Planning Commission - Regular Meeting

I know. The whole time? On and on. But then at the end, it was bad enough. I didn't know that was a thing. Yeah, I think it is.

I hear you.

Okay, this is so good.

Wow. You know, if they do.

My older boy's been married.

You are correct. It is. Yeah. It doesn't look terrible. I'm 45. I'm 20 years older than me.

That means I was married. Everyone was shocked when I turned 39.

Right. Yeah. Never heard of it. Never heard of it.

Let's pass him a note and ask him how old he is.

He's like got all his cars and it's all glass with wine storage, two stories tall.

You know, that sounds like a spot. Guys come and see my cars. Tell him we're taking bets on his age.

On which one?

On what? Well, I don't blame you.

It's like all four of you are... I said, I said 32.

That's funny. Makes a lot of sense.

Spring babies.

Okay, we'll go ahead and get started. We'll have a Pledge of Allegiance by Wendy Cooper.

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you, Wendy. All right, looks like we have a full quorum. Are there any conflicts of interest today? No. All right, seeing none, approval of minutes for May 6. Motion to approve the minutes for May 6, 2026.

I'll second that.

Motion by Heather, second by Adam. All in favor? Aye. 4.1, review and consider a conditional use permit for a commercial daycare preschool.

So item 4.1, a conditional use for a preschool center. So here's just a vicinity map to acquaint you all with the subject property kind of in the middle section over towards academy. Here's a zoom in of the current zoning and site map. So this location is in the C2 zone. Illustrated in red is the approximate location for the tenant finish for the existing building. So just to walk you through a little history of the applicant, forgive me if I pronounce it wrong, but the Avonlea Preschool has provided services to the city of Harriman for close to four years. They have long since outgrown their home occupation setting and have been looking for a new second location to move operations to. They have proposed to occupy approximately 2,675 square feet of the structure that's existing, which is at 6,000 square feet as their second location. They have proposed to maintain their home occupation license, but to expand the services here. So the applicant has proposed four classrooms that would allow for a maximum of 15 students each. Programs throughout the year may have varying duration times and scheduling. I would like you all to please note the front entry at the top and the rear drop off entry point on the bottom highlighted there with a star. And then we've kind of just outlined the four classrooms to illustrate the circulation from those two access points as well. So just to kind of give an overview of from a high level for the proposed drop off and pick up traffic flow and patterns. Their scheduling variation for drop off and pick up times works well with a rear location. There are existing sidewalks that wrap around the side and back of both the orange building as well as sidewalks that do go down that plan left side of the blue scion main anchor location. The proposed traffic flow was reviewed by our engineering department, and the stacking would not inhibit the site's primary intended circulation. Additionally, parking in the area just to that rear drop-off well exceeds the required nine spaces in our parking table ordinance and does have upwards of 40 spots available for parked family members, parents, whomever that need to go inside. Okay, so just to kind of zoom in a little bit to provide a little bit more detail, the multi-lane stacking, there will be kind of two lanes that kind of wrap around this corner to try to make sure that they're safe and efficient pickups, a little more concentrated and closer to those sidewalks, like I mentioned. And that will help ensure that that dual stacking helps reduce any issues with any peak times and ensure there's minimal disruption to that overall site. Okay, so as discussed, we did find the application to be in compliance with all zoning standards, including the C2 commercial standards and the conditional use standards. As mentioned as well, engineering did review this application, including the pick off and drop off queue shown to you, and they did not have any concerns in their analysis. Okay. So staff would like to recommend approval with the following conditions, the first being to receive and agree to all recommendations from other agencies, obtain and maintain a business license as required by the city of Harriman, and to obtain and maintain a business license as required by the Utah Department of Health and Human Resources Office of Licensing, if applicable. Are there any questions that I can answer for you all?

I don't have any. I have a question.

uh the parking uh adjacent to the apartment buildings is is any of that a shared parking with the apartment no none of that in any of the agreements in the mdas none of them use the parking that's shown here in gray with that cut off as requirements for the apartment there are now So this is pretty accurate. The three locations, the two on that south are in fact to the garage that's built into the structure. And then that more northern one does access surface parking in the front of that apartment complex.

Okay. So who does, do delivery trucks for lease go around back?

So they do. When I did talk with the actual developer, those times are outside of typical business hours, and they didn't express any immediate concerns that that would be in conflict with the operating hours for the preschool. But yes, there would potentially be trucks for those drop-off and deliveries that would be utilizing that back area behind the lease.

As well as the fast food restaurants that are part of that same building block, correct?

My understanding was that they will, those are going to be more on that plan east side. So that other second orange building on the other side of the lease, they do. But most of their access points are actually on the back there, kind of where that concrete juts out. And then on this side, it's actually kind of a sports store that used to be in there. And I think they're still the current tenant, but they don't have any other restaurants in that area that have deliveries there. to your point. But yes, on that other side of Lees, yes, in that back area.

So is there a way for, and maybe this is a question for engineers, is there a way to get a large truck, an 18-wheeler, just on the right side to service Lees and that lot 350 section? Or are they going to have to drive through this drop-off section.

My understanding from the current site the way it was Would you like to go?

Well, actually, I'll finish. We can do that after.

Correct. Yeah. If you want to add to it. My understanding from the staff's perspective when I talked to engineering and they reviewed it was that the circulation does require that a truck can come through, come around, and back into that loading dock for lease. So, again, yes, lease would have to be able to move a truck through that occasionally for their load.

Outside of the normal work hours for that. Yes. Okay.

Now, again... That can be clarified as well with the developer.

If I've misunderstood that, yes. Do we want the developer to come forward?

The applicant first.

Yes. So either way, Wendy or Alex, if you want to come forward and add anything.

My name is Lave Smith with Wasatch Commercial Developers who's been working with Avonlea on this that we're thrilled to have coming in. If you looked at this on Google Maps or what have you, that ramp on the southwest corner, the way that you would back into that, it's actually easier to come in from the east. And then the one on the other, the east side, those two little uh ramps on the you know lower right hand corner uh 18 wheelers in general are almost never servicing this store it's mostly smaller sized trucks but even then if an 18-wheeler came in from the east where the subway is and then drove in behind that subway and turned around if they had to do a delivery where they couldn't wait to get through the drive-through line of the preschool they'd still be able to do that. So worst case scenario is what I'm saying. They're fine coming in the other way, no matter what size their truck. But even in general, 18 wheelers wouldn't be coming in that route besides coming in to then back up into that ramp. But again, those are usually, you know, 4 a.m. or so. And in general, the size of this grocery store and stuff, they almost never have 18 wheeler deliveries coming anyway. Any other questions or something?

I have a question maybe for the owner. In our work meeting, we discussed the potential of parents coming through the front of Lees at Access Road and perhaps trying to drop their kids off or somehow blocking off the traffic for that road passing in front of Lees. I would just simply encourage you to make it abundantly clear that to your clients, to the parents, that the drop-off isn't back. I'm sure that there's gonna be some signage, but once again, I would encourage you to make sure that's really clear so that they don't cause problems in the frontage of that.

Yes, sir. our parent, probably 99% of the parents use the back. We do a drop-off systems kind of similar at our home. The big benefit is to parents is moms can drop off in their bathrobe if they want, they don't have to get out of their car. So I would say 99% of the families will be using that backdoor drop-off. Occasionally when a parent does drop off, they'll just park, bring them in and they'll be gone. And just to tell you guys, if there is a truck or something that for some crazy reason can't get through our drop-off and pickups. So we do drop off in the morning, obviously less than 15 minutes, their cars are, in there. Same in the afternoon. It's a well-oiled machine after a few days, and they are in and out. So we shouldn't be blocking anything. And I'm Wendy Cooper, by the way. I'm the owner, along with my husband, Kendall Cooper. We just wanted to introduce ourselves, and we're so excited. So any other questions for us on that?

So in our work meeting, Mike, you shared that you guys have had kind of stellar reviews with the state for your home occupancy. Yes. One Have you talked to the state about this occupancy type? Because it's very different than a home occupancy.

Yes, so we have our home occupancy that we started in 2023 and then the next year we actually opened a second location above Flip It Gymnastics. I don't know if you're aware of that. We were there for two years. We just stopped in May because we were wanting to do this bigger location. So we will be taking all the necessary. Yes, yes, yes, yes, yes, correct, correct, yes.

Thank you, thank you so much.

Alright, do we have a discussion or emotion?

I think it makes sense. I'm ready to make a motion.

I'll make a motion to to approve the daycare preschool center in item 4.1 together with the staffs recommendation and an encouragement to ensure the. The parents know where the drop off is. Second that.

So motion by Darryl second by Adam Preston.

Yes, yes, Adam.

Yes, Heather. Yes, Jackson. Yes, enforced.

Yes.

All right. So that passes and item 4.2 review and consider a preliminary subdivision amendment for the Mountain View Plaza subdivision.

All right.

Hello. We are going to be talking about an amendment to create one additional commercial lot within the Mountain View Plaza area. As we stated in our work meeting, this area was known first as the Game Point area, then Mountain View Plaza. Next, Copper View Plaza is what is currently on all of the signs in the location. However, the plot itself does say Mountain View Plaza, which is why we're sticking with that name. So this is up in the north end of the city. It's in the middle of the Audemars district. Here's a better look at it. This is the C2 property. All right, so this is our current recorded plot. And if you look in the bottom left corner, you will see that last area of parking replaced with this final lot. As Blake explained, they are looking to put a swim school in this area. And it is frequently hard to do that with another tenant in the building just because of fumes and noise mitigation. So having their own building will make that a lot easier. You can see that additional lot eight here. It's taking up some parking. However, the MDA was just amended and states that this current amount of parking is sufficient for the uses in this area. Additionally, I would like to comment that The entrance and exit along that south side is not changing size, so there are not any engineering concerns with that. Finally, these are two recommendations. The first is our general please comply with all corrections that you receive and the next is to confirm that when the site plan comes in for this building, it comes in with a landscape plan for that foundational landscaping that may be required.

Any questions?

Not for me.

Thank you. Yeah.

Okay. Discussion or motion?

I'll make a motion to approve item 4.2 with staff's two recommendations.

I'll second.

Motion by Heather, second by Jackson. Preston?

Yes.

Daryl?

Yes.

Adam?

Yes.

Heather? Yes. Jackson? Yes. And Forrest?

Yes.

Okay, that passes. Chair and Commission comments? Okay. Future meetings. Next City Council meeting will be June 10th. Our June 17th meeting will be canceled. And our next Commission meeting will be July 1st. Motion to adjourn? So moved. Okay. Adam, Heather, all in favor?

All right.

Bye.