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Commission approves vicinity plan amendment after safety review; neighbors raise traffic concerns on 180 West
Summary
The Planning Commission approved a vicinity plan amendment submitted by Harley Construction for 12.63 acres in the RR zone after staff and the developer argued connecting the new subdivision to North Canyon Road presented a safety risk; neighbors repeatedly expressed concerns about increased traffic and lack of sidewalks on 180 West.
Pleasant Grove’s Planning Commission voted to forward approval of a vicinity plan amendment for a 12.63-acre subdivision proposed by Harley Construction that revises street connectivity to avoid a direct connection to North Canyon Road.
Jacob Hawkins, city planner, said the applicant and county engineering staff had investigated an access connection to North Canyon Road but concluded that the proposed tie-in would be unsafe because North Canyon Road is an arterial with higher speeds and a nearby bend. The revised vicinity plan instead proposes a cul-de-sac and temporary emergency access that will connect to Michael Leon Lane and ultimately provide full connectivity when the adjacent southern property develops. Hawkins said the cul-de-sac length, measured from the center of the bulb to the center line of Michael Leon Lane, is 371 feet — under the conditional-use maximum of 650 feet — and that emergency access will be improved to a full right-of-way when the neighboring property develops.
Several nearby residents said they oppose routing traffic onto 180 West, a narrow street with no sidewalks in portions, because of existing parking patterns, children and pedestrian activity. Chris Ferg and Jared Such each told commissioners they were surprised by the change from prior mailings and expressed concern about increased traffic, speed and safety for pedestrians. Rochelle Tanner said she has had vehicles run through her front yard and asked the city to require traffic calming if access is routed onto 180 West.
Applicant Larry Harley and developer representatives said they had delayed the project for safety reasons and had worked with staff to identify the safer option, including securing agreements to dedicate a future roadway (discussion at City Council included an interlocal agreement and rights of way). Harley said the team reduced lots from 13 to 12 and has agreed to build improvements including sidewalk where feasible and a temporary emergency-only gravel access until the southern property develops and the permanent road can be built.
After discussion, Commissioner Nelson moved to approve the vicinity plan amendment subject to the staff report’s exhibits and conditions and pending final planning, engineering and fire-department requirements. The motion passed.
