Eagle Mountain Planning Commission, 10 March 2020

Commissioner Everett moved to approve the February 25, 2020 meeting minutes as amended. Commissioner Wright seconded the motion. Those voting aye: Matthew Everett, Brett Wright, Rich Wood, and Christopher Pengra. The motion passed with a unanimous vote. 5. Status Report The City Council meeting scheduled for March 3, 2020 was cancelled due to the Utah 2020 Presidential Primary election. 6. Action and Advisory Items 6.A. The Ranches Event Barn (at the Golf Course) - Site Plan - Public Hearing Planning Manager Michael Hadley presented The Ranches Golf Course Event Barn site plan. The Ranches Estates preliminary plat was approved by the City Council on October 2, 2018. The addition of an event barn was stipulated as part of the approval/agreement with the City. The purpose of developing The Ranches Estates was to provide the money needed to build the event barn and golf course park, adjacent to the existing clubhouse. The Ranches Estates development consists of 27 residential units in five development pods around Ranches Golf Course. This application is a site plan for the proposed event barn. Eagle Mountain Planning Commission Meeting – March 10, 2020 Page 3 of 9 Mr. Hadley explained the site has a total of 147 existing parking stalls. Based on the Parks and Open Space Master Plan recommendations, it is recommended that the golf course provide 159 stalls. An additional 46 to 48 parking stalls would be needed to match that recommendation. Mr. Hadley stated the elevations shown to the City Council during The Ranches Estates approval/agreement are consistent with this proposal, except the currently proposed building provides a similar sized event space with additional space for a fitness center, kitchen, restrooms, and office area. Discussion should be held concerning whether the fitness center should be open to the public or only open to golf course members. He stated the Commission may want to consider the timing of the proposed installation of Golf Course Park that is to coincide with building of event barn. City Attorney Jeremy Cook reviewed the proposal and concluded the proposed building and uses are permitted and appropriate in this location as secondary uses to the golf course. Applicant representative Matt Pehrson with GreatLIFE Golf and Fitness Club explained their business model combines golf and fitness with the goal to promote fitness and to grow the game of golf. Commissioner Pengra asked Mr. Pehrson what his involvement was with the original applicant. Mr. Pehrson explained GreatLIFE took 51% ownership of The Ranches Golf Course from Vanguard Golf Management about a year ago and has transitioned to a current 90% ownership. The addition of the fitness center to the previously planned event center was to align the facility with GreatLIFE’s business model. Commissioner Wood expressed concern that this site plan does not coincide with the site plan approved by the City Council in October 2, 2018 due to a significant square footage reduction and lack of approved amenities including a restaurant. Commissioner Wood opened the public hearing at 6:42 p.m. Tammy Larsen expressed frustration due to the impact to their lot during excavation, concern regarding the lack of privacy fencing and noise pollution from events, and the impact of the event barn on the resale value of her home. Shawn Richards stated, as a business owner and a member of the Eagle Mountain City Chamber of Commerce, his support for project and that the event barn venue and the augmentation and improvement of the existing golf course facilities benefit other City businesses. He said during his dealings with the applicants, he has been impressed with their characters and believes they will work with the owners of adjacent properties to resolve concerns, and the family-friendly facilities provide an active, outdoor activity for families to spend time together. John Beutler stated that during the excavation in October 2018, the previous company pushed dirt up against the fence between the golf course property and his property and the resulting rock would have fallen through the gap in the fence and onto his property had deer netting not been installed on his property to contain his dogs. He spoke with the Director of Golf for Vanguard Golf Eagle Mountain Planning Commission Meeting – March 10, 2020 Page 4 of 9 Management Mark Whetzel and was told the issue would be resolved, but then construction stopped, and the dirt was never moved. Commissioner Wood advised Mr. Beutler to speak with Mr. Mumford or City Engineer Chris Trusty regarding the issues. Mr. Beutler said he had emailed employees in the Planning Department regarding the problem. Mr. Hadley stated he spoke with Mr. Pehrson today regarding the issue, and Mr. Pehrson said he would work with the homeowner on a resolution. The Ranches Golf Course employee Christine Denkers said she has worked at the golf course for seven seasons and has seen a lot of growth. Approval of the site plan would enable the golf course to offer and support more community and family activities. Judy Thomas stated her preference for the plan approved in October 2018 with a larger event center to accommodate tournament attendees and was expressed disappointment that the fine dining restaurant would now be a prep center for processed foods. Cliff Hansen stated support for the new ownership and plans and that the new and upgraded facilities will be an asset to the community. Commissioner Wood closed the public hearing at 6:51 p.m. Mr. Pehson stated he will work with the homeowners who spoke this evening regarding remedies to the concerns expressed. Commissioner Pengra expressed appreciation for Mr. Pehrson’s willingness to work with homeowners to resolve concerns. Commissioner Everett expressed concern that large events or tournaments would exceed facility capacity. Mr. Pehrson explained the company model of selling affordable golf course and fitness facility memberships: $50 for an individual, $60 for a couple and $70 for a family per month. He said the members have key fobs that allow use of the fitness facility as desired and memberships for only the golf course or the fitness center are also available. He explained the company does not oversell memberships or allow the facilities to fall into disrepair to ensure member satisfaction and continued patronage. Mr. Pehrson explained tournament function and said a full tournament would include 140 people, and it is rare to fill a tournament. He said GreatLIFE strives to balance tournament frequency to ensure members have course access, and he explained that tournaments usually occur during the day and most non-golf events are held in the evenings. Mr. Pehrson said that the existing clubhouse and kitchen will continue as currently functioning, and explained the layout, functionality, connectivity, and division of the event and fitness centers, and the limited number of showers due to the proximity to members’ homes. He said the second- floor office space is designed for approximately five offices with the intent of leasing some of the space to other business entities. He said staffing varies with the season with a maximum of two Eagle Mountain Planning Commission Meeting – March 10, 2020 Page 5 of 9 full-time, ten part-time, and three ground staff for a total of fifteen employees with expansion plans for the prep kitchen on the main floor to a full kitchen, which would necessitate additional staff. Mr. Pehrson explained GreatLIFE acquires struggling golf courses and adds a fitness facility, onsite when possible, and event centers, when needed. Their model includes a desire to remove the elitist stigma, make golf accessible to more people, and to be involved within the community with golf and other events. He said plans include use of the existing golf cart trails and storage and the addition of a putting green and a decorative retaining wall on the southwest end of the property. Discussion ensued regarding accommodating the greenspace requirement through the inclusion of a putting green. Mr. Pehrson explained the golf course, putting green, and driving range would all be open for public use, not members only, and plans have been on hold pending City Council approval. Soil compaction studies and drainage will be addressed. He said due to variance in peak usage times, parking should be sufficient and a reduction of a two-way lane to the rear of the parking lot would allow for an addition of eleven parallel parking spots in the rear of the parking lot, and four spots near the entry. Discussion ensued regarding parking requirements, concerns, and potential solutions. Jeff Habertson with GreatLIFE Golf and Fitness Club said that golf tournaments occur during May to September and the event center has doors that open allowing for flow to an outdoor area. Commissioner Wood said the fine dining restaurant was one of the key amenities for the approval of the Golf Course preliminary plat in October 2018, and expressed the desire for a timely construction of the kitchen expansion and for GreatLIFE to consider the previous agreement and community benefit in their plans to ensure a favorable outcome with the City Council. Commissioner Pengra suggested Mr. Pehrson listen to the October 2, 2018 City Council meeting to determine his interpretation of the City Council’s guidelines and concerns and said the Ranches Golf Course and Event Barn site plan appears to comply with Municipal Code requirements. Commissioner Wood said the site plan needs to adhere to the original agreement in addition to the Municipal Code. Commissioner Everett said this event space will help make the golf course viable which will benefit the community and expressed preference for a larger event space to attract larger golf tournaments. In spite of his reservations, including parking, he suggested recommending approval to the City Council. He expressed concern that the aesthetics of existing club house conflicts with the proposed elevations for the event barn and fitness center. Mr. Pehrson said in order to attract weddings, the facilities need to look beautiful and plans are in place to improve the existing clubhouse elevation aesthetics in conjunction with the construction of the event barn and fitness center facility, until the existing clubhouse can be replaced at a future date. He said the exterior elevations for the barn include wood and Hardie board siding to maintain a traditional barn-like appearance. Eagle Mountain Planning Commission Meeting – March 10, 2020 Page 6 of 9 Mr. Pehrson expressed willingness to agree to a condition to increase parking by approximately fifteen spaces. He apologized to the homeowners impacted by previous excavation and said the dirt will be removed from the area. Mr. Hadley said the area is currently zoned as Golf Course Open Space. City Attorney Jeremy Cook has indicated that the additional amenities in the event barn and fitness center are permitted per Municipal Code as ancillary uses to the golf course. Discussion ensued regarding the permissibility of tenant use of the second-floor office space, and it was determined that the Golf Course Open Space zone is vague when it comes to office space, and doesn’t specifically prohibit it. Commissioner Wright suggested the City Council verify parking sufficiency.

Commissioner Pengra moved to recommend approval of The Ranches Event Barn (at the Golf Course) site plan to the City Council with the following condition: 1. A full set of engineering plans shall be submitted to staff, which includes drainage, a detailed design for the putting green, and no less than ten additional parking stalls, but as may as can reasonably fit in the existing parking lot. Commissioner Everett seconded the motion. Those voting aye: Matthew Everett, Brett Wright, Rich Wood, and Christopher Pengra. The motion passed with a unanimous vote. 6.B. Development Code Amendment - Airpark Zone - Public Hearing Mr. Mumford presented the item and stated an applicant has requested a rezone of his property to the Airpark zone. The Planning Commission recently requested that the Airpark Zone be placed on this agenda for consideration of removal from the Municipal Code due to concerns regarding permitted and conditional uses within the zone. The Airpark zone appears to have been created years ago and was intended for a much more robust airpark than has been recently considered by landowners and applicants. The current zone allows for manufacturing, distribution, research and development, shopping centers, and aircraft manufacturing. Commissioner Wood requested the Commission consider if the City should have an Airpark zone and, if allowed, where in the City the Airpark zone should be permitted, as the zone is not currently included in the General Plan. Commissioner Pengra said he is in favor of the inclusion of an Airpark zone in the Municipal Code and General Plan to attracted and permit light aircraft hobbies and interests within the City; however, amendments to the current Airpark zone uses are needed. Commissioner Wood explained the Airpark Zone was created for the Jake Garn Airport, which closed in 2018; the Facebook datacenter is being constructed near this location. He said he is not Eagle Mountain Planning Commission Meeting – March 10, 2020 Page 7 of 9 against allowing a light aircraft airport within the City, but feels the zoning, as written, would be inappropriate for the location the applicant has requested to be rezoned to Airpark. Commissioner Wood opened the public hearing at 7:58 p.m. As there were no comments, he closed the hearing. Commissioner Pengra stated that due to land and airspace limitations, Eagle Mountain is unlikely to be allowed an executive airport, even if one should be desired. Commissioner Wright asked if the applicant has met the conditions included when the Planning Commission previously tabled the request. Mr. Mumford said Mr. Cook recommended the removal of the zone concur with the presentation of the applicant’s returning request. Commissioner Wright stated the active application should be resolved before amending or removing the Airpark zone. Commission Everett stated his support of retaining and amending the Airpark zone to accommodate a light aircraft airport and to determine an appropriate land use area within the General Plan. Commission Pengra offered to research aircraft zone uses in other cities to assist the Commission in their decision.

Commissioner Wright moved to table the amendment to the Eagle Mountain Municipal Code Chapter 17.45 Airpark Zone until the next scheduled Planning Commission work session meeting. Commissioner Wood seconded the motion. Those voting aye: Matthew Everett, Brett Wright, Rich Wood, and Christopher Pengra. The motion passed with a unanimous vote. 6.C. Commercial Zones - Creating and Amending the Commercial Code - Public Hearing The Planning Commission and City staff discussed the Eagle Mountain Municipal Code Chapter 17.35 Commercial Zones as presented in Exhibit A, and made amendments as presented in Exhibit B.

Commissioner Pengra moved to recommend approval of the amendment to Eagle Mountain Municipal Code Chapter 17.35 Commercial Zones to the City Council as discussed and amended in the working document (see Exhibits A and B). Commissioner Wright seconded the motion. Those voting aye: Matthew Everett, Brett Wright, Rich Wood, and Christopher Pengra.