Eagle Mountain Planning Commission, 22 March 2022

Commissioner Pengra moved to approve the March 8, 2022 minutes. Commissioner Allen seconded the motion. Those voting aye: Jason Allen, Eagle Mountain Planning Commission Meeting - March 22, 2022 Page 2 of IO Jeremy Bergener, Matthew Everett, and Christopher Pengra. The motion passed with a unanimous vote. 6. Status Report Senior Planner Tayler Jensen reviewed the planning items discussed and voted upon during the March 15, 2022 City Council meeting. 7. Action and Advisory Items 7.A. PUBLIC HEARING/ACTION ITEM - Marketplace at Eagle Mountain Town Center Lot 6 Pad C2 Mr. Jensen presented the item. The application is for a commercial pad building located on approximately .45 acres on lot 6 pad C2 of the Eagle Mountain Town Center Development. EMMC 17.72.030(A) requires a pedestrian connection to the front of the building; staff recommends a pedestrian access be added to connect to the trail along Pony Express Parkway. Trail connectivity was not included in the master site plan. Staff recommends additional features be added to the east elevation to better comply with the requirement for design elements to be used on all four sides of a building. It is the purview of the Planning Commission to determine if the application adheres to the EMMC 17.72.040(F)(2) requirement for buildings to avoid large, panelized products or featureless surfaces. The applicant is proposing 14 parking stalls which meets the minimum parking requirement. Staff recommends that the Planning Commission motion to recommend approval of the application to the City Council, for the reasons set forth in the staff report and in the meeting with the following conditions: 1. A pedestrian connection is provided to the improved walking path along Pony Express Parkway to the east of the project; and 2. Awnings shall be added to the east elevation. Applicant representative Bill Gaskill explained that the master plan had consideration for sidewalk connections that were not clearly identified. A pedestrian connection could be added near the drive-through reader board, where the vehicles are stopped, to meet the requirement or to connect to the interior sidewalks as planned. Commissioner Everett opened the public hearing at 6:57 p.m. As there were no comments, he closed the hearing. Commissioner Everett noted a precedence in the City to allow for pedestrian accesses crossing the drive-through aisles and thus he supports allowing a similar walkway for this application. He appreciates the applicant's willingness to add an awning on the east elevation. Commissioner Allen stated he is in favor of the proposed connection, as traffic will be stopping at the menu board, and the addition of the awning. Eagle Mountain Planning Commission Meeting - March 22, 2022 Page 3 of 10 Commissioner Pengra expressed concern with a pedestrian walkway crossing the drive-through. As he feels that foot traffic will more likely come from the shopping area than the trail on Pony Express Parkway, he would prefer pedestrian connectivity to the west. Commissioner Bergener said he does not recall that pedestrian access had been required for other businesses in the area and agrees with concerns regarding the usability and utilization of a pedestrian connection from the trail.

Commissioner Bergener moved to recommend approval of the site plan for the Marketplace at Eagle Mountain Town Center Lot 6 Pad C2 to the City Council with the condition that awnings shall be added to the east elevation. Commissioner Pengra seconded the motion. Those voting aye: Jason Allen, Jeremy Bergener, Matthew Everett, and Christopher Pengra. The motion passed with a unanimous vote. 7.B. PUBLIC HEARING/ACTION ITEM-Rose Ranch Mr. Jensen presented the item. Rose Ranch was previously called Mae Land, and the Planning Commission held a public hearing on a proposed rezone for this project on February 22, 2022, ultimately deciding to table the item and advised that it return as a master plan as well as a rezone. The resubmittal includes a master development plan, preliminary plat, and a rezone for the 79.85 acres of property. Since this was last reviewed, some substantial changes have been made including: • The land swap with SITLA is not going to go forward. • At the recommendation of staff, RC zoning is proposed on the southern boundary of the project, as an age-restricted product. • The remaining portion of the development is to be zoned R3, with varied lot sizes. The Parks and Recreation Director does not wish for a public splash pad in this location, as proposed, and feels it is more costly than the developer anticipates. EMMC 16.35.105(A)(5) requires parks to be visible from the road. The applicant has added parking lots to open visibility near the amenities. Nevertheless, the nature of the Pony Express Regional Trail prohibits visibility from some roads as the trail traverses the City. EMMC 16.35.105 (A)(l3) stipulates that no more than 33% of required amenity points may come from parking and trails. The current proposal meets the required number of points; however, 368 points must come from amenities other than trails, and currently, only 287 points are for other amenities resulting in a deficiency of 81 points. A portion of the regional trail is currently being used as the primary construction access road for Facebook. The park cannot be built until construction traffic is rerouted. SITLA supports the rerouting of the construction access. The project exceeds the minimum connectivity score. However, Mae Lane exceeds the maximum block length of 800 feet and requires a mid-block pedestrian connection to be compliant. The applicant plans show a 47-foot road along the southern edge of the project; however, the road the City only anticipated as a 36 ½-foot residential road. Willard Peak Drive had been projected as a 94-foot major collector, but is not currently on our transportation map, Eagle Mountain Planning Commission Meeting - March 22, 2022 Page 4 of 10 and is on the draft transportation map as a 77-foot minor collector. An additional 30-feet ofright of way is needed to complete the road and no lots may front on Willard Peak Drive; however, the Planning Commission may grant an allowance ifa ll the lots are at least 100-feet wide and have a circular drive. Staff recommends that the Planning Commission motion to recommend approval of the Rose Ranch rezone, for the reasons set forth in the staff report and in the meeting with the following conditions: 1. The RC Zone shall be age-restricted to occupants 55 years and over; and 2. The open space area shall be rezoned to OS-I. A recommendation of approval may be made for the Rose Ranch preliminary plat and Master Development Plan for the reasons set forth in the staff report and in the meeting with the following conditions: 1. A 20-foot-wide midblock pedestrian connection shall be added to the east segment of Mae Lane between Apeche Street and Bull Run Drive); 2. An additional 81 non-parking or trail amenity points shall be added to the park plan; 3. The plat shall be redesigned so no lot has access onto Willard Peak Drive; 4. The Facebook construction access shall be rerouted along the north and west edge of the development; 5. The splash pad shall be replaced with more neighborhood appropriate amenities; 6. The southern road shall be reduced to a 53-foot right of way; 7. Willard Peak Drive shall be constructed as a 77-foot minor collector; and 8. An additional east-to-west connection into the SITLA property north of the trail corridor shall be added. Discussion ensued regarding potential roads to reroute construction traffic and the potential impacts ofd elaying an alternate road access. Applicant representative Steve Turley expressed his willingness to work with the City to accommodate the staff recommendations. Mr. Jensen clarified that the number of and layout for the R3 lots is similar to the previous proposal. The reason for the increase of the total lot count is due to adding the age-restricted, higher-density RC product to the project. Commissioner Everett opened the public hearing at 7:25 p.m. Commissioner Everett noted that the City received communication from Elise Erler, a SITLA representative, regarding the project. Commissioner Everett closed the public hearing at 7:26 p.m. Discussion ensued regarding proposed changes to the Future Transportation Plan for the City, potential connections to existing roads, and the impact oft he construction access road options on current and future traffic plans. Eagle Mountain Planning Commission Meeting - March 22, 2022 Page 5 of 10 Commissioner Pengra expressed concern that allowing the continued use of the Pony Express Regional Trail as a construction access will decrease the likeliness of the trail being approved and used as intended. As such, he is in favor of rerouting construction traffic; however, he is unsure of the impacts of relocating the access. Commissioner Allen concurred with Commissioner Pengra. He appreciates the applicant's willingness to amend the amenities and the mix of product offered and is in favor of directing traffic off the minor collector road as the population increases. Commissioner Bergener thanked the applicant for their willingness to adapt the project to conform with the desires of the City. Commissioner Everett echoed the appreciation expressed to the applicants. Although the RC Zone is not compatible with the General Plan designation, he thinks it is appropriate as a transition to the area to the south. He thanked the applicant for adding parking to make the park space more open and accessible. He requested that the park plan amendments retain the parking. He agrees with returning the access road to a trail as soon as possible. As such, he is in favor of rerouting traffic to Aviator Av enue to access the development from the north and west side. Commissioner Pengra requested for staff to research construction access options, construction access standards, and ramifications prior to the discussion with the City Council to determine the best route during their approval. Commissioner Allen voiced his support of allowing time for additional research to determine the most appropriate construction access. Discussion ensued regarding the following times: • Construction route options including fire and safety access requirements; • Possibly allowing the applicant to pay a fee in lieu and preserve the trail for the City to develop in the future; • The impact of inflation on the adequacy of the fee in lieu funds to cover the cost of a future park; • Whether the park in Brandon Park is sufficiently sized and located in close enough proximity to provide amenities for Rose Ranch until the park can be developed should a fee in lieu be allowed; • The unknown timeframe until the completion of construction for the Facebook project; • The impact of the construction access location options on residents; • Potential conditions to address the construction access concerns while allowing the application to move forward to prevent being punitive towards the applicant through additional delays to the project; and • The entitlements, uses, and density of surrounding properties.

Commissioner Pengra moved to recommend approval to the City Council of the rezone for Rose Ranch with the following conditions: Eagle Mountain Planning Commission Meeting - March 22, 2022 Page 6 of 10 1. The RC Zone shall be age-restricted to occupants 55 years and over; and 2. The open space area shall he rezoned to OS-L Commissioner Allen seconded the motion. Those voting aye: Jason Allen, Jeremy Bergener, Matthew Everett, and Christopher Pengra. The motion passed with a unanimous vote

Commissioner Everett moved to recommend approval to the City Council of the preliminary plat and master development plan for Rose Ranch with the following conditions: 1. A 20-foot-wide midblock pedestrian connection shall be added to the east segment of Mae Lane between Apeche Street and Bull Run Drive; 2. An additional 81 non-parking or trail amenity points shall be added to the park plan; 3. The plat shall be redesigned so no lot has access onto Willard Peak Drive; 4. Construction access shall be rerouted around the edge of this development; 5. The park plan shall he reconfigured with appropriate amenities for the neighborhood; 6. The southern road shall be reduced to a 53-foot right of way; 7. Willard Peak Drive shall be constructed as a 77-foot minor collector; 8. An additional east to west connection into the SITLA property north of the trail corridor shall be added; and 9. lfthe construction access is not rerouted around this development, a fee in lieu shall be paid by the applicant to the City for the improved open space. Commissioner Pengra seconded the motion. Discussion ensued regarding amendments to the motion. AMENDED MOTION: Commissioner Everett moved to recommend approval to the City Council of the preliminary plat and master development plan for Rose Ranch for the reasons set forth in the staff report and the presentation in

Commissioner Pengra moved to recommend approval to the City Council of the rezone for Saddle Junction to the CC Zone. Commissioner Bergener seconded the motion. Those voting aye: Jeremy Bergener and Christopher Pengra. Those voting nay: Jason Allen and Matthew Everett. The motion failed with a vote of 2:2.

Commissioner Everett moved to recommend approval to the City Council of the rezone for Saddle Junction to the CN Zone with the condition that a development agreement shall be written to allow a maximum of 50-foot-high structures with all other commercial development standards to apply. Commissioner Pengra seconded the motion. Commissioner Allen requested that the motion specify that the SO-foot height allowance be applicable only to office buildings. Commissioner Everett declined the amendment as he felt other appropriate uses may desire the increased building height. Those voting aye: Jason Allen, Matthew Everett, and Christopher Pengra. Those voting nay: Jeremy Bergener. The motion carried with a vote of 3:1. Commissioner Bergener clarified that his dissention was due to perceiving the motion as being too prescriptive. 7.0. ACTION ITEM-Planning Commission Rules of Order and Procedure

Commissioner Bergener moved to approve an amendment to the Planning Commission's Rules of Order and Procedure. Commissioner Allen seconded the motion. Those voting aye: Jason Allen, Jeremy Bergener, Matthew Everett, and Christopher Pengra. The motion passed with a unanimous vote. Eagle Mountain Planning Commission Meeting - March 22, 2022 Page 9 of l 0 8. Discussion Items 9. Next scheduled meeting The next Planning Commission meeting is scheduled for April 12, 2022. I 0. Adjournment