HolladayDigest

• 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

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.

• 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)

• 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)*

• 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.