[10:07] >> uh with that, I'll entertain a motion.

[10:12] I'll make a motion that we approve this

[10:14] proposed metal subdivision plate A

[10:16] preliminary plat

[10:19] on the city recommendations.

[10:22] >> Second.

[10:23] >> All in favor?

[10:25] >> I Any opposed? Motion passes. All

[10:30] right. Thank you. Moving on to the next

[10:32] agenda item number five. Uh this is a

[10:35] zone change for Oak Village.

[10:40] Brandon,

[10:41] >> thank you. Thank you for being here

[10:42] tonight. Uh the next two items five and

[10:45] six, we're going to talk about them

[10:47] both, but ultimately we will need to

[10:49] open two separate public hearings and

[10:51] then have two separate motions. Both of

[10:53] these would be recommendations that the

[10:55] planning commission would be making to

[10:57] the city council. So the first item uh

[11:00] 5.1 on your agenda is the zone change.

[11:03] Then the second one is the um

[11:06] preliminary plat for master plan

[11:07] development that would go um with the

[11:10] zone change. So this is the area that

[11:13] we're looking at. It's property just to

[11:15] the south of Maple Mountain High School.

[11:16] Let's go to the next slide. Um there's

[11:19] the high school. You can see there

[11:20] property is currently vacant. It's in

[11:22] agricultural production on the south uh

[11:26] east corner of the property. We've got

[11:28] an existing chapel. You can go to the

[11:30] next slide. Um, this is looking to the

[11:33] northeast. Um, there's the southeast

[11:36] chapel. Uh, let's keep heading around so

[11:38] you can see, uh, to the sides of it,

[11:40] we've got, uh, established neighborhoods

[11:42] that were developed a number of years

[11:44] ago. Um, there's the other chapel,

[11:46] that's the Northwest Chapel that's

[11:48] existing on 100 South. Um, let's pause

[11:51] right here. Um,

[11:54] and so, um, what the applicant's looking

[11:57] to do is develop the property at this

[12:00] time. Uh previously the city council and

[12:02] planning commission saw a proposal back

[12:03] in 2022. Uh let's go to the next slide.

[12:07] Keep going. Uh so on the left you can

[12:10] see the existing zoning. Um this was

[12:13] created in 2022. There was a previous

[12:16] subdivision proposed um and the R12 was

[12:20] applied to the property um except for

[12:24] the two existing meeting houses. Those

[12:26] remained in the the RR rural residential

[12:29] zone. So with the proposal tonight, we

[12:30] see a a cleanup of some of the zoning,

[12:33] changing those from agricultural to uh

[12:36] residential zones as well. On the right,

[12:39] this is the general plan. The yellow is

[12:41] the land use u designation which is low

[12:44] density residential. Um let's go to the

[12:47] next slide

[12:48] >> on that general plan. Sorry to stop you.

[12:50] It perfectly aligns with our general

[12:52] plan. Does that am I reading that

[12:54] correct? When you say perfectly align

[12:56] the boundaries or

[12:58] >> the the planned zoning would align with

[13:01] the general plan.

[13:02] >> Yes, we'll dive into that. Um so the

[13:06] outline is the area we're looking at.

[13:08] It's in one designation which is low

[13:11] density. Let's go to the next slide.

[13:13] This is straight out of the general plan

[13:15] that was adopted uh earlier this summer.

[13:19] um low density. Uh you can see here it

[13:22] highlights uh residential developments

[13:24] with a density range of 2.5 to 3.5 homes

[13:29] per acre. Um and as it's described here,

[13:32] largely uh single family detached uh

[13:35] product. Um let's go to the next slide.

[13:39] The proposal that they've uh uh

[13:41] presented would be just over three homes

[13:45] per acre. So within that density range

[13:47] of 2.5 to 3.5. Can

[13:50] >> you see the low density?

[13:51] >> Yes. And this is showing um the proposed

[13:56] zoning districts that would be applied.

[13:58] Um some of them were at the city's

[14:00] request. For instance, this basin here

[14:03] is city-owned property. And so we're

[14:05] looking to change that from uh rural

[14:08] residential to public facilities. Um

[14:11] it's counts as open space. Um it's

[14:14] landscaped, but the main primary

[14:16] function is it's a city-owned detention

[14:18] basin. Um this existing chapel is

[14:21] proposed by the applicant to be R19 as

[14:24] well as the residential development

[14:26] portion of the property. Um once again,

[14:29] we're looking at R19 with the master

[14:31] plan development just for the housing

[14:33] product. Um the existing chapel here uh

[14:37] would go from RR to R112 as well as uh

[14:41] the future Spanish Fork uh temple site

[14:44] would be R112 as well.

[14:46] >> So why are we why would we change the

[14:49] chapels from if they're already there

[14:51] and they're they're existing why is

[14:54] there a need to change there?

[14:55] >> Better reflect the use of the property.

[14:58] um it's not agricultural in nature and

[15:01] so changing it to match what's it's

[15:03] adjacent to as well as uh the

[15:05] residential where

[15:06] >> even though they're on a chapel they're

[15:08] still zoned agricultural.

[15:09] >> Yeah.

[15:11] Um let's go to the next slide. This is

[15:14] the proposed uh master plan development

[15:17] that would go with it. Um

[15:20] and next slide shows that it would be

[15:22] done in a phased manner. you'd see the

[15:24] improvements uh starting on the east

[15:26] side and then working their way to the

[15:28] west. Um let's go to the next slide. And

[15:32] this proposal is unique in the sense

[15:34] that um we have a pattern book that was

[15:37] provided um at the request of the

[15:39] applicant um that outlines the

[15:42] development of the property. Um, what

[15:46] we'll do at this point is [snorts] I'll

[15:48] pause in what I've got prepared to

[15:50] present to the planning commission as

[15:51] well as go over the the development

[15:54] review committee's recommendations and

[15:55] we'll invite um the applicants designer

[15:58] up and he's going to go through a

[16:00] presentation that uh we have queued up

[16:03] and uh feel free to stop him at any

[16:06] time. I'm going to give him that liberty

[16:08] um with any questions that you've got.

[16:11] Um this is uh different than what we

[16:14] normally see um as far as uh

[16:18] neighborhood development for single

[16:20] family detached home product. Um if we

[16:23] go well he'll pull it up in his slide

[16:26] but he'll go over some of the uniqueness

[16:29] um that we will sometimes see with

[16:32] multif family home uh such as shared

[16:35] driveways or private alleyways. Um, but

[16:37] this is this would be applied in a

[16:39] single family detached home setting. Um,

[16:42] so we'll invite uh Eric up and then I'm

[16:44] happy to uh

[16:48] finish the presentation, answer any

[16:49] questions you've got. Um, but feel free.

[16:52] We also have uh Matthew here as well um

[16:55] to answer any questions.

[16:57] >> Okay.

[16:57] >> Thank you.

[16:57] Brandon. Eric,

[17:01] >> hi. Thank you very much for having me.

[17:03] Uh, my name is Eric Ost. with I'm a

[17:05] principal at Urban Design Associates in

[17:07] Pittsburgh. We're focused primarily on

[17:09] community design. Um we work all over

[17:11] the country. Uh we have been working

[17:13] with Land Reeserve for several years now

[17:15] and we've been working in Utah since

[17:17] 2005. So we're really honored to have

[17:19] the opportunity to to work here and to

[17:22] work on this project. Um you know, we I

[17:24] want to mention just make sure we can

[17:27] get the presentation queued up. We want

[17:29] to mention that we really wanted to

[17:30] think about whenever we work in a

[17:32] community, we recognize that we're a

[17:33] guest in that community. Um, there are

[17:35] so many characteristics about every

[17:36] community that make them unique. And

[17:38] it's a little bit like like like

[17:40] language, like accents, you know, when

[17:41] you go someplace, you know, has its own

[17:43] character, the way people speak, but

[17:44] they're still speaking the same

[17:45] language. And we feel very strongly that

[17:47] places should have their own character.

[17:49] And we want to make sure that whenever

[17:50] we design something new that it belongs

[17:53] to that community and helps um build on

[17:55] the character of the community that's

[17:56] there today. Okay. So, we were thinking

[17:58] about that and that's really part of our approach with this new neighborhood.

[18:01] Oops. Sorry.

[18:05] How we doing? Is this guy working?

[18:12] » Okay. Next. Next slide. We can do the

[18:13] next. Is that

[18:16] okay? Next slide. And we'll go to the

[18:17] next one. So, we'll start here at the

[18:19] regional context. We were looking we

[18:21] always start looking out where we are in in in a city and town. And to our

[18:26] left we have the historic Spanish Fork

[18:28] to our to the west side um and the

[18:30] characteristics of that neighborhood.

[18:32] And then to the east we have these

[18:34] remarkable mountains, these remarkable

[18:35] views. And we recognize also that we're at [clears throat] a position here

[18:39] where where we're kind of where

[18:41] development is starting to move to the

[18:43] east and we want we recognize we've got

[18:45] development around us. So we were

[18:47] thinking about how do we tie all these

[18:49] characteristics in into the community.

[18:51] Next slide.

[18:53] Zooming in just a little bit, you can

[18:55] start to see uh you know, obviously you

[18:57] see the state road um highway highway

[19:00] six to our south which is going to be

[19:02] very so this the view of the temple is

[19:04] going to be very prominent. To our north

[19:05] is Maple Mountain High School. So we

[19:07] recognize this is an important uh

[19:09] location in the city um from moving

[19:12] forward and and it is today as well.

[19:14] Next slide.

[19:16] But we always look also not only at

[19:18] planning, but we also think about

[19:19] architectural character and and we've studied a lot of towns here in

[19:23] Utah and a lot of them are built

[19:25] historically by pattern books. Sometimes

[19:27] you can find individual house designs

[19:29] that were designed and you can actually

[19:31] find the old plans in which they were

[19:32] used by builders and whenever they're

[19:34] built in a particular neighborhood,

[19:36] oftentimes they had their own

[19:37] characteristics that they would add to

[19:39] the community and and make it uh unique

[19:41] in its own way. What's really nice about

[19:43] the neighborhood here right here in

[19:44] Spanish Fork, the historic neighborhood,

[19:46] is that many of the homes are very

[19:47] different. They have a different

[19:48] character, different styles, different

[19:50] colors. They don't feel like a project.

[19:52] It feels much more like a neighborhood.

[19:54] And some of those characteristics are

[19:55] things that we were thinking about as

[19:57] we're looking forward and moving forward

[19:58] with this particular with Oak Village.

[20:00] Next slide. Uh when we were looking at

[20:03] the site today, we were very much

[20:04] focused on this views, these mountains

[20:06] was something we were really thinking

[20:07] about. When you look at the the site,

[20:09] there's obviously the two meeting

[20:10] houses, existing neighborhoods around

[20:12] us, and then the mountains in the

[20:13] distance. And we were thinking, how do

[20:14] we tie all this together into something

[20:16] that that feels like it's always been

[20:18] there and feels feels like it fits the

[20:20] site and all the characteristics that

[20:21] are there. Next slide. We're really

[20:24] thinking very much about these these

[20:25] views of the mountains and how does that

[20:26] play a role in the community and in the

[20:28] how it how it sets into the neighborhood

[20:30] and into the context. Next slide.

[20:34] One of the characteristics about um

[20:36] great civic buildings and you see that

[20:38] even here today is that when you look at

[20:40] and this is actually a re really an

[20:41] American tradition is um public

[20:43] buildings like churches u meeting houses

[20:45] courouses city halls they oftentimes

[20:47] have greenery around them like they're

[20:49] kind of in like a park-like context and

[20:51] so we definitely were thinking about

[20:53] that as how do we bring that park-like

[20:55] context and green around the

[20:57] neighborhood. You see that here in this

[20:58] building and it's something that we

[21:00] wanted to make sure that this had that

[21:01] green context so you recognize that this

[21:03] is a special moment here in Spanish

[21:05] Fork. Next slide. So we located the

[21:08] temple. Now we didn't design the temple.

[21:10] We were just locating it. The temple

[21:11] design team took care of that. But we

[21:13] definitely worked on locating the temple

[21:15] to the corner um to allow that green

[21:17] context and that sense of that your

[21:18] sense of arrival when you got there. the um we were very much supportive of

[21:23] the in the general plan the idea of a

[21:25] roundabout on that corner uh that when

[21:27] you're driving through you'd recognize

[21:28] you're at that moment there's a special

[21:30] uh place in the city and then we've

[21:32] actually aligned the the temple and the

[21:34] boulevard right to the to the

[21:35] [clears throat] to the roundabout around

[21:37] we've got Whiting Street is a key

[21:39] address that runs along and connects

[21:41] through the community there and creates

[21:43] a very special address for the largest

[21:45] and and nicest lots within the community

[21:47] facing uh the temple. Next slide.

[21:50] This would be a view down walking down

[21:52] Whiting Street looking kind of towards

[21:54] the high school. Next,

[21:57] Oak Boulevard is is the kind of

[21:59] signature boulevard that runs through

[22:01] the community. That's [clears throat] a

[22:02] road that has is a has a median kind of

[22:05] divided road um with and the idea of why

[22:08] we designed it this way was to try to

[22:09] extend the character of the temple as

[22:12] deep into the community as you can. So

[22:14] even if you were buying a home in the in

[22:16] the southwest corner of the property in

[22:18] the far left, you'd still feel like the

[22:20] temple is present, that it's not

[22:22] something that's only for one address

[22:23] for that first address that everybody

[22:25] shares in the relationship to the

[22:27] temple. That also helps connect it into

[22:29] the neighborhoods in a very um

[22:30] thoughtful way. Next slide. This would

[22:33] be looking down the temp down the

[22:35] boulevard. This is the drone view, the

[22:36] drone [laughter] shot. Um but you can

[22:38] see the the the special landscape that

[22:40] would go to shaping to towards the

[22:42] temple. I want to mention briefly that

[22:44] these um these renderings were are are

[22:46] very deliberate about the renderings of

[22:47] the community. We did not design the

[22:49] temple and and so these are just

[22:52] characterist these are just characters

[22:53] of of typical temples. Um if you want to

[22:56] find the design of the temple that can

[22:57] be found on the on the church website.

[22:59] So next slide. This would be uh standing

[23:02] along the Oak Boulevard kind of in the

[23:04] front lawns of some of those homes. You

[23:06] see the relationship of the porch, the

[23:08] front yard, the fence, and then the the

[23:10] boulevard is kind of a prominade for

[23:11] walking up and down towards the temple

[23:13] and back into the neighborhood. Next

[23:14] slide. Um, this is an evening at Acorn

[23:18] Park. We recognize that's looking east,

[23:19] so maybe it is sunrise, but but

[23:21] [laughter] but it look certainly makes

[23:23] for a very dramatic view, but but the

[23:25] Acorn Park is in the southwest corner.

[23:27] It's a place for gathering. It's a place

[23:28] to meet people. There's actually um we

[23:30] actually right in front of where these

[23:32] folks are sitting, there's actually a

[23:33] bike trail that connects into the

[23:34] neighborhood around it. So that view of

[23:37] the temple will be present as everybody

[23:39] passes through that very dramatic uh uh

[23:41] direction. So this is a place to meet

[23:43] for friends, for walks, to spend time in

[23:45] the evening. So it's like a little

[23:46] living room uh for the neighborhood.

[23:48] Next slide. Wildflower Trail connects

[23:51] [clears throat] through the

[23:51] neighborhood. It's almost like

[23:52] everything the opposite of the

[23:54] boulevard. So the boulevard is very

[23:56] straight. It's it's it's for cars. It's

[23:58] got it's it's aligned with a temple.

[24:00] Wildflower trail is perpendicular to it

[24:02] and it connects between the meeting

[24:03] house up to the high school. And it's a green space. It's for walking. It

[24:07] allows people from homes to be able to

[24:09] flow out to the green space and connect

[24:11] to the park in the south in the corner

[24:13] by the by the southeast meeting house

[24:15] and then also be able to connect to

[24:17] their friends and the neighborhoods

[24:18] around it. Next slide. Uh so here's a

[24:20] view down Wildflower Trail. So it's very

[24:22] picturesque. kind of curves with trails

[24:24] and a place you can walk uh very

[24:26] comfortably without um getting in the

[24:28] way of any cars or anything. Next slide.

[24:30] This is the uh walking down one of the

[24:32] poos uh connecting back to the uh this

[24:35] is looking to you can see that it's a

[24:36] temple on the left pro providing good

[24:39] connectivity between wildflower trail

[24:40] and the streets around us. Next slide.

[24:43] So the neighborhood streets are kind of

[24:45] like the supporting cast of the

[24:46] characters in the movie. uh they they uh

[24:48] these are very much based on on the

[24:50] strong uh the strong neighborhood

[24:52] streets of Spanish Fork. Some of them

[24:54] are very straight. And then if you look

[24:55] in the next slide, you can see the view

[24:57] of what it would be look took looking

[24:58] down Elmway. So all of these streets are

[25:01] connected very much close to getting

[25:03] back to the boulevard and back to the

[25:04] other uh uh streets in the neighborhood.

[25:06] Next slide. Here's the view of our

[25:09] illustrative master plan um you know and

[25:11] how it fits with the neighborhood. I'll

[25:13] go through some of the quantities and

[25:14] some of the characteristics in a moment.

[25:16] Um, in the next slide you can see our

[25:18] open space network. We have about o

[25:21] about about two and a half acres of of

[25:22] open space through the community. We

[25:24] also have a in the southeast corner we

[25:27] have a a playground and then Acorn Park on the south uh west corner and

[25:32] then um but really this the the open

[25:34] space is really there to support uh the

[25:37] open space the trail system which allows

[25:40] connects to the neighborhoods around us

[25:41] the larger Spanish Fork trail system

[25:43] around the city and being able to allow

[25:45] people to get through in and around the

[25:47] neighborhood very easily. Next slide.

[25:50] So getting back to the

[25:53] architecture, we very very much were

[25:55] thinking very much about how the

[25:57] architecture of Spanish Fork will

[25:59] inspire the architecture here of a

[26:01] variety of homes, various different

[26:03] styles that are very present here. And

[26:04] we could find that in in the community.

[26:06] You can see the parallels here. That

[26:08] house you see on the left is actually

[26:09] right next door to where we are today.

[26:11] Um so you can take a look at it after

[26:13] the after the presentation. Next slide.

[26:15] Um, we also were thinking very very

[26:18] thought we were being trying to be very

[26:19] thoughtful about having the same

[26:21] relationship of the homes to the street

[26:23] that you can see in historic Spanish

[26:24] Fork. You can see that on the left side

[26:26] there. What that relationship of that

[26:28] home to the street is very similar to

[26:30] the same way through the neighborhoods

[26:32] of having home, porch, front yard,

[26:35] street, sidewalk. Next slide. All of

[26:37] this is brought together in a toolkit

[26:39] for the builders. Um, it's just in the

[26:42] same traditions of the historic Spanish

[26:44] fork. will be built with a pattern book.

[26:46] Um so the builders will be using this as

[26:47] a tool to allow them to develop

[26:50] different styles of homes. Um

[26:52] anti-repetition guidelines um and also

[26:55] provides required materials and also uh

[26:58] windows, details, eaves, all kinds of

[27:00] things to allow a builder to have all

[27:01] the tools that they need at their

[27:03] fingertips to create a high quality

[27:04] community. Next slide. Here's our

[27:07] program for lots. We have everything

[27:08] between 55 foot wide lots to the estate

[27:11] lots which are about 95 ft wide at the widest. Um the square footage of

[27:16] the of the of the lots on the on the

[27:18] small side on the cottage sides are

[27:20] about 5,500. The large lops are over

[27:22] 16,000 [clears throat] some of them

[27:24] which are 16,000. Our average lot side

[27:26] is about the size is about 9,300 uh

[27:29] square feet uh which are actually larger

[27:31] than the lots of the community around

[27:33] us. Um and we have um and we have only

[27:36] right now we have 110 lots. Our density

[27:39] is um for the homes is 3.03

[27:42] dwelling units an acre which is right in

[27:44] the middle of your basically close to

[27:46] the middle of your low density

[27:48] residential uh category.

[27:51] Next slide. Here's your exist the

[27:52] existing zoning uh as to as it is today.

[27:56] And one of the things we recognized

[27:57] right away is that the existing zoning

[27:59] wasn't going to give us the tools to

[28:00] create the design of the community that

[28:02] we we felt fit the neighborhood best fit

[28:04] the challenges the in the where the

[28:06] streets were coming in and the

[28:08] relationship to the temple and creating

[28:09] a really high quality neighborhood. So

[28:11] we've suggested these proposed this

[28:13] proposed zoning in the next slide uh

[28:15] which allows us to to uh to create these

[28:17] the this kind of environment. So uh next

[28:21] slide with that we'd like to we're here

[28:22] to I'm here to take any questions you

[28:24] may have. uh now and in also after

[28:26] public comment.

[28:27] >> Thank you, Eric. Questions?

[28:29] >> Um yeah, so like on the boulevard and

[28:33] that who will take care of the

[28:35] maintenance as far as the landscape

[28:38] maintenance

[28:39] >> right now? I think the HOA

[28:41] >> the HOA. Okay. And that'll be throughout

[28:44] >> throughout the community.

[28:46] Okay.

[28:49] >> Can you go back to the street or even

[28:52] that one? Yeah.

[28:55] >> Tell me about the entrance onto Spanish

[28:57] Fork Parkway.

[29:00] >> Oh, yes.

[29:01] >> Over by the the extended

[29:02] >> That's a great question.

[29:03] >> Oh, I guess I do have a pointer here,

[29:04] don't I?

[29:05] >> Yeah, that's a great question. How Whit

[29:06] Lighting Street connects to the Spanish

[29:08] Fort Parkway. So, one of the things that

[29:09] we recognized right away is that the we

[29:11] wanted to have the opportunity to have

[29:13] shared parking between the meeting house

[29:14] and the temple uh for special events so

[29:17] that we didn't have to build more

[29:18] parking. So we wanted to make sure we we

[29:20] took advantage of that of the temple and

[29:22] the relationship to the meeting house.

[29:24] However, we felt that very strongly that

[29:26] we wanted to make sure we had a street

[29:28] connection between the community and uh

[29:30] and Spanish Fork Parkway. So we actually

[29:33] have a a street there. We've actually

[29:35] introduced um some some angle parking.

[29:38] That street will also be um have a

[29:40] textured um uh paving um to uh to really

[29:44] to help people slow down and recognize

[29:46] that this is a space where people at

[29:48] certain days people may be walking

[29:49] between the parking lot on the south at

[29:52] the meeting house to go to an event

[29:54] there. But we wanted to make sure that

[29:56] we recognize that this is a a place

[29:58] where we want people driving at a safer

[30:00] speed so we don't have any any any

[30:02] issues there. So it's so it will be a

[30:04] very it will be open and it'll be allow

[30:06] for uh connectivity for cars on a daily

[30:08] basis, but we we've kind of provided

[30:11] like a little bit of a special design so

[30:12] that people will tend to slow down uh

[30:14] rather than than than driving into the

[30:17] community too quickly,

[30:17] >> but you don't do that on the the

[30:19] opposite side of that curved road.

[30:21] >> That's correct. Yeah, it's a standard

[30:22] stro street section along Whiting Street

[30:24] all the way around. Yeah. So that would

[30:26] be but we do have um a crosswalk that

[30:29] right at the kind of center on access

[30:31] with the temple right by where the

[30:32] boulevard meets the temple. Um uh just

[30:35] to the at the end of Oak Boulevard right

[30:37] where it meets Whiting Street up there.

[30:39] Yes, we have a we have a lot crosswalks

[30:41] and and a a kind of a a slower speed

[30:43] environment there to help make sure that so that we again we recognize that

[30:47] people will

[30:48] >> be raised like a speed bump type

[30:50] >> raised up a little bit with texture.

[30:52] Yeah. So, what kind of texture? So, how

[30:54] far does the texture go here?

[30:55] >> It goes between um the probably where

[30:57] you can see the crosswalk on the right

[30:59] side and then there's another crosswalk

[31:00] kind of on the left side that's shown

[31:02] right around the edge right to the left

[31:03] of of your green. Go a little further

[31:05] left. All the way to Keep going. Keep going. Right there. Right

[31:09] here. The texture goes all the way to

[31:10] there.

[31:11] >> I've got a pointer here. We can Yeah, we

[31:12] can show you right there. Okay. There we

[31:14] go. That'll be easier. Yeah. So, we

[31:17] >> real quick. So, the parking by the

[31:18] meeting house, that's going to be temple

[31:19] overflow parking.

[31:21] >> So, busy days, there'll be a lot of

[31:23] people crossing the street. So, that's

[31:24] why the that that has that more elevated

[31:28] textured element, whereas the other

[31:30] one's more of a normal residential

[31:32] street.

[31:40] » Any other questions for Eric?

[31:42] >> Yeah, I I'm still on that that road

[31:44] there. So,

[31:45] >> is there any sort of uh would this

[31:47] ingress side be or size be any different

[31:50] from the rest that we're talking about?

[31:51] >> They're about the same. They're the

[31:52] same.

[31:53] >> They're about the same. Okay.

[31:54] >> Yeah.

[31:54] >> The same in terms of width and things

[31:55] like that.

[31:56] >> Okay. So, just features here really that

[31:58] slows down.

[31:59] >> Yeah.

[31:59] >> And then, you know, just crosswalks like

[32:01] you'd see. Are these crosswalks sort of

[32:03] uh continue throughout the neighborhood

[32:04] in the similar style?

[32:05] >> We I I don't think we don't have the

[32:07] textured pavement, I don't think, in the

[32:08] other points. Loi, our landscape

[32:10] architect, really wanted to be here is

[32:12] handling that. So sorry for sorry

[32:13] they're not not here at the moment but

[32:15] we definitely wanted to make sure we

[32:16] introduced plenty of crosswalks and safe

[32:20] crossings. This is a raised uh crossing

[32:22] as well so that when people work through

[32:24] Wildflower C uh trail that they'd be

[32:26] able to connect we're worried about we

[32:28] wanted to make sure that people

[32:29] recognize that's a place where people

[32:30] will be crossing so that people aren't

[32:32] driving quickly.

[32:32] >> Yeah.

[32:33] So thought out that. Um I see

[32:36] these pedestrian connections here as

[32:37] well. Um so this looks like it connects

[32:39] to an existing one. Uh we'll have some

[32:42] pedestrian connections on here. Do we

[32:43] expect I mean I know you're talking

[32:45] about the neighborhood here. Yeah, but

[32:46] do we expect just to be a fence the

[32:48] whole way around here or any sort of

[32:50] ingress for pedestrians or anything like

[32:52] that?

[32:52] >> That's a great question. I'm going to do

[32:53] my best with it because we didn't work

[32:55] on the but but is that there is a there

[32:57] will be a fence around the temple, but

[32:59] the the public environment the public

[33:01] trail that you see here will connect all

[33:03] the way across without and then the

[33:04] fence will be on the inside of the

[33:06] trail. So there'll be plenty of uh uh

[33:08] public connectivity around the perimeter

[33:10] and then around this side as well. So

[33:12] that the fence with the area within the

[33:14] temple will be I think believe I believe

[33:16] that will be the fence right there. Um

[33:18] so we still are want to be encouraging

[33:20] people to walk and to connect to be able

[33:22] to walk to the high school and get along

[33:24] the edge of of uh of 100 um and then

[33:27] also be able to walk along Spanish fork

[33:30] parkway.

[33:30] >> Yeah. So on this connection right here,

[33:34] this road,

[33:37] I'm just wondering why why not just

[33:40] treat it as as an extension of your

[33:43] parking lot.

[33:45] >> We we looked at that and well I should

[33:47] say that the there was some discussion

[33:49] about that within the team is whether or

[33:51] not that just became parking lot. One of

[33:53] the things that we were worried about is

[33:55] that is that if you are living in in

[33:57] these homes here and in some of in some

[33:59] of these neighborhoods that you would be

[34:02] pushing traffic into the neighborhood

[34:04] around us to the south and we really

[34:06] wanted to be good neighbors. So we

[34:07] wanted to make sure that people had the

[34:08] ability to get out. The the times that

[34:10] it they would need that much parking is not as is not that often. So on a

[34:14] daily basis when you know we were

[34:16] thinking about it from a routine basis

[34:17] we'd like to have better connectivity

[34:19] into the neighborhood

[34:20] >> for cars. I think probably the schedule

[34:22] too. You know, when these are busy,

[34:24] these this would not be busy, right? In

[34:26] terms of

[34:27] >> Yeah.

[34:27] >> the um

[34:30] park the parking situation on on on the

[34:32] roads generally here. So, I mean, I know

[34:35] you kind of gave us an overview of what

[34:36] the houses look like, but can you kind

[34:37] of give me a sense of like,

[34:39] >> you know, maybe a broad overview? How

[34:41] much parking am I going to have per

[34:42] each, you know,

[34:43] >> per each lot and things like that?

[34:45] >> Every every parking every house has the

[34:47] ability to park three cars on it. Um, we

[34:49] have u twocar garage or threec car

[34:51] garages on for all of those homes. Um,

[34:53] and then all of the streets have parking

[34:55] on both sides. So, there'll be plenty of

[34:57] part street parking for people if they

[34:59] need to. We don't anticipate any parking

[35:01] problems with this particular community

[35:03] at all.

[35:03] >> So, ideal use case, you have three cars

[35:06] everywhere

[35:07] >> pretty much. Yeah. Yeah.

[35:08] >> Maybe more if we have a three-car

[35:10] garage.

[35:10] >> And in some of the wider homes, you can

[35:12] on on on the alley loaded homes, you can

[35:14] have four cars if you needed to. There's

[35:16] no limit on the amount of cars that you

[35:18] can put. There's parking zones that are

[35:19] dedicated.

[35:20] >> The the driveways that we're talking

[35:22] about here will I mean

[35:24] >> let's say I fill I have a three-car

[35:26] garage. I filled it all up with

[35:27] everything. Can I still park in my

[35:28] drive?

[35:28] >> It never happens from what No, I'm just

[35:30] [laughter] kidding.

[35:31] >> No, I'm just Yeah, just joking. No. So, um so that you'll be able to park so

[35:37] all the the the lo the homes that have

[35:39] are loaded to the street have the

[35:41] parking to the back of the lot. So, if

[35:43] you load your car, load your garage and

[35:45] you park in front, you still won't get

[35:47] your cars all the way to the street.

[35:48] Plenty of driveway space. The alley

[35:50] loaded homes would would be probably

[35:53] parking on the street if if you if you

[35:55] filled your car with your garage with

[35:57] stuff.

[35:57] >> Show me the alley loaded homes. Just

[35:59] >> Yeah.

[35:59] >> Alley loaded homes. This is the white

[36:01] alley ro right here. So, all of these

[36:03] are alley loaded homes. These are all alley

[36:07] loaded homes. The street loaded homes

[36:08] run around the perimeter here and here.

[36:12] >> Okay. Okay. So, it's it's the majority

[36:13] are

[36:14] >> majority of alleyway.

[36:15] >> So, on the alleyway, is there enough is

[36:17] there room for parking on the alleyways

[36:20] themselves or are they going to be too

[36:22] narrow?

[36:22] >> They're going to be they're they're

[36:23] going to be too narrow. They'll be

[36:25] discouraged and the and the the the

[36:26] garage will be within the amount of

[36:28] distance to the to the we have it set as

[36:30] five feet so that you can't park and

[36:33] block egress and safety. However, even

[36:36] next to your garage, there'll still be

[36:37] room to park on any individual lot. So

[36:40] you'll have next to your garage, there's

[36:41] still plenty of space to have surface

[36:43] parking on your lot.

[36:45] >> Okay. So the parking on the alleyway

[36:47] will be discouraged or prohibited.

[36:49] >> Absolutely. It'll be prohibited. Um the other thing to mention is that you

[36:52] can also do what they call JW where you

[36:54] can put your park you can put your

[36:55] parking perpendicular to the alley and

[36:57] swing into your garage and have a have a

[36:59] parking area and then come in to the

[37:01] side.

[37:02] >> So there's plenty of parking

[37:03] >> on the lot. Yeah. Okay.

[37:07] Any

[37:10] other questions?

[37:11] >> So, a question. Um, I'm kind of seeing

[37:13] and and you know, I've obviously Googled

[37:15] your firm here, but I'm kind of seeing

[37:17] this is similar to Daybreak in in some

[37:19] ways now, maybe evolved in some ways.

[37:21] Could you maybe comment on that just for

[37:23] >> So, um, so Daybreak has has a much

[37:25] higher density environment. Um, and

[37:28] Daybreak does have lots that are similar

[37:30] to this. Um, uh, Daybreak is a massive

[37:33] community. I mean it's 40,000's

[37:35] different. I used to live adjacent to

[37:37] it.

[37:38] >> Okay. Sure. Sure. Yeah. So, um but there are some characteristics that are

[37:43] universal for great neighborhood design.

[37:44] You can find that in Daybreak. You can

[37:46] find that in Hill Farms that we did in

[37:47] Cisville and you can find it in some of

[37:49] these neighborhoods where you've got

[37:51] good good relationships to kind of

[37:53] creating the home. Putting the kind of

[37:55] deemphasizing the car. So the car is at

[37:58] the back of the lot and the home is

[37:59] toward the front is kind of the thing

[38:01] that some people kind of identify as

[38:02] something that's kind of more the common

[38:04] element and that's what we brought in

[38:05] here.

[38:12] » Um I guess another question here. So I

[38:14] think we talked a little bit that park

[38:16] this is just uh sort of a trail head

[38:19] versus anything else like can you

[38:20] comment a bit more?

[38:21] >> Yeah. Oh yeah, here it is. Um that this

[38:24] is actually gonna have a playground in

[38:25] that space. It's going to be a kind of a another kind of living room type open

[38:29] space where um people can enjoy that.

[38:32] It's actually the first phase. The as

[38:34] you saw the phasing that was presented.

[38:36] Um the the our client feels very

[38:38] strongly about building open space right

[38:40] away so that people can enjoy it. Both

[38:42] the people the residents that are

[38:43] purchasing there but the neighborhoods

[38:45] around it are open to use those uh

[38:46] spaces. So that'll be a a playground um

[38:49] from the first phase in that particular

[38:51] space.

[38:52] >> I think we have this this road exists

[38:54] right here. So first half of that road

[38:56] is this. Okay. So it's very accessible

[38:58] and it'll be accessible from the meeting

[39:00] house.

[39:00] >> From the neighborhood. Yeah. From the

[39:01] meeting house as well. Yeah.

[39:03] >> Uh kind of timeline of of phases. I mean

[39:07] I

[39:08] >> that's a good question. Might have to

[39:09] turn over to the um do do you know the

[39:11] timeline for

[39:13] >> it is phase in three phases but because

[39:15] >> will you step up to the microphone

[39:16] please?

[39:17] >> Tell us your name.

[39:17] >> Matt Stapley with Land Reserve. Um we're

[39:20] hoping to be uh pushing dirt. Uh we were

[39:24] hoping this this year. That might not

[39:26] happen. And depending on what happens

[39:28] with winter, we're not sure when we

[39:30] would be able to start, but we're hoping

[39:31] to be delivering lots uh end of summer

[39:34] or um late late summer or early fall

[39:38] next year. That would be the first

[39:40] phase. And then depending on how

[39:41] absorption is, the other phases would

[39:43] follow very closely after 110 lots isn't actually that much. It it should

[39:48] absorb pretty quickly.

[39:50] >> Where will you start? Have you made that

[39:52] decision yet? like what's the first

[39:53] phase?

[39:54] >> Yeah, the phasing plan. Um

[39:57] I think it was

[39:59] >> one of the first slides. Yeah.

[40:02] >> So it's everything around the temple.

[40:03] >> Okay. So

[40:03] >> that'll be the first phase and and we'll be doing all the improvements

[40:08] around there including the roundabout

[40:09] before they do anything. And so we'll

[40:11] move first

[40:12] >> and complete all of that in our first

[40:14] phase.

[40:15] >> Thank you.

[40:15] >> Is is the temple

[40:18] >> Yeah, it might have been in Brandon's

[40:19] presation actually. I know I saw it at

[40:21] some point. the

[40:22] >> I'm referring to the phasing plan. I

[40:24] think it was Brandon's

[40:28] [clears throat]

[40:35] » there. Oh, there it was. There it is.

[40:38] >> Phase one, phase two, phase two.

[40:39] >> Is the temple part of the phase one

[40:42] >> or is it kind of ongoing through all

[40:43] these phases? Um, I I don't know if I

[40:46] can comment as to their timing, what

[40:48] they're going to be doing, but uh

[40:50] >> Well, I'm I'm more concerned about the

[40:52] like the roads around the temple and the

[40:55] landscaping around the temple. Would

[40:56] that be part of phase one?

[40:58] >> Oh, yes, absolutely. Yeah, that would be

[40:59] part of [clears throat] phase one.

[41:00] >> Okay.

[41:01] >> Yeah. I can't I don't know when that

[41:02] they're going to start construction, the

[41:04] actual building, but yeah. Yeah, good

[41:05] question. We'll be doing the

[41:07] improvements around their site.

[41:08] >> And then the trails through the

[41:10] neighborhood are what surface are they?

[41:12] like I think the Spanish Fork

[41:14] ones are all asphalt.

[41:16] >> What are these? What are these trails?

[41:18] >> We've actually discussed that and you

[41:19] might be able to help me recall. Uh I

[41:22] think we were going to change the

[41:23] materials that came into um the Acorn

[41:25] Park Circle to be I can't remember. I

[41:28] think it was going to be concrete

[41:29] through there. Everywhere else it would

[41:31] be asphalt.

[41:31] >> Everywhere else will be asphalt

[41:33] >> for that that city trail. Um yes,

[41:39] » we'll have a new trail along here. This

[41:41] is currently unimproved. That's included

[41:43] as part of this. And that will be an

[41:44] asphalt trail in addition to the actual

[41:46] road.

[41:54] » The one on Spanish for Parkway would be

[41:56] nice to finally not have the kids run

[41:58] through the mud.

[41:59] >> They've been doing that forever.

[42:01] >> They walk onto the sidewalk here and

[42:03] then like there's this mud trail right

[42:05] here and everything like that.

[42:07] Yeah,

[42:09] I'll change things materially.

[42:11] >> All right. Any other questions from the

[42:13] commission? Okay. All right. Thank you,

[42:16] Eric.

[42:16] >> Thank you.

[42:17] >> Brandon, did you have anything to add

[42:19] before we open uh to the public hearing?

[42:23] >> Yeah, please do.

[42:33] » Reiterate the request. So, we just went

[42:35] over the pattern book. Um, these are

[42:38] some of the pages. Duplicative.

[42:40] This is Sorry, you're going too fast.

[42:44] Forward one, please. All right. Uh, I

[42:47] think someone had a question on the the

[42:50] park improvements. This was included in

[42:52] your packet. Um, so for instance, this

[42:56] area here would have the playground, a

[42:59] pavilion, uh, open space, etc. Um and

[43:04] the 2 and a half acres is not inclusive

[43:07] of the green space that would be around

[43:10] the temple. Um that's just within uh the

[43:13] proposed subdivision. Uh let's go to the

[43:15] next slide. We've already gone over

[43:18] this.

[43:19] Um this I don't think we had in your

[43:22] presentation. This is just a snippet

[43:24] from one of the housing types. This

[43:26] shows how the builder um would orient

[43:30] the home on the lot. So, for instance,

[43:32] this is specific to a lane loaded

[43:33] product. Um, shows for instance the

[43:37] garage space, the surface parking space

[43:39] that would be accessible from the alley.

[43:42] Um, once again, that's deemphasizing the

[43:45] garage door uh look on the public street

[43:47] and placing that all on the shared

[43:49] alley. Um, let's go to the next slide.

[43:53] This is the standard uh subdivision

[43:56] requirements that you'd see generally

[43:57] for an R19. As Director Anderson

[44:00] commented on the first item, the

[44:02] majority of the subdivisions that we see

[44:03] do not go the standard route. Um let's

[44:06] go to the next slide. What they do is

[44:08] either the master plan development or

[44:10] complete neighborhood overlay. Uh that's

[44:12] a newer overlay. Uh I'd say 99% we see

[44:15] the the master plan development and that

[44:16] gives a little wiggle room as far as

[44:18] design. uh especially when you have an

[44:20] irregular shaped piece of property or

[44:22] some tight tight areas. Um this is

[44:25] another page out of the pattern book. Um

[44:27] the full book was was uh provided to you

[44:30] but this was towards the end. This is uh

[44:34] requirements as far as fencing. So, the

[44:36] taller fencing would be the bold lines

[44:38] here, whereas uh shorter see-through

[44:42] fencing would be out uh along the

[44:44] street, which was uh there was a slide

[44:46] in Eric's presentation where it showed

[44:48] an existing uh older historic home in

[44:50] Spanish Fork that had that nice uh rod

[44:53] iron fencing. Um let's go to the next

[44:55] slide. Um so, once again, we've got two

[44:59] separate uh items. So we need two

[45:02] separate public hearings and then two

[45:05] separate motions. When the development

[45:07] review committee looked at it, um this

[45:09] was their recommendation for the zone

[45:12] change. Um they found that the density

[45:14] range was uh consistent with the low

[45:17] density residential designation. They

[45:20] felt that it met the intent and findings

[45:21] of the master plan development overlay.

[45:24] Um, three, uh, they did indicate that

[45:27] the proposal brings a unique housing

[45:29] plan to the area utilizing the R19

[45:32] designation in a way that we generally

[45:33] don't see in our community. Number four,

[45:35] they felt that the proposal had a number

[45:37] of community uh, benefiting amenities.

[45:41] They did have a condition that they

[45:43] added and that the development would

[45:45] enter into an agreement with the city to

[45:47] memorialize the project as it has been

[45:50] and will be presented. Um, let's go to

[45:52] the next slide.

[45:54] This one was the development review

[45:56] committee's recommendation specifically

[45:58] to the plat. Um they recommended

[46:01] approval of this one as well. Uh similar

[46:04] findings as it relates to the general

[46:06] plan and the MPD overlay. And then they

[46:08] did have the conditions one and two are

[46:10] standard conditions that we generally

[46:12] put on all applications. U just

[46:14] addressing things that staff still have

[46:16] ongoing um review of. And then the third

[46:19] one is that obviously the preliminary

[46:21] plat is contingent upon the city council

[46:24] approving the associated zoning uh map

[46:27] amendment. Um

[46:31] [clears throat] I think we've covered

[46:32] everything I had intended to cover. Um

[46:37] there was one thing I me failed to

[46:39] mention at the beginning. Um we just

[46:43] wanted to uh acknowledge that we did

[46:45] receive a couple of emails um which we

[46:48] provided to the planning commission. One

[46:50] was from a

[46:53] Mr. Robert Clark

[46:56] and another one we don't have a last

[46:58] name but it was just uh an email sent

[47:01] >> Brendan Charles

[47:02] >> from Bren Oh, there we go. Brendan

[47:03] Charles. And then we also did receive a

[47:05] phone call that we uh forwarded the

[47:07] questions on to you as well. Um, any

[47:11] questions for staff at this time?

[47:14] >> Just one real quick. Um, I love the

[47:18] artistic renderings, but how much

[47:20] freedom does the builder have to deviate

[47:23] from that?

[47:25] So, I'll speak from the city's

[47:27] perspective. Um, and then I'll let

[47:29] Matthew uh speak to how they select

[47:33] their builders and the process that the

[47:35] builders go through. So based on the

[47:38] condition, the city would expect that

[47:40] the styles represented in the pattern

[47:42] book would be followed. Uh hence the

[47:45] development and review committee on the

[47:47] last slide. Um if we go back one, Josh,

[47:55] sorry, too far. One more. So they're the

[47:57] Oh, they're the condition that we're

[48:00] going to have an agreement that

[48:01] memorializes the exhibits that we've

[48:03] reviewed and will review with the city

[48:05] council. The master plan development

[48:07] does have architectural standards.

[48:09] They're very uh commonplace in the

[48:12] building community today such as roof

[48:15] pitches, materials, and so what I did

[48:18] was briefly took a look at what we have

[48:20] as basic requirements and they meet them

[48:24] as far as the pattern book. Um and then

[48:26] Matthew, if you don't mind speaking to

[48:29] the process of how the builder would go

[48:31] about getting approval and what? Yeah,

[48:33] when we select builders, um, we've done

[48:36] all this work very much with the mindset

[48:38] that we want builders that are going to

[48:40] execute on the vision. Um, it's it's not

[48:43] just pretty pictures. We we want to see

[48:45] builders that um catch the vision and execute on it. Uh, when we do have

[48:52] builders selected, they will go through

[48:53] initially what's called a product line

[48:55] review, and they'll do that with Eric

[48:56] and his team. And they'll go through

[48:58] their product that they're proposing,

[48:59] and Eric will provide comments. Eric and

[49:01] his team will provide comments so they

[49:03] can get their product in line with the

[49:05] pattern book guidelines. After that, uh,

[49:09] any house that does submit a a house

[49:12] plan to be built, every single one will

[49:14] be reviewed again by UDA. Um, and we

[49:19] have a system that we'll set up to do

[49:20] that all electronically. And it has

[49:22] other things like anti- monotony

[49:24] algorithms in place to make sure you

[49:26] don't have the same home across the

[49:27] street or next door. So there's all

[49:29] those things will be taken into account

[49:31] when builders uh submit their plans. You

[49:34] have anything to add to that?

[49:36] >> Can I ask the same question but in

[49:38] regards to landscaping?

[49:40] >> Same. Uh LOSI has and we don't we

[49:43] haven't shown these to the city yet. We

[49:44] actually just got them this week. We

[49:45] have some landscaping guidelines just

[49:47] like we have architectural guidelines

[49:50] and they will become part of the pattern

[49:51] book as well. And so builders will be

[49:54] expected to submit landscape plans that

[49:57] will then be reviewed by LOSAI or

[49:59] someone else that's you know reviewing

[50:00] those guidelines. So it' be the same

[50:02] process.

[50:03] >> How about like the trees down was it Oak

[50:05] Lane down the center of Oaklane? Is that

[50:09] part of the HOA or is that the builder?

[50:12] Is that the homeowner?

[50:13] >> The center of Oaklane will be the HOA.

[50:16] We'll plant water and maintain those.

[50:19] Um, then there's the parking strips

[50:20] where we Good question. We were actually

[50:23] talking about this yesterday trying to

[50:24] figure out how to best do it. We've experienced in some other

[50:27] communities when you plant them too

[50:29] early, the subcontractors when they're

[50:30] building the homes, they kill the trees

[50:32] and, you know, there's a lot of

[50:33] problems. So, I think what we'll do is

[50:36] uh for the ones down the the park

[50:38] strips, we'll plant them. The homeowners

[50:41] will have to have a separate irrigation

[50:42] zone that they can prioritize during

[50:44] water restrictions to make sure those

[50:46] trees stay watered and are prioritized.

[50:48] So, um, yeah, we've worked through all

[50:50] that. We're almost done working through

[50:52] all of it, but yeah, uh, we

[50:54] >> So, they'll be very uniform then.

[50:56] >> Yeah. And that's the idea of planting

[50:58] them all at the same time. So, the

[50:59] builders when people move in, they might

[51:01] not have trees. We might not have trees

[51:03] on all the parts,

[51:04] >> right?

[51:04] >> Because of, like I said, we've we've had

[51:06] negative experiences with that

[51:08] elsewhere. So, what we'll do is

[51:10] >> we'll make sure that they know where to

[51:11] put irrigation. Then, we'll come in at

[51:12] the end and we'll plant all the trees so

[51:15] that they're uniform.

[51:16] >> Nice. So, so the actual products in

[51:18] terms of the houses and things like

[51:19] that, is that determined by the

[51:20] consumer? Is it sort of a pre-planned

[51:22] thing that that happens? So, how does

[51:24] that that work out?

[51:26] >> Have a we have the kind of the different

[51:29] lot sizes allow for different home sizes

[51:31] as well. So, uh when the builders

[51:34] provide their proposal to the team,

[51:36] we'll we'll take that under

[51:37] consideration. They'll probably try to

[51:38] keep they have a lot of flexibility

[51:40] within the home. Uh you know, they don't

[51:42] we're not going to require them to they

[51:44] can't do this or that. All these houses

[51:46] will be built for modern life and for

[51:48] today's uh context. But on the outside,

[51:51] we're really looking at the way the the

[51:52] house relationship to the street is and

[51:55] the shaping of the home outside the

[51:56] home. But what goes on inside the home

[51:58] is fine with, you know, we're really

[52:00] thinking about the physical environment

[52:01] and how does this create an a sense of a

[52:03] neighborhood and what people see from

[52:05] the outside.

[52:06] >> Okay. And and in terms of like kind of

[52:08] the HOA here, the HOA lands may maybe

[52:11] give me kind of an overview of the whole

[52:12] jurisdiction the HOA would have

[52:14] >> what they would do and and services they

[52:16] would offer

[52:21] » is it like just primary landscaping or

[52:23] there other things that

[52:25] >> Yeah. Um excuse [clears throat] me. So

[52:27] the Acorn Circle Park, the other park

[52:30] where we mentioned the the play

[52:31] structure will be by the meeting house.

[52:33] >> Um the the main

[52:36] uh meet down Oak Boulevard, that view of

[52:39] the temple, um the wildflower trail,

[52:43] those will all be maintained by the HOA.

[52:46] Uh I think primarily that that it's

[52:48] going to be the main thing the HOA is

[52:51] going to oversee. Obviously going

[52:52] forward, we'll have CCNRs recorded to

[52:56] make sure that in the long term uh the

[53:00] residents and homeowners are keeping the

[53:03] community consistent with the original

[53:05] vision. So that'll be another thing the

[53:07] HOA will do. They'll enforce those CCNRs

[53:09] >> and ballpark like what kind of HOA dues

[53:12] would you expect for something like

[53:13] this? Like again, I know things change

[53:15] all the time. I

[53:16] >> I don't know if I can give a number on

[53:19] that right now. Um

[53:20] >> Okay. Yeah,

[53:22] >> the uh

[53:22] >> that it would be wrong. So I [laughter]

[53:24] >> Yeah,

[53:25] >> you've got the HOA doing the landscape and that

[53:29] when this is all done, built out,

[53:32] everything's done. The roads will be

[53:35] maintained and the alleyways. So you got

[53:37] your alleyways, roads, that becomes city

[53:40] maintenance.

[53:40] >> Yeah. So that that's a great question.

[53:42] The alleyways, no, that will be HOA

[53:44] maintained. Okay.

[53:46] >> And then the the streets will be city

[53:48] and they're built to city spec. Yeah.

[53:51] >> And then I think I saw and

[53:54] this is a this is going to be a a basin

[53:56] or whatever for recovery. Is that

[53:58] correct?

[53:58] >> Yeah. And it's existing. It's an

[54:00] >> it's existing. Okay.

[54:01] >> Yeah.

[54:02] >> Okay. So, we've got this access that you

[54:05] discussed ear that was brought up

[54:07] earlier. Um that will be maintained by

[54:10] the HOA. The

[54:12] >> that will be maintained by the temple.

[54:14] >> The church.

[54:14] >> Yeah. That will be the temple. And so

[54:16] that will be that's basically going to

[54:19] be a private thoroughfare maintained and

[54:24] opened for public access.

[54:26] >> Yes, that's correct.

[54:28] >> Is there a gate there?

[54:30] >> I imagine they they will put a gate so

[54:33] once a year they close it so they can

[54:34] maintain um you know private possession

[54:37] of that. But our our uh our intent is

[54:42] that it would always be open. Yes. Any

[54:49] other questions?

[54:51] All right. Thank you. Okay. Uh we will

[54:54] have our first um public hearing. This

[54:57] is specifically for the Oak Village zone

[54:59] change. Before I open that hearing, I'd

[55:01] like to remind everyone um some rules of

[55:04] conduct. We do uh limit comments to

[55:06] three minutes per person. Uh we do ask

[55:09] that you come to the microphone, state

[55:10] your name and your address, please. And

[55:14] um I would ask that we don't make

[55:16] comments or questions from the audience.

[55:18] That you use your time of the microphone

[55:19] to make your comments and questions. And

[55:21] with that, we will open our public

[55:22] hearing.

[55:34] Okay, I'm gonna get my children out of

[55:36] here in just a second. Um hi, my name is

[55:38] Amanda Charles. I live at 23 85 east 430

[55:42] south. So this row of homes that is

[55:46] currently butdding up to the field, the

[55:49] fence is my backyard and then the field

[55:51] is right behind it. So, um, what I

[55:54] wanted to talk about today was I wanted

[55:56] to see if it was possible for the homes

[55:59] that are being built on the road that is

[56:01] now going directly behind my home if we

[56:04] can offset the homes so that I'm not

[56:07] staring into their home. So, we have

[56:10] these big, beautiful windows on the back

[56:12] of our house that right now have a

[56:14] really beautiful view, which is about to

[56:15] change. Um, but if those homes could be

[56:19] offcentered, I would otherwise I have to

[56:21] keep my book my blinds closed like all

[56:23] the time and it's the whole back wall of

[56:26] the house. And that tends to be the same

[56:28] for almost all of my neighbors along

[56:30] that strip. We all have like the same

[56:32] window setup. So, if the homes exactly

[56:34] line up, none of us can keep our windows

[56:37] open at night because we're just going

[56:38] to be staring at all of these people who

[56:40] moved into their new homes who I don't

[56:42] think would be too happy about that

[56:43] either. So, that was just the thing that

[56:45] I wanted to bring to the planning

[56:47] commission today.

[56:49] >> And that's along the south there, right?

[56:51] >> Yeah, this is this No, sorry, not that

[56:53] one. Yeah, that one where you're going

[56:55] back and forth. Yeah.

[56:56] >> Okay.

[56:56] >> So, all of those homes.

[56:59] >> Yeah. If we could potentially adjust

[57:01] those borders so that the homes are not

[57:03] staring straight at each other, that

[57:05] would be phenomenal and I think would

[57:07] make a whole bunch of residents a lot

[57:09] happier about the changes that are about

[57:10] to happen. So,

[57:12] >> thank you, Amanda. Thank you.

[57:19] » Hi, my name is Noranu Miller. I live in

[57:21] 344 South 2070 East. Um when I found out

[57:26] about these um I was looking things and

[57:28] I was start looking the master plan from

[57:30] the city and one of the I have a two

[57:33] concern it says the traffic that will happen and the neighborhood park

[57:39] why we don't have a neighborhood park in

[57:41] there because based on what I read in

[57:44] the master plan it says it need to be a

[57:47] half a mile [clears throat] radius of a

[57:49] thousand residents bringing these 110

[57:52] homes plus the 184 that is in my

[57:55] neighborhood is uh the population will

[57:58] be more than 1,200

[58:01] or more depending. So why we don't have

[58:04] a a neighborhood park there? That's one

[58:08] because I know they're saying about

[58:10] Acorn Circle, but how big is that? It's

[58:12] a park with a little place to meet. How

[58:15] is that? And he he was referring to a

[58:19] little green area too. But where is the

[58:21] park for all the residents in that area

[58:24] including us? We are behind and all the

[58:27] neighbors were in the side which is the

[58:28] street for Rio Grande.

[58:32] Now the traffic is another issue. We

[58:36] will have the temple which is nice. We

[58:38] are blessed with that. The new homes

[58:41] will bring uh how many population? uh a

[58:45] family of four, how many you think it

[58:47] will be? I was thinking around 440

[58:52] people or 500 more people and how many

[58:55] cars will be driving you guys would

[58:56] mention three or four cars will be

[58:58] parking. So how many cars will be

[59:01] driving in the 100 south or in the

[59:04] Spanish parkway and how much traffic

[59:06] will happen plus the highest school plus

[59:09] the temple we will have a lot of

[59:11] traffic. So a Spanish parkway it will be

[59:14] widen iter I think I heard two weeks ago

[59:17] something like that but Rio Grande is a

[59:20] big problem turning left when I want to

[59:23] turn left cars behind me almost want to

[59:25] crash me because and the cars coming

[59:27] here is sometimes you can't you can't

[59:29] turn because too many cars coming and

[59:32] the 100 south and the 200 I get trapped

[59:35] I can't get out sometimes because the

[59:36] highest schoolers

[59:38] so and I asked to uh who is in charge

[59:42] search of the traffic the studies to

[59:45] email me because they say they didn't

[59:47] study about the traffic but they I don't

[59:49] know what studies can be done when

[59:50] there's no people yet there no so I'm

[59:55] requesting about 100 south they say at

[59:58] this point they can't put a light

[59:59] traffic but they can put a start sign

[1:00:01] and a crosswalk because you can't cross

[1:00:04] to other side of the 100 south across

[1:00:07] from the 2000 the cars coming too fast

[1:00:10] and the students the high schoolers you

[1:00:12] know how they drive. So I'm requesting

[1:00:14] that and why is [clears throat] Noah

[1:00:17] neighborhood park.

[1:00:18] >> Okay. Thank you, Nora. Yeah.

[1:00:29] » Hi, I'm Robert Filbrick at 337 South 270

[1:00:33] East. So I'm just on the west side um

[1:00:35] budding the the field the development. I

[1:00:39] just wanted to also plus one some of

[1:00:40] these previous comments just so another

[1:00:42] voice is heard with the um offsetting

[1:00:45] the lots because it's important to us to

[1:00:48] have the view of the mountains and and

[1:00:49] not a house and so it' be nice to be

[1:00:51] able to still see the mountains. I know

[1:00:53] that was part of their considerations of how to design it so that we you know

[1:00:57] maintain kind of that view and the

[1:00:58] presence that we have. Um, so, um, plus

[1:01:01] one to that previous comment. And also,

[1:01:04] I don't know if there's a height restriction on these houses, if

[1:01:09] they're going to be certain level of

[1:01:11] stories, are they two, three, can they

[1:01:13] go beyond that? I don't know if some of

[1:01:15] these smaller lots, it seems like

[1:01:17] there'd be more tendency to build up

[1:01:19] taller. So, just a little concerned if

[1:01:21] we're going too high on some of these um

[1:01:25] houses. Um, I also want to just plus one

[1:01:28] with the traffic concern. Um, it's

[1:01:30] already busy. I live across the street

[1:01:32] from Nora and it is hard to get out

[1:01:34] sometimes off of Rio Grande onto 100

[1:01:37] South turning left um to get to over to

[1:01:39] go to

[1:01:41] um State Street or Main Street on

[1:01:44] Highway 6, sorry, Center Street. Um um

[1:01:48] so I don't know. I'm just concerned with

[1:01:51] more traffic coming in with all these

[1:01:52] houses. Also, um if you know going

[1:01:57] getting on to Spanish Fork Parkway and

[1:01:59] going to Highway 6 there, that uh new

[1:02:02] traffic circle too can get backed up at

[1:02:04] certain times of the day and it could be

[1:02:06] really hard to get through the light

[1:02:07] through highway six. And so with more

[1:02:09] traffic coming to the temple with the

[1:02:11] high school with these 110 houses with

[1:02:15] three plus cars each, you know, 300 more

[1:02:17] cars, just getting in and out of this

[1:02:19] area is is going to be difficult. And I

[1:02:21] don't know if there's more being done to

[1:02:23] consider easing the traffic with I don't

[1:02:26] know if they if the yeah these 100 south

[1:02:29] or sark Parkway are being widened or or

[1:02:31] what's considered there for that but

[1:02:33] just plus one in that concern.

[1:02:36] >> So that's all I had. Thank you.

[1:02:37] >> Thank you Robert.

[1:02:47] » I'm Robert Barnes. I have a property on

[1:02:50] uh at 344 South at 2580

[1:02:55] east

[1:02:56] uh to the east of the

[1:03:01] division here. And all of that area over

[1:03:05] there is

[1:03:07] zoned for third acre lots, you know, R R

[1:03:11] 15.

[1:03:13] and they're trying to change this to

[1:03:15] from an R12 to a R9.

[1:03:19] That's going to lower R values.

[1:03:22] Why can't they just do the same thing

[1:03:24] they're talking about and just leave it

[1:03:25] at the R12?

[1:03:28] You know, that's what I'm concerned

[1:03:30] about. It's going to lower our values in

[1:03:32] our subdivision

[1:03:34] over there.

[1:03:36] You know, there's

[1:03:39] no reason they can't just put fewer

[1:03:42] lots. houses in there and have a little

[1:03:44] bit more area between houses and give

[1:03:48] people a a little bit more decent yard

[1:03:51] size yards.

[1:03:52] That's my con comments on it.

[1:03:56] >> Thank you, Robert.

[1:03:57] >> Thanks.

[1:04:15] Jerry Carroll. I live at 273 South 2580

[1:04:20] East over in the Eagle Haven

[1:04:22] subdivision.

[1:04:24] Um, my concern is the same as the young

[1:04:27] ladies would up here about traffic.

[1:04:33] Trying to get out of that subdivision on

[1:04:35] 360 just on the south

[1:04:39] parkway is a challenge a lot of times.

[1:04:43] And then when you go up to 100,

[1:04:45] obviously the roundabout, which is

[1:04:47] notorious for Spanish fork, uh will help

[1:04:51] relieve some of that issue. But um I see

[1:04:55] the there's some bottlenecks that are

[1:04:58] real serious and I hope the city will

[1:05:02] have a at least a traffic study done to

[1:05:05] figure out what these extra maybe 250 to

[1:05:09] 300 cars will add to it. And not only

[1:05:13] that, but all of the visitors to the

[1:05:16] temple. 100 is a dead zone. You try to

[1:05:20] get out on 100 to get over on center to

[1:05:22] get off, you've gotund and something

[1:05:24] feet there and there's just no way to

[1:05:27] make that happen unless the city comes

[1:05:29] up with another plan to help transfer

[1:05:33] that some of that traffic over to six

[1:05:36] through 100 and center street.

[1:05:40] um

[1:05:41] the backup even from

[1:05:44] where I live to highway six taking a

[1:05:48] roundabout. I've been sitting there on

[1:05:51] the backside [snorts]

[1:05:52] almost to the church waiting to get down

[1:05:56] to six several times at different times

[1:05:58] of the day. Especially in the mornings,

[1:06:02] school lets out and about 5:00 to 6:30,

[1:06:07] it's you have a lot of traffic, people

[1:06:09] coming back from work. So, I think the

[1:06:11] traffic is going to be a major issue

[1:06:14] um quite possibly. And I see that to be

[1:06:17] a problem because we do have on both

[1:06:19] sides of our road, we have two form

[1:06:22] plots. They're not going to sell.

[1:06:26] Not anytime soon. So you've got a kind

[1:06:29] of a bottleneck as to how you can open

[1:06:31] up Spanish Forkway all the way into six,

[1:06:35] which I don't think that's possible

[1:06:37] because six is limited by the U dot as

[1:06:40] to what you can do there. Uh, you know,

[1:06:44] I'm all for development

[1:06:47] and I'm looking forward to see the city

[1:06:50] let this area grow and do some things,

[1:06:52] but I do think the u

[1:06:55] getting back to a third acre, which we

[1:06:58] thought was going to be the issue for

[1:07:00] that whole area back to that parameter,

[1:07:04] giving that density even lower might

[1:07:07] help.

[1:07:09] Um, 10 years from now, who knows?

[1:07:13] But in the next few years, it's going to

[1:07:16] be a a nice problem for those who live

[1:07:18] there and those under the construction.

[1:07:21] It's going on even more massive than it

[1:07:24] is. And I do appreciate your time. Thank

[1:07:27] you.

[1:07:27] >> Thank you, Jerry.

[1:07:42] Hi, my name is Marie Godfrey and I live

[1:07:44] in a live at 7 North Maple Bend and so

[1:07:49] I'm in the general area. I agree with

[1:07:52] all the traffic that it's just for me

[1:07:55] the obnoxious

[1:07:57] you I don't have to go to on Spanish

[1:08:01] Fork Parkway. I can go the other way,

[1:08:05] but there's Maple Mountain High School

[1:08:07] and I consider a roundabout with

[1:08:12] teenagers like

[1:08:14] cut it off. That's just I don't see that

[1:08:17] working. They cannot get out of the

[1:08:20] parking lot in the afternoon about 2:45.

[1:08:23] I have sat for almost 10 minutes to get

[1:08:26] from down near the the um fields all the

[1:08:32] way up to Spanish Fork Parkway because

[1:08:34] the kids are all coming out coming out. And so a few of the items I

[1:08:39] don't know if I know how to work this.

[1:08:41] Um let's see. I've got it marked on

[1:08:43] mind. So right here you are talking

[1:08:46] about a street coming out where the kids

[1:08:48] come out at the far end by where they do

[1:08:52] the um they're learning to drive the

[1:08:55] cars. Hello. I don't understand. It's

[1:08:58] another roadblock. I don't know. They're

[1:09:01] going to put stop signs there. And then

[1:09:03] you have the things over here behind the

[1:09:06] meeting house. I happen to attend that

[1:09:08] meeting house. And there's an opening

[1:09:10] right here for this road that's

[1:09:11] partially there.

[1:09:14] Who's going to keep people from driving

[1:09:15] through here, over here, or from whiting

[1:09:19] over this way down through all these?

[1:09:21] It's like circling around and around and

[1:09:24] around traffic. More traffic. I can see

[1:09:27] coming out of the people trying to cut

[1:09:30] through over here at the meeting house

[1:09:32] and go through over this way or around

[1:09:34] over this way to try to cut. It's just

[1:09:37] this is a traffic flow problem. I see it

[1:09:40] the whole thing as being a problem. I

[1:09:42] love the designs. I love all the things

[1:09:45] about it. I just think the traffic is

[1:09:47] going to be a big big problem um with

[1:09:50] the high school and all the other

[1:09:52] openings that we have there. I know we

[1:09:54] need openings, but we have to egress,

[1:09:57] but it's causing more traffic. And I I

[1:10:01] it's an assumption they're going to

[1:10:02] widen Spash Fork Parkway. would be silly

[1:10:05] not to, but I still think a lot of it is

[1:10:08] just traffic issues is is my main

[1:10:11] concern. Thank you for your time. Thank

[1:10:13] you, Miss Godfrey.

[1:10:18] Hello, I'm Holly Osborne and I live at

[1:10:21] 2369 East, 430 South. So, I am also just

[1:10:26] south of the houses uh where my neighbor

[1:10:29] Amanda was talking about them being

[1:10:31] offset. I agree with Amanda also. We

[1:10:34] would really love our back um back

[1:10:37] windows to not be staring into a house.

[1:10:39] But my other uh concern is that um these

[1:10:43] kids who live over here up in this

[1:10:46] neighborhood have just been reszoned to

[1:10:49] Sierra Bonita, which is an elementary

[1:10:51] school over here. And there is zero

[1:10:54] buses to Sierra Bonita. You're not

[1:10:57] there. Uh because it's less than a mile

[1:11:00] and a half I believe from Sierra Bonita.

[1:11:02] There is it is a zero bus school. So

[1:11:06] these kids, my sister lives up in the

[1:11:09] neighborhood up here. These kids are

[1:11:12] riding their bikes and walking through

[1:11:15] what is now an extremely dangerous

[1:11:17] four-way stop. Um and just going to be a

[1:11:22] more extremely dangerous, I believe, um

[1:11:24] roundabout. the roundabout. They're not

[1:11:26] stopping. Um the cars aren't stopping.

[1:11:30] The kids are going to be uh at the mercy

[1:11:32] of, like you say, the teenagers stopping

[1:11:35] in a roundabout, which is just not going

[1:11:37] to be right. I I'm sit there and I watch

[1:11:41] that four-way stop and there are police

[1:11:44] cars and ambulances there constantly.

[1:11:46] There are so many accidents right there.

[1:11:48] Um, I just can't I don't know how we can

[1:11:53] feel good about having just a crosswalk

[1:11:56] here for the kids. I think um and we've

[1:11:59] seen later down Spanish Fork Parkway how

[1:12:02] they have a um a tunnel coming

[1:12:06] underneath Spanish Fork Parkway. So, we

[1:12:08] know that that is possible. Is there

[1:12:10] some way that we can make it truly safe

[1:12:14] for our kids, bridge, tunnel, whatever

[1:12:17] it is that they can actually get from?

[1:12:19] And so we live over here. Our kids have

[1:12:21] been walking on the muddy trail um to

[1:12:24] Maple Mountain. our kids go this way to

[1:12:26] Sierra Bonita, but it would be really

[1:12:30] lovely for this for our kids to not have

[1:12:34] to go across

[1:12:36] Spanish Fork Parkway or across 100 South

[1:12:40] on foot or on a bike. If they could go

[1:12:43] underneath it, that would be the ideal

[1:12:45] for me. I know that this is the time to

[1:12:47] be able to do this, right? And if we

[1:12:49] have one kid, right, we've within the

[1:12:52] last couple years, we've had kids killed

[1:12:54] in pedestrian accidents. If we have one

[1:12:57] kid die walking, riding their bike to

[1:12:59] Sar Bonita or to Maple Mountain, that

[1:13:02] will make all of this worth doing it

[1:13:06] right. If that happens, you'll regret

[1:13:08] that you didn't do it the right way.

[1:13:10] Thank you.

[1:13:10] >> Thank you, Holly.

[1:13:16] Any other comments from the public?

[1:13:28] » My name is Angie Dirkmont and I live at

[1:13:30] 424 South 2250 East. Sorry, the map

[1:13:33] changed. But um my biggest concern is

[1:13:36] parking, too. We're worried about all

[1:13:38] this traffic. I don't know how many

[1:13:39] spots are in the parking lot, but it's

[1:13:42] tiny. like that is little and not

[1:13:44] enough. Um, usually like temple workers,

[1:13:48] patrons, if you add all that up, it's

[1:13:50] probably two like 200, 300 people on a

[1:13:53] busy day on a at a wedding. And so I

[1:13:56] don't know if they can cut some of the

[1:13:57] houses to like make more parking. I know

[1:14:00] um now that that's back. Um, right here

[1:14:03] we go to this church. Sorry, I'm not

[1:14:04] very steady. Um they're going to take

[1:14:07] our parking lot which we use this

[1:14:09] pavilion all the time as like because we

[1:14:11] live over here and if this is planning

[1:14:14] on parking they're taking a whole grass

[1:14:16] strip here from us that we use because

[1:14:19] when they built our meeting house it is

[1:14:21] too small for us to even meet in the gym

[1:14:23] when we go to the um have parties. We

[1:14:26] use that grass, but their plan is to

[1:14:28] take that from the steak center and um

[1:14:31] like we just had a back to school

[1:14:33] barbecue and we don't even fit in the

[1:14:35] pavilion that's left for us in that

[1:14:36] building. And that might be a church

[1:14:38] question to talk to. But honestly, I'm

[1:14:40] very concerned about the parking. I

[1:14:42] don't know why it has to be 110 houses.

[1:14:45] I don't know if they can because once

[1:14:47] this fills up, I mean, you've got people

[1:14:49] parking on roads because they're old and

[1:14:51] can't walk as much. And this is a pretty

[1:14:53] far walk from that church over here um

[1:14:56] to get to the temple. And so that's um

[1:14:59] one of my biggest concerns um along with

[1:15:01] all the other ones that have been stated

[1:15:03] too. Um but yeah, just the safety, the

[1:15:06] roads. Um there's more and more houses

[1:15:08] if you zoom out of that area. I mean,

[1:15:11] there's 110 houses there straight across

[1:15:13] from our neighborhood. There was 78 that

[1:15:15] were being proposed. There's ones that

[1:15:17] are being built and a few people that

[1:15:18] are here that are the third of a third

[1:15:21] of acre lots, but there's just so much

[1:15:23] going on and I just don't even know if

[1:15:25] that parking lot's going to be big

[1:15:27] enough. I guess I just would need to

[1:15:28] know like how many parking spots there

[1:15:31] are and how many like workers they plan

[1:15:34] on having, how many patrons, a busy day

[1:15:36] at a wedding because if people start

[1:15:38] parking on the road out in like out by

[1:15:41] Maple Mountain, because I'm guaranteeing

[1:15:44] if it does get too busy and that parking

[1:15:46] lot's not big enough, then that might be

[1:15:48] a concern. But, uh, that's all. Thank

[1:15:51] you, Angie.

[1:15:58] Sorry, Marie Godfrey again. I did not

[1:16:01] ask when I was up here. These are larger

[1:16:03] lots. Is that correct? Okay. So, this

[1:16:07] little thing is a load. In other words,

[1:16:09] if I bought that big lot, I have to do

[1:16:13] load from the back. I don't have a front

[1:16:15] driveway. Yuck. Thank you.

[1:16:21] Any other comments?

[1:16:23] Okay. I will close the public hearing.

[1:16:26] Um, thank you for all those who came and

[1:16:28] commented. Um, I have a couple follow-up

[1:16:31] questions and then I'll open it up to

[1:16:33] the commission if you have follow-up

[1:16:34] questions as well. Um, to staff or the

[1:16:37] applicants. Um, my first one, um,

[1:16:41] a lot of comments about traffic. Um, and

[1:16:44] I'm specifically wondering about any

[1:16:46] plans, um, for widening any of the

[1:16:49] surrounding roads. I think there Spanish

[1:16:51] Fork Parkway. It was alluded to a

[1:16:53] possible widening and I just asked for

[1:16:55] some clarification about the surrounding

[1:16:58] roads any widening in the future.

[1:17:05] Uh with this development obviously it'll

[1:17:08] be widened along the edges of the

[1:17:10] development. Um we do have a few other

[1:17:13] development applications along Spanish

[1:17:15] Fork Parkway that will do the same. Um

[1:17:18] and then the city is working with UD do

[1:17:20] on some modifications to the US6

[1:17:23] connection.

[1:17:24] >> Thank you. And then I just wanted to

[1:17:26] comment um that we had discussed in our working session there are six exits

[1:17:32] um from this development um that exit in

[1:17:36] all different directions. And so um we

[1:17:38] had appreciated that um in our earlier

[1:17:40] discussions. Um and a question for Eric.

[1:17:45] Um would you talk about um maybe the

[1:17:48] issue of the offsetting homes with those

[1:17:50] neighbors and window to window?

[1:17:53] >> Sure. Well, right now

[1:17:54] >> if you'll give us one second, we have a

[1:17:57] page in the civil plans that shows the

[1:18:00] lot lines of the adjoining properties.

[1:18:02] >> Thank you. Um, and then feel free to

[1:18:14] » So, right now,

[1:18:15] >> the lots are

[1:18:16] >> Yeah, there's a little bit of an offset

[1:18:17] there today. It may not have read quite

[1:18:20] in the kind of handdrawn version of

[1:18:22] this, but we're proposing that there are

[1:18:24] slightly offset.

[1:18:25] >> Yep. That's a much more clearer picture

[1:18:27] of the offset of the lots. Yeah. Thank

[1:18:29] you. Y

[1:18:31] >> Oh. Um, sorry, one more question, Eric,

[1:18:33] while you're there. Um, and I know that

[1:18:35] the temple is not your project, but do

[1:18:38] you know how many parking spots will be

[1:18:41] on the temple grounds?

[1:18:43] >> I don't I don't know the number of

[1:18:44] spaces. However, I would say that the

[1:18:46] that they're very that they're very

[1:18:47] thoughtful about the way they've

[1:18:48] approached parking um and they're very

[1:18:50] concerned about making sure that they're

[1:18:52] parking the needs that they need to to

[1:18:53] serve the temple um in the way that

[1:18:56] they've approached it.

[1:18:57] >> Okay. Thank you.

[1:19:00] Um, any other additional questions from

[1:19:03] the commission?

[1:19:03] >> Yeah, I guess some questions. Holly,

[1:19:05] thanks for your comment there about

[1:19:07] we've heard before, I think, or at least

[1:19:09] I've heard about the Sierra Bonita

[1:19:11] connection there as well. This is

[1:19:12] actually a question for staff. Um, can

[1:19:15] we comment on what the difference looks

[1:19:17] like between say this this roundabout

[1:19:21] versus what we have right there right

[1:19:22] now, which I know is just a four-way

[1:19:24] stop with a just a four-way stop, right?

[1:19:27] versus um let's just talk about what the

[1:19:30] difference looks like that from a

[1:19:31] pedestrian perspective

[1:19:35] >> in terms of safety and things like that.

[1:19:37] >> Um strictly looking at pedestrian

[1:19:41] um roundabouts in many studies are much

[1:19:44] safer than than a four-way stop

[1:19:47] intersection for pedestrian crossing.

[1:19:50] um a as you're crossing because of the

[1:19:53] refuge islands that we have in the

[1:19:55] middle of them. Um you only have to

[1:19:57] really pay attention to traffic one way

[1:20:00] at a time, right? You're not looking for

[1:20:02] both both ways at a time in a

[1:20:04] roundabout. Um and you have that island

[1:20:06] that you can kind of stop and and and

[1:20:09] then look at the other direction. So, um

[1:20:12] yeah, there's

[1:20:14] many

[1:20:15] um federal wide or nationwide and even

[1:20:20] um in some of our projects, roundabouts

[1:20:24] that we've currently constructed, we

[1:20:26] have a lot of safety data that shows

[1:20:28] that they're much much more safe for

[1:20:31] pedestrians and cars. Um we've tracked

[1:20:37] we'll track intersections um crash data

[1:20:42] three years before um roundabouts put in

[1:20:46] and then we'll watch it for three years.

[1:20:48] So some of our original roundabouts that

[1:20:51] we've installed over the years we're

[1:20:53] seeing hit that three four years. Um and

[1:20:57] we can see and and we have the data to

[1:21:00] show that there is um quite uh increase

[1:21:05] in safety from from those roundabouts. I

[1:21:07] would also add we learned from um former

[1:21:09] commissioner Warick um that the Nebo

[1:21:11] School District also um is responsible

[1:21:14] for safe uh routes to school and they do

[1:21:18] um put those out and so Neibo school

[1:21:20] district I'm certain as this is

[1:21:23] developed um will study and recommend

[1:21:26] safe walking routes to school.

[1:21:30] So about the let's also talking about

[1:21:34] traffic and I know you probably have

[1:21:36] data or at least have seen this. If

[1:21:38] we're talking 3 to 500 more cars or

[1:21:40] something like that.

[1:21:42] >> Yeah.

[1:21:42] >> What does that look like in terms of

[1:21:43] actual traffic impact

[1:21:45] >> big hour? So they've submitted um within

[1:21:50] the last week a traffic impact study

[1:21:52] that we've reviewed and our city traffic

[1:21:54] engineer uh Dylan Mir Brooks reviewed

[1:21:57] too. And and so currently if you're

[1:22:00] looking to level service or delay at an

[1:22:02] intersection that that intersection is

[1:22:04] at a failing level of service, there's

[1:22:07] more delay than that we would consider

[1:22:09] as a level service A or B. With the

[1:22:12] roundabout, that almost doubles the

[1:22:15] input and and

[1:22:18] shrinks the delay that it would be a

[1:22:19] level service A or B um with with this

[1:22:23] project and out 10 years.

[1:22:27] So that's coming from the model um that

[1:22:29] their traffic engineers have have done

[1:22:31] and that we've reviewed. So it increases

[1:22:34] the function of that intersection quite

[1:22:36] a bit. So

[1:22:39] >> the one uh comment also that um that

[1:22:42] Holly made or or or just sort of an

[1:22:45] observation obviously further north we

[1:22:47] have that underpass which is one of the

[1:22:49] greatest things ever. I don't know how

[1:22:52] many places we actually have those.

[1:22:55] What does it take to get [clears throat]

[1:22:56] something like that

[1:22:58] >> from a pedestrian perspective?

[1:23:00] >> Lots of money money

[1:23:01] >> or or an over or an overpass? I know we

[1:23:03] don't have anything like that, you know,

[1:23:04] and and and and how did that even come

[1:23:07] about? I'm just kind of curious for

[1:23:08] context.

[1:23:08] >> So, I I don't know if Dave knows. I

[1:23:10] wasn't around when it came. Um and so

[1:23:13] I'd start with it. It takes space. And I

[1:23:16] think that's partly what makes that

[1:23:17] successful. Whereas some other

[1:23:19] pedestrian underpasses that you know

[1:23:22] maybe were built decades before that was

[1:23:25] where lines of sight get really

[1:23:28] restricted and he creates some kind of

[1:23:30] space that you know eyeballs can't get

[1:23:34] on and and they're not the types of

[1:23:37] places where you really wanna want to

[1:23:39] have people frequent. Um, but with the

[1:23:43] one at Legacy Farms, because we were

[1:23:44] looking at a I think about a 200 acre

[1:23:48] development, I think that's what Legacy

[1:23:49] Farms is with 800 or so homes with a big

[1:23:54] parkway leading up to Spanish Fork

[1:23:58] Parkway where we could gradually have

[1:24:01] the trail descend down below

[1:24:04] the roadway, gradually pull it back up

[1:24:07] because there was a lot of room to work

[1:24:09] with both in terms of how to deal with

[1:24:12] the grade change vertically and how to

[1:24:15] keep things just vis vis excuse me how

[1:24:17] to keep things visible

[1:24:19] >> you know horizontally through there um I

[1:24:22] think it does work really really well I

[1:24:25] think that's a real challenge that'll be

[1:24:28] hard to deal with here um it might be

[1:24:30] more akin to um I mean you see them

[1:24:33] sometimes stairways that go down and

[1:24:37] under a street and then back up to where

[1:24:40] uh um it's just not great space. The

[1:24:45] potential for things that you don't want

[1:24:46] to have happening, you know, happening

[1:24:47] in those spaces becomes higher than I

[1:24:50] think most communities are comfortable

[1:24:51] with these days and that type of a

[1:24:52] thing. So I I agree conceptually it's a

[1:24:56] great idea. Uh you rarely see those

[1:24:59] things though I think because they're

[1:25:00] hard to execute.

[1:25:03] >> Yeah, understood. Um, I guess I'll

[1:25:07] comment to on traffic, which I know we

[1:25:09] all experience as residents, and we've

[1:25:11] been commenting all night. Um, the

[1:25:14] biggest challenge that it seems like we

[1:25:16] run into really is is the school versus

[1:25:19] everything else. Um yeah, I had a son

[1:25:21] who I've had two children who've gone to

[1:25:23] school there and the time is right

[1:25:26] around school time and obviously when we

[1:25:28] have um people coming home from traffic,

[1:25:30] but the absolute worst time is that sort

[1:25:31] of 2:45 that that that you're talking

[1:25:34] about at the end. Um seems to look a

[1:25:37] little less worse in the morning, but

[1:25:38] it's pretty terrible in the morning. So

[1:25:40] um

[1:25:42] from that perspective, like I'll just comment on that like I

[1:25:47] don't those are hard challenges. um to

[1:25:50] face here. Um and I don't know if this makes things

[1:25:56] meaningfully different from that

[1:25:57] perspective because the real the real

[1:25:59] challenge really is the school. What I

[1:26:01] do think is is helpful here and and

[1:26:04] obviously this was a question we had

[1:26:05] before understanding that we do have

[1:26:07] these other egress points. I don't know

[1:26:10] how that flows with the rest of traffic,

[1:26:12] but uh that's something that that

[1:26:14] materially changes here. I don't know if

[1:26:15] we've had any research or anything we've

[1:26:17] done on that just generally beyond just

[1:26:19] there's more paths here. Is there

[1:26:21] anything staff can comment on that?

[1:26:26] » So in the traffic study that we received

[1:26:30] um

[1:26:32] peak trip in the after school hours

[1:26:35] about 75 trips um in and out of the

[1:26:38] neighborhood. and they do show a map of

[1:26:41] kind of percentages of where those are

[1:26:45] coming in and out of the neighborhood.

[1:26:47] So, the most um I think the most that I

[1:26:50] saw is about 20% maybe on the north end.

[1:26:54] So,

[1:26:55] um not not huge when compared to the

[1:26:59] school. I think right now it's about 800

[1:27:01] trips is the the peak

[1:27:05] existing through that intersection. So

[1:27:08] if you take 20% of 80, you're maybe

[1:27:10] getting

[1:27:12] 20 trips through there added to the 800

[1:27:15] that exists. So minor impact according

[1:27:18] to their traffic study.

[1:27:19] >> Have we offset with the roundabout?

[1:27:22] >> Correct. Yeah, I mean the the roundabout

[1:27:25] will definitely help traffic through

[1:27:27] their offset.

[1:27:28] >> Are there any proposed stop sign? I mean

[1:27:31] obviously this would be through. Are

[1:27:33] there any There's no four-way stops or

[1:27:35] any changes here. Is that

[1:27:38] >> correct?

[1:27:39] Yeah.

[1:27:43] » Why Why the offset on the roundabout?

[1:27:46] Why not have it in line with the

[1:27:49] intersection

[1:27:51] >> spacing? Yeah. There's

[1:27:53] >> Is it just for the

[1:27:54] >> existing

[1:27:55] >> to align it with the temple?

[1:27:58] >> No, there

[1:27:59] >> that's the way it looks. I think it's

[1:28:01] the opposite. Honestly, the roundabout

[1:28:04] had to be cited further south because we

[1:28:07] didn't want to try to take property that

[1:28:10] would be required with the existing home

[1:28:12] on the north

[1:28:13] >> east corner and the building on the

[1:28:15] northwest corner to try to fit it in.

[1:28:17] Roundabouts take more room than your

[1:28:20] typical intersection,

[1:28:20] >> right? But every other intersection

[1:28:22] where we put a roundabout, we put it

[1:28:24] it's pretty much in the center of the

[1:28:26] intersections. It

[1:28:27] >> it might seem like it. That's not always

[1:28:29] the case. Um, but that's why if I think

[1:28:33] everybody would probably prefer to have

[1:28:35] it, you know, right there lined up with

[1:28:37] the center lines of the two roads.

[1:28:39] >> Yeah. I I just feel like it would flow

[1:28:41] better if it was and work more the way

[1:28:44] they're designed if they're better

[1:28:46] aligned with the roads coming to it. I I

[1:28:50] >> am I

[1:28:51] >> understand that in I think so a little

[1:28:53] bit and you know I appreciate the uh

[1:28:56] discussion that we've had about

[1:28:57] roundabouts a little bit tonight. Part

[1:29:00] of the beauty of roundabouts and why

[1:29:02] they are safe is that they slow people

[1:29:05] down and some of there are a lot of

[1:29:07] different things that go into that I

[1:29:09] believe. Um, but having an offset like

[1:29:12] this, I think that's partly in some

[1:29:15] cases why roundabouts are a great tool

[1:29:16] because they do work really well at

[1:29:19] intersections that don't perfectly align

[1:29:21] on cardinal directions or that type of a

[1:29:23] thing. So, and I think some of that

[1:29:25] comes from just drivers have to be more

[1:29:29] aware, more careful, and I don't see

[1:29:33] this as being any kind of a negative

[1:29:35] that it it's not right there at the

[1:29:37] center of the intersection.

[1:29:42] is is I mean we see that this is

[1:29:44] obviously the drawing that you know the

[1:29:46] applicant has here but I assume this is

[1:29:48] all complete the per this phase or are

[1:29:50] we going to have kind of a strange thing

[1:29:52] going on here

[1:29:56] » I know what I think but I want to

[1:29:57] >> everything we've seen is a complete one

[1:30:00] um I believe that Southeast property

[1:30:03] owner they've been working with to get

[1:30:05] the necessary rightway the city owns

[1:30:08] some of that rightway Okay. Anyways,

[1:30:09] along along the road right there, um

[1:30:13] shifting it south just a titch out of

[1:30:15] that intersection makes it so we don't

[1:30:18] need to acquire any rightway to the

[1:30:19] north. So,

[1:30:21] >> it would be a full complete.

[1:30:23] >> So, if you left if you centered it in,

[1:30:27] you would have to get a right away from

[1:30:29] the high school and the other the

[1:30:30] northeast property also. Mhm.

[1:30:33] >> And this way you can put most of the

[1:30:36] burden on the temple property and then

[1:30:39] the other

[1:30:40] >> the other field that's not developed.

[1:30:41] >> I said we own actually off the road a

[1:30:44] little bit. Okay.

[1:30:45] >> The city does already.

[1:30:47] >> The the temple property would probably

[1:30:49] be or at least whatever is is taken from

[1:30:51] that's probably the easiest place for it

[1:30:53] right now.

[1:30:55] >> Nothing there. And I think the the

[1:30:58] property owner that we're working with

[1:30:59] here, I think they're taking the lead on

[1:31:02] working to acquire the right of way on

[1:31:04] the east side of Spanish Fork Parkway

[1:31:06] for the roundabout. Is that right?

[1:31:08] >> That's correct.

[1:31:09] >> And will this roundabout be big enough

[1:31:11] that we can pull a trailer around it

[1:31:12] without have to drive over it?

[1:31:17] » Depends on who's

[1:31:17] >> like the ETH North roundabout that

[1:31:20] >> you just you can just drive straight

[1:31:21] over that.

[1:31:21] >> It won't be patterned after the 800

[1:31:23] North ones. Correct. [laughter]

[1:31:25] And a lot of that's a function of we had

[1:31:27] to fit it, you know, and so

[1:31:29] >> I just g

[1:31:30] >> Yeah,

[1:31:31] >> Madam Chair,

[1:31:33] >> yeah, you're going to have school buses.

[1:31:34] >> Uh, traffic concerns are really common

[1:31:37] and we appreciate hearing them. Um, I

[1:31:41] think one thing that is helpful to keep

[1:31:44] in mind is that traffic comes from a lot

[1:31:49] of different places. There still is a

[1:31:51] lot of land left to be developed on the

[1:31:54] east side of Spanish Fork Parkway. We

[1:31:56] have developments on that side of the

[1:31:59] road that you know, frankly, they um

[1:32:02] they've been moving pretty quickly. Been

[1:32:03] a lot of homes built out there in the

[1:32:05] last couple of years. There will be a

[1:32:07] lot of additional homes built over

[1:32:09] there. Um, I I'm not trying to sugarcoat

[1:32:12] anything, but truly I um think that this

[1:32:15] development uh could be a big benefit

[1:32:19] with the addition of the key traffic

[1:32:22] control the roundabout that we're

[1:32:23] talking about with having uh First South

[1:32:26] expanded

[1:32:28] um having a remaining part of Spanish

[1:32:31] Fork Parkway up to the roundabout

[1:32:33] developed sidewalk, different things

[1:32:36] like that that all you have to do is

[1:32:38] drive down that street when kids are

[1:32:39] walking to or from the high school and

[1:32:42] you know something's missing. Um so this

[1:32:46] development will definitely

[1:32:49] if it moves forward and things happen

[1:32:50] the way we're talking about tonight

[1:32:52] address issues that go well beyond just

[1:32:57] what's happening on this property and uh

[1:33:00] so forth. So just another thought.

[1:33:03] >> No yeah thank you for those comments

[1:33:04] that puts things into perspective. Um,

[1:33:07] any other final questions?

[1:33:09] >> I like a lot of it. I like the the

[1:33:11] sidewalk going down Parkway M.

[1:33:14] The comment about the kids, that's going

[1:33:16] to put Nebo School District in a pickle

[1:33:18] because that's scary right there. And I I don't know how you solve that, but I

[1:33:23] guess they'll help us figure it out.

[1:33:25] >> I I I really hope that roundabout is

[1:33:27] helpful. And And I've seen that. I guess

[1:33:30] I I'll make a personal comment. I've

[1:33:31] probably said this many times. I I've

[1:33:34] ran this so many times. I I don't like

[1:33:37] running in the fields. I like running on

[1:33:38] the road. To actually get this connected

[1:33:40] would be great. We've had Maple Mountain

[1:33:43] High School's been here what since 2009

[1:33:45] or something like that. Kids have been

[1:33:47] walking here and as soon as we got the

[1:33:49] gas station that's there, they they used

[1:33:51] to have kids over here. Just the fact

[1:33:53] that that's all worn in there. We're

[1:33:54] finally going to get that in place. This

[1:33:56] is something that we've needed for an

[1:33:58] extremely long time and we've just sort

[1:34:00] of made do for, you know, a decade plus

[1:34:02] almost two decades here given the

[1:34:04] traffic there. So, I mean, I guess I'll

[1:34:06] just kind of comment on what you said,

[1:34:07] Dave, finally to have, you know, the

[1:34:10] trail to have some pedestrian access

[1:34:11] there because this is a real pedestrian

[1:34:13] thoroughfare. I think a lot of us forget

[1:34:14] because we're all car-based that, you

[1:34:17] know, the pedestrians exist. This is one

[1:34:20] place where literally pedestrians have

[1:34:22] forged their own trail.

[1:34:23] >> Yeah. Right.

[1:34:24] >> With their own feet here. And that'll be

[1:34:26] so good to get that nice and and

[1:34:28] improved and safe here. So, um, yeah,

[1:34:32] that and I know I know we're talking

[1:34:34] traffic here. I guess I'll also make a

[1:34:35] comment just on the, um, on, you know,

[1:34:38] on the plan and everything here. This

[1:34:40] looks, uh, this is one of the more in

[1:34:42] uh, I I would almost say one of the more

[1:34:44] complete developments I've seen that

[1:34:45] we've had here. Oftentimes, it kind of

[1:34:47] feels like we're trading horses a little

[1:34:49] bit. And I know we're actually talking

[1:34:50] about some a zone change here as well,

[1:34:52] but um, I just really like what I'm what

[1:34:55] I'm seeing here in this. It's it's

[1:34:57] something unique. It feels like it fits

[1:34:59] with uh it's also kind of fits and flows

[1:35:02] into everything else. I like how we're

[1:35:03] floating in into the existing

[1:35:05] neighborhoods here as well. Um you know,

[1:35:08] I I like that we commented here on the

[1:35:10] offset. We'll see what that looks like

[1:35:12] when that happens there, but that at

[1:35:13] least sounds like like it's there.

[1:35:15] Obviously, things change as further

[1:35:18] development comes. You know, these are smaller than what we have existing

[1:35:21] out here, but I really like what I'm

[1:35:23] seeing here quite a bit. So, I'll just

[1:35:26] make that comment.

[1:35:28] >> Commissioner Johnson.

[1:35:29] >> Yeah. Um, so we haven't addressed um,

[1:35:32] you know, one of the questions about

[1:35:34] parks and and so Dave, you know, I know

[1:35:38] Spanish Forks City has a goal to have a

[1:35:41] park accessible to, you know, every

[1:35:43] resident and there's a a beautiful park

[1:35:47] that's located in this um, subdivision.

[1:35:50] Is that accessible or is it private? Um,

[1:35:53] will it be a park for everybody? And if

[1:35:55] it's not a park for everybody, um what

[1:35:58] are the plans for the future to to

[1:36:01] provide a park in this area? Um and

[1:36:05] you know, what does that look like?

[1:36:08] >> I'll start and then I think because Mr.

[1:36:11] Snder talked to our parks folks. Um I'm

[1:36:14] going to let you weigh in on just kind

[1:36:15] of the bigger picture city situation

[1:36:17] with with city parks in the area. Um, as

[1:36:21] I understand it, the park that's being

[1:36:23] designed here, it's going to be a

[1:36:25] private park. As such, we as the city

[1:36:28] don't look at that as part of the

[1:36:30] overall park space kind of program for

[1:36:32] the for the community. That's not to say

[1:36:35] that it won't be available for other

[1:36:38] people to use, but that will be up to

[1:36:39] the property owner to decide and uh we

[1:36:43] proceed accordingly. So, that being

[1:36:46] said, Brandon, do you want to talk about

[1:36:48] the bigger perspective of the city's

[1:36:52] parks and recreation master plan.

[1:36:54] >> Yeah. And I believe uh you've spoken

[1:36:57] with BART as well. Um so we we got the

[1:37:01] phone call and I I believe Casey

[1:37:04] transferred u this resident to BART.

[1:37:07] is our assistant parks uh sorry

[1:37:10] he's our parks assistant director

[1:37:13] specific for parks and open spaces. And

[1:37:14] I think I emailed you this morning with

[1:37:17] an exhibit that he provided to us. Um

[1:37:20] there are some goals that the city has

[1:37:23] in their master park plan where they

[1:37:25] talk about spacing from different size

[1:37:28] parks, regional parks, community parks,

[1:37:30] neighborhood parks, pocket parks, and

[1:37:32] whatnot. Um and in that uh email, there

[1:37:36] was an image that uh he had provided

[1:37:38] that showed the parks in the area. um

[1:37:41] and he kind of went over some of the

[1:37:43] distances with me. And so this is not a

[1:37:46] property that the city is looking to

[1:37:48] place a park on. There would be a need

[1:37:50] further east. Um this park um he did

[1:37:54] highlight that there is the Railside

[1:37:57] Trail Park that is scheduled to have

[1:37:59] more amenities and playground equipment

[1:38:01] installed that is just off this image to

[1:38:04] the west. Um there is obviously the open

[1:38:07] space with the high school. Um there is

[1:38:10] a city park up by Sierra Bonita. Um and

[1:38:13] then I think just over a mile was the

[1:38:15] electric park. Um but he did not uh

[1:38:19] indicate that a park would be needed on

[1:38:21] this property.

[1:38:23] >> Thank you, Brandon.

[1:38:24] >> Or at least at this time, right? Um, and

[1:38:27] one other question was um, with the the

[1:38:31] access road off of I think Whiting and

[1:38:35] Spanish Fork Parkway, there have been

[1:38:36] talks of a gate because it is private

[1:38:39] owned. There have been talks of maybe

[1:38:41] not a gate. Do we know what they are

[1:38:44] planning to do in that off that street?

[1:38:51] So from what I understand, again it's the temple's property, but I I

[1:38:55] understand that there will be a gate and

[1:38:57] the function of that really is so

[1:38:58] legally they can shut it down once a

[1:39:00] year so there isn't a prescriptive

[1:39:01] easement that is then established

[1:39:02] through that area and that's the purpose

[1:39:04] of it. The intent is to leave it open.

[1:39:08] >> Thank you.

[1:39:08] >> Can I maybe mention that that really is

[1:39:11] a big deal I think for city staff. I

[1:39:14] think it's a big deal for the

[1:39:15] neighborhood. I appreciate seems like

[1:39:16] it's a big deal for you. Um, we're

[1:39:19] familiar with situations where roads

[1:39:20] need to be closed for that amount of

[1:39:22] time every year. And I think typically

[1:39:24] when that happens, it happens at a time

[1:39:26] when it is uh

[1:39:29] um fairly discreet, doesn't have a big

[1:39:31] pack big impact on people that that use

[1:39:33] it day in and day out. Um, we would be

[1:39:37] concerned as staff if it were closed um

[1:39:40] for any longer duration of time than just that, but I think we're

[1:39:45] comfortable. So, I don't want to speak

[1:39:47] for

[1:39:49] everybody, but I think we're really

[1:39:51] comfortable with that arrangement and

[1:39:52] might even want to have that included in

[1:39:54] the development agreement just that that

[1:39:56] the road not be closed for any more time

[1:39:59] than what's required by law.

[1:40:04] >> Yeah, because I can totally see

[1:40:05] especially where you got the

[1:40:08] connecting right to the high school

[1:40:09] there that that's going to be a shortcut

[1:40:13] for a lot of students to get in and out.

[1:40:15] think they're going to and yeah, I think

[1:40:19] they're going to end up in the long long

[1:40:21] run, hopefully I'm wrong, but I think

[1:40:22] there'll be a lot of conflicts and with

[1:40:26] the traffic right there.

[1:40:31] » Can we go back to the the sheet showing

[1:40:33] the road cut for Spanish Parkway and

[1:40:37] also 100 South? on my laptop. It's just

[1:40:39] all blurry. But how many lanes are we

[1:40:42] going to have when when both sides are

[1:40:44] finished of Spanish Fork Parkway and and

[1:40:48] 100 South?

[1:40:50] >> Are you referring to the civil plans?

[1:40:52] Yeah,

[1:40:52] >> we don't have them in this slide, but we

[1:40:54] can pull them up.

[1:40:55] >> Well, maybe you could just tell me how

[1:40:58] many lanes or I just

[1:40:59] >> Yeah. Uh master plan wise or long-term

[1:41:03] wise, Spanish Parkway will have three

[1:41:05] lanes. So, two travel lanes and a median

[1:41:08] turning turning lane. Um 100 South is a

[1:41:11] two-lane road. It's a little wider

[1:41:14] because it um allows parking on the

[1:41:17] side. So, has a little wider shoulders,

[1:41:19] but it's it's meant to stay a two lane

[1:41:23] um one lane in each direction. So,

[1:41:28] » um can we go back to the slide with the

[1:41:30] findings and conditions? Um if there's

[1:41:33] unless there's any other final comments,

[1:41:35] um I would entertain a motion.

[1:41:38] >> Uh one comment I'll make. Um and Dave

[1:41:41] inspired this if maybe we add I mean

[1:41:44] obviously we're we're proposing the

[1:41:47] fair, you know, or recommending maybe we

[1:41:50] add a comment there just uh for that

[1:41:52] private road specifically minimum uh

[1:41:55] time closed with that being that sort of

[1:41:57] intent. Obviously the city council, it's

[1:42:00] up to their discretion, but and add a

[1:42:02] condition that it's closed no more than

[1:42:06] >> minimum necessary. Yeah. Whatever

[1:42:08] necessary

[1:42:09] >> or per requirement by the law.

[1:42:13] >> I think it'd be in the subdivision.

[1:42:14] >> Is that something we condition we could

[1:42:16] add?

[1:42:16] >> Yeah. So you've got again two motions,

[1:42:18] right? Two different things that you're

[1:42:20] deploy. So with respect to the zone

[1:42:22] change that wouldn't apply to the zone

[1:42:23] change motion and you come back to the motion on the subdivision. You

[1:42:27] could add a condition a recommendation

[1:42:30] recommended condition in that case.

[1:42:32] >> I would really like to have that.

[1:42:33] >> Okay.

[1:42:34] >> Just um just to make that intent clear

[1:42:36] because obviously it matters to staff. I

[1:42:38] think it matters to to everyone else

[1:42:40] there to

[1:42:41] >> so that'll be the next not this motion

[1:42:44] but the next motion. So

[1:42:46] >> I would make the motion that we um the

[1:42:49] proposed oak Village zone change be

[1:42:51] recommended for approval based on the

[1:42:54] followings and subjects of those

[1:42:56] conditions.

[1:42:58] >> I have a motion. Do I have a second?

[1:43:00] I'll second. All in favor?

[1:43:03] >> I.

[1:43:04] >> Any opposed?

[1:43:07] Motion passes. Thank you.

[1:43:09] >> So now technically you need a a new

[1:43:10] public hearing for this subdivision.

[1:43:12] >> Got it.

[1:43:13] >> To discuss anything else that may need

[1:43:15] to be discussed.

[1:43:16] >> Thank you. Uh we will now open the

[1:43:18] public hearing for the Oak Village

[1:43:20] subdivision preliminary plat. Do we have

[1:43:24] any members of the public who would like

[1:43:26] to comment on the preliminary plat?

[1:43:31] Seeing

[1:43:34] » um so that was presented um both the

[1:43:37] zone change and the pre preliminary plat

[1:43:39] were presented together and then we're

[1:43:41] holding two separate public hearings. So

[1:43:43] all the information has been presented

[1:43:45] already.

[1:43:51] Please come forward.

[1:43:54] >> Um, if you'll wait till you get to the

[1:43:55] mic and if you'll reintroduce yourself

[1:43:57] and remind us

[1:43:58] >> what is the preliminary plot, what it

[1:44:00] means.

[1:44:03] >> Will you take that Dave?

[1:44:04] >> Explain.

[1:44:05] >> Yeah. So, um, a subdivision plat is a

[1:44:09] document that gets recorded at the Utah

[1:44:13] County Recorders Office and that's what

[1:44:17] creates individual pieces of property

[1:44:19] that can be sold or just conveyed to

[1:44:22] different property owners. So, it's what

[1:44:23] splits properties up. In this case,

[1:44:26] doing it this way, this is the legal way

[1:44:28] to do it.

[1:44:29] >> Um, and that process has two steps.

[1:44:33] the preliminary plat step and then after

[1:44:35] that there's a final plat step. So we

[1:44:40] address certain issues at the

[1:44:43] preliminary plat stage and then other

[1:44:45] issues at the final plat stage. Um but

[1:44:49] frankly we addressed the I would say

[1:44:51] most impactful and significant issues

[1:44:53] with the preliminary plat

[1:44:55] >> and then the final plat basically is

[1:44:57] just a technical document with some more

[1:45:00] precise construction plans that gets

[1:45:03] approved um administratively by city

[1:45:05] staff. So this is the most important

[1:45:08] part of the process that leads

[1:45:10] eventually to somebody being able to

[1:45:12] take different pieces of a property and

[1:45:16] uh have those created and be able to

[1:45:18] convey those to a different owner.

[1:45:20] >> Okay. Can I say something about the well

[1:45:23] the lots? No, because they will be

[1:45:25] approved later if they go over the two

[1:45:29] 208

[1:45:31] and 209.

[1:45:33] Why they don't leave that green all that

[1:45:35] green area open? Because of the

[1:45:37] neighbors in this side, we walk to

[1:45:39] church that way and it's a green area.

[1:45:42] Why is not living open? Because the way

[1:45:44] it sounds, you guys don't don't say much

[1:45:47] about the neighborhood park. I held a

[1:45:49] railroad park which is a dog park for me

[1:45:52] because each time I walk over there with

[1:45:54] my grandkids, it's all poop there. Yeah,

[1:45:56] it's pretty bad. So why they don't leave

[1:46:00] that green area? And hopefully you guys

[1:46:02] look to a little more bigger park and

[1:46:05] the way it sounds is private park a

[1:46:09] circle park. So we won't be able to have

[1:46:12] access. So what is that?

[1:46:15] Can can they do that before?

[1:46:19] >> Um so we're still in public hearing.

[1:46:21] We've taken your comments and your

[1:46:22] questions. Um and do you have any do we

[1:46:25] have the timer up? Did you have any

[1:46:26] further

[1:46:27] >> No, I say that two lots.

[1:46:29] >> Okay. Yeah. to be leave open.

[1:46:31] >> Okay. Thank you, Nor.

[1:46:33] >> Any other public comment on the

[1:46:36] preliminary plat.

[1:46:39] >> Um, you'll need to come to the

[1:46:40] microphone, please.

[1:46:43] And if you'll restate your name. Sure.

[1:46:46] It's Marie Godfrey. I just don't see

[1:46:48] where she was talking about. If someone

[1:46:49] could point to it, that's all I wanted

[1:46:51] to know. Okay. She's saying 28 and 29.

[1:46:55] >> Oh, okay. That's all I wanted to know.

[1:46:56] >> Thank you. Any other comments?

[1:47:01] Seeing none, I will close the public

[1:47:04] hearing.

[1:47:07] » So, if we go back to the landscape plan,

[1:47:09] you can see that the the trail space

[1:47:12] between the Yeah, this shows it. I don't

[1:47:15] have a pointer. Thanks. So, what we're

[1:47:18] talking about is there's an existing

[1:47:19] trail that comes down here. It would

[1:47:21] then continue and come down and connect

[1:47:24] over here and then also continue with

[1:47:26] the streets.

[1:47:27] And so that is just a continuation of

[1:47:29] the existing trail that would come down.

[1:47:33] >> Okay. Thank you, Brandon.

[1:47:36] Any questions or comments from the

[1:47:38] commission regarding the preliminary

[1:47:41] plat?

[1:47:42] >> So I just want to clarify on the the lot

[1:47:45] staggering. The other plan shows them

[1:47:47] more staggered. This shows them

[1:47:48] perfectly lined up.

[1:47:50] >> So which one is the plat?

[1:47:52] >> And Eric, please come up. But it was the

[1:47:54] other drawing. This was um it was

[1:47:57] >> tough as I think what's difficult about

[1:47:58] this drawing is that we we're lined up

[1:48:00] on the aerial uh photog photography that

[1:48:02] we have available to us. And if you look

[1:48:04] really closely, you can kind of see

[1:48:06] where they are. This is the this is the

[1:48:08] actual plat that will be recorded. And

[1:48:09] this is exactly the the uh the

[1:48:12] identification of the civil plan from

[1:48:14] the lots to the south and the new civil

[1:48:16] plan that will be in this preliminary

[1:48:18] plat. Definitely clearly more staggered

[1:48:20] than

[1:48:21] >> so that's about as staggered as you

[1:48:23] could get those lots.

[1:48:26] >> Yeah.

[1:48:28] >> Okay.

[1:48:29] Any other questions or comments?

[1:48:35] Seeing none, I will entertain a motion.

[1:48:37] >> All right. So before the motion, I want

[1:48:39] to add that condition that we added

[1:48:41] talked about specifically minimum amount

[1:48:43] of time closed for the uh for the

[1:48:47] private road there connecting um from

[1:48:49] Whiting to University or sorry not

[1:48:51] university uh Spanish Fork Parkway.

[1:48:54] Thinking of different cities there.

[1:48:56] [laughter]

[1:48:57] >> And before a motion, could I also ask

[1:49:00] going back to this entrance onto Spanish

[1:49:02] Fork Parkway? It's a narrower entrance.

[1:49:05] It's not standard like the other side.

[1:49:08] Could it be? Could it be a standard like

[1:49:10] the other side?

[1:49:11] >> I thought we said it was the same size,

[1:49:13] just different material.

[1:49:14] >> I thought it was narrower and and

[1:49:15] different material.

[1:49:19] » Is it narrower?

[1:49:22] >> It is. I don't think it's narrower. I I

[1:49:24] think it is the same. Um

[1:49:26] >> it is the same.

[1:49:26] >> Yeah. I It should be consistent all

[1:49:29] throughout. It's just the materials that

[1:49:31] are used. We're elevating it.

[1:49:33] >> Slow them down. We're not actually

[1:49:34] designing that. That is that is part of

[1:49:36] the um temple

[1:49:38] >> temple site. Okay. Okay.

[1:49:41] >> Thank you.

[1:49:42] >> Okay. Thank you.

[1:49:43] >> So I propose we add that.

[1:49:45] >> So is that

[1:49:48] >> I guess my question is Dave or is that

[1:49:51] even part of this recommendation?

[1:49:57] >> I think absolutely. I I think it is

[1:49:59] >> it is even though it's it's outside of

[1:50:01] the boundaries what they're asking

[1:50:04] >> because are we reszoning did we reszone

[1:50:06] the the church also?

[1:50:10] >> Uh

[1:50:10] >> yes I think

[1:50:11] >> yes now we're talking about a different

[1:50:14] application

[1:50:15] >> right but so in this plot

[1:50:19] >> are we is this roadway is included in

[1:50:22] this plot it will be

[1:50:23] >> yes the temple parcel is part of the

[1:50:26] preliminary plot. Yes. approve it right

[1:50:28] now. So, this that roadway is actually

[1:50:31] something that we can put the conditions

[1:50:34] in that Paul's talking about.

[1:50:35] >> Yeah.

[1:50:36] >> Okay.

[1:50:36] >> Do we have some recommended verbiage for

[1:50:39] those conditions? Um Paul suggested that

[1:50:42] meets the minimum requirement for the

[1:50:44] law. Is that enough? Do we know what the

[1:50:45] law is that we could be more specific?

[1:50:48] >> I think what he said was fine

[1:50:50] >> the minimum it be restricted in a

[1:50:53] minimum minimal way or however you said

[1:50:55] that. I think

[1:50:56] >> yeah minimum amount of time and I don't

[1:50:58] even know if I I make the suggestion we

[1:51:02] >> Yeah.

[1:51:03] >> Okay.

[1:51:04] >> I might also add like

[1:51:05] >> that'll go to the city council and the

[1:51:06] city council will tweak it if they need

[1:51:07] to.

[1:51:08] >> Yeah. They tweak everything [laughter]

[1:51:09] and and also like the least disruptive

[1:51:11] time as well too. I don't know Sunday at

[1:51:15] 1:00 a.m. whatever you know.

[1:51:16] >> I know. Paul, do you want to make the

[1:51:18] motion?

[1:51:19] >> Yeah. So yeah, let's bring up that just

[1:51:21] so I [laughter] get that motion.

[1:51:23] >> Can I add one more thing too? Like if

[1:51:24] we're if we're thinking about this and

[1:51:26] we're we're down, you know, maybe

[1:51:29] different material to try and slow down.

[1:51:32] I'm just thinking like Provo Center

[1:51:34] Street 15 miles an hour, right? Is that

[1:51:36] something that we consider too? Like

[1:51:38] maybe it's not your standard 25 miles an

[1:51:40] hour. Maybe we are 10 15 miles an hour

[1:51:43] right here on this small strip or I

[1:51:45] don't know.

[1:51:46] >> I think that's absolutely the idea.

[1:51:48] Okay. And it's, I think, an effort to to

[1:51:52] uh get that reaction through how it's

[1:51:56] designed more so than what's on a sign.

[1:51:58] >> Yeah.

[1:52:00] >> So, real quick, when you're talking

[1:52:03] different materials raised, so you more

[1:52:05] like a a speed bump type

[1:52:08] >> or like a stamp concrete. So, when

[1:52:09] you're traveling on it's making noise,

[1:52:11] slowing you down, something like that.

[1:52:13] >> And uh and I misspoke. That is

[1:52:15] definitely part of our application. What

[1:52:16] I meant is our team is the Temple team

[1:52:19] that's designing it. So, I'm I'm careful

[1:52:21] about what I'm committing them to do.

[1:52:24] >> Trying not to get in trouble.

[1:52:25] >> Oh, come on.

[1:52:28] >> But I I we I've talked with them about

[1:52:30] it. That is absolutely the um the spirit

[1:52:33] of what we're trying to do. Slow traffic

[1:52:35] through there. It'll be open for cars to

[1:52:37] come through. Um we've talked to them

[1:52:40] about that. They've agreed to it. So, I

[1:52:42] think we're completely good there.

[1:52:44] >> Okay.

[1:52:44] >> Thank you.

[1:52:46] Okay. So, I'll make a motion that the

[1:52:49] proposed Oak Village subdivision

[1:52:51] preliminary plat be recommended for

[1:52:52] approval based on the following findings

[1:52:54] and subject to the conditions as noted

[1:52:56] here. I want to add one more condition

[1:52:58] that the private road from Whiting to

[1:53:00] Spanish Fork Parkway be that that's our

[1:53:03] suggesting it be clo when it is closed

[1:53:05] that we'd ask it be closed for the

[1:53:06] minimum amount of time in the least

[1:53:08] disruptive time.

[1:53:11] >> Thank you. I have a motion. Do I have a

[1:53:13] second?

[1:53:14] >> Second.

[1:53:15] All in favor?

[1:53:17] >> I I

[1:53:18] >> Any opposed?

[1:53:20] Motion passes. Thank you.

[1:53:24] >> The next item of business is to adjurnn.

[1:53:27] Uh do I have a motion to adjurnn?

[1:53:28] >> I'll make a motion to adjurnn.

[1:53:30] >> Second.

[1:53:31] >> All in favor? I

[1:53:34] >> you. Thank you so much.

Planning Commission | September 2, 2026

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