Planning Commission - Regular Meeting

It's 7:00. to the planning commission on this day of May 14th, 2026. Um, do we have a motion to approve tonight's agenda? Oh, sorry. Yes. We have the pledge of allegiance to start with. Would everyone please stand and repeat the pledge of allegiance with me? I aliance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible with liberty and justice for all. Okay. Thank you. Now we'll get back on

turn that now. Now we'll get back online and uh do we have a motion to approve tonight's agenda? I'll make a motion to approve tonight's agenda. I'll second. I have a motion by Commissioner Reading and a second by Commissioner Butler. All those in favor say I. I. Any nays? That motion passes. Do I have a motion to approve tonight's staff reports? I motion that we approve today's s staff reports. I'll second it. I have a motion by Commissioner Nilson, a second by Commissioner Patton. All those in favor say I. I any opposed? That passes also.

Uh do we have any declarations of conflict or abstensions from any of the committee members? Okay, seeing none, we will continue on. First item on tonight's agenda is a public hearing code text amendment section 10-14-26-2-C permitted principal uses. It's at the request of Spencer Strong for a in the Grove mixeduse overlay for animal grooming. Turn over to Mr. Hawkins.

Thank you. Good evening, Mr. Chairman and members of the commission. I'm Jacob Hawkins from the planning department. So the first item that we have for today is a request for a code text amendment to add use 8224 to the Grove mixed housing overlay. So the applicant intends to occupy a space within a building currently under construction located at 1563 West State Street which is located just east of Neers. This is Neers right here. Uh and we got Soda Time and Seven Brothers. Um, now the applicant is requesting approval of uh the code text amendment to permit use 8224 uh so they can outfit their unit to their needs while the building is being constructed. Now use 8224 includes several different uh items. We've got animal kennels, boarding, breeding, training, and grooming. And it excludes large animals. Now, now the applicant does not intend to utilize all of these uses and is only requesting uh for animal grooming uh and only within the Grove mixed use overlay, which is this pink hashed area right here. Um so start off though real quick. Um so in this particular area we have the base zone which is the Grove commercial sales subd district and then an overlay is just a zone that is put on top of that base zone. So the base zone has its own uses permitted uses and requirements and everything and then an overlay has additional uses and requirements um that go on top of the base zone. Uh like I said, this mixeduse overlay is over here along State Street and uh it in fact this particular overlay is only permitted along State Street. Um so that's something of note for this

particular zone. Uh now the Grove mixeduse overlay does not currently have any other permitted uses that are similar to animal grooming. Um it uh it allows for some residential uses. Uh, hence the mixed use designation. Um, a lot of retail uses, a couple service uses right here. Uh, you know, gymnasiums, barber, uh, beauty and barber services, and then a couple assembly um, uses as well, entertainment assembly, amusements, things like that. But nothing here that would be similar to uh, animal grooming. Um, now the underlying zone, the Grove commercial sales subdist. Um when we go through their permitted uses, there was a time um back in October 2024 uh where we had someone else come along. They wanted to do an animal hospital uh that was then changed to veterinary services and then that was a code text amendment that was approved. So that is a similar use that is permitted in the Grove commercial sales subdist so in this area. Um but that's the closest thing here. Um if I go to let's see here right here. Um so this use is permitted in other zones as well. So not just the grow commercial sales or anything like that. Uh so we've got agricultural residential agricultural overlay rural residential and single family and then the manufacturing distribution zone. Uh so there are a few different places where this use would otherwise be permitted. Um you'll see that most of these are residential uh in nature or agricultural um because use 8224

falls under the animal husbandry services kind of category. Um and that's why it's kind of restricted to a few more of those like agricultural areas. Um however if we limit the use to animal grooming alone um it feels a little bit less of like this animal husbandry kind of use and a little bit something more like uh you know beauty and barber services more like a service but with dogs you know uh so there are still a few extra concern potential concerns uh with it not being humans hair to cut it's dogs uh you know noise odors uh cleanliness, things like that. Um so that is something to consider for sure uh when uh recommending approval or denial of this uh motion. But um yeah, let's see here. Uh by limiting the proposed use to grooming only uh however then no outdoor kennels or run area will be needed. No pets will be kept after business hours. Fewer pets will be in the establishment due to the nature of, you know, you have an employee and the dog that's being groomed and then maybe a kennel that will hold one or two dogs or something like that, but it wouldn't be like a kennel or boarding place where you'd have a whole bunch of animals. Um, so there'd be fewer pets in the establishment. uh and in so doing it'll be easier to mitigate noise and sound um experienced by neighboring properties or commercial units and would be easier to mitigate any uh odors or uncleanliness or anything like that. So uh and so because of all of that, staff recommends approval of the proposed uh code text amendment as it is written uh which is going to be like this. 8224 animal grooming only excludes kennels boarding, breeding and training and it's located

only along State Street. I will also note excluding kennels, this means like the business like a kennel business. Uh not necessarily just like a kennel or two themselves because that obviously is going to be needed for like a grooming location or something like that. But so the term kenneling there would be overnight stay. Overnight stay. Yeah. Just to make sure that's clear.

Yeah. That Yeah, they could sell kennels if they wanted to. That would be a retail. Yeah. Oh, let's go. Wow. Okay. Okay. Any other questions for Jacob? Okay. Seeing none. Thank you, Jacob. Thank you. Is the applicant here? If you are, you approach the mic. Please state your name for the record. This is a public meeting so we can uh get this on the record. My name is Spencer Strong. Questions? Anything else you want to add? Yeah.

Yeah. So, so Scent Hound, a little more background on us. So, we currently have two locations in Utah County. One is in Provo, um, at the bottom of University Parkway, the other's in Spanish Fork. Um, Scent Hound really bridges the gap between traditional dog grooming and veterinarian care. So, we're very focused on hygiene and wellness for dogs. So, anytime a dog is coming in, they're getting a six-point wellness check across their skin, coat, ears, nails, teeth, and glands. Um, and in doing so, our goal, right, is to to help educate pet parents, specifically dogs. We only service dogs, but educate dog parents to help their dog live longer, healthier life. And so, in that, right, we do offer a full sle grooming services, but our focus is on what we call our basic hygiene package, which is something all dogs need, whether or not they need haircuts or or those services, right? There's a lot of dogs that don't need cuts, but they need their nails trimmed, they need their teeth brushed, they need their ears cleaned, um they need gland expressions periodically. So, that's how our focus is in what we do. Um our other locations, we love to be super engaged in the community. So, we take care of like high school or school service animals. We do a lot with special needs programs or therapy programs where dogs are integrated really heavily. um sponsorships for schools. We we love to be super active putting on assemblies or trainings or on-site field trips for kids. So, that's a little bit more on kind of who we are and why we're looking to to grow into this area. Obviously, there's a lot of growth happening all across Utah County. Um I mean, here this this development, I know the developer really well. Um but yeah, that's a little more on kind of us and why we're looking to to be here.

Okay. Um, how many employees do you anticipate having? So, when we're fully operating, um, we probably staff 10 to 12 between part-time and full-time and uh, is this appointment only for that to come in? Do you have walk-ins available? What how does that work? It's just we're trying to anticipate the loads and traffic and parking and all the other things that come into play.

Yeah, good question. So, primarily by appointment only. So, we do get really busy. Um, our Spanish Fork store sees close to 800 dogs a month right now. However, most of the appointments are 30 minute appointments, right? That basic hygiene is really quick. We don't want to hold on to dogs all day because they get anxious sitting in a kennel. And so from a parking and and car perspective, it's a quick drop off, quick pickup. So a lot of our customers will drop a dog off, go get their groceries, which this location is great being between right between the Walmart and the Macy's or, you know, go get their nails done or things like that. Quick in and out. And then for the neighboring uses, we're closed by five o'clock, so we have no evening parking that would impede on restaurants or food establishments or things like that nearby.

And then uh Do you have a waiting area if they just want to wait for their animals? We do have a lobby. Yeah. And if it's a I'd be more than happy to show photos of what the interior would look like if that's helpful. But we do have a small lobby. That's okay. So So the other locations that you have in Provo and Spanish Fork, what are the what are the locations like? Are they in a similar facility, similar neighbors and stuff? Yeah, super similar. So, Spanish Fork, if you're familiar with it, we're right on Main Street in a thousand north, right next to an Arctic Circle and a nail salon with the Macy's. I mean, kind of sharing that parking lot. We're in one of the sub parcels

in Provo. We're next to the neighborhood Walmart at the bottom of the hill. So, we're in the same center, two doors down from the neighborhood Walmart. Um, we have an LDS seminary right next to us. I've never had a noise complaint from them. Um, a chiropractor was on the other side. Never had a noise complaint from them. So, Senthound is is we do focus on just being in kind of the heavy traffic areas where we make the drop off convenient for customers to then go do their errands while their dog's getting taken care of. So optimal, how many pets would you how many animals would you have on site at a time? If if you're if you're fully optimized as busy as you can be. Yeah. At a single time dozen.

Say if you got 12 employees, it's basically one per animal or less. Yeah. Yeah. Give or take. I mean, and that's assuming, right, if we're we're not servicing a dozen at a time, that's just taking into account Yeah. delay for people that come. So, I mean, servicing six or seven at a time maximum. Yeah. Okay. How much of your business is supplements? Because it said in the report that um Well, yeah. Do you sell anything?

We do have supplements. Yeah. And they're all We don't sell toys, leashes, collars, anything like that. It's all for kind of hygiene and wellness. So like a skin and coat, a dental support, calming chews, relief spray for itchiness or allergies, that kind of stuff. Um, as a percentage of revenue, it's it's minor. It's less than 8%. Most of ours comes from services. Okay. I know this report said something, too. It's um kind of a nicer groomer grooming type place. And so one concern I had since it's a round restaurants,

people bringing their dogs in and out, I'm assuming they're usually always on a leash, always. But I know accidents can happen. Do you I kind of feel like it should be Senhound's responsibility to monitor the parking lot, maybe pick up anything if owners don't. Have you had to deal with that before in these other areas? Do you do? Yeah, not often, but we have had a dog that will go to the bathroom right in front of the store on like a parking stall post or something like that. Yeah. So, we we've always taken responsibility in in cleaning that up. Um I mean to the soaping and scrubbing the sidewalk or whatever it's on

if need be. Yeah. So, we and I would say so our Spanish Fork store, we've been there for about 20 months now. I think it's happened twice in 20 months where there's been a a mess on like the sidewalk or parking or anything like that. And do are do you instruct employees to kind of look out for that or is it usually patrons telling you or you tell employees to Yeah. So we're attentive to that. I mean, you know, if c customers are usually pretty responsible in in letting us know we have, you know, poop bags in the front or or the cleaning equipment to take care of it, but ultimately we as we as the team take ownership of of maintaining that. Yeah. The good neighbor response. That's good.

Yeah. Yeah. No, we get it. We We understand there's concern with with food places around. And I mean, really, regardless whether they're food or something else, you know, it's something that it's it's only relevant for our business. So, we understand that. And And then you're Oh, sorry. I do have a question about parking. It might be for Mr. Hawkings and not you. How much parking is allotted for that building for his business? Is that part of this that we need to look at? That's the only thing that came up in my mind is having enough parking if he's saying he has 12 employees.

Yeah, great question. So, uh the parking ratio for the use will be one space for every 300 square feet of gross floor area. So, whenever we get the business license, we'll take a look at the parking requirements at that time. But tonight, it's just for the use. Just for that for the use. Okay. All the uses then. That's good. Okay. And then um after you groom, there's a lot of hair and other things. I assume you've got a proper sanitation for that getting out back so it's not going to mix or have an issue. We do. I'm sure you do, but I just

Yeah. And we do and and this would come through, right? Noise mitigation plans, the sewage plans. So for the sewage, it goes through four or five different hair stops so that hair is not going through the lines clogging it. For the HVAC and air, I mean, we're on our own line, but we want it to be taken care of so that our HVAC functions really well. Um, so yeah, there's all that's all speced really well. plans and then the bagged hair and things like that's contained so it's not going to be an issue when it goes into the dumpsters.

Correct. Yeah. So everything is I mean we vacuum up a majority of it and then it's bagged from there but if not Yeah. Everything is in bags before it Yeah. ends up in a larger waste station. Are there any more questions? All right. Thank you very much, Mr. Brown. And we appreciate your time. We'll bring it. This is a public hearing. So, if there's any members of the public that'd like to come in and uh say anything, seeing a massive rush for the pulpit, we'll close the public hearing, bring it up to commissioners for discussions andor motions.

I'll make a motion. I move the planning commission forward a recommendation of approval for the request of Spencer Strong to the city council for the proposed amendments to city code section 10-14-26-2- C permitted principal uses in the Grove commercial mixeduse overlay by adding use 8224 animal grooming only and adopting the exhibits conditions and findings of the staff report and as modified by the following conditions. One, that no kennels, boarding, breeding or training is permitted permitted. That the this use is only permitted along State Street. That all final planning, engineering, and fire department requirements are met.

Yeah, that's it. I second. Okay. I have a motion by Commissioner Reading, a second by Commissioner Nilson. All those in favor say I.

Any opposed? That motion passes. We will move on to our next item and that is a public meeting to consider the re request of Gregory Brown for a one lot preliminary residential subdivision named Moss Heights located approximately 154 South 950 East on approximately point 57 acres in the R1 single family residential zone. Jacob Oh, this one's fine. Alrighty. So, the last item that we have for tonight is for a simple residential subdivision. Uh, so here's the location. It's in the R110 zone. Um, located along here at 950 East and 200 South and the high school is just a little bit further to the west there. Um, so in the R110 zone, we've got just a couple requirements. Each property has to be 10,000 square feet in area. You've got to have a minimum lot width of 90 ft. Uh, and then the setbacks for this zone are 25 from the front and rear property lines and 10 ft from the sides. And that is what they are proposing. Um, the proposed lot is 25,51 square feet or I guess technically a little bit less. It's 24,964 square ft. Um it's 141 ft wide um across uh the property right here. Uh and it's meets all the setback requirements and everything. So um staff recommends approval of the proposed subdivision and I can take any questions.

Any questions? That's pretty clear. Thank you, sir. Thank you. Okay, applicants, if you're here, if you'd like to approach the podium, please state your name for the record and tell us anything you feel is relevant. We'll ask you some questions if we have any.

No problem. Gregory Brown representing um the Moss family. Um not too much to add other from what Jacob um had said. This was sold as a meets and bounds um the legal subdivision um that was created a couple of several years back. Um, it's exchanged hands a few different times. Um, our client bought it, um, hired myself and, uh, my company to, um, design their dream home and just kind of help them make everything legitimate and, uh, um, put it into a legal, buildable, um, status as a lot. Okay. Are there any questions for Mr. Brown? Okay.

Thank you, sir. Thank you. Okay. Again, this is a public hearing. Oh, it's public meeting. Yeah, it's just a public meeting. Doesn't require a hearing, but we don't have anybody here anyway. So, we'll bring it back up to the commissioners for discussions and or motions. I'll make a motion. Okay. I move the planning commission approve the request of Gregory Brown for a one lot preliminary residential subdivision plat called Moss Heights Plat A located at approximately 154 South 950 east on property zoned R110 uh subject that it meets all final planning engineering and fire department requirements. I'll second it.

I have a motion by Commissioner Butler, a second by Commissioner Patton. All those in favor say I. I. Any opposed? That motion passes. You're very welcome. Is there any other business to come before Yes. Yes. I have a final comment that I'd like to make. I just wanted to take a second and recognize Christina Gregory. She has served on the city and been so helpful, so lovely to work with and she is leaving us. And so we just wanted to take a minute and thank you and express our gratitude for everything that you have done.

We uh we just want to make that public part of the public record that we're grateful to what you've done. Very grateful. You've been awesome. Thank you. Okay. That's done. Um I would entertain a motion to agenda review. Oh, yes you do. Do we need to Sorry. Yeah. I'd like to entertain a motion to approve the minutes from the previous meeting. I'll make a motion that we approve the minutes from April 23rd, 2026. Second. I have a motion by Commissioner Reading, a second by Commissioner Butler. All those in favor say I. I. Any opposed? That passes.

Make a motion to adjurnn. I motion. So done. I second. We are now adjourned.