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Welcome everybody to our work session of the West Point City Planning Commission. Today is March 12th, 2026. And we are missing Spencer and Adam. We have Rochelle, Ryan, Kyle, and Joe. So we'll get started on our work session, which is review of agenda items and then other items, which might be discussion of a float possibly for the parade, but that's it. So I guess it's Troy and I also got your print out.

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then I'll talk about these items which will make it go even faster.

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Here you go.

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Appreciate it.

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So the first item, we're actually combining a agenda item six and seven.

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That's a preliminary plat and a site plan amendment for the Salt Grass townhomes.

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This is located approximately 4,500 west, 1800 north on the corner.

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This would be the second amendment, this property was re-zoned with a development agreement

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in March of 2023, that re-zoned with the development agreement allowed 132 units.

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Since then, they came back in 2024 with an amendment to the preliminary that picked up down to 116 units.

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Now, the reason why is they had some wetland concerns that they couldn't resolve, so we'll just cut that away.

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That's all been resolved now, and now they're requesting an amendment to go back up to 132 units.

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and they've actually changed things slightly from their original plan.

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So the 2024 plan, this was the layout of the project.

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The property that the road went to the north portion of the property connected to $4,500.

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You can see kind of the bend in the road.

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That was where UW was going to tie in $4,500.

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if you know that intersection is offset. Since then the UDOT and the city has been working

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to take that e-road offset to the south properties. So 4,500 on that north of 1800 would

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actually be straight and then curve down below. So their amendment is changing how that's

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out a little bit because they were dedicating some of that to the to the city for the future road.

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So the new plenary plan, you can see here on the on the screen shows the road

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kind of going in the middle. Also, if you've right now the city council is discussing

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seen public hearing for the trail's edge subdivision, which is the property just on the

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other side of the canal, you can see with my mouse right here, over here. So they are

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showing an access point that can go into this development. So it's actually maybe a good

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for traffic calming to turn that road down a little bit.

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So went there today to take a picture of a couple of the downhomes that are going.

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The one I should take the picture of that, they've actually painted the next one to the

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west blue, the middle section is actually blue, looks kind of nice.

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the plan that was submitted was the phasing plan. So they're looking for phase two. Right now they're

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they're just finishing up all these homes. They've pulled a permit for all of phase one. So they're

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currently building all the town homes. So phase two would be to the west of phase one and to the

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north and with that new road connecting to $4,500.

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Phase three would be the remainder of that.

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If you remember the, what's the subdivision to the north of that, which is the Humphrey

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property, West Meadows, thank you, that's connecting that road here at the very top to West

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Meadows.

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That will be Phase three.

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But, they're phasing plan shows the road, if you remember right, their phase was on $4,500.

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And so, once that this road goes, they can finish that development as well.

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This, the landscape plan for that is going to be similar to the landscape plan that was submitted for the original site plan.

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And Tim Gooch has the contract to do it, but didn't have time to finish up the landscape.

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He said it would look really similar to what's being proposed here on that other than

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the road will be here, but all the landscapes meant to have the trees and the open space

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will have the shrubs and stuff.

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So we can show it to you when he has that, but it's not really not any different than what's

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being shown there. So in the staff report who went over those possible changes from the previous,

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so again, 4,500 West is being re-aligned. So UDOTS determined not that connection to the

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South, re-aligning that to the property of the South, which is on by the school district.

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In the 2024 proposal, there's 116 units, so they're proposing to max out their density

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of the 132, which is 8 units per acre.

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That's what was approved with the development agreement.

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The building layout, again, just changed slightly, just more consistent with the original one

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of 132 units.

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You can see that it's still really similar to what was previously approved.

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Some of the open space has expanded a little bit. So there's some open space here next

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to 4,500 and down here. So those plans will show, they're going to have a detention base

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and I believe down here somewhere in the corner.

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Is that expanding because they don't have to dedicate that land from the road?

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I remember the first one, like 132, with the road dedication right, then they found out it was

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a wetland, but I kind of like that they're moving some of those away from 4500 a little bit, but

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yeah, that's something I was going to ask is where did that dedicated land end up? And it's just staying

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more open space, basically, open space.

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I think they always had a detention pond

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kind of where they're showing in.

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Yeah, there was always supposed to be one right there anyway.

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So again, there's two action items,

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because the site plan that was approved was for the 116 units,

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because the landscape slightly has changed

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in some of the layouts.

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We feel that council partners to see it.

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If Council users see preliminary, they don't see preliminary also, feel that with the two

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actions tonight would be a site plan amendment recommendation and an amendment approval with

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the planning commission. We've looked at the code and all these, this new change still

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is in compliance with all the current code requirements, so we don't see anything significant

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in to all that would hold them up. Do you have any questions for us?

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Um, I had just two. I drove by it today too. And, um, one, is that a shared ride?

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What is on the west, those west side? Are you talking this?

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Yeah, that little extension thing. Is that those, that what that is?

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A driveway? Yeah.

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Yeah, shared, shared, shared, yeah, shared, wrote, privately, no,

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similar to what you'd maybe see in a town home worth it.

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Like the driveway kind of goes back to a few units, same thing for that one.

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Do those work okay? Like I mean, that, and that's cool with the code and everything.

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Yeah, shared driveway. Yeah, it's actually like that in the original plan.

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Yeah, the original plan, because we had to, it wasn't wide enough, and they've actually made it wider.

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It was kind of really narrow at that point so I guess that's my you know how that works

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and is that gonna be okay that I could see that being a problem people park in and block

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in the driveway.

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Anytime others like that he must face him if you get better on the staff report it's like

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shaded uh-huh those work good ish yeah Scott I wouldn't I'm not gonna live there so I'm

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Yeah,

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the second thing is just I noticed in townhome communities like this parking could be a big issue. Are they put in parking? Is there some parking extra parking somewhere?

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because especially this location like 1800 you can't you're not going to be

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parking along 1800 to go visit somebody there or really probably even 45

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hundred really that'll be pretty busy right there

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wider street yeah yeah but

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when I drove down there you're not parking in front of the entrance drive you're

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be parking someone's driveway oh because they're so close together they're so close

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together like it didn't look like he parked there.

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They all have two car two car driveways and it's all

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two cars. Yeah, this this was back in the the stopwoofer doctor in which I love of you kind

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of be able to fit a full-size truck in the driveway in front of the. Yeah, if you made them, I think

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they're set back 25 feet. Yeah, that was the setback so that yeah, they said that was pretty good. Yeah,

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I was just wondering about yeah, just it seemed very yeah, there's a good photo like there's no

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more to park there. It's not you'd be blocking someone's driving. So I guess between buildings, maybe is one. Yeah, one, but that's good question for them. Also, but there's the how many spots on that he said that were the parking. These are, yeah, visitor parking.

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So like, oh, it's about a dozen. Yeah, the code required with the R4 at the times. Now it has been rewritten.

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Well, I think they're too hard to rock it, right?

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Yeah.

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Each one requires two and a half parking.

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Yeah.

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Sounds per bit too, etched.

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Right.

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Right.

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Yeah.

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That's what I remember the discussion of.

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We talked about that for a while because, yeah, it becomes a problem.

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Yeah.

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I mean, I couldn't fit all my vehicles there.

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There's 16 guest parking spaces out there.

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Okay, but my mom lived in an over by Sarah,

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she's just moving on that new one kind of by,

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where I saw you guys walking one time.

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And when I would go to her house on my truck,

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like I had to almost touch her garage

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so that my bumper would be not hanging over that.

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And that was pretty much it.

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It was like one vehicle and her garage was like one car.

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So she had like two two parking spots and that was it. And it yeah, it got crowded all the time. But I think this is a lot better than that one because yeah, you can basically fit two visitors and also have two cars theoretically, but if they're not using their garage for storage. Yeah, but yeah, so so so the driveway could accommodate the two. And that's that's why the 16 extra stalls were required. Okay.

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Is that like a certain that meets the code? Do we have a code for it or something like we got it for

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the X amount per number of units. Yeah, and back in 2023 when we went through this whole

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reason that we went through all those parking standards and everything. They have those right

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here but don't they have more closer to the road to are there two sets of additional parking?

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Is that the two extra sets of stalls one near the roadway and then the other one of those those both spare extra parking?

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Yeah, these this and that's up here.

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I can't remember what extra parking was proposed the first time if there was any.

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We went back and forth. This is what was settled what we settled on this.

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Really this portion of the development isn't really changing at all.

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It's more this side with with the wetlands.

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But yeah, that's that parking has been consistently there the whole time. How many was approved before one night in and now or one one 32 was the original with the

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Reson then it went into one 16 now it's back to one 32 so another 60.

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Yeah, they had to go down because when they went after the Reson before the the swamp. Yeah, they and I think there was a

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plug pipe because if you go historical Google Earth, there's only water there for like six years before that. There's nothing all of a sudden

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So I think that's what they found out at some sort of drainage pipe plugged and

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Yeah, that's what their development agreement says 132

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But then rather than messed around with the wetlands. They just kind of

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They're hoping then get resolved before they got to that low that area and

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I

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And we asked

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Um, um, and uh, represented come.

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I believe it's in dry end.

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Yeah, he should be here tonight to answer a question.

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So that's a good question.

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If you like, especially talking about the, the, the drives back here, this was kind of

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right before we get on, like I think, yeah, it was right before that, yeah, I will say that

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The void actually really likes this better, because...

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You remember that the Humphrey subdivision right above this, their road comes in was really close to this road. And this new plan moves it moves from kind of separates a better, so they're not so close on 4,500. And also puts a bend on 1900, which should in theory slow people down versus the straight shot that was there before, but. Yeah, it was this part of the thing that what we swapped.

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Stuff with the school district too. Is this all the same? This was school district property. Yeah, that's why you kind of ended up by an R-4 here anyway was sure it was yeah

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Makes it was exciting. It was for Sheldon's

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But I'm gonna be a good question

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Okay, that's good. Yeah. Yeah, looks good

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Where you want to go to eat, but this is where you're gonna want to go trick your treating

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things. Yeah, you have to vote awkward to get a lot of candy. Yeah. Yeah.

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You're ready

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for the next item or do you need to get with this more? No, I think we're good. We just

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got to make sure we'd have two separate votes, right? Because they're two separate, but I'm

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going to read the six and seven pre stuff together and then we'll just have two separate

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votes, right? Yeah, the staff board has two separate motions, suggested motions and that

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So because one needs to be, there's a recommendation to City Council, one is actual vote for.

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So the next item is the, which is funny, we talked about the January, we're going back

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with the January, so I'll just,

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so the next one is a, is a, is a, is a, is a preliminary

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the primary plan for the rising junior high subdivision.

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The purpose of this preliminary plan is to divide the property.

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The city owns the field to the east of the junior high.

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And so it's just subdividing the pieces.

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is one is the school district and then the other piece will be the city.

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So our code requires a preliminary apply and not just to meet some bounds.

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So we're going through the school districts going through the proper channels.

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They are the applicant, the city's not, we're here to represent the school district because

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it does affect the city property as well.

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So obviously reviewed it and everything you know it's everything matches. It's pretty it's one of those

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Easy two-out subdivisions

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Yeah, it's just to make a different parcel. So it's the cities now basically. Yeah, what's the city gonna just create another like

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Field or something is at the plan. Yeah, that's yeah, it's a big park there now

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That's what I thought on head trip. Yeah, you can see that the

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I think you could fit a pretty sweet bike park over there.

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You could, but with the brand you saw, I'm not sure that they would appreciate it.

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There's no watering required on the bike park.

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It's very water friendly, very water.

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It hurts when you wreck on them.

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I can tell you that, but you heal.

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Find some ones.

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So those are the two, I will, the three items for this evening, but if there's concerns

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questions for

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this one representing the applicant tonight, the applicant is just for the record,

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is the school district, it's not the city, but we can help they answer your questions about this one.

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And the applicant should be here for the the other one. And Mr. Sherry did give you that kind of

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script for the general session. Yep, I got it. And I liked it. And I'm glad you clarified because I

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I thought I was missing something on that school one.

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I was like, what, subdivision for a field?

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But I guess that's just the term.

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So I thought maybe I can read this wrong,

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but no, that'll work good.

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Is there a reason that they would have constructed everything

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and then that subdivision?

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So why construct it first and then go to the subdivision later?

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Government?

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Yeah, there was no, it's, uh,

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I can give you my opinion is you got one contractor working on one property owner, so you deal with one owner at the time of construction.

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The whole thing in the city is by field from this.

213
00:19:45,180 --> 00:19:48,780
That may my guess is to just make it easier on the contract.

214
00:19:50,380 --> 00:19:52,840
But other than that, I don't know why you wouldn't.

215
00:19:53,620 --> 00:19:59,240
Because you could easily just said you're good to work on our property too and have the same contractor.

216
00:19:59,240 --> 00:19:59,980
I don't know.

217
00:20:00,380 --> 00:20:06,640
All the school district pay for everything and then we'll do the flat, we'll buy the

218
00:20:06,640 --> 00:20:07,320
lot from that.

219
00:20:07,760 --> 00:20:08,240
Got you.

220
00:20:09,040 --> 00:20:11,840
So now you're buying it as an improved lot, basically.

221
00:20:11,840 --> 00:20:13,160
And I think that's how they're doing it.

222
00:20:13,960 --> 00:20:15,260
And so there's really weird stuff.

223
00:20:15,780 --> 00:20:22,780
I can tell you firsthand that the government of moving up money is going to be very odd.

224
00:20:23,060 --> 00:20:23,180
Yeah.

225
00:20:23,180 --> 00:20:31,380
There's a big interlocal agreement with courts being used office space there and well reimbursements is usually how you like to go

226
00:20:31,380 --> 00:20:36,060
That to be reimbursed from different entities instead of given money in front because it changes your anyway

227
00:20:36,660 --> 00:20:42,060
I can tell you from first 10 experience reimbursements are easier and buying stuff and selling things after it's done

228
00:20:44,510 --> 00:20:46,510
Is it really almost six o'clock?

229
00:20:48,630 --> 00:20:50,330
Seven oh, that okay

230
00:20:51,330 --> 00:20:52,850
That was in church again. Sorry

231
00:20:54,710 --> 00:20:56,250
It will be right in November.

232
00:20:59,810 --> 00:21:00,370
Yeah.

233
00:21:00,730 --> 00:21:00,790
Yeah.

234
00:21:01,930 --> 00:21:02,490
Yeah.

235
00:21:02,730 --> 00:21:03,250
Yeah.

236
00:21:03,870 --> 00:21:05,370
And it's that ladder.

237
00:21:05,970 --> 00:21:10,730
So if we can quickly go over some staff updates and like that, that way we can.

238
00:21:11,110 --> 00:21:11,790
Let's do it.

239
00:21:12,370 --> 00:21:15,870
I'm ready. So just remember the 24th meeting.

240
00:21:16,590 --> 00:21:18,510
The joint meeting with city council.

241
00:21:20,230 --> 00:21:22,290
If anybody else can't be here, 24.

242
00:21:38,780 --> 00:21:42,260
We can't make the city council come to our meeting as well. Just for fun.

243
00:21:43,820 --> 00:21:45,100
You know, I tried.

244
00:21:45,100 --> 00:21:50,620
I was like, let's have our joint meeting on the 26 and anyway, no, that's fine.

245
00:21:52,640 --> 00:21:54,340
We'd like to talk to them as much as they'll like.

246
00:21:54,480 --> 00:21:55,440
So go on and say, Council.

247
00:21:59,180 --> 00:22:03,180
What's the Nielsen General Plan amendment? Council approved that last week.

248
00:22:04,620 --> 00:22:08,740
But a general plan amendment to our four on that property on 4,500.

249
00:22:09,820 --> 00:22:11,220
The events left so much.

250
00:22:12,820 --> 00:22:14,600
other one we voted down.

251
00:22:17,600 --> 00:22:22,380
They are having a public hearing at their next meeting on the

252
00:22:22,380 --> 00:22:27,840
Mycatch property, which is the one just east of Saltgrass that you guys talked about

253
00:22:27,840 --> 00:22:33,340
like two maybe three years ago, and it's kind of gone through some changes.

254
00:22:35,580 --> 00:22:36,520
That's now going

255
00:22:36,520 --> 00:22:44,340
back to council, meals and home zones that now, they've actually made it all mostly single

256
00:22:44,340 --> 00:22:49,220
family, the same kind of small lot, single family. It was all town homes before, if you'll

257
00:22:49,220 --> 00:22:57,260
remember that. So that's public hearing it, council next meeting. Parkers are still waiting

258
00:22:58,180 --> 00:23:02,980
on the infrastructure, trying to figure out who's going to pay for all the infrastructure in the

259
00:23:02,980 --> 00:23:09,140
annexation area, but Rick's gotten Ivy Meadows who you guys voted on a couple of weeks ago.

260
00:23:11,360 --> 00:23:15,180
He's moving forward at council, so he'll be on the next meeting for public hearing.

261
00:23:16,400 --> 00:23:22,460
And Kyle was approved? It was approved, right? No. He's not for public hearing, that's right.

262
00:23:23,880 --> 00:23:27,780
That's right. That's right, because council's not having a meeting next week.

263
00:23:29,180 --> 00:23:31,560
Yeah, so that'll be on for public hearing at the next meeting.

264
00:23:33,240 --> 00:23:37,580
Yeah, no council next week because of something.

265
00:23:37,960 --> 00:23:38,320
Talk us.

266
00:23:38,420 --> 00:23:39,020
That's right.

267
00:23:43,340 --> 00:23:44,300
Planning commission.

268
00:23:44,780 --> 00:23:47,420
So we remember the property on 800.

269
00:23:47,720 --> 00:23:51,040
No, yes, 800 north on the north side of the road.

270
00:23:51,760 --> 00:23:54,080
Then we talked about and they had that long call the sack.

271
00:23:54,400 --> 00:23:56,140
There's those two U dot lots in the front.

272
00:23:56,140 --> 00:23:57,260
If we're talking to you dot.

273
00:23:58,120 --> 00:24:00,760
It sounds like that's going in a good direction.

274
00:24:02,080 --> 00:24:05,520
So you'll likely see that here in the next meeting or two.

275
00:24:06,760 --> 00:24:08,240
Their application will be forward.

276
00:24:08,560 --> 00:24:09,820
They've submitted to the PRUD.

277
00:24:11,600 --> 00:24:13,540
So they're not doing that general plan amendment.

278
00:24:13,740 --> 00:24:15,020
They just wanted our one period.

279
00:24:15,340 --> 00:24:15,640
Yeah.

280
00:24:15,980 --> 00:24:16,620
Sounds like that.

281
00:24:16,680 --> 00:24:18,000
That should be easier.

282
00:24:18,700 --> 00:24:19,320
I think so.

283
00:24:19,740 --> 00:24:21,900
I think we talked about that because they just needed a few minor.

284
00:24:22,820 --> 00:24:25,260
But it might change if they're able to buy those other two laws.

285
00:24:25,520 --> 00:24:25,920
They can maybe.

286
00:24:26,640 --> 00:24:27,680
Do something else.

287
00:24:27,800 --> 00:24:28,080
Yeah.

288
00:24:28,080 --> 00:24:30,360
So, what are they going to do with the PR?

289
00:24:31,580 --> 00:24:32,520
I think it was.

290
00:24:33,300 --> 00:24:34,840
They're not getting any density.

291
00:24:35,660 --> 00:24:39,140
All they really need is some flexibility.

292
00:24:40,260 --> 00:24:41,580
Okay, let's move on.

293
00:24:42,700 --> 00:24:46,220
Carlisie is the one on 700 South.

294
00:24:46,280 --> 00:24:47,860
Like how will you choose?

295
00:24:50,690 --> 00:24:52,250
You'll be seeing that pretty quick.

296
00:24:53,090 --> 00:24:54,410
Saltgrass, we're talking about now.

297
00:24:55,810 --> 00:24:57,890
Are they the other one?

298
00:24:57,890 --> 00:25:00,030
At least he's the other one right behind me.

299
00:25:00,210 --> 00:25:01,190
I'm not going to read the person.

300
00:25:01,410 --> 00:25:02,050
I'm not going to be able to read that.

301
00:25:02,130 --> 00:25:02,210
All right.

302
00:25:05,030 --> 00:25:07,050
Thought grasp got and then the sign code.

303
00:25:07,510 --> 00:25:08,330
I'm still working on it.

304
00:25:08,390 --> 00:25:08,770
Sign code.

305
00:25:08,950 --> 00:25:10,370
I think I'm working on it.

306
00:25:10,370 --> 00:25:11,290
I'm working on it.

307
00:25:13,580 --> 00:25:14,300
Legislative update.

308
00:25:14,400 --> 00:25:15,540
And I won't get.

309
00:25:17,260 --> 00:25:20,560
Yeah, I have to have it done by July, so you'll see it.

310
00:25:21,680 --> 00:25:22,480
What else?

311
00:25:22,840 --> 00:25:25,220
It's just some legislative updates, some things coming.

312
00:25:26,440 --> 00:25:27,380
What is the city?

313
00:25:27,620 --> 00:25:29,080
What is the city council on it?

314
00:25:29,080 --> 00:25:35,540
like just so we're kind of aware thinking about like what they do yeah what do they want to

315
00:25:35,540 --> 00:25:43,180
scout so we're going to talk about um the council had a their visioning session I don't know when

316
00:25:43,180 --> 00:25:48,000
it was a month or so ago and I gave them a whole presentation on the modern income housing plan

317
00:25:48,000 --> 00:25:55,220
and what it actually is and what the state requires and what we do and they really wanted to do that as

318
00:25:55,220 --> 00:25:59,160
part of the joint meeting. So I'm going to go over modern income housing just to really

319
00:25:59,160 --> 00:26:04,000
because we talked about it a lot but you know, we approved a plan five years ago and then I don't

320
00:26:04,000 --> 00:26:08,760
know that we really think about all the details of it. So we're going to go through modern income

321
00:26:08,760 --> 00:26:15,260
housing and what that is and then we're going to talk about industrial

322
00:26:17,440 --> 00:26:19,300
zone. Industrial. Yeah,

323
00:26:19,460 --> 00:26:23,020
remember we talked about that way to the general plan and kind of push that off and we knew we need

324
00:26:23,020 --> 00:26:28,820
talk about some inland port the future industry all so we're gonna talk about that. Yeah and the inland

325
00:26:28,820 --> 00:26:35,840
port people are gonna come and they've got some ideas they want to talk about and then there's

326
00:26:35,840 --> 00:26:42,860
one other item there's this oh we're going to open in public meeting act training. I love that

327
00:26:42,860 --> 00:26:50,420
public meeting act okay open in public meeting act that's what it's called okay training right yes

328
00:26:53,320 --> 00:27:06,060
It's just your public meeting training that you have to have that we basically went over and Katie goes up. Yeah, we basically did it a little bit ago, but just about how you guys can't have secret meeting.

329
00:27:11,380 --> 00:27:20,020
There was legislation, legislative session just ended last week and there was a few things that will have to be bringing to you.

330
00:27:21,160 --> 00:27:30,120
they approved, we have to allow detached ADUs, which we are allowed. So that was pretty easy.

331
00:27:31,760 --> 00:27:36,080
We're just going to have to tweak it a little bit, but it's pretty minor because we already allow it.

332
00:27:36,400 --> 00:27:38,920
So I think

333
00:27:41,350 --> 00:27:48,530
there's probably a couple other little tweaks we'll have to make in the code just to comply with some state changes.

334
00:27:48,530 --> 00:27:56,890
but there's nothing else major I think the ADU was the biggest one but way bigger for some cities

335
00:27:56,890 --> 00:28:02,750
again but we already allow it so that shouldn't be too a good deal. Um that's it.

336
00:28:08,260 --> 00:28:08,940
Any question?

337
00:28:08,940 --> 00:28:10,100
No.