Holladay Digest

June 24th, 2025

Planning Commission Meeting

Topics

Highland Park PUD background
Original approval in 2022; 11-unit townhome development at 4880 South Highland Circle in the R-M Zone; previously approved tree removals limited to trees within building and road footprints
Proposed Site Plan Amendment
Applicant Alec Moffitt (Sequoia Development) seeking approval to remove additional trees outside the original approval footprint, on the west and north sides of the property
Tree health and condition
Discussion of trees that have died or are in decline due to lack of irrigation after the home was razed and water meters removed; Arborist report from Diamond Tree Experts assessed all on-site trees
Tree Canopy Sustainability Ordinance
Requirement of 1-for-1 caliper-based replacement; proposed replacement plan exceeds original canopy (replacing ~9,000 sq. ft. of existing canopy with ~11,000 sq. ft.)
Willow tree (Tree #2)
Previously designated for preservation by the Commission; applicant seeking conditional permission to remove if necessary; not shown on current Landscaping Plan
Lot coverage standards
R-M Zone allows 60% lot coverage (buildings and roads); requires 40% landscaping (not including tree canopy)
Drainage and privacy concerns
Raised via email by a nearby resident; Ms. Marsh confirmed drainage is managed by engineering and all runoff must be retained on-site; privacy addressed through new tree plantings
Future policy consideration
Commissioner Cunningham raised the issue of requiring developers to continue watering trees during construction delays

Decisions

Decision 1 — Approval of Site Plan Amendment, Highland Park PUD

The Commission approved a Site Plan Amendment to the "Highland Park" Planned Unit Development, an 11-unit residential development in the R-M Zone at 4880 South Highland Circle, permitting the additional tree removals outside the original approval, subject to findings and conditions.

Findings

Complies with the allowed land uses in the R-M Zone.
No changes are being made to any of the previous approvals for the PUD.
Replacement Tree Canopy coverage provides for the future preservation and enhancement of desirable site characteristics.

Conditions

Tree removals are only as designated.
Replacement trees to be planted as shown; significant deviations must be approved by the Planning Commission.
The developer was strongly urged to try to keep Trees #2, 4, and 5 on the back end of the property.

Votes

Approve Site Plan Amendment — Highland Park PUD
Made ByCommissioner VilchinskySeconded ByCommissioner GongOutcomePassed UnanimouslyIndividual VotesCunningham — Yes; Vilchinsky — Yes; Gong — Yes; Prince — Yes
Adjourn
Made ByCommissioner CunninghamSeconded ByCommissioner VilchinskyOutcomePassed UnanimouslyIndividual VotesUnanimous consent (no individual votes recorded)

Actions

Address drainage and privacy questions directly with the nearby resident who submitted email comments
Carrie Marsh, City Planner
Make every effort to preserve Trees #2, 4, and 5 on the back end of the property
Applicant (Alec Moffitt / Sequoia Development)
Plant replacement trees as shown in the Landscaping Plan; bring significant deviations back to the Planning Commission for approval
Applicant (Alec Moffitt / Sequoia Development)
Consider future policy/ordinance requiring developers to continue watering trees on-site during construction delays
Planning Commission (raised by Commissioner Cunningham; no formal action taken)
Property maintenance in interim before construction begins (unsightly conditions noted by public commenter)
Developer / Sequoia Development *(noted in public comment; no formal condition assigned)*

Notes

Public Comments
- Joseph Amici: (4828 South Highland Circle #303) — Neighbor to the north; expressed support for the proposed changes and the expediting of construction. Noted the property is currently unsightly, with a pile of dirt, garbage, and abandoned traffic cones, and requested the developer maintain the site in the interim.
- Kevin Ludlow: (Sequoia Development, 1955 South 1300 East, Suite 104) — Identified himself as a City of Holladay resident; cited prior development projects in the city (Bandits Restaurant, Powder House Ski Shop, brownstone residential); thanked the Commission.
- Email comment: submitted by a nearby resident (identity not recorded in minutes) regarding tree removal plans, perimeter trees, and drainage; entered into the record.

Tree Irrigation Issue
Applicant acknowledged that after razing the home and removing water meters approximately two years ago, no irrigation reached the trees. A rise in interest rates halted the project, leading to significant decline in tree health. Commissioners noted this could have been prevented and expressed concern about the developer's lack of foresight.

Arborist Affiliation Note
Ms. Marsh confirmed it is standard protocol for an arborist to be affiliated with a tree removal company; the assessment was conducted by Diamond Tree Experts.

Landscaping Plan Not Distributed in Advance
The Landscaping Plan was presented at the meeting but had not been provided to Commissioners prior to the meeting for advance review.

Chair Absent
Chair Roach was absent; Vice-Chair Karianne Prince presided over both the Work Session and Regular Meeting.

Summarized April 22, 2026

HOLLADAY DIGEST