General Information

Government Type

Municipality

Entity

Kaysville

Public Body

Kaysville Planning Commission

Notice Information

Add Notice to Calendar

Notice Title

Kaysville City Planning Commission Meeting Minutes

Notice Type(s)

Meeting

Event Start Date & Time

May 22, 2025 07:00 PM

Event End Date & Time

May 22, 2025 09:00 PM

Event Deadline Date & Time

05/22/25 07:00 PM

Description/Agenda

Kaysville City Planning Commission Meeting Minutes May 22, 2025 The Planning Commission meeting was held on Thursday, May 22, 2025, at 7:00 pm in the Kaysville City Hall located at 23 East Center Street. Planning Commission Members in Attendance: Chair Mike Packer, Commissioners Erin Young, Wilf Sommerkorn, Rachel Lott, Debora Shepard and Katie Ellis Planning Commissioners Absent: Commissioners Paul Allred and Megan Sevy Staff Present: Melinda Greenwood and Mindi Edstrom Public Attendees: City Councilmember Abbi Hunt, Laurene Starkey, and Public Work Director Josh Belnap 1- WELCOME AND MEETING ORDER Chair Packer welcomed all in attendance at the Kaysville City Planning Commission meeting. 2- DECLARATION OF CONFLICTS OF INTEREST There were no conflicts of interest. 3- PUBLIC HEARING FOR A TEXT AMENDMENT TO TITLE 18 BUILDING REGULATIONS AND TITLE 19 SUBDIVISIONS Josh Belnap, Public Works Director, addressed the Commission regarding proposed modifications to Titles 18 and 19 of the city code, which pertain to land use. He explained that over the past two years, Public Works has been evaluating and tracking potential updates to the subdivision process and the city's standards and specifications. These proposed updates stem from ongoing interactions with contractors and developers, as well as changes in state legislation. Key areas of focus include storm drain management, runoff requirements, and the design and layout of streets-particularly in relation to how streets connect between existing developments and future phases. Mr. Belnap also noted that recent legislative changes regarding boundary adjustments were being incorporated into the current revision process. He emphasized that the modifications are technical in nature and intended to improve clarity and functionality in land development practices. Commissioner Ellis inquired about the term 'feasible' in a section in Title 18, Chapter 3, relating to Low Impact Development (LID). Mr. Belnap explained that LID is mandated by the EPA and the Utah Department of Environmental Quality, requiring the first 0.4 inches of rainfall (approximately the 80th percentile of a storm event) to be retained on-site to improve water quality and limit runoff to the Great Salt Lake. The term 'feasible' in this context is defined by state statute and is further clarified in the city's LID manual, which outlines the methodology for determining whether on-site water retention is possible. Mr. Belnap acknowledged the ambiguity of the term 'feasible' and noted it was an important point for discussion. Mr. Belnap elaborated on several technical aspects of the proposed updates to Titles 18 and 19, focusing on clarifying language and aligning city code with state requirements. In the discussion on Low Impact Development (LID), he explained that feasibility for implementing LID is determined by specific physical conditions on a site-namely, whether the soil can absorb the required volume of stormwater and whether the water table is sufficiently low to prevent standing water in infiltration basins. If a development site meets these criteria and LID is required, the development must incorporate it. Mr. Belnap then transitioned to a question about Title 19, Chapter 1, specifically item 7 in the definitions section, which references the approval of site plans. Commissioner Ellis had questioned whether this was the appropriate section for such a provision. Mr. Belnap provided context, noting that disagreements have arisen over the meaning of 'site plan approval' between city staff and developers. He clarified that, per state statute, the city's approval confirms that a developer's submittals meet the city's construction requirements and specifications-not that the city guarantees functionality or performs a peer review. The language was placed in the definitions section following consultation with the City Attorney, although Mr. Belnap acknowledged that the phrasing resembles more of a policy statement than a definition and welcomed additional input or possible relocation of that text. He next addressed a proposed revision in Section 19-2, which relates to recent legislative changes. One provision stated that a subdivision plat 'shall not be received for recording' under certain conditions. Commissioner Ellis raised a concern about whether the city has the legal authority to prevent the county from recording a plat. Mr. Belnap clarified that this language mirrors current code and acknowledged the importance of the question. He stated that while the matter had not yet been reviewed by the City Attorney, the City Engineer planned to consult with legal counsel the following week to determine whether the language needs to be revised or supplemented before final adoption. Commissioner Ellis added from her experience that counties often record plats regardless of city input, underscoring the relevance of revisiting the phrasing. Mr. Belnap continued his detailed review of proposed amendments to Titles 18 and 19 by addressing a final set of comments raised by Commissioner Ellis. One such issue was found in Section 19-5-8, where the ordinance includes a hyperlink directing readers to an electronic version of the city's standards and specifications. Mr. Belnap noted that this section had recently been modified to add clarifying language before the hyperlink. The intent was to eliminate any ambiguity about the applicability of the city's technical standards and specifications across all types of development-commercial, residential, small-scale, and large-scale. Commissioner Ellis commented that embedding a hyperlink with language such as 'Click here' is atypical for municipal code. Mr. Belnap acknowledged that this type of formatting is not standard practice, even though there are a few other isolated examples of it elsewhere in the code. He explained that the current wording was the result of review and discussion with the City Attorney, with the priority being to ensure developers and stakeholders understand that these specifications apply universally to development within city limits. While the approach is unconventional, he emphasized that the clarity it provides was the guiding factor behind its inclusion. Chair Mike Packer acknowledged the complexity of the proposed changes, admitting that much of the content was outside his area of expertise due to its highly technical nature. Mr. Belnap agreed, noting that even city staff had found the review process demanding. He shared that staff and the City Attorney had spent nearly three hours reviewing the proposed revisions, describing the session as a challenging but a necessary deep dive into the details. Commissioner Young then inquired about the proposed changes to Section 18-4-8 concerning stormwater, which appeared to involve the removal of existing text. Mr. Belnap confirmed that this change reflects the city's recent efforts to develop a comprehensive storm drainage and runoff manual. The purpose of the manual is to guide developers' engineers through city construction requirements and recommended engineering practices for managing stormwater runoff. Instead of maintaining scattered regulations within the code, the city intends to adopt the manual by reference, consolidating all related information into one document. Mr. Belnap explained that this approach reduces the potential for discrepancies or outdated language in multiple code sections, ensuring consistency and ease of updates. Commissioner Young supported this approach, noting that centralizing content into a single source reduces the likelihood of conflicting guidance. Mr. Belnap further clarified that the city has adopted a similar model for other technical areas, including a Low Impact Development (LID) manual and the city's general standards and specifications. He also highlighted an additional proposed change in Section 19-5-1, addressing the recurring issue of temporary turnarounds required by the International Fire Code (IFC). In situations where a development borders undeveloped land, the city often requires a temporary cul-de-sac at the dead end of a street. However, when the adjacent property is eventually developed, the city has typically borne the cost-ranging from $50,000 to $60,000-for removing the temporary turnaround and constructing permanent improvements such as curb, gutter, and sidewalk. To resolve this, the city is now encouraging the use of hammerhead-style turnarounds, which can later be repurposed as residential driveways. Belnap noted that this approach has already been tested successfully in one development and presents a more equitable solution, shifting the financial burden away from the city and offering long-term utility for developers and property owners. Chair Packer transitioned the meeting to the public hearing segment concerning the proposed text amendments to Titles 18 and 19. He invited members of the public in attendance to provide comment on the proposed ordinance revisions. However, no individuals came forward to speak. Observing no public participation, Chair Packer officially closed the public hearing and moved the meeting into the Commission's internal discussion phase. Before proceeding further, Chair Packer sought clarification from the Commission regarding how to approach the discussion. He acknowledged that while several important technical points had been presented earlier by Mr. Belnap, it was unclear whether those concerns had already been sufficiently addressed or if further deliberation was needed. He opened the floor to fellow Commissioners to determine the direction of the conversation and assess whether any of the issues required deeper review before making recommendations or decisions. Commissioner Ellis expressed confidence in city staff's ability to evaluate and manage the technical aspects of the proposed ordinance amendments. She clarified that her earlier questions were not intended to challenge the revisions but to seek understanding and emphasized that even if the code language remained unchanged, she trusted staff's judgment. Commissioner Young responded by noting that while she also respects staff's work, there were still a few items in Section 19-5-8, which includes a hyperlink directing readers to the city's technical specifications. Commissioner Young indicated that further clarification might be needed regarding how that hyperlink is presented and the intended purpose of the reference, suggesting that it may benefit from revised wording to improve clarity and consistency within the code. Mr. Belnap responded to the Commissioners' comments by affirming the value of their input and clarifying a few remaining items. Regarding Section 19-5-8 and the hyperlink to the city's standards and specifications, he acknowledged the need for clearer context and possibly expanded language. He suggested that the code could also mention the option for individuals to obtain a physical copy of the standards, though he noted that the full document exceeds 300 pages and is no longer printed in-house due to its digital availability. Including information on how to access printed copies, if desired, could help enhance transparency and accessibility. Mr. Belnap then revisited the concern about the city's authority to restrict the recording of plats. He reiterated that the City Engineer would consult with the City Attorney the following week to confirm whether the current language aligns with legal authority and intent. The goal would be to either maintain the existing wording or clarify it in a way that accurately reflects the city's role-potentially indicating that the city does not transmit certain plats to the county for recording, rather than asserting control over the county's ability to record them. Mr. Belnap confirmed that feasibility is defined in the city's LID manual and that the manual is incorporated by reference into both Titles 18 and 19. He emphasized that while city staff regularly works with these technical codes, he recognizes the complexity involved and expressed appreciation for the Planning Commission's willingness to engage in the detailed review. Mr. Belnap concluded by noting that this would not be the final opportunity for public or Commission input, as the proposed amendments would proceed to the City Council for further consideration, along with additional ordinance modifications. Commissioner Shepard brought up a wording concern in Section 19-4-3, which outlines final plat requirements. She pointed out that the phrasing-specifically the use of the word 'complies'-did not read correctly within the sentence structure. Due to formatting changes and text that had been crossed out, it was unclear whether the intended wording was 'shall comply' or 'complies.' The discussion concluded with an agreement to correct the language for clarity and grammatical accuracy before finalizing the amendment. Commissioner Ellis made a motion to recommend approval to City Council the text amendment to Title 18 Building Regulations and Title 19 Subdivisions. Commissioner Sommerkorn seconded the motion and the vote was unanimous in favor of the motion (6-0). Commissioner Packer: Yay Commissioner Ellis: Yay Commissioner Young: Yay Commissioner Sommerkorn: Yay Commissioner Lott: Yay Commissioner Shepard: Yay 4- APPROVAL OF THE MINUTES FROM THE MAY 8, 2025 PLANNING COMMISSION MEETING Commissioner Sommerkorn made the motion to approve the minutes for the May 8, 2025 meeting. Commissioner Ellis seconded the motion, and the vote was unanimous in favor of the motion (6-0). Commissioner Packer: Yay Commissioner Ellis: Yay Commissioner Young: Yay Commissioner Sommerkorn: Yay Commissioner Lott: Yay Commissioner Shepard: Yay 8- OTHER MATTERS THAT PROPERLY COME BEFORE THE PLANNING COMMISSION Community Development Director Melinda Greenwood provided the Planning Commission with several key updates related to ongoing city planning initiatives. She began by reporting on the recent closure of the survey for the City's Small Area Plan, which received approximately 520 responses-a response rate she described as phenomenal. The collected data will inform the 'existing conditions' assessment, the foundational step in the planning process that evaluates infrastructure and land use factors such as sidewalks, bike lanes, and other physical features. Ms. Greenwood noted that the consultant team is preparing to present these findings at a joint City Council and Planning Commission meeting scheduled for June 12. Regarding the June 12 meeting, Ms. Greenwood explained that while the presentation is confirmed, the exact schedule is still tentative. Commissioners should plan for a 7:00 p.m. start, although the meeting may begin earlier-at 6:00 p.m.-if other agenda items arise. One possible addition could be a conditional use permit related to business licensing, which staff typically seeks to process in a timely manner. Ms. Greenwood also shared insights from a stakeholder meeting held earlier that week with business owners along Historic Main Street. Despite contacting approximately 35 to 40 businesses, only four or so individuals attended. The primary issue raised by those present was the ongoing concern about insufficient parking, particularly on the west side of Main Street-an issue expected to surface in the existing conditions assessment as well. She further informed the Commission that a market analysis prepared by Catalyst, one of the city's sub-consultants, would also be presented at the June 12 meeting. Ms. Greenwood highlighted that the analysis provided compelling insights into the strength of Kaysville's local economy, despite lacking large-scale commercial developments like regional malls or major auto sales hubs. One of the most persuasive findings was the extremely low commercial vacancy rate, with nearly all available commercial properties in the city currently occupied. This data supports the conclusion that Kaysville could successfully support additional commercial growth-whether retail, office, or light industrial-should redevelopment opportunities arise. Ms. Greenwood concluded by encouraging the Commission to attend the June 12 meeting, which she anticipated would feature a valuable presentation and question-and-answer session. 9- ADJOURNMENT Chair Packer adjourned the meeting at 7:35 pm.

Notice of Special Accommodations (ADA)

Kaysville City is dedicated to a policy of non-discrimination in admission to, access to, or operations of its programs, services or activities. If you need special assistance due to a disability, please contact the Kaysville City Offices at 801-546-1235.

Notice of Electronic or Telephone Participation

A member of the governing body may participate in meetings by telephone providing that at least three members of the commission are present in person at the meeting, no more than two members of the governing body participate by telephone, and the governin

Other Information

Supporting documentation for this agenda is posted on the city's website at www.kaysvillecity.com. A recording of this meeting will be posted on the city's website at the following link: https://www.kaysvillecity.com/AgendaCenter.

Meeting Information

Meeting Location

23 East Center Street
KAYSVILLE, UT 84037
Show in Apple Maps Show in Google Maps

Contact Name

Anne McNamara

Contact Email

amcnamara@kaysville.gov

Notice Posting Details

Notice Posted On

June 06, 2025 11:30 AM

Notice Last Edited On

June 06, 2025 11:30 AM

Deadline Date

May 22, 2025 07:00 PM

Subscribe by Email

Subscription options will send you alerts regarding future notices posted by this Body.