Planning Commission & Land Use Authority - Regular Meeting

And for the May 6th, 2026 meeting, uh we'll start our meeting off with a prayer from Commissioner Mitchell, and I will lead us in the pledge of allegiance. Dear Father in heaven, we're grateful to be here this evening. and we're thankful that we could all arrive here safely. We pray that that would be with each of us as we go throughout our meeting this night. We can cover those items on the agenda and that we can all have a good discussion on each topic. We're grateful for our city. We're grateful for the many people who serve and work diligently to make this a great place to live. And we pray that thou would continue to help us do our part that we can maintain that um great atmosphere. We thank thee and these things we pray for and do so in the name of Jesus Christ. Amen.

Please rise. All right. Item one for tonight's is the approval of tonight's agenda. We can get a motion for that if you guys have any problems with it.

As Commissioner Davis, I move that we approve tonight's agenda for Wednesday, May 6th. Commissioner Tupo I have first by Commissioner Davis second by Commissioner Tupo. All in favor? I. Item two is approval of the minutes from the April 15, 2026 meeting. Commissioner Tupo. I make a motion to approve the minutes from April 15, 2026. Davis seconds. I have first by Tupo and second by Davis. All in favor? I. Item three is declaration of abstensions and conflicts. Does anyone have any with tonight's

All right, we will jump right in. Item 4 A. This is C-26-01. A request for a conditional use permit for a new church building located at approximately W's Edge Way and Grove Parkway. We will turn the time over to Sebastian. Thank you, commissioners. The applicant is requesting approval of a conditional east permit to build a new church building at Wat's Edgeway and Groves Parkway within the Ala subdivision. The property is currently zone PCD with the PCD zone surrounding the site. Also, for the planning commissioner's information, the city council recently approved a height waiver for the uh steeple portion of the church to a maximum height of 69 ft. The new proposed church site is approximately 4.16 acres and the building is roughly 18,300 ft. There will be 253 parking stalls which satisfies city requirements. Uh the church building will have an exterior of brick with stucco accents and a concrete roof tiles. So pretty standard among you know uh LDS churches in the area. Staff has reviewed the request and finds it is in harmony with the surrounding development and uh staff recommends approval of C2601 allowing for a new church building at W's Edge and Gro Parkway. That's the end of the staff report. Uh thanks

on I didn't see a landscape plan for this. Good question. Yeah. So on that not kind of white plane area, there is at least a 15t landscape that goes around the whole uh site 15 to 25 ft and it's it's going to be the water safe the not not all the grass that all the other treasures have. Yeah, that that is correct. It's going to be a combination of water safe the trees and whatnot. Um

awesome. Let's have any other questions? This is a public hearing if anyone would like to speak on this. I'll open up the public hearing portion of this. Okay, we'll close the public hearing portion for item 4 A. And if you guys don't have any other questions, I'll look for a motion. Standard church.

This is fine. Well, I'll uh make a motion. This is Commissioner Mitchell. Make a motion that we approve item C-26-01, the request for conditional use permit for a new church building located at uh Waters Edgeway and Grove Park with the recommendations by staff and findings and conditions outlined. Commissioner Tupo. I second that. First by Commissioner Mitchell, second by Commissioner Tupo. Individual voting. Commissioner Anderson. I. Commissioner Davis. I. Commissioner Mitchell. I. Commissioner Tupo.

I. Commissioner Bulock. I'm an I as well. This doesn't go to city council, does it?

Okay. So, that is approved. Item 4B C-26-02. a request for a conditional use permit for a child care facility located at 26 at 265 East Kimble Court. Upon is Sydney Bale and we will turn the time back over to Sebastian. All right. Thank you, commissioners. The applicant is requesting approval of a conditional use permit to operate a preschool out of their residence at 265 East Kimble Court. The uh childcare facility will have class Monday through Thursday with instruction occurring between 9 to 11:30 a.m. There will also be an additional afternoon class from 12:30 to 3 p.m. on Tuesday, Wednesday, and Thursday. There will be a total of eight children on site uh ranging in age from 3 to 5 years with the applicant serving as the instructor for each class. The home will be required to be inspected by both the building and fire departments and given approval for the proposed use along with a complete application for a Washington city business license and a uh drop off and pickup planner shown in the exhibit. I don't know if it's pulled up there, but it's essentially in five minute increments. So the first group will go five minute have five minutes to drop off the kids and then five minutes later the second group for both the pickup and the drop off plan. That's to mitigate some traffic potential traffic issues. Uh the preschool will be held on the first floor of the home in the designated areas as shown. The backyard is fenced with a kind of a solid uh

concrete wall. Um, and I will add that the exhibit does show a metal fence and that fence meets the state fencing requirements as the uh it's less than 5 in. The opening is less than 5 in. Staff has reviewed the application and recommends that planning commission approve C2602 allowing for an inhome preschool at 265 East Kimble Court uh based on the following findings and subject to the following conditions. Um that that's it. You know, I'm happy to answer any questions about the, you know, the class times, the drop off pickup times as well. Um the itinerary. I don't know if you guys sure you guys have questions, but that's the end of the report. You mentioned the fencing was 5 in. I believe it's supposed to be nothing bigger than a 4 in sphere. Is that correct? Oh yeah, according to state code it's the the five inches is the maximum uh distance for for preschools at least and the applicant did specify that it was 4 in after I um called them. Thanks. that there's uh this is a public hearing as well. If anyone here would like to speak on this on item 4B, please do so. Okay, we will close the public hearing portion of item 4B. Is the applicant here tonight?

Did you have questions? Yeah, sure. Just for a moment. Can you come up and state your name, please?

State your name. Yeah, your name. Please state your name. Your name. Sorry, I didn't hear you. Sydney Bell. Okay. Thank you. Welcome. Uh yeah, just a question. I see it's 8:1. Is the student teacher ratio? Is that typical of I think the state says you can do 12 to1, but I'm just going to do 8:1. And you've got it looks like you've got some experience.

Um I've been volunteering with my all my kids in their preschool and I just saw the need for an inhome preschool, like a private preschool. and my kids are all getting older and I'm like this would be perfect for me because I can do this and provide this to people but then I'm also always done when my kids are out of school. So that was kind of the reasoning that I wanted to do it and I've been volunteering for two years and I love it when I go. So

Okay. All right. And again as far as the drop off and all that sort of stuff I mean five minute increments I think we all know that's going to get fouled up pretty fast. could try, but there are there are a lot of kids in the neighborhood. So, it's like I have a maximum of eight coming at a time, but I do have kids that are probably walking with their parents, so I don't see an issue with traffic. Okay, very good.

This Commissioner Mitchell, I don't really have any questions, but uh I want to say this might be the first time that there's been a proposal for a preschool that we didn't have some of the neighbors here talking about it. I actually like that it's in the culde-sac. I mean, I feel like that does make it definitely safer and I know there's a need for or the daycare. So, yeah, I commend you that your neighbors are don't care. So, go for it. Awesome. You guys have any other questions for her? Thank you. If you guys don't have any other questions, then we'll look for a moment.

My only thing would be just make sure where it's a culde-sac, you'll want to make sure you don't have you don't park any of your vehicles in front of the sidewalk because it'll stop your traffic flow. That's all. Where it's a culde-sac, that'll be more of an issue than on the side of the street.

I'll make a motion. Commissioner Davis, uh, I make a motion to approve item C-26-02, the request for a conditional use permit for a child care facility located at 265 East Kimble Court, subject to findings and conditions contained in staff report. Commissioner Anderson, a second first by Commissioner Davis and the second by Commissioner Anderson. Individual voting. Commissioner Anderson, hi. Commissioner Davis, I. Commissioner Mitchell, hi. Commissioner Tupo I.

I'm Commissioner Bullock. I am an I as well. So this is approved. Thank you. Item 4 Z 4 C sorry Z-26-09. A request to resone approximately 8.26 26 acres located approximately 2350 South Washington Fields Road from the current RA5 and A20 to the proposed RA half zoning designation. The applicant is Brandy Walker. There's a mass load of owners. I'll turn it over to Elden.

Thank you, commissioners. The general planned land use designation for this area is low density which provides a 3 to4 dwelling unit per acre ratio and the R110 zoning designations and larger. The proposal is in line with the general plan. If we pull up the zoning here, you can see the surrounding zoning is RA5 to the east and south and RA2 and agricultural 20 to the west and agricultural 20. The RA half request serves two purposes here. First, it aligns the zoning with the lot sizes. As you can see, the existing lot sizes there are not 5 acres. So, this will um align those. And secondly, it provides zoning for an additional single family residence to be considered in the northeast corner of the zone change application, which is currently zoned at 20. See this little piece of green dark or green area here? This is the act 20 and the applicant long-term would like to um get a residence there which would be an RA half acre lot size there which is is the purpose for the zone change. The staff recommends the planning commission recommend approval of Z-26-09 and this goes on to the city council for approval based on the findings in staff report. And I'm happy to answer any questions you may have at this time.

You guys have any questions? My my only concerns with that new lot, I mean, it's really bad place to try and figure out how to put a driveway off that. People come flying around that corner there and it's just a blind corner. That'd be my only concern is and yeah, it doesn't stop the zoning, but it's going to make for a a difficult entrance.

Well, I can address that here on on the on the mic. We pull up the maps here. Um Oh, I didn't see you, John. Go ahead. There is an a public works cutting in with those roadway improvements. The sidewalk and curbs that were done there, they cut in an access to the lots here and the applicant is aware of that. they they're in the process or maybe have obtained an access easement on that gravel drive to this lot staff. It would not support us on to Washington Fields Road and the applicant is

okay thanks. So they would use the same access as Brandon the Iverson's current resident Yeah, they started moving for yesterday. All right, this is a public hearing. If anyone here would like to speak to this, now is your chance. You got you please come up here and state your name.

Randy Staley. Um, we couldn't find the original paperwork that was already had the easement in place. Brandon Iverson has agreed to give us the easement as well to have up the road, which the water and sewer is all right there for it. So, we'll be no pulling any more driveways off or anything else. So, it makes sense to keep going with it. So,

awesome. What's up? Okay. Thank you. My name is Chad Mallister. I'm the one buying the lot from Randy. I'm also looking at purchasing the property around the hill. It's 12 acres. We talked about accessing that particular lot from the other side, but we'd have to do a road in on top. And I don't know if that makes more sense because there's already road coming off of the north side of Nicholls Peak and that's been approved but it was a culde-sac at the end but if we could bring it around that hill I don't know if that makes more sense or just use the easement. Yeah. I mean as far as right now goes it's just a zoning thing. So that that's all have to be hammered out in in subdivisions and and when you get to that phase of it. So, but yeah, as far as easement goes, it works. So,

so the easement's good how it is. We're not Well, we're not discussing that tonight. We're just ease where it is in front of Brandon's. I guess if if you get an easement recorded there and um it's documented, then then the city accepts that access easement through. That's what they're saying. That's already been recorded. Okay. Yeah. I mean, but yeah, but for right now, we that's that's not part of our of this meeting. Either way, it would be something you do at preliminary plan. So, yeah, that's not we don't that's not part of this one. All right. So, thank you. Thank you.

And please come up and say your name. I'm with Inter Mountain Pallet Specialties over in Washington Road on 1285 East. What was your Please state your name. Sorry about that. Micah Beecher and I'm just wondering is there something I need to be aware about that property or if there's anything zone changes or such as that cuz the business owner this is this is Are you concerned with this project right here? I just came to get information. So, I don't know if this anything to do with me or not or if I need to come later. I think yours is the next one for the next zone change. Is that what you want? The one on the Washington down.

That's what we wait for. Thank you. It'll be on the It'll be on the next one. You can ask her to do whatever you need to on that one. Okay, I'll wait. Thank you.

Yeah, you bet. Joan Chipman, we live in the house that's been there for 50 years. I have a problem with the speed limit there. And I don't know what if you can do anything about that, but at least I'm going to say it. People come around there way too fast. And the more people we have accessing from there, including our daughter who's just built a home next to us, it's very, very dangerous. And I don't who do I talk to about getting the speed limit lowered? City council probably and this goes I don't know when you would do it but it would be city council who you would speak to about that where we don't

but the planning commission doesn't have anything to do with that. Not with the not with the speed limits. Go talk to public works over there. Okay. Thank you. Talk to him.

You're sitting right next to him. Yeah. Would anyone else Does anyone else have anything to say regarding item this item 4C? Okay, I'll close the public hearing portion of this one and look for a motion if you guys have any other. Commissioner Anderson, I'll make a motion to approve or to recommend approval of Z-26-09, request to reszone approximately 8.26 acres located approximately 2350 South Washington Fields Road from the current RA5 and A20 to proposed RA 1/2 zoning designation with the findings and conditions outlined by staff.

Commissioner Tupo, I second that. I would first by Commissioner Anderson and the second by Commissioner Tupo. Uh Commissioner Anderson. Individual voting. I Commissioner Davis. Hi. Commissioner Mitchell. I. Commissioner Tupo. I. I'm Commissioner Bulock. I'm an I as well. Well, this will go to city council with a recommendation for approval. Item 4 D is Z-26-10, a request to reszone approximately 1.92 acres located at 1290 East Washington Dam Road from the current RA2 to a proposed light industrial I1 zoning designation. The applicant is Ken Smith and we will turn the time over to Elden.

Thank you, commissioners. Here's the location of the site on the corner of Washington Dam and 1300 East. You can see the general plan is slated to be industrial. Fits right in with the uses to the norththeast, south, and west. And as we look to the zoning map here, those zones are um I1 and I2 use. the use can see on the map. If this zone change is approved, INT is planning to build flex space that complies with the light industrial use list such as storage area for trade contractors and small business owners along with light assembly and production of goods. Staff recommends the planning commission recommend approval of this zone change on to city council based on the findings stated in staff report. Now I'm happy to answer any questions you may have at this time. Does any want to have any questions for Elden? Okay, I'll open up this item 4D to a public hearing portion if you would like to. speak on this one. This is the one that you were talking about. I was just sent over here um for my by my father to find out what they're doing, if there's something he needs to worry about or change on his property. the the inner mountain pallet on 1285 East Morgan Lane

is that's not yeah his this has this won't affect his okay property at all then I no questions thank you okay thank you

okay if there's no one else has any questions on this we will close the public hearing portion and look for a motion or if you guys have any other questions I'll make a motion to recommend approval of Z-26-10 request to reszone approximately 1.92 acres located at 1290 East Washington Dam Road from the current RA2 to the proposed light industrial zoning designations with the findings and conditions outlined by staff. Second have first by Commissioner Anderson, second by Commissioner Davis. Individual voting Commissioner Anderson I. Commissioner Davis I. Commissioner Mitchell I. Commissioner Tupo

I. I'm Commissioner Bulock. I'm an I as well. Item five on this is the adjournment for the planning commission. I'll look for a motion to adjurnn. This Commissioner Davis. I move that we adjourn. This commission July 2nd. First by Commissioner Davidson, second by Commissioner Anderson. All in favor? I.

That planning commission. We will start the land use in just a in just a minute. End use authority meeting for May 6, 2026. We'll start with item one, the approval of the of tonight's agenda.

Commissioner Tupo, I make a motion to approve the agenda for May 6th, 2026. This is Commissioner Mitch. I second. First by Commissioner Tupo, second by Commissioner Mitchell. All in favor? I. Item two is approval of the land use authority minutes from April 15, 2026. Commissioner Davis, I'd like to make a motion that we approve the land use authority minutes from April 15, 2026. It's Commissioner Tupo. I second that. I have first by Commissioner Davis and second by Commissioner Tupo. All in favor? I. Uh, item three is declaration of distinctions or conflicts. Does anyone have any tonight? Nope.

Item 4 amend amended preliminary plat approval for the Desert Ridge Estates phases 2 through 4 subdivision located approximately Coyote Crest and Florence Drive. The applicant is Brandy and we will turn the time over to Elden.

Thank you. Maybe I'll start by revisiting just a brief introduction on state law. I think it was the beginning of 2025. State law changed for land use where land use applications were approved by authority which was is the new body that you just put on your land use authority hat. Um so so this item typically on city council however the original pre-plat was approved and there were additional conditions put on pre-plat. So this one's kind of caught in the middle of this storm here and the applicants asking to a missions that were discussed with council. So this one will move on to city council. a city council was involved with that original approval. Wanted to make that known right out the gate there. And uh we can dig into the amendment. Um let's put on the map here. This is the proposed preliminary plat. You can see in this one here, this is the approved preliminary plat. The proposal is asking to reduce phase 2 by 10 lots. So, here's the approved plan. I'll scroll down. You can see the amendment. So, you're going to get a little bit bigger street frontage and reducing 10 lots here. The applicant's also asking uh to phase the project. You can see here it's phase two all along the back side. There's now three phases a phase three phases in in this here. And then um also asking to renumber the

conditions so they're in line with these new lot numbers so there's no confusion. Wanted to clean things up and make it clear. and then specifically conditions 19 and 20 city council which will need to be reviewed by city council. Digging into these changes here, we can start with lot 205. You can see how this goes to the right to the boundary line. This used to stop shy. You can see how the depth of that is changing. And then also lots starting at lots 207 through 20110. You can see that backyard area is extending in depth which the Hillside review boards looked at. They're okay with it. They're staying out of the 30% range. Uh the hillside review board supports this amendment and so does staff. We can dig into the conditions here. Uh, condition 13 is a numerical change just so it would match these new lot numbers. No changes to condition 14. Condition 15 is also a numerical change as well as 16, 17, and 18. We get into condition 19. Let's pull that up. We can get it on the screen here. Condition 19 states five lots must be single story and no more than two in a row. Uh the Hillside Review Board along with staff uh felt that it'd be good to reference specific lot numbers and identifying a

height rather than tied to story. um such as 25 ft tall which would apply to lots 210 305 through 309 and 403 through 407. Condition 20 20 through 23 are numerical to match proposal and then condition for 24. Um the hillside review board along with staff recommend this to be changed to lots 208 through 210, 305 through 309 and 403 through 407. shall not have any vertical structure in the area of the backyard that is outside of the buildable envelope. That concludes staff report any questions you may have at this time. I'll put on the hill uh the slope percentage map. You can see the this lot extension is not exceeding into any sign pretty flat along with lot 205. Thanks Helen. Why? Why was 205 so much smaller before? Was there a reason behind it? Was it hillside? Was it Why wasn't it made I mean, what was the what was the point

in that one? The original plan, the the the building homes were a lot smaller. The product type was meant to fit these lot smaller lot sizes. And from what I understand, they're they're going to switch up the product type, go a little bit bigger. Um, so other than that, there there is no reason other than Was it open space requirement for the no subdivision or anything like that? It was just going to be left raw land. Correct. Yes.

The original. If they would have extended it, it just would have been a really long, skinny, narrow, awkward lot. Again, this is the prop currently the approved plan. And then this is the proposed. There was just a comment online about about that and now I now I see what she was talking about. I didn't I didn't didn't see

I didn't grasp it before and I was just curious to why why it's gotten bigger. I mean it is what it is. It's not a big deal but I was just curious to what the why it wasn't why it wasn't done but the skinny lots make sense. It been the developer could could have extended lots 135 and 136. you know that that's in their discretion how they want to develop the land that that would have been an option. They for whatever re reason they've chosen to extend lot 205.

No, I was just making sure there wasn't like open space or or something like that that we weren't that we weren't missing. So, just to keep it up, but yeah. All right. This is Did you guys have any questions for Elder? Should I just write for public hearing? All right. This is a public hearing. If anyone would like to come and speak to this, please do so. Okay, we'll close the public hearing portion of this. And if you guys have any other questions,

this is Commissioner Mitchell. I I think we and you mentioned, but I just felt like we should recognize that we did read the public comment. Um we did um hear that. It's unfortunate that the realtor and developer might have portray portray to her or to the owner, but um yeah, there's nothing that can be done and there's nothing. Yeah. Oh, you're you're the you're the applicant. So,

Jason Eers, work for Sunwood Homes, the construction manager, and uh Connor, who is the husband of the the lady that made the comment. Uh he called me just about an hour ago and talked it over. Um when they had bought the home, yeah, it was going to be vacant land and and we knew that we could do something with it, but um it just kind of didn't make sense at the time to make a really long skinny lot. So now that we've would like to make them bigger. So they had just mentioned when they moved in they would be interested in buying some of that land to extend their backyard. And we told them that that's actually still a possibility. Um it would just be a matter of determining a price and and then just doing a little adjustment or redraw on this.

Uh down the road it'd be something that uh they said at the time they weren't really in a position to be able to afford it that they're they're doing better now and kind of would like to have more space. So I and I even talked to him about they might even just buy that lot and we could build them the same house on that same uh you know right in that same area. So So there's some options there for him. Okay. Oh, it's great. Usually there's nothing that can be done there. I just feel

that's nice. There's nothing that's been done wrong. I just think Yeah. just want to let them know that we did read their their comment and are aware of it. I'll make a motion as Commissioner Davis. Uh, I move that we approve the amended preliminary plat for the Desert Ridge Estates phase 2 through 4 subdivision located at approximately Coyote Crest and Florence Drive subject to the conditions and findings in staff report. Just to confirm that's recommend Did I not say recommend? I just want to confirm. I didn't catch up. It Yeah, it does go on to city council. This has to go and this goes to city.

Yeah, because of Right. Thank you. This commission July 2nd first by Commissioner Davis, second by Commissioner Mitchell. Individual voting. Commissioner Anderson I. Commissioner Davis I. Commissioner Mitchell I. Commissioner Tupo I.

Commissioner Bulock I'm an I as well. This will go to city council with a recommendation for approval from us. Item 4B is a preliminary plat approval for the Oak Meadows subdivision located approximately 2670 South and 240 West. The applicant is Ryan Lelay. And we will turn this over to Sebastian. All right. So, the applicant is requesting approval of a preliminary plat for the Oak Meadows subdivision located at approximately 2670 South 240 West. This particular subdivision is proposing five lots on an area covering 2.60 acres. So, a small subdivision. The average lot area is.37 acres with an average density of about 1.19 acres. The zoning designation at this location is residential 110. The R115 zone directly to the south. the RA1 zone to the east and the uh PUDC commercial zone to the north and west as well. And a landscaping will be required along the edge of lot one there. The proposed subdivision conforms to the approved zoning and the request meets the subdivision requirements and other city ordinances for this location. staff has reviewed the request and recommends that language authority approve the pre-plant for the Oak Meadows subdivision based on the findings and conditions in this report. Uh that concludes that report and I can answer any additional questions you may have. Thanks. Can you pull this up on the satellite view?

Isn't this the piece that was kind of carved out of that development? I I I can't remember. I suppose. Okay. All right. Yeah. Yeah. So Elden, from what I can tell, and it's mentioned in their application, but I didn't see a whole lot of chatter on it here, that they intend to develop the front portion as commercial just along Merryill Road, which would align with everything else that's going road. Yeah, the property station is just about the homes,

correct? Yes, they have an approved PUDC use list. um just behind the sub. Right. Correct. Just to the north and west.

Okay. I just wasn't sure where it was. I remember going through this and talking about all this in the original one and moving it over that way. I just couldn't didn't realize which one it was. Yeah. That that road right there will go up and tie in over into 240. So, yeah. I'm I'm good with it. This is a public hearing. I'll open up the public hearing if anyone here would like to speak to it. Okay, I will close the public hearing portion of this and look for a motion or

Commissioner Tupo. I'll make a motion uh to recommend approval or preliminary plat approval of the Oak Meadow subdivision located at approximately 2670 South 240 West with the findings and conditions in staff report. Commissioner Anderson second by Commissioner Tufo and the second by Commissioner Anderson. Individual voting commissioner Anderson I. Commissioner Davis I. Commissioner Mitchell I. Commissioner Tupo I.

I'm Commissioner Bulock. I'm an I as well. This will item five is adjournment. We'll look for unless you guys have anything else you want to talk about. Make a motion to adjurnn. Mitch second. I have a first by Commissioner Anderson, a second by Commissioner Mitchell. All in favor? I I meeting is adjourned.