Planning Commission - Regular Meeting

Now if we wanna get started there, Andrew, got it. To vote for chair and vice chair

to start the meeting. Some I'll make some announcements here. So alright. Well, good evening. Welcome to our, planning commission meeting. Today's date is Thursday, 01/08/2026. Happy New Year, everyone. Welcome to the New Year, and let's see what this one holds for us. So we do have the agenda as posted with one correction. We just want to add in. We need to vote a new chair and vice chair in for the coming year for the for this current year 2026. So what which one do we do first? Chair?

Do either choice?

Have to be separate. Let's do they do have to be separate.

They have to be separate according to the bylaws.

Yeah. Correct. Because there's no, campaign signs that were, joint. There were no joint. Right. Put up. That's right. In in the in the run the refrigerator back there. So got it. Okay. Well, let's go ahead and take care first. Let's do chair. This position right here, is there anyone that would like to make a motion for chairperson for 2026?

I'd like to make a motion. I nominate Andrew Adams to be our chair for 2026. Well, thanks, Gary. That's a that's an honor.

Thank you. Is there anyone that would second that?

I'll second.

Oh, thank you. Alright. So let's go ahead and put that to a vote. Andrew Adams for chair for 2026. Let's start with you, Gary. Yes. Lisa.

Yes.

Susan.

Yes.

And Kendra.

Yes.

And Christine.

Yes.

You get a vote as well. No. It's okay. It's there's no retribution if there's a no. Alright. Well, thank you for that. Motion carries, and I gladly accept. Thank you. Appreciate the vote of confidence. Now let's move on to vice chair for the year of 2026. Does anyone have a motion there?

I would move that we move that Lisa be vice chair. Lisa Fowler.

As vice chair.

Vice chair. So

Okay. Great. That's a motion from Susan. Alright. And then let's put that, to a second. Who will second that? Gary will second that. Alright. So alright. Let's vote on this one, guys. Let's start with you, Susan.

Yes.

Gary? Yes. Christine?

Yes.

Lisa?

Do I vote for myself?

I mean, do I vote too in

this Yeah. Yeah. You get a vote. Yeah. So, and then Kendra?

Yes.

Perfect. Alright. Unanimous. Yeah. You have you get to vote for yourself. That's whereas I don't because I don't get vote on anything. Alright. Well, thank you for the votes of confidence and it really is a pleasure serving with you guys and I appreciate your trust in this role up here and thank you especially to Lisa because how many times have have you filled in for me. So thank you so much and I appreciate all the all the support. Alright. Well, let's tackle it, guys. Let's go ahead now here with our first agenda item tonight. Again, the agenda will stand as posted. No changes. The first one we have tonight is a public hearing.

It's the England Salon Home Occupation Conditional Use Permit, and this is on the request of Kayleen England, property owner and conditional use permit for a home occupation that provides personal care services on approximately 1.34 acres. It's all located at 13058 South 1300 East, and it's known as application 2025 Dash 0418. Mary Anne Pickering is the staff contact, but I don't see Mary Anne.

Yes. She is unfortunately out sick today. So I'll be covering for her. Okay. Great. Alright.

So we'll turn it over to Todd Draper. Go ahead, Todd.

So this is, as you mentioned, the England Salon Home Occupation Conditional Use Permit. The city map there, located there approximately, 13058 South, 13th East. It is down, this private, road this way. There is aerial map of the home. The salon is in the ADU.

We'll be in the back, so I'm not sure that this really shows that. Probably an old aerial. The land use map, this is low medium density, and the zoning will hold there. RA two, resident residential agricultural. And we'll go to I spun this around so it's at least north pointing up, so everything's upside down as far as the print is going.

But this is that existing home. This will be the ADU, and then the salon will be in the ADU. This is the floor plan basically for that a d u. We'll have, what essentially will fit four cars in the garage. There will be, entrance back in here, and then, also additional, entrance back through here.

So then that will be kind of up to the ADU, and then the salon has its own entrance. And if it will hold there, just a couple of elevation, renderings, that they had produced as part of that eventual ADU that kinda show where that will be. And then just some of the impacts, mitigations with this kind of a home based business. Obviously, impacts would be customers and the potential for vehicular parking and traffic. And then the mitigations here is appointments will be scheduled one at a time.

Business hours from nine to five, Monday through Friday, and they do have one off street parking stall that's located on the driveway leading up to the ADU. Now you can see, some pictures that they, provided and help, show as well that there would be some parking on the driveway that would not impede the actual, use of the garage. And then the path here that leads back, to where the salon is and then they have. One more picture of inside. There we go.

Other than that, the the applicant is here, I believe, and can tell you a little bit more about, what, the business entails. But, yeah, that's the presentation I have. Any questions I can help answer there?

No. That's it. May maybe while we're just paused here, if you'll just go back, Todd, and just put it back on the, floor plan of the yeah. So we can see the salon floor plan right there. Right? Right behind the cars.

Yep.

Thank you. Alright. Is the applicant here? If you wanna come on down. It's not scary at all. You just state your name, and then you can add anything else you'd like to that presentation, and we'll see if we have any questions for you. I don't think that's on. Hold on one sec. That's not your your responsibility. Hold on one second. See, we record these things, so we wanna make sure we hear what you said. There we go.

Okay. Hello. I'm Kayleen England.

Perfect. Is that all? Yeah. It's working. Yeah. Anything else you wanna add to that? So it looks like I had a I was just curious. What's the approximate square footage of that salon? Is it and is it just one room or were there two?

There are two rooms. So when you enter off that sidewalk that it showed you, you go directly into the first room, which is the hair salon, and then you walk through there, and then that's the aesthetics.

Got it. Yeah. So there's So that door would be on that exterior side. They're kind of under the stairwell going upstairs.

They're both in that same entrance and they're both in there.

Cool. That's a cool design. Right? You get the dual functionality, get a big garage and ADU and then it's small.

It's cool.

And the kids apartments up there.

So Perfect.

I'm sorry. I didn't turn this on. The parking is not in front of those cars. No. No. It's off to the side.

Picture was taken. The parking is, like, right in front of that walkway.

It's that little red block was.

You have any other pictures right there?

It's right there.

Oh.

So see where the tennis court is? The ADU is right next to that where it just looks like

It's it's just between the the main structure and the tennis courts there.

Tennis court. And then the parking, I don't know if you go back to that.

We have troubles with this scenario. We have

a trick mouse here that I know.

I no worries.

I think Riverton City brought it in as a joke. Hard to plugged it in. They're punking us.

They're messing with you. It's hard to tell, but there's a little jet out in the driveway that it kinda jets out where it's just the parking's right there for that. Yeah. So it doesn't impede the driveway or anybody's garage or anything. Thank

you. Yeah. Yeah. Is there

a car there right

now? Pretty good layout.

Looks like it's there. Yeah.

Any other questions? Okay. Well, perfect. It's a public hearing, so we'll open it up to public comment. And if we need to invite you back up, we will

Okay.

Give you your time to shine. So that's it. Easy Great. Thank you.

Thank you.

Thanks. Alright. So this is a public hearing. We're gonna have a couple of these tonight. When we open it up for public comment, we have a red, three minute timer started over there. And anyone that wants to address these agenda items gets up to three minutes. You don't have to take the whole time. We just ask that you don't go over. So with that being said, is there anyone that would like to address this agenda item tonight? Alright. Look at that. We don't have any pitchforks. No no neighbors. Everything is good. So we'll go ahead and close the public hearing portion of that agenda item. Alright. Commissioners, what are your thoughts? It's pretty straightforward.

Yeah. I'm I'm comfortable with this. I think it makes sense and it's nice that they have an extra, building on their property to do it in. Does anybody on the commission wanna make any other comments? No? Okay. Then I'll make a motion. I move that we approve the home occupation conditional use permit as requested by Kayleen England, property owner, application 2025Dash0418DashUSE based on the following findings for approval and subject to the conditions listed in the staff report dated 12/30/2025. I I believe the pro proposal complies with the standards for approval found in the Draper code and the negative impacts are mitigated through the, impositions listed in the staff report.

Thank you, Lisa. Alright. Who will second that motion?

I'll second that.

Alright. Thanks, Kendra. So let's put it to the vote starting with Lisa. Yes. Kendra?

Yes.

Christine?

Yes.

Gary? Yes. And Susan?

Yes.

Alright. Congrats on that. So good luck with your business that passes and, well done. That's we'll use that as a as a template, right, on how it can be done when you've got some extra land there. So thank you. Alright. So let's go ahead and move on to our next public hearing. It's the Western States Flooring Conditional Use Permit request, and this one's on the behalf of Marshall Peterson representing Western States Flooring, a conditional use permit request to operate a limited wholesale and warehousing business on approximately 6.8 acres. It's located at 12453 South 265 West Suite A. It's known as Application 2025Dash0184DashUSE, and the, contact on this one is Nick Whitaker. So go ahead, Nick.

Thank you. So, yes, this is the Western States flooring conditional use permit. Seems like both of the nicer. Kind of difficult tonight. Okay. Here's a vicinity. Wow. I didn't even touch it. Here's a vicinity map of the property. It's located at 12453 South, 265 West.

In fact, this is the third conditional use permit for this facility that we've had in the last year. Here's an aerial map of the property. They will be in Unit A, which is this section right here. Land use is industrial and manufacturing and the zoning is CBP Zone. So here's an overview and definitions.

So the proposed land uses limited wholesale and warehousing of carpet within a CBP zone. And that does require a conditional use permit in the CBP zone. And the definition of wholesale and warehousing limited, which is the definition which their business would fall under, is an establishment that is engaged in the small scale storage and sale of goods to other businesses for resale, excluding self storage warehouses, major distribution centers, motor freight terminals, moving and storage firms, similar high volume, high turnover facilities. And no outside storage is permitted. The proposed use, as I mentioned earlier, it's to store carpet and distribute it out to their buyers to be installed.

Installers come to the property and pick up the carpet. In the rear of the property here, there's a bay in which they can back their trucks in, load up their trucks, and get on their way. Here's a floor plan of the entire property. There's, of course, two sides there on this, the South Building located within the South Building rather in Unit A, which is right here. And here is a floor plan that they provided.

Of course, the main entrance would be here. This is the north end. The parking lot, of course, right out here, as well as on the east of the property or the east of the building as well. And then the area back here where trucks can come and go and load up. So impact analysis and mitigation identified potential impacts would be the potential parking lot congestion due to large trucks delivering and collecting shipments, potential for unauthorized storage outside of the building and suite, potential for trucks or trailers to be parked on the property for lengthy periods of time.

The proposed mitigation is that no manufacturing shall take place at the property. Shipping and receiving shall only be conducted at Unit A's designated shipping bay. Shipping and receiving may not block or interfere with vehicular parking stalls, drive aisles, or the dock bays of other businesses on the property. That all storage related to the wholesale and warehousing business operation be located inside of the subject suite, and no trucks or trailers parked on the property for over twelve hours. And here's an exterior photo of both of the properties of the property in both of the buildings, rather.

This is the building in which the applicant's business is located. Any questions or comments?

Does anybody else in either of these facilities have a conditional use permit as well?

In the last year, we've had three well, this would be the third conditional use permit request for one of these suites.

Can you show us the suites, please?

So we did one earlier in the last year for I believe it was this one and then another one with this or next to it was this.

Do you know what they're doing or what we've approved them to do?

Actually, so the last one that we did for this property was for the exact same use. Yeah, it was the well proven cabinets. And it was for limited wholesale and warehousing, the exact same

Of cabinetry, you said. Okay. I just don't remember.

There was no manufacturing allowed or assembly.

It was just

for storage and pretty much like

Distribution. Distribution.

Ship out, yeah.

Do you recall the other?

Which is what this is. Yeah.

It's the same thing, no manufacturing.

Do you recall the other one that's across the

That was Nutri Strips. Oh. Yeah, that was

I remember that.

Yes. What was that?

I remember it. Nutrients. I'm not sure if you were there that evening.

Put them in your mouth.

They they The air quality.

Was it

the air quality and the smell? The Yeah. Fabrication or whatever? Yeah. Yeah. Okay. Yeah. So again, with this, yeah, this is just really low impact. Just quiet quiet housing. Is it is this just because this location, it's just not unallowed? It's just not permitted? I mean, it's conditional, but it's just Yeah. It's just way that's coming up here, and we're not seeing that in other warehousing districts like the new one that's down the way.

It's part of the zone. Anything in the DP zone that's I I believe that the rationale behind it is to just make sure that they can mitigate the impacts of running that type of business. It's a pretty, at least from what my own observations, it's a pretty common land use in this type of zoning. So yeah, it's just a requirement to have that type of use in the zone.

Perfect. Well, good. Any other questions for staff then? All right. Thanks, Nick. Is the applicant here? Hi. Do you want to come on up? One of you Just come up and do the same thing. You can add it in both. Yep. Then we can add time to shine. So if you state both your names, and then we'll listen to you.

I'm Marshall Peterson.

Hi. I'm Jamie Kempton.

Hi. Anything else you'd like to add to that?

No, not really. Just to

yeah, go ahead. The only thing that I had is

Talk to the mic, if you would. The

thing that I had is the part about selling goods. There are no selling of goods there. It is just a warehouse.

For storage. Just for storage.

Good. Perfect.

Not open to the public. No retail sales, anything like that. It's carpet and pad only being stored. No adhesives, no chemicals, nothing like that.

Perfect. Yeah. Just, yeah. We put words in your mouth, didn't we? We were like, oh, yeah. These guys are selling carpet out there.

Sorry about that. Does who do you who comes to get the carpet? Is it your

installers.

Your installers.

Our installers do. Gotcha. So we house it there until the scheduled date. Then the installers come, pick up the carpet and the pad, and then take

it out to the customer's house and install it. Perfect. Yeah. Not a showroom at all?

No. K. Nope.

Perfect. Yeah. That's good clarification. Any other questions for him? Okay. You guys are off the hook too. Same as last time. We'll open it up to the highly contested public comment. Right? And then if we need you to come back up and add anything, we'll do it. Okay? Alright. Thank you. Thanks, guys. K. Again, this is a public hearing. We'll open it up to public comment. Who would like to take up to three minutes to discuss or comment on this agenda item? Alright. See, we don't see anyone, so we'll go ahead and close it. So the public hearing is now closed. Alright. Commissioners, you've got a good clear explanation and definition of what they're gonna be doing here. What are your thoughts?

I think this one's straightforward. And if nobody has any other comments, I can make a motion.

Yeah. Go ahead, Kendra.

I move that we approve the conditional use permit as requested by Marshall Peterson representing Western States Flooring twenty twenty five dash zero one eight four dash USC based on the following findings for approval and subject to the conditions listed in the staff report dated 12/23/2025. And those findings are that it complies with the standards for approval found in Draper code section nine dash five dash zero eight zero e, and potential negative impacts are mitigated through the imposition of reasonable conditions as laid out in the staff report.

Great. Thank you, Kendra. Who will second her motion?

I'll second it.

Alright. Thanks, Susan. K. So let's go ahead and, this is for approval. Kendra, how do you vote?

Yes.

Susan?

Yes.

Lisa?

Yes.

Gary? Yes. And Christine?

Yes.

Alright. Congrats on that. So we appreciate you coming in, and good luck with your business. Thanks for choosing Draper. Alright.

Let's go ahead and move on now to our I think this is our final public hearing tonight. So this is the Bell Peterson and Guston Land Use and Zoning Map Amendment Request. On the request of Dave Johnson representing all three property owners to, one, amend the land use designation for a portion of 693 East And 138 South from residential low medium density to residential medium density. Second, it's to amend the land use designation for 13777 South Shadow Mountain Lane from residential medium density to residential low medium density. And thirdly, amend the zoning designation from RA one, residential agricultural to RA two which is residential agricultural and r three single family residential for 693 East 13800 South and fourth amend the zoning designation from r A 1 to R A 2 Presidential agriculture for the entire property at 703 East 138 South.

So our staff contact, Maryann Pickering, is dodging a bullet on this one. So who would like to clarify all of that for us? Yep. Is that a good beer or Todd?

I'll get this one as well.

All right. Todd Draper,

take it away. So I'll try and explain what all of that was. It is a little bit more of a complex one, but I think when you see it, it becomes a little more straightforward here. Again, this is just the vicinity map. There are three properties involved. You'll see there 693 And 703 East on Hundred And 38th, and then 13777 South Shadow Mountain Lane. They all kind of back up to each other or adjacent to each other. As you can see there, this is the aerial. The property on Shadow Mountain and the property at 693 both have existing homes on them. The home, I think, that was on 703 was removed a few years ago.

The current land use for the two properties that are on 138 South is the, low, medium density with the property, on Shadow Mountain being the residential medium density. And then the current zoning for the two, that are on 138 Hundred South are is the R A 1 with the property on Shadow Mountain being R A 2. And the whole point of this is to change that all up. So this is the proposal from the applicant. What they would be proposing to do is on the property on Shadow Mountain, they would like to change the land use map from that medium density to the low medium density.

And on the property at 693, they would actually like to split this and put that residential medium density on the front portion,

leaving

the rear portion in the existing residential low slash medium density, land use designation. And then this property is also already in that existing low, medium density designation. So the real change with the land use map would be for this property and this half of this property. And that is so that they could request the zoning that they are, which would be to take this portion of the the rear portion of this property and this property to the east at 703 and ask for the R a two zone, moving from the r a one to the r a two. And though it's not colored the same, take the front portion here and move it to the R three zone, which is also the zoning of the adjacent property to the west.

And this is so that they can facilitate, hopefully, a boundary line agreement they would like to do between all three neighbors. And I'm not sure that this really quite shows that there was a little portion of this property that would become Peterson. The majority of this would be Guston, and then the Bell property would be reduced down to that smaller, lot size, or or parcel size that they would like the R three to be able to to go down to. It'll be less than the half acre. Again, here's the site photos from Street View looking north at the 703 property.

I need to stop using the mouse. And then looking north at the 693 East, and then this is just more of an aerial oblique aerial view of the property on Shadow Mountain. You can kind of see maybe if the mouse wants to work. You can see back in here where the current property line would be approximately, and then the portion they would like to to pick up in the future. And I tried to put that on this aerial so that kinda makes sense.

There would be likely a little portion here. I just don't know where that is off the top of my head. It's a it's a different application. So it was either a little piece here or a little piece there they wanted, that would go with this property. But this is the short shorter version of, what they would be looking to do and and amending the lot lines. So this property would be R A 2. This property be also R A 2, and then this would be the R 3. And with that, that's what I have as a presentation. If you have any questions, I can help answer.

I have a question. Todd, can you go back to that slide?

This one? Yes. I can turn

it Okay. Back to we make these changes and this plan doesn't happen, what could happen? What's, I don't know if I want to say the worst, but what could happen? That back lot could be developed and then how would you get to that back lot?

So I have not looked into that as much. I could maybe see if I can find that in the staff report again what the size would be. I don't think that it makes this one large enough to technically divide into two.

Okay.

I think it's like in the back of my head, wanna say it's like point eight six. Don't quote me on that. It's probably in the staff report there somewhere.

And then

same kind of thing here.

It's not big enough to subdivide then even in those zones or that use?

I don't I don't believe so. Well, you know what? It it might be, just barely, but it would be something of a flag lot, and we would not allow flag lots on a major arterial street like 138th. So there's some other things kind of preventing that.

Okay. Thanks.

Yeah. It would be about 0.8

acres. Developed one?

Or

The red one or the orange one? Red.

Or this this one, it'd be about 0.8 acres with what they're they're gonna be picking up in the back. So that wouldn't be big enough to put two two half acre lots on. This property here is currently 0.68 acres. Here from our understanding, they're just picking up, you know, a little bit of bit of property here. So again, not big enough to put two lots on. Okay.

Thanks. That helps to have you explain that.

Alright. Anything else on that, Todd? Nope. Alright. Thanks for the clarification. Okay. So is the applicant here? Hi. If you wanna come on down, you've seen the drill. So you're welcome to come on down, state your name, and add anything you'd like.

Hi. I'm I'm Dave Johnson. I'm the, excuse me, I'm the surveyor. Put all this together. It's just a it's a case of an older family that wants to step back a little bit and not have so much land to take care of and two families that are are getting bigger and the kids are getting older and they need practice facilities for soccer and pickleball and whatever they need to put on there. So we're just trying to facilitate that.

Perfect. Great. Any questions? Okay. Well, thanks for being here. So, again, we'll put it up for public comment. And if there's any disputes or clarification, we'll get you. Okay? Thanks. So it's a public hearing. We'll open this up for public comment. Who is here to that would like to address this one? I'm looking around. No one? Alright. Off to a slow start this year, guys. So we'll go ahead and close the public hearing. Alright. Commissioners, now it's it was it's more straightforward now than it was before. Correct? So, what are your thoughts? Any deliberation, or should we just put a motion together? We've got two items on here. We've got the, I think, the land use and the zoning map.

It seems like a lot of work just to make a few boundary line adjustments, but it makes sense, and it makes things clean and concise. So

And it always puts that one r a one lot as the odd man out now. Right? So it's almost the everything's become r a two, and you've got just one last holdout there on that private road.

Yeah. Because if you just read the description, you're like, now what? Sounded complicated, but it really isn't when you when Todd explains it the way he did. So

Yes. We're just trying to give

That was really helpful.

The land where it's needed or wanted.

Yes. Right.

Perfect. Alright. Well, that's a Oh,

so I'll have I'm happy to make a motion unless someone has comments or concerns.

Yeah. Go ahead, Susan.

Let's k. I move we forward a positive recommendation of the city council for the land use map amendment as requested by Dave Johnson representing the property owners. Application 2024Dash0408DashMA based on the findings of approval. This is for the staff report dated 12/30/2025, and there are six findings for approval.

Great. Thank you, Susan. Who will second her motion?

I'll second that.

Alright. Thanks, Kendra. Let's put this one to a vote, and this is to move a positive recommendation forward on the land use map amendment. Susan, how do you vote?

Yes.

Kendra?

Yes.

Christine?

Yes.

Gary? Yes. And Lisa?

Yes.

Alright. So next, we have the zoning map amendment. Same thing. Who would like to motion on that with a positive or negative recommendation?

I can make that.

Okay. Go ahead, Kendra.

Let's I move that we forward a positive recommendation to the city council for the zoning map amendment as requested by Dave Johnson representing the property owner's application 2025Dash0135DashMA based on the findings for approval listed in the staff report dated 12/30/2025, and there are five findings for approval listed there.

Thanks, Kendra. Who will second that?

I will.

Alright. Thank you, Lisa. Let's go ahead and put this one to a vote for a positive recommendation on the zone map amendment. Let's start with you, Kendra.

Yes.

Lisa.

Yes.

Susan.

Yes.

Christine.

Yes.

And Gary. Yes. Alright. Thank you again for coming in and clarifying. So we appreciate that. And now that'll go off to the, city council for final final vote on that. Alright. Let's go ahead and discuss. Is there anything else that needs to come up on the agenda that's not

on I've got a couple things for item two, other business. Lori emailed out the annual interest, conflict to interest disclosure forms. Please get those filled out and return to her. And then I've got a plot for you to sign before you leave, Andrew.

Perfect.

Do you guys have hard copies of those that we I could do right now?

Lori, are they

We can we can go print one out if you give us

a few minutes.

I'll just do it. We will we can bring them bring some hard copies at the next meeting. I'd love that. Thanks. Okay. We'll do that.

Perfect. Great. Also, thank you for everyone getting your training done. We're good for last year. Perfect. So Good.

Did you notice it was December 31?

Few, but we got it done.

I got it done.

Perfect. So that means there's no trading until October 2026, correct? That's when we'll really start cramming it in?

Probably the next meeting.

Oh, perfect. Good. We already got ahead of it. Hey, It's you're the boss. You're it's your schedule. We'll we'll play along. Alright. Anything else, commissioners? I don't see any other business on our agenda. So

Make a motion to adjourn.

Alright. Meeting adjourned. Thank you.