Holladay Digest

March 24th, 2026

Planning Commission Meeting

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Topics

Royal Holiday Hills – Block A Preliminary Site Plan Review
- Overview of Block A development: two primary retail pads on the north side, one on the south side, separated by a surface parking lot
- Block A is located in the Open Land Use Zone (most flexible zone, highest heights, broadest uses)
- Prior SDMP amendment that converted Block A's corner from surface-parking-only to allow retail/commercial pads
- Parking garage previously reviewed and approved to absorb displaced parking stalls
- Landscape Modification Request: Applicant seeking administrative relief to relocate four interior parking lot landscape islands to a perimeter buffer along Highland Drive; staff noted the same number of trees should be maintained; a bus stop along Highland Drive was noted as a practical concern for tree trimming clearance
- Design Concerns (North Retail Pads): Staff and TRC expressed concern that the chosen building design "turns its back" to Highland Drive and Murray Holiday Rd., placing service entrances and utility elements facing the primary streets rather than presenting an entrance feature at the corner
- Revised drawings had not been received prior to the meeting
- Parking Ratio Discussion: The site plan shows approximately 1 parking space per 100 sq. ft., double the minimum requirement of 1 per 200 sq. ft.; commissioners noted the parking lot could be reduced without violating minimums
- Walkability Concerns: Commissioners noted limited pedestrian invitation from Highland Drive and Murray Holiday Rd. due to numerous parking lot access points; sidewalk is present on Highland Dr. side and partially on Murray Holiday Rd. side; Royce Drive interior sidewalk to be improved
- Broader Vision Concerns: Commissioners expressed concern about the absence of a central plaza, lack of true mixed-use character at the block level, and the site's potential as a cornerstone intersection not being fully realized
- Historical marker on Murray Holiday Rd. noted to be retained in place

Decisions

No formal decisions were made at this meeting.

Votes

No votes were taken at this meeting.

Actions

1
ActionSubmit revised building design drawings for the north retail pads that better address the Highland Drive/Murray Holiday Rd. corner as an entrance featureApplicant
2
ActionFormally present the administrative relief request to relocate parking lot landscape islands to the perimeter buffer, including confirmation that tree counts are equivalentApplicant
3
ActionStaff to coordinate with applicant either through a staff-level interaction or bring revised design back to the Planning Commission for reviewCity Staff / Applicant
4
ActionApplicant to be prepared to address commissioners' questions regarding over-parking, walkability, plaza placement, and mixed-use character at the official hearingApplicant

Notes

A second public hearing item originally scheduled for this meeting was rescheduled; only the Royal Holiday Hills Block A item was considered.
Commissioners expressed broader concern that the overall vision for the Royal Holiday Hills development—including a central plaza and genuine mixed-use design—has not materialized as blocks have come forward for review, and that opportunities are diminishing as more blocks are approved.
A historic marker located on Murray Holiday Rd. (estimated to have been in place approximately 25 years) will be retained as part of the development.
Big Conwood Creek
was referenced in discussion; staff confirmed it goes underground south of the lit intersection and does not run through Block A.
A bus stop is located along Highland Drive adjacent to the landscape buffer area, which will affect tree trimming requirements (clearance of 13.5 feet above travel lane noted).
Meeting recessed for a break at the end of the recorded transcript.

Note: This summary is based solely on the provided transcript. Speaker names other than "John" (staff presenter) and the two absent commissioners (Font and Prince) were not identified in the transcript.

Summarized May 8, 2026

HOLLADAY DIGEST