Planning Commission & Land Use Authority - Regular Meeting

We'll get started. It's a large crowd this evening. Uh but welcome to our uh planning commission meeting for March 4th. We'll I will give us our opening prayer and then we'll have the pledge of allegiance by commissioner year. Dear heavenly father, we're grateful to be here this evening. We're thankful for the opportunity we have to serve and to help in our community. We're grateful for Washington City and for all those who serve and work diligently to um help it to be a pleasant place to live and to enjoy. We pray at this time as we begin our meeting and go throughout our the items on the agenda that we can um do so um pleasantly and work together to come to sol solutions. Um we're grateful for all thou has given us and we thank thee in this we pray and do so in the name of Jesus Christ. Amen. To the flag of the United States of America and to the republic for it stands one nation with liberty and justice for all.

Just want to excuse um our chairman uh Commissioner Bulock tonight. uh you had some other things going on and so I get to fill in. Um first we would I'll just look for a motion to approve tonight's agenda. Actually, yeah, today's agenda first. This commissioner, I will make a motion that we approve the agenda for March 4th, 2026 as it's currently uh listed here. Commissioner Davis seconds.

Great. Um, motion by Commissioner Yur, second by Commissioner Davis. Do you do the all in favor on that? All in all in favor? I I look for a motion to uh approve the minutes from our previous meeting. Commissioner Davis, I move that we approve the minutes from February 18th, 2026. year. Second have first by Commissioner Davis, second by Commissioner Yur. All in favor? I I do. We have any declarations of absence abstences or abstensions and conflicts?

None. I don't have any either. Um all right we will move ahead starting with where is the item number on this I just want a

I went to the right there I'll have to go to the agenda um okay item 4 A, this is a public hearing for the consideration or recommendation to the city council for a zone change Z-26-01 to change the zoning from C2 to downtown mixed use located at 127 East Telegraph Street. The applicant is MRW Design and Associates. And turn the time over to Elden for next commissioners. The location here is on the map. You can see it's highlighted 127 East Telegraph. And the proposal includes a twostory building with a total square footage of 4,848 square ft. Both floors will be used as professional office space. Proposal includes 19 parking spaces which meets the minimum requirement for the proposed use. I'll pull up the site plan. And you can see those parking stalls. As shown on the plan, the front of the building is set back 5 ft from the property line. This is an allowed setback in the downtown mixeduse zone as it promotes walkability and improves the aesthetics of the site by accommodating parking behind and to the side of the building rather than in front. The exterior building consists of stucco rock and metal creating a modern feel that utilizes clean lines, geometric shapes, and a mix of contrasting material. Go back to that building elevation there. And the proposal includes a placeholder

for a mural to be located on the west side of the building. Pull up the site plan. Here you can see the oneway ingress and egress to the site which ingress will be made from westbound westbound traffic from telegraph and egress will be made onto 100 east. The property owner has obtained an access agreement with the property owner to the west which is the barber shop owner there to accommodate this oneway traffic. The surrounding zoning is C2 to the north and east, residential to the south, and AP to the west. Staff recommends the planning commission approval of Z-26-01 for the proposed zone change. This will go on to city council and that's based on the findings and conditions stated in staff report. I'm happy to answer any questions you may have at this time. This is Commissioner Yur, I have a question for you, Elden. How does this fit in with where the city is going with our kind of like our down our vision for our downtown renovation

location-wise or timing or No, that to have this kind of an office building right here. Yeah, very compatible. uh right in line and and the purpose, you know, he doesn't the applicant didn't need to change the zone for use. You know, AP isn't allowed use in the C2. It was more of to pull the building a foot set back. Correct. Yeah. To utilize that walkability from a downtown area. Okay. And does it does it kind of mirror the aesthetic of the similar office building that was just built across the street? I think it's on 200 Eastn Telegraph.

It will. Yes. Very modern. Um kind of a contemporary look. Okay. This is Commissioner Mitchell. I'm just curious about the mural and is it really going to be the Bob Ross? Yeah. From my understanding, it it's not going to have Bob Ross on there. Um, you're just getting our hopes up. Okay. Just, you know, the mountains are great, the trees are great. Final product. I'm I'm not sure what we'll end up with, but he has told me it'll look good. Okay. Doesn't look good, but

maybe we could put your face on there, Elden. Bob Ross. And is putting murals on buildings, is that kind of part of the vision of what we're doing with the downtown? Is that the vibe a little bit? Or was this just his idea? This this was his idea. Um just brings color and um just some uniqueness. Mhm. So, is there I was going to ask the applicant to to speak on what the mural may look like. Yeah, that would be curious in the audience here though.

And what would be the coordination coordination there or are we worried about that? I mean, I would think there would need to be some coordination as big as it is and where it's located. Yeah, it could be long term. Um, you know, I don't think we'll see this mural forever. You know, as things redevelop and go vertical, uh, at one point, I think this western site would would not be visible at some point, but for the time being, you you definitely would would see this. I I kind of think the same thing. A little bit of collaboration with someone from city on just kind of like approving the mural. It's going to be huge. I love it. It's going to be huge and visible. St. George has been doing a lot of murals like this. I think it's really cool. I love the vibe. But I do think it'd be nice to have a little bit of input. Not maybe that's something we can kind of like pass along with our recommendation to city council to just kind of I don't I don't know what the appropriate mechanism for that would be.

Yeah. Yeah. Yeah. Exactly. Like we we and it's right there. I mean it's right at our major cross streets. So I think that it matters that we get it get it right. Although there's a million right ways to do it but there's also a million wrong ways to do it. Elden, who typically provides oversight for that?

Well, this approved by city council. Um, so that that's where it would fall. You know, we don't um as staff get in to um you know, in straight zoning, the aesthetics, the looks, the feels. Um so, you know, this would fall back to the approval of city council. what they want to do there with this. Okay. I mean, fundamentally, and I believe you need to have a hearing. Yeah. I'll I'll hold my comments.

Okay. Are there other comments or questions before we open it for the public? Right. There, this is a public hearing, so I open it up to the public. If uh you here are here for this item, invite you to come up and at this time. Okay. It doesn't look like we have anybody here for this item. So, Commissioner Davis, did you have other comments? Yeah, sure. I mean, my only comment was I think fundamentally when you look at the at the proposal, I I don't have any issues with it. I think it's, you know, it's it fits from what I can tell with the with the plans and, you know, when we get into the the art side of it, we can certainly provide, you know, our thoughts and maybe a little direction and then I would anticipate that there should be a decent amount of control, you know, when it comes to that. And it it may not last forever as you said because things will continue to develop. It'll be hidden at some point, but

that's my position. So, I don't see any issues with it. I think that yeah, as it does change to I would think that there would need to be some kind of coordinating, you know, as it does change, if it does change, you know, if they do plan to change the the mural. But I think that could be something that we just put in the as a recommendation. Um, if there are no other comments, I just look for a motion.

Oh, I guess that is okay. I didn't ever officially close the public hearing, so yeah, go ahead and come up. Yeah. Um, so go ahead and state your name.

I'm Dustin Davis and we live on the property right to the north of that. And I guess my question or concern would be, I guess, what what is the back of the building going to look like because we have kind of a concern about, you know, privacy for our direct backyard, our kids playing back there, you know. Um, what would that what would that look like? Yeah, it will be windows on the top floor appearing down in or there will be Yeah, there are windows. You see it? Okay.

So, there would be the the windows up at the second Yeah. second level. And then as far as the coloring, I'm sure the coloring will match the rendition that's in the as the front. Yeah. Right. I mean, I'm not concerned about as much as aesthetics or or coloring as much as I am, you know, privacy for for my family's sake. Um, back there. Um, do we know is there any maybe is there any uh um trees or shrubbery going up to possibly block that view or on the on the back side? Yeah,

he he's not showing any there. Uh it's currently all asphalt. I think the intent is to leave that all asphalt is that that's where the uh egress the egress is going right through there, right? Yeah. It's quite a ways away from the property line though. Mhm. You've got parking lot and and the the driveway back there. Okay. I did notice that. So it's not very close to the property line. Okay. And it looks like he needs all of that all that space to be asphalt for the ingress and egress there. What what I've seen in situations like this is where the the affected property owner starts growing some trees along along the back of your property line. Right.

Yeah. Okay. Okay. Well, thank you for listening. Yeah. Thank you. It looks like it's just for just so you know, it looks like there's 43 feet from the building to the property line.

Yeah. Yeah, I did notice it was quite a ways away. I mean, it's mostly almost up to the sidewalk and so Okay. Thank you. All right. Thank you. All right. Um I don't think I officially closed, so we'll close the public hearing this time. Um I did notice in the notes the concerns about the power. Is that something that should be addressed? those in the construction drawings, building permit application times or timing of those applications.

Okay, I'll make a motion as Commissioner Davis. I will make a motion for the approval and forward on to the city council of item Z-26-01 the request to reszone approximately30 acres located at 127 East Telegraph from the current C2 zoning to the proposed downtown mixed use zoning designation uh subject to the findings and conditions in staff report with the one addition of a note to to uh encourage city council and the appropriate bodies to uh to ensure that they're directly involved and provide good oversight to the exterior decor and treatment of that from a from an art/mural standpoint.

Anderson second. We have a first by Commissioner Davis, a second by Commissioner Anderson. Individual voting Anderson I. Davis I. You're I.

And I am a I as well. Okay. All right. Item 4B is a public hearing for consideration and recommendation to the city council for a zone change Z-26-02 to update the existing PCD zoning site plan at alias located at Washington Fields Road and Groves Parkway. And the applicant is Aliia Development Corporation and Civil Science. and turn the time over to Elden.

So, this is the approved site plan for the ALA PCD as you mentioned, making a few or proposing a few minor changes here. The first one is adding this evaporation pond. I'll zoom in here to the north end of the development. That evaporation pond is 1 acre in size. So with that they are then reallocating 1/2 or 1 acre of open space to pods 8 and 17. You can see where those are circled to maintain the open space requirement. staff. With that, staff recommends the planning commission recommend approval of this zone change. And this also goes on to city council based on the findings stated in staff report. I'm happy to answer any questions you may have.

Can you tell us about the history of this? Why why are we what happened earlier that's making us deal with this now? Yeah, great question. So, this recreation lagoon here received a uh approval for a conditional use permit. The discharge water for that use is going to be located in this evaporation pond which stem this zone change here is is to officially state this area for the evaporation pond as commercial rather than open space.

Correct. Yeah. it it won't be um you know your typical commercial business use. However, this discharge pond is related to the commercial use. So, we wanted to define that and be exact with that. And it's this shift makes it so that we still get that acre of open space per the original plans even though we're shifting that to commercial cat. That's what I thought. I just want to make sure I understood. Are there any other questions or comments before we open it to the public? All right, this is a public hearing, so we open it up to anyone who would have any comments on this item. Come forward now. All right, it doesn't look like we have any comments. So, we close the public hearing and if there are no other further comments, um, just look for a motion. I can make that. Hang on. Um, this is Commissioner Yur. I move that we approve Z-26-2, the request to amend a portion of the Aliia PCD making changes to the commercial and open space designations on the site plan zoning map subject to the recommendations in um that are already attached.

Commissioner Dave second. All right, we have a first uh or a motion by Commissioner Yur, a second by Commissioner Davis. Uh individual voting commissioner Anderson I. Commissioner Davis I. Commissioner Yur I.

And I am I as well. Item 4 C is a public hearing for consideration or recommendation to the city council for a zone change Z-26-03 to change the existing zone from A20 to commercial C2 located at approximately 4090 South Washington Fields Road. The applicant is Craig Hopinson. I turn the time over to Elden for explanation.

The general plan land use designation for this area is CCOM, which supports the proposed zone change application. We pull that general plan up. See that it's labeled as CCOM. The surrounding zoning to this parcel is C1 to the north. with the performance fitness moving forward with their recent approval of their conditional use permit. Dirt is is in the works out there. R18 and C2 to the east, agricultural 20 to the south, which is the existing Sandia farm greenhouse, and PUDR to the west. The C2 request is for the purpose of developing the 9.49 49 acres into a commercial development intended to convene con conveniently provide day-to-day commodities to the area residents. If this zone change is approved, the next step for the development would require the applicant to obtain conditional use permit approval which will show site specific details for the commercial development and that'll go to the planning commission and city council for approval. Staff has no concerns with the proposed zone change as outlined and recommends approval of Z-26-03 onto city council based on the findings noted in the staff report. And I'm happy to answer any questions you may have at this time. we have any questions or comments.

All right, I'll open this up to the public. Anyone who is here for this item, you're welcome to come at this time. Doesn't like we we don't have any comment, so we'll close the public hearing. And if there are no other comments, look for a motion. Commissioner Anderson, I'll move to recommend approval of Z-26-3 request to reszone approximately 9.49 acres located at 4090 South Washington Fields Road from the current A20 to a proposed C2 zoning designations with the findings outlined by staff. Commissioner Yur second. All

right, we have a motion by Commissioner Anderson, a second by Commissioner Yur. Individual voting Anderson I. Davis. Hi, you're I.

And I am I as well. Item 4 D. It's a public hearing for consideration or recommendation to the city council for zone change Z 2604 to change the existing R18 zoning to PUDR and PUDR to R18 located at approximately Smith Creek Drive and Bear Trap Canyon Drive. The applicant is Philip Palm and Bush and Goel. Turn the time over to Elden for

Thank you, commissioners. This is the location here, Country Way and I believe Smith Creek Drive. It's kind of the last area in the residential placeholders there to uh develop out. You can see this area here where the cursor is bouncing is where we're talking. And then this exhibit explains what we're doing here. Like you said, we have the PUDR zones and the R18 zones. I'll zoom zoom into this north end. Proposing to change this circled area to PUDR and continue that product type, those pad lots through there. Um and then and then that road would would take a lefthand turn and continue north. So it would um match the product type that's been approved to to build out there. And then on this south side here, it's existing PUDR. They want to change that to R18, which the minimum lot size there would be 8,000 square feet, which is similar to that product type on this side. was just kind of cleaning up, reallocating the zones there and um finish this area out as a residential use. Staff has no concerns with the proposed zone change is as outlined and recommends that the planning commission recommend approval onto the city council based on the findings stated in staff report. And I'm happy to answer any questions you may have at this time. I think I think this one's pretty self-explanatory as well. Do we have any questions or comments before public

hearing? Um, all right. We'll open this uh up for the public for public hearing. Uh, anyone uh here to make comment on this item can come forward now. We don't have any comments, so we'll close the public hearing. And if there are no other comments or questions, look for a motion.

Commissioner Davis, I'll make a motion for approval and forwarding to city council of item Z-2604, request to reszone approximately 1.62 62 acres located at Smith Creek Drive and Bear Trap Canyon Drive from PUDR and R18 to a proposed PUD R and R18 zoning designation subject to findings and conditions and staff report. Commissioner Yur, a second. All right, we have a motion by Commissioner Davis, a second by Commissioner Yur. Individual voting Anderson. Hi, Davis. I you're I

and I am an I as well. That uh concludes our items for tonight's meeting. So we look for a motion. Commissioner Yur, I move that we adjourn.

If I may, real quick, um typically these items move to the next week city council meeting. I was informed that that meeting has been cancelled due to the lack of having a quorum with it being spring break. So these items will uh proceed to the following meeting which is let me pull up the calendar here the 25th of March and applicants will be notified about that. Okay. Thank you Alden. We'll now look for a motion for adjournment. Now I move that we adjourn. Second. All right. We have a first by Commissioner Yur, second by Commissioner Davis. All in favor?

I I That concludes our planning commission portion of the meeting. We'll have a actually do we need to have a recess where there's no item? Okay. Okay. So, we'll have a short recess before we start Man,

We welcome you to our uh land use meeting and for March 4th, 2026 and look for a motion to approve our agenda. As Commissioner Davis, I move that we approve tonight's agenda. Commissioner Yur second. Have a motion by Commissioner Davis. Uh second by Commissioner Yur. All in favor? I. Um now look for a motion to approve the minutes from our previous meeting. As Commissioner Yur, I move that we approve the minutes from our land use authority meeting February 18th, 2026.

Davis seconds. Have a motion by Commissioner Yur, a second by Commissioner Davis. All in favor? I. That uh concludes our meeting for land use tonight. And we look for a motion for adjournment. Second. A motion by Commissioner Davis, second by Commissioner Yur. All in favor? I