Planning Commission - Regular Meeting

All right, it's 7 o'clock and we welcome you all for coming to the planning commission meeting on September 11th, 2025. Uh we will open with the pledge of allegiance by Commissioner Martino. Everybody please stand and repeat the pledge 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.

Thank you so much. Do I have agenda or sorry, do I have a motion to approve tonight's agenda? I move we approve tonight's agenda with the omission of item number three that'll be turned back to staff for their decisions to make. So, we'll have three items only. Second. All right. I have a motion by Commissioner Martino and a second by Commissioner Butler. All those in favor say I. I. Any opposed? Motion carries. Do I have a motion to approve tonight's staff reports? I motion to approve tonight's staff reports. Second.

I have a motion by Commissioner Trickler and a second by Commissioner Butler. All those in favor say I. I. Any opposed?

Motion carries. Do I have any declarations of conflicts or abstensions from the commission members? Seeing none, we'll get right into it with item number one, which is a public hearing to consider the request of Little Blossom Monastery Academy for a conditional use permit to expand her preschool/child care business to allow for up to 12 students located at 985 North 100 East in the R1-8 single family residential zone. Jacob.

Good afternoon, Madam Chairman and members of the commission. I'm Jacob Hawkins from the planning department. So, this first item for tonight is a request for a conditional use permit to allow a preschool at 985 North 100 East. This is the property right here. Um, it's owned by Janessa Rogers and uh looking over here. So, it's in the R18 zone, which is uh entirely a residential zone. And you can kind of see around here, all of these properties over here are all in the R18 zone as well and have been developed with single family residences. You'll also notice that just across the street from this property, we've also got um the elementary school and we've got the high school as well, the junior high. Thank you for correcting me. So, the first thing that I wanted to mention though is that daycarees are already permitted in residential zones as a minor home occupation so long as there are six or fewer children as a part of the daycare business. On top of that, there's a section of code in chapter 101527 that outlines a few additional requirements uh such as that all state requirements have to be made uh and that the need for a conditional use permit when the daycare business or preschool has more than six children. And so that's what the applicant is working on. Uh so right now the applicant Janessa Rogers has obtained a business license for daycare for six or fewer children but is looking to expand her business further. And so for tonight's presentation, what I'll do is I'll explain the requirement for preschools as a major home occupation and then I'll explain what the applicant's request is. I'll just kind of go item by item. So the first requirement is that the home occupation shall not exceed 25% of uh shall not exceed 25% of the total floor area of the home. The applicant is going to conduct the preschool in the family

room and the bathroom in the basement of the resident uh of the residents and will also allow children to go play in the backyard under supervision within a fenced area for about 20 to 30 minutes per class period. And there would be a morning and an afternoon class with the morning class being at 9 to 11:45 and the afternoon class being at 12:15 to 3. The next requirement is that the permitted number of children, which can extend up to 13 children, including the provider's own children, uh, and that the provider must live, uh, in the home where the services are being provided. The applicant lives on the property and is requesting up to 12 children for the preschool. The age range for the children attending the preschool will be between ages three and six. When it comes to employees, the requirements for major home occupations permit for one non-resident employee to be on the premises between 8:00 a.m. to 5:00 p.m. subject to the condition that no more than one non-resident employee is permitted for homes with lots under 12,000 square feet and that on street parking is not permitted. Now, the applicant intends to be the sole employee until more than eight children are being cared for, at which point the applicant would hire an assistant to help uh who would have to meet all the qualifications for being a preschool teacher from both the state and will also need to meet all of the local and uh zoning requirements as well. Uh now the last main requirement is for parking which may range up to eight per hour under a major home occupation provided sufficient off- streetet parking is provided and that the use does not adversely affect the neighborhood. In preparation for this conditional use permit, the applicant has paved a section of land uh just down here to the south. You can kind of see this portion and it kind of comes back over here. So, she paved all this stuff in anticipation

of the conditional use permits. That way, uh, when parents are coming in to drop off their kids, they can come in, they can park, drop the kids off, and then exit safely onto 100 East over here because 100 East is a pretty busy street. Um, so with that being said, uh, staff finds the proposed preschool business would be in compliance with all of the minimum requirements for a daycare and recommends approval to the planning commission with any conditions that the uh, commission finds necessary. Now, some of these conditions uh as recommended by staff include that uh no on street parking is permitted as a part of the home occupation. That all necessary licenses are obtained and maintained. that all conditions for home occupations are met uh subject to sections 10214 and 101527 except that activities may be held in the rear yard so long as uh the place for exercise and activities is fenced in. Um that one non-resident employee is permitted for the duration of the home occupation and must be properly licensed and then all final planning, engineering and fire department requirements are met. I can take any questions.

So at that time of day for the first one, well actually the second one, uh let's see 9 to 11:45 and then 12:15 to 3. Mhm. Um what is the traffic like from this? Isn't the junior high letting out at about that time? I think at around 3:00. Yeah. Do you know what the traffic I'm trying to remember. It's 2:45. 2:45. 245. So it would be right around. So the traffic where on which street? I'm not from east, right? Just just north of your house. Oh, just 100 east. Yeah.

I mean there's there's always a lot of traffic on 100 east because it really functions as an arterial road when it's only built to a collector size road. And so there's no matter what there's always going to be traffic there. And you know whether you add two or five or 10 or 50 cars, it's not, you know, there's still going to be traffic issues. So just for safety of all the parties involved, would it be uh permissible for us to also add uh no left turns for the second second shift for them to leave when they leave when they leave out of the property? No left turns because that's going across traffic. Would that be permissible? I believe so. Is that something we can do? No left turns

during the second Just curious.

We can't. We can. Is the applicant here? She is not. She's not. We can. The only problem will be to enforce it. Yeah. I mean but if uh there's a problem or something like that and staff needs to go and because the the the situation is when we impose a condition means that if the condition is not being met then we can't remove the business license. Yeah. So if you guys consider that is for the safety of the kids and stuff like that is needed then yeah we can do something like that. Okay. The enforcement will be the complicated but that's that's not you guys's um job. That's my job to to make sure that I Yeah.

And then the other question, since they are to age six, would any of these these students would just stay there? They wouldn't be none of them would be going to the elementary Grove Creek, right? That would be correct as far as I'm aware. Yeah. Okay. Because it's Yeah.

Yeah. Because it Yeah, because it's a preschool for right now. Yeah. Any other questions for Jacob? Thanks, Jacob. Uh, the applicant is not here tonight, so I will just go ahead and This is a public hearing. I'll open it up to the public. Not seeing any. I'll close it to the public and I'll bring it up to the commission for a discussion or a motion. Is that safety issue something that we even want to touch?

Yeah. I don't see how you can really make that I mean you can put a sign up but I don't think it would make any difference to Sure. I'm just I'm just curious. Yeah. I mean I think most people are rule followers like it's going to be like right turn only. They're going to do it. Yeah, it does. That road's insane when junior high is starting and getting out. So, I think it's a good idea. I don't know. 245. They get out, but then traffic just builds up. They're just picking up. They're adding it. They're adding to the traffic. Not that there's a lot, but

I mean, I know when I had kids in junior high, we'd always go up to the church outside and make them walk up to the church. Yeah. I mean, I think it's a good idea. I don't know if I'd be all for it, but if the rest of you are like, "It's not really our Yeah, if if you don't think it's something we need to, then that's fine. It just came to my mind." I mean, it's It is a good idea. I just don't know how to I mean, if you start with that one, how many other places could we add that to? Yeah. Well, I guess the hard thing, too, it doesn't matter if they make a left turn if it's any other time of day. So maybe a sign would not be a good idea unless it said between the hours of Well, it have to be it have to be during school. It have to be for all of it, not just the one afternoon. Okay. So maybe we Yeah. Okay.

Well, that I'll make a motion if no one else has any comments.

Go ahead. Uh, I move the planning commission approve the request of Janessa Rogers for the conditional use permit to allow a daycare as a major home occupation located at 985 North 100 East in the R18 single family residential zone and adopting the exhibits, conditions, and findings of the staff report and as modified by the conditions below that no on street parking is permitted as a part of the home occupation. All necessary licenses are obtained and maintained. All conditions for home occupations are met subject to sections 10-21-4 and 10-15-27 except that activities may be held in the rear yard so long as the place for exercise and activities is fenced in. One non-resident employee is permitted for the duration of the home occupation and must be properly licensed and final all final planning, engineering and fire department requirements are met.

I second. All right. I have a motion by Commissioner Butler and a second by Commissioner Martinau. All those in favor say I.

Any opposed? Motion carries. The second item on tonight's agenda is a public meeting to consider the request of Hunter Smith for a one lot and a one parcel preliminary residential subdivision plat called Smart One Lot Plat A located at approximately 3195 North 1240 West on approximately 35.05 acres in the rural residential zone. Jacob.

Thank you, Madam Chairman. All right. So, the second item that we have for tonight is a subdivision plat for Hunter Smith. Now, this subdivision plat is called Smart One, uh, Smart One Lot, Plat A, and is located at approximately 3195 North, uh, 1240 West, and it's about 35 acres in size. Now, this property has been developed with a home up in the northeastern corner. You can kind of see that up in this area. Well, the home and some agricultural facilities. Um, and the rest of this property for the most part is has been used for agricultural uses. Now, you may remember a few weeks ago, um, that the applicant reszoned a portion of this property over in this particular area, um, to the rural residential zone. Um and you can actually see uh where exactly this reszone has taken place as we get here to the plat itself. Um and so as we can actually see uh so looking at the plat you can see how everything is laid out. Uh, parcel A here is still intended to be used for agricultural purposes, which is why it remains as a parcel and will not be required at this time to complete all of the improvements such as connecting roads and utilities all throughout here. Uh now the applicant only wanted to split off lot one um uh for residential development which will have access from 1240 west and it meets the minimum requirements of the rural residential zone which it was reszoned to. Uh now all of the connecting roads and the utilities uh within parcel A uh will only need to be constructed as this parent parcel is further subdivided and all of those connections will stem from 1240 west 3300 north and 900 west. Um

but overall um because the proposed subdivision meets all the requirements for both the agricultural zone and for the rural residential zone in terms of lot width, lot area and everything. Um staff recommends approval of the proposed subdivision and I can take any questions and I can zoom in too if you need.

So improvements would be done just for lot one section in front of that house only. Would not Continue to the corner and will that lot be have the water rights have water? Yeah. Any water rights with the rest of the parcel? Oh. Um or separate from that parcel. It'll So lot one will have separate water rights. Correct. Um I'm not sure what you mean by water rights. You mean because aren't there water rights associated with that? Because there is an irrigation canal that just spills into the property.

Well, yeah, most likely. I mean, they have the the the property owners probably have a several water rights that are associated with the entire parcel, and they will likely choose to use some of those water rights to fulfill the water requirement for the one home, but the rest of them will just remain with the property, and they'll continue to use it as an agricultural use until they further subdivide and develop parcel A at some future date. Okay. Everything else on Parcel is going to stay the same. Ditch is going to stay exactly the same. The only thing they're doing is they're just adding that one lot and then the sidewalk so that has that lot has a safe sidewalk up to the the rest of the city system. Oh. Up to the rest of the city system. Yeah. So there's there's existing sidewalk that goes to the west. Yeah.

So they're just they're just connecting that up to that corner around the corner so that the pedestrians, you know, that that live in that home can access that home through through a sidewalk. So, there's going to be a sidewalk from their residence here all the way up to that corner. Yep.

Any other questions for Jacob? It does meet the excuse me, it does meet the lot size requirement for rural residential. It does. Yeah. Rural residential requires half acre and this property is 0.56 acres. So, just a little bit over. No problem. Thank you, Jacob. Is the applicant here today? If you'd like, you can come to the podium. No.

Thank you so much. This is a public meeting, so I'm not going to open it up to the public. I'll just encourage discussion or motion from the commissioners. straightward. I'll move that the planning commission approve the request of Hunter Smith for a preliminary preliminary subdivision plat called Smart One Lot Plat A located at 3195 North 1240 West in the ARG agricultural and rural residential zones and adopting the exhibits, conditions, and findings of the staff report with no conditions. Second.

All right. I have a motion by Commissioner Trickler and a second by Commissioner Martin. All those in favor say I. I.

Any opposed? Motion carries. The third item on tonight's agenda was omitted. So, we'll go to the agenda item number four. A public hearing to consider the request of St. John's properties to amend city code section 10-14-25-2 permitted conditional and accessory uses in the Grove business park overlay by modifying the provisions and requirements for permitted principal uses within the Grove business park overlay to add a series of multiple new uses or categories to the list of permitted uses within that overlay zone.

Jacob So, the last item for tonight is a code text amendment for St. John's Properties, uh, who is requesting to add a handful of new permitted uses to the Grove Business Park Overlay. So, we'll break this down a bit. Uh, so let's start off by discussing what the Grove Business Park Overlay is all about and where it's located. Uh, so here looking at the zoning map, uh, the Grove Business Park Overlay is this, uh, yellow highlighted area. Uh there's only two sections uh where this pro where this overlay has been applied to. First one is the doera campus uh up in this particular area. And over here we have the St. John's flex space uh properties. Um now the Grove uh let's see here the purpose nope just kidding. The Grove Business Park is, like I said, is only in two locations for right now, but it could potentially be applied to anywhere in the Grove zone, assuming that someone were to apply for a reasonzone and if that reszone were approved. Now, the purpose of the Grove Business Park overlay is to provide for a mixture of research, office, retail, warehousing, and certain specialized light manufacturing uses in a park-like atmosphere. The overlay area is to be characterized by attractively designed buildings and off-street parking lots situated among spacious lawns, trees, shrubs, and other landscape features preserving as much as possible the existing natural wetlands and associate and associated vegetation. So, while the uh Grove Business Park overlay was established to permit some flex space and allow additional uses not typically found in the Grove Zone, the purpose of the underlying Grove Zone is to be the figurative crown jewel of Pleasant Grove City and is intended to be designed in a way that is inviting and visually attractive through building, landscape design, and retail, office, and service uses that provide a lively atmosphere.

Because the Grove Business Park overlay was established with the assumption that it could be located adjacent to residential uses such as both of these developments, it's not the intent of the overlay to permit uses that are purely manufacturing in nature or uses that would negatively impact the surrounding area. Those uses especially are intended to be located in other zones such as the business manufacturing park or the manufacturing distribution zone like over here just for example. And so instead of permitting pure manufacturing uses or uses that would cause disturbances to the neighboring properties such as smell or noise or so on, the city has permitted light manufacturing uses in order to preserve the design of the grove zone while still granting some flexibility to many kinds of businesses who would prefer to work inside a flex space building. And so with the idea in mind that light manufacturing uses are typically considered to be indoor only uses that do not negatively impact the surrounding area and that flex space units are intended to permit light manufacturing uses in a smaller environment than other industrial or manufacturing zones. Let's take a look at what the applicant is proposing. Scroll down here. I believe there's a little bit more on this next page as well, and we'll kind of get to that. So, here's what the applicant is proposing. And what I'll do is I'll go through each one and briefly explain what they are about. Use 2300 falls under the manufacturing of apparel products. And if this use is permitted outright, it would not be required to be associated with retail uses. However, because the Grove Business Park overlay permits many uses of uh for the retail of apparel, use

2300 would likely have a greater likelihood in being used in conjunction with these already permitted retail uses. And so, if use 2300 is permitted, staff recommends that such a use be placed with a condition to be associated with those retail uses. uses 21 uh 2510 and 2520 are for the assembly of furniture equipment and household and office space. And these uses are categorized as being manufacturing in nature and also would not require any form of retail if permitted outright. However, once again, because the retail for furniture for household and office space are already permitted in the Grove Business Park overlay, it would also be likely that these proposed manufacturing uses would be used in conjunction uh with retail. Now, similar to use 2300, if these proposed uses are approved, staff recommends that such uses be permitted with a condition that these uses would be permitted only if they are associated with retail uses. uses 47,1 18, 19, 15, 25, and 37. That's going to be all of these ones effectively except for these last two. Um, all of these are generally for office spaces for utility companies. Uh, the applicant proposes that all of these uses would be for both office space and indoor storage space that such companies would require. They're pretty self-explanatory. But 46, 4846 and 4853 would be similar, but staff recommends that these uses remain as an office only without storage to ensure that no negative impact would affect any neighboring properties and to uphold the purposes of the Grove Business Park overlay. Now, the Grove Business Park overlay already permits use 6376, general warehousing and storage, and

U6373 is uh similar in nature to such a use, except that U6373 allows for temperature controlled storage. So, that one's pretty simple as well. U6411, this one's the bigger one. U6411 encompasses a broad range of automotive repair activities, including body shops, brake repair, transmission repair, wheel alignment, and similar services. Now, while the city's zoning ordinances do not provide a more narrowly defined category for these activities, the scope of this use can vary significantly from servicing damaged or inoperable vehicles to performing high-end custom body modifications. Now, although the applicant stated intent is to focus on the custom modifications, the current use classification would also permit activities inconsistent with the Grove Business Park Overlay's vision of maintaining a high quality design and development standard. Now, the applicant was aware of this and to address this concern, the applicant has proposed a set of conditions to limit potential negative impacts, which you can see on page three of your staff report. However, staff recommends that any conditions imposed on a use as intensive as this uh must be reasonable, relevant, and consistently applicable across all areas governed by the Grove Business Park overlay or the Grove Zone. Conditions should not be so restrictive as to render the approved use as impractical. If such extensive limitations are necessary to achieve compliance, it may be preferable to disallow the use altogether, particularly when it does not align with the underlying zones objectives. Now, the Grove Zone was established with a clear vision to create an attractive commercial area offering a balanced mix of office, retail, and civic public uses designed to function as a regional

center for retail, hotel or convention, and professional office development. High quality architecture, strong site design, and a pedestrian friendly environment are at the foundation of this vision. Uh to achieve these goals, certain uses were explicitly prohibited, such as car washes, heavy industrial operations, and outdoor storage because while not banned citywide, they were deemed incompatible with the Grove Zone's desired character and therefore uh are appropriate for other more suitable zones. So based on this vision and from past experience, staff finds that this use 6411 or at least in its current broad form does not meet the objectives of either the Grove Business Park overlay or the Grove Zone. And while staff recognizes the existing market trends and the applicant's efforts to limit impacts, the nature of this use is more consistent with other established zones within the city that are better equipped to accommodate automative services without undermining the vision and purpose of the Grove Zones environment. Now, because the use as a proposed or as proposed does not meet the vision of the underlying zone or the overlay district, staff does not recommend approval of use 6411 in its current form. And then lastly, 6418 autoglass installation services. Now, this use represents an activity that can be conducted entirely within an enclosed building with limited exterior vehicle storage and minimal operational impact on the surrounding properties. Its characteristics are more consistent with the light manufacturing definition in the international zoning code and align well with the business park overlays development standards. So given its compatibility and minimal anticipated impacts, staff recommends approval of use 6418. So with that um staff recommends

approval of all the proposed uses except for U6411. Furthermore, uh, as we mentioned earlier, staff recommends that the proposed manufacturing uses are only permitted if associated with retail and that the sewage and refused disposal company offices remain only uh remain as office only without the associated storage. And so the reason for staff's recommendation of approval is that the proposed uses fit the description of light manufacturing in the sense that all of these uses except for the previously mentioned uh conditions and U6411 uh how they could entirely be conducted within a building and that the impact the proposed uses have on neighboring properties is negligible and as such the underlying design requirements of the Grove Zone remain unaffected. Uh, with that, I'm happy to take any questions or turn the time over to either Daniel or to the applicant.

Um, I have a couple of questions. Some of this might be for us to discuss up here, but electric utility company office that is office only and does not include the support vehicles and the other things, wire, those type of things. It's just an office to make sure that's what that reads. So, generally speaking, um it would allow for the office itself, but then also because um it would have some storage space, um they would be able to store some utilities like things there um for all that. Indoor storage. Indoor storage.

Indoor storage only. Okay. So, because I deal with companies like that, a lot of them have fairly large storage yards. You get transformers, you get switch gear, you get a lot of other materials. Yep. So, indoor only. um water utilities and irrigation would be the same thought on that also. Okay. So what is what is the interior footprint like percentage of the space being office versus storage? Um that's a good question. Is that is that something that's

that that's something I will look at whenever we get like the tenant improvements and like the buildouts and such. Um but ultimately um as long as the office is there and the warehousing and such is there uh you know we already permit the warehousing portion of the um use anyways and 6376 but yeah this is an interesting zone because this already allows the warehousing. Usually the warehousing is the one that takes the biggest space and then we're saying like well the permitted use needs to be at least 51% and in this the storage and the office both of them are permitted. We assume it will be bigger than 51%. Definitely. Okay.

Jacob, could you go back to the map and put it on um you put it on satellite? Yes. And we're just talking about the silverlay zone is what was bolded in yellow with the diagonal. It's in three different areas, Jacob. I I know you say two at the beginning, but it's the one where do is located. That's one where uh behind Tesla is two. The the one that the So that's Do the bigger one. Correct. Yeah. Yeah. Um so where's Proctor Road? Proctor is this one right here. West. 1300 West. That one. Okay.

And the other area is um the one to Yeah. to the left. I'll show you right now. Can you It's gonna be Yeah, it's behind Tesla. So, this is uh Tesla right here. So, it's right here. Oh, yes. Yes. Okay. Is this one right here? And there's one right here up north that you didn't. And there's one up north. Yeah, we signed a development agreement. I don't think it's gone through the process. No, but it's a development agreement. Yeah. Okay. There's a development agreement. So, it's already there. So where is it next is?

So this would be the last portion right up in this particular area. Uh so this is State Street right here and then this is CC Bank. Okay. And then just behind CC Bank, we'd be getting a hotel and then behind the hotel in this particular area um after they get the hotel in, that's where the rest of the Grove Business Park overlay would end up being. Oh, really? And where are the roads again? access to that. Yeah. So, the access for this one will be through this whole development effectively and they will also have access from North County Boulevard. So, that's North County. This is North County Boulevard. Yeah.

Huh. Um Okay.

Yeah, we we heard that a while back. We did. Just It's a Thanks for the reminder, Daniel. Okay. Um question about so 2510 and 2520 associated with 7510 and 7540. Um so right now let's just say that uh a business is involved in office equipment, furniture, machines and supplies. So 5740 so um let's say they sell things. They sell office and they put them together right there. Are they out of compliance because it's not in the it's not one of the approved things.

Does that does that make sense? Um, so yeah, if you want to just repeat that for me. So, so 2510 Uhhuh. right you it's household furniture assembly only if associated with 5710, right? And looking at 5710 um furniture, home furnishings and equipment, right? Yes. So, let's say that uh there's a business that's in there. They're selling home furnishings and they happen to put together the home furnishings and sell them that way. Are they out of compliance? No. Because um what they would be doing is assembling it all together and then selling it and that would be Yeah. Does Does it make sense?

Yeah. The retail is Oh, I see. assemble it right there. Um that is Yeah. Or well not necessarily complicated

or does that mean lean more towards repair and somebody's coming in refurbishing kind of like upholstery and stuff? Is that leaning more along that lines? I don't know. That's a good question. Um I believe yes to both. uh that it would be uh that we would need to have that uh assembly portion if we want to either fix something or you know like put it together and then sell it or something like that. I think there's a lot that goes into the assembly. It's not quite just like IKEA which is which is why we have the 2510 and 25 and 5710 right

combined. And of course I am specifying assembly only in this particular case because the overall use includes a lot more than just the assembly. Yeah. Okay. Is it was it manu and the applicant will have his opportunity to talk but was it we uh change it to assembly but it was manufacturing. Was that the proposed manufacturing? Um so yeah it was it was originally proposed as manufacturing but it got changed. But we narrow we narrowed it from

we narrowed it from the manufacturing down to assembly only because the assembly is something that we would recommend approval of in the Grove business park overlay because therefore the retail it's closely associated to the retail instead of just manufacturing it and then shipping it off. But the manufacturing portion itself, a lot of times, especially like whenever you're considering furniture, that creates a lot of sawdust. You've got like the lacquer, you've got a whole bunch of like noise and smells and such. And that's something that we want to avoid in this particular area. And so that's why we're just limiting it to the assembly. I understood. Thank you.

Any other questions for Jacob? No. Thank you, Jacob. And I know the applicant's here. I invite you to come to the podium. We have to do the applicant first. Thanks, remembering past history. Thank you commissioners uh for letting us come today and and talk a little bit more about uh m maybe a little bit of helpful background of why we're doing this. Before you get into that, can you just state your name? Belmont St. John Properties. Thank you. Thank you.

Um I thought you all knew me, so we're good. No, thank you. It's for the minutes.

So, so as we were kind of talking about permitted uses that, you know, as we as we have tenants come looking for space. We have a lot of different people that are looking for opportunities and the our the product that we sell, our flex product is very unique and it's it's not a warehouse. It's not as tall as a typical warehouse, but it does have warehousing portions of that. It has an office. So, we typically see a a front office with a back warehouse. Whereas, I think as you were talking about the furniture sales part of that, that typically is a furniture sales store versus in in our product it would be the front end could have a retail portion of sales. The back portion might be largely just a big you know assembly uh place where they could do that. So I think it is important that we do identify that separation because you might have somebody come in in a different place uh and want to just do assemblage and maybe it does make sense to have both I guess identified in those two things and so that's why we've kept that in there. So, um I think it helps clarify, I guess, so there's less question from staff as they're saying if something could be approved. Um our goal really was to go through all of the uses and kind of uh look at the the different tenants that we have in our portfolio and identify some of the places where we say, you know, those are uses that we feel are great. We don't have any tenants that are asking knocking on the door saying we're coming in. But why wouldn't they be allowed to be in this type of a of a business park uh that would allow these and these you know some of these office utility companies things like that they typically will have a front office with a a little back warehousing where they can ship out parts and things like that for their operations and things. So again, have no intent or have anybody sitting at our door saying, "Hey, we would like to come in and put put in a water utility business, but we're saying why not have it in there in case somebody does come." So, it added a bunch of uses that are are kind of just why not? They should be there. There's

no reason that they they they shouldn't be there in in our opinion, obviously. Um, so we're we're in alignment with what staffs uh you know, we've massaged this a little bit. we've come to an agreement as far as as far as what we feel we've taken a few away that we originally had on there because staff didn't feel like that that was conducive to the zoning and so we've kind of come up with this list and and I think this is a is a great list to be added. The questions really um probably with the 6411 uh that use and kind of where that's at and and St. on properties honestly is not interested in putting an automotive repair shop in one of these buildings and having a typical auto repair yard and things of that nature that you would see for an auto repair shop. But we also feel like that the warehousing type of use allows for some open um indoor usage that would not have a major impact to um to the neighbors or to that zone. that would create a negative impact. And so we feel that there is portions of the 6411 that are very conducive to that zone and would not have a high impact to the surrounding neighbors and and those things if it's done in an indoor nature with that. And so, um, as we're looking at that, one of the things that that we felt that we could add, as you know, we put some conditions there to those uses, the 6411 and 6418, to try to limit a little bit of the size and nature of the yard. So, we aren't getting into a place where you're just a typical auto repair shop where you've got 20 or 30 cars in the back ready to be repaired, partially torn down and and in disrepair or up on jacks or jack stands and tires are removed or panels are removed. You know, that's not at all

conducive to this zoning. We have no I uh intent to do that nor would we want the city to allow that uh in any other parts of the Grove business park overlay because it is in the great in the in the Grove zone of the city and and we understand the the desire to keep that as a nice um nice place. And so what we did there is we added some conditions uh to that with regards to parking stalls um you know and the number. Did you did we mention that, Jacob, as far as um as far as all indoors and did you mention that in your staff report? You you say that they're in page number two of the staff. Yeah, I mentioned those conditions. Okay. Yeah. So, the five conditions you brought up.

Yeah. And so, so I think that's important is that what what we're trying to do is just not make this your typical auto repair store. It it would be something that would be very um conducive to this zone. Uh we're saying that the parking stalls, let me just read those really quick cuz he didn't read those and go through those, but we indicated that uh the parking stalls uh provided for the autos be serviced cannot exceed two stalls per thousand square feet of gross floor area. Um each auto being serviced to be parked outside must be in a parking stall. No parking is allowed in the front of the buildings. Um and then all servicing of autos must be conducted indoors. Outdoor parking for autos being serviced shall be limited to complete vehicles with all exterior fenders, doors and form mounted inflator tires. The storage of partially disassembled vehicles is prohibited. So the idea from our perspective as we were thinking about this and why we would how we would make it more conducive to the zone is that that the repair is all indoors. It's in the warehousing portion of those flex buildings. Now, I know you got to look at it more than just our flex product because we're talking about the grow business park overlay zones which which applies to more than just our property. But these we felt that these conditions would help manage the size, the look, the amount of impact that it has to the area if it was made an indoor type facility where things are done indoors and everything outdoors are not in disrepair. Um the last thing we want to do in in our business park is to bring in a bunch of, you know, have a nuisance, especially for our tenants, but just for the area. Um we want to keep it nice and clean and and tidy there. But we also want we felt that this would be a use that could be allowed. Um, most of the stuff that we're looking at is more customization of auto um, auto um, vehicles and things of that nature where you would come and put a wrap on or you might do a lift or you might put a new grill or some

lighting or some a backup camera or something of that nature. That's still all considered auto repair. And so those are more of the uses that we're thinking would be conducive to our uh, specific product, not necessarily a full mechanic shop where they've got They're not changing oils. We wouldn't allow oil changes. Um painting, any of those types of things would would not be allowed. It would be more of the um kind of the light automotive. And and I I we've had a tough time uh kind of trying to define between heavy and light. We don't we're not looking for a full engine repair uh transmission replacement, those types of of uses, but it is kind of hard to distinguish between those. what u but we felt that the the indoor use of that would try to separate that out. So, um, yeah, I So, I'm happy to answer any questions or thoughts you have on that or

So, the only one then is the automotive. That's the only one that staff had a issue with, right? And so, my question is is that if if everything else was approved today, the exception of the one

64 6411 and we gave maybe submitted another application for a new classification because there's room for numbers to be added and had just a separate because it's still automotive either way whether it's inside or outside whether it's replacing a grill or not replacing a grill. So, if you made a new classification and worked with the city on that, it'd be easier to

I guess the question that I would ask with staff is if if it was considered a completely indoor only type facility, if that would be something conducive to the zone, if it would be a recommendation of approval that they could support and recommend to you, or if if we do need to try to come to some conclusions. We do have some interest in the property. We are trying to get to um a potential client tenant that would like to do something of this nature. Very again very light industrial type uh customization of vehicles uh at that area in that area which we think is a great use for our product obviously. So the question is is what are the impacts to the other zone in the city? And we're saying if it's all indoors, if it's all contained and very minor, is there is there not your typical auto shop that you're seeing down on State Street. Um we're looking for a very high-end type.

I think the problem though is 6411's too broad because it can be all of that. It's allowed

even with even with all the conditions that you've added. my the con the the concern that I have like you're a great property you know tenant you know uh manager property manager and stuff and so there's very you know specific clientele client base that that you interact with the concern that I have is the other one that's up uh Pleasant Grove Boulevard not boulevard uh North County Boulevard that's tucked away that it's not right on and even with those you know stipulations that that are there because it's tucked away behind off of North County. That's my concern. It can easily become something that you won't you you as a property manager won't probably allow. But that one could turn into that, especially with the residence right behind it. It's like tucked away. You don't see it. And so that that's a concern that I have is that we can't control the property manager and the owner of that property in that area and and and have the same interaction with with the city that you have with that property. And so that's I I like the I like what the two commissioners have have mentioned

and I agree that that there isn't very specifics to to kind of again talking about a heavy auto engine repair, transmission replacement, those types of things, how you limit that in this use. Um but I also agree that some of these other requirements would deter I guess your typical auto repair. That's why they were very specific to, you know, trying to limit the ability to really do a typical auto repair shop. It would be very, it would have to be very specific and and that's why we threw those in there to try to discourage your typical auto repair that might try to come in there without some real tough distinction that would hopefully not make it so that it's unbearable or undesirable. But,

you know, maybe it doesn't do enough. I agree and I would love to talk about that. But I think we do want to try to come to some what is the direction the planning commission would like and maybe we do move forward or um as far as a continuence or something. But we'd love to try to get this worked out tonight with you guys and talk through that.

Just my opinion, but it seems like if you're trying very hard to shoehorn something in and manipulate it that hard that we're getting so specific and trying to limit it that it really just doesn't belong. That's just my gut feel. Well, I I think it could work if we I don't city if like 6411 wasn't so broad. If there was a 6411 I I think that's kind of what Commissioner Reading was also saying like let's get a little more specific so as years go on, you know, it doesn't turn into an auto transmission shop or a conditional use nightmare.

Exactly. I also you may have an easier time. I don't know why the overlay is in all three of those places. Can it be po I this is a question. Could it be in two of those three overlays? Could it be in one of those overlays? Do we have to do those three spots? Yeah, it's that overlays. Okay, then I think we're going to have to I It's a challenge. If you guys um I think you guys should listen to the applicant and then pass it back to the staff or something like that so we don't become this into but chair you decide how you want to proceed on this one. I would just ask if anyone else has any questions for Marty specifically.

So so going with with what commissioner reading asked like if we were to approve it without 6411 at this time is that something that's permissible? Because I I like that question. what I don't want to do and if if if that one is held back that we've got a full list of conditional uses with an application. Yeah.

So, if we do that and that makes us have to go back and reapply and now we've got to go through a readvertisement and we're now a month out and then we've got to go to city council for this one use. That's why I'm it's all we're hoping to move it forward either this commission or if we continued it and looked at it on the 25th before the next city council meeting. Um that would be acceptable. But just to I don't I don't want to necessarily kick it out and make me reapply for this specific one in a more specific. I'd rather try to keep it and refine it to what we can. And I think staff probably has some ideas here and that's why Daniel's bringing that up. he would like to talk through maybe a couple of those things that might help out.

So, so continuing it would that be per would that be I think we could continue if we're doing it I this is staff my my opinion is we continue if we don't come to a conclusion on this tonight we continue the whole thing to the 25th and come to a conclusion with the whole thing as one package but if they say I can separate it and not lose my point in my application as I see it I'm still looking seep or October 7th city council. I I can't lose the time of a month or two for reapplication and and negotiation. I we really have already put this off a month for where we're at and we're trying to get to some conclusion with it. So, okay. Thank you.

Thank you, Marty. Uh this is a public hearing, so I will open it up to the public. And seeing none, I will close it to the public and I will bring it up to the commissioners for discussion or motion. Um, you know, one thing I've got is my nephew builds and races race cars. He has a shop. Everything he does is in his shop except for one car out front and he runs a clean shop, but knowing him, knowing that business, we don't want that there. But it still fits with all that designation, even with all the restrictions. You know, my nephew's a good kid, but it's that's not what we want there. I mean, those motors start up, they're loud when he works on them,

and you know, you open the door and it attracts a different type of attention. You know, he's got those cars out there, you definitely know what they're there for. Yeah, you do. And I I like that, Jim. And and down near the Tesla dealership down in that area, you know, there's the there's the space, so to speak, between residential and stuff. Sure, it's across the street, but it's that other case. It's that one right off North County Boulevard that's right behind um residential that could and and and hotel right there next to it. It just I I don't want to open it up to that very bad and I don't want to put a ton of conditions Yeah. on and make a ton of conditional uses.

Well, it it makes the maintenance a nightmare for Daniel to go and police it. You know, anybody else comes in. We don't Yeah. We don't have to police. I I liked what what Jim said where if you have to change something so much then it then it doesn't belong in that area shoehorn it in. Um but I like what you said Commissioner Writing about you know trying to trying to find something that you know detail it or you know refine it or whatever. So if if we do we want to continue this so that it gives the applicant an opportunity and and we can ask we can ask staff

if we can go to 6411A or 6411B and not have all of the regulations. It's written in something solid. Create a new new classification. It's not a lot of cars in the car. Daniel, sorry. Can I ask if we is that a possibility to create a new classification? I Madam Chair, thanks for giving me the the opportunity to speak. I wrote down like four answers. It looks like there were some questions right there. I don't know if you would like my input on the matter. All of them. Okay. All right. Should I stand up right there or you're okay if I speak from here? You're good. You're fine. It's up to Christina. Really?

First of all, um I don't know if I'm I might be out of line, but let me let me say how much I appreciate the the system that we have. It's not perfect, but it's the closest to perfection that I know. It's a it's a it's a public hearing. is open to anybody. We're not hiding anything. I love that the applicant has the opportunity to come and speak uh to propose something. It goes through the planning commission, city council. I just love the way the system works here in in our city and I'm pretty sure in many cities in in the state of Utah, I just love plastic growth that much. But I I appreciate how what the process is, how uh transparent it is for everybody. So having said that, I was writing down some some ideas, some some answers to some of the questions. I heard multiple ideas from the planning commission. Let me see if I can tackle most of them. If not, if I'm not making sense or I digressing, please stop me. Okay. The the number one situation here is that commissioners, there's we try, but there's no more restrictive use than that one. Okay? And let me tell you how this came to be. And I I tell the applicant, let me let me if I'm out of line, maybe he can he can uh has a chance to speak later too if you guys want to. It's up to you guys. But it came out as the idea of of for um luxury vehicles. Okay. And and I understand we we know the applicant. I have a appreciation for the applicant for what they've done for city and I appreciate working with them. We always have an open communication and and we try we try to find out a use for luxury vehicles, right? Unfortunately, land use in land use language that doesn't exist. Okay? I cannot I cannot make land use for a Volkswagen because that's what I drive. Uh or a Ferrari. A vehicle is a vehicle. So land use cannot make a difference between uh

luxury or no luxury. It's very complicated. The way to do it if that's the case is through a development agreement. But that's not what we have in front of us. We have a code text amendment with a land use that is 54. Is it 5411 or 5611 6411 mechanic shop that's it everything that is under the umbrella mechanic shop will be permitted

I also sympathize with the application and and the ideas of the of the applicant saying hey I that's not what I'm looking for unfortunately that's the use that fits most of the needs that he's asking for correct so that's why that's the use that we have right there more specific than that I think after 64 uh 111 and 6412 which is something else. It's very specific to 6412 is um I think it's tires or something like that and 6413 is um painting booth or or stuff like that. So but mechanic shops are mechanic shops that's it. Okay. Now it's complicated to come to something more specific. So the answer is can can staff come with some more specific than that at this point? No. It is that's the use that there that is for car shops and that's what we have right now.

So we don't have any zoning for car enhancement like you're gonna wrap a car. Well, we have for car wraps. We have for wrap but that's a different situation. That's why if you guys read the staff report it says right there let's let's all the uses they're trying to do is not if it's car wrap there's one for car wrap. But this is way more than that. This is multiple things they want to do. Okay. So probably out of a mechanic shop there's 50 activities that you that you can do. So you're saying we cannot do we can

let me finish my my correct. So out of 50 activities that they can do there they're want to do 35 to give an idea. Okay. If they were only doing five or two or three maybe we can find something like that. But that's what we have right there. So uh 6411 that's that's the car shop mechanic shop. 5412 is the tire retreading and recapping 6413 out of paint shops and so on and so on and so on. Okay, so we have them right there. Those are the uses that we have. That's that's the answer to that question. Okay, now can we add conditions? Totally. It will make it we have two options. Option number one to make this a conditional use with conditions that when the applicant applies for it needs to come in front of you guys and and you guys came up and and listen to the conditions or list the conditions at that time or we can make it a permitted use with qualifying provisions. Okay, meaning that we write the conditions on the code and it doesn't have come to you guys and staff can check the condition the conditions are met right there. Does that make sense? Okay. So we have those two two two options two vas two two two.

So so that second one would be similar to what is being proposed by the applicant. Correct.

However, a staff doesn't agree with that either. And the reason why is because we have conditions right here that are in the in the opinion of a staff. We have some conditions right here that are very specific to this use, but they can be affect the city on a different business on a different application. To give you an idea, for example, condition number one, okay, it says parking installs provided for autos being serviced cannot exceed two stalls per 1,000 square feet of gross floor area. That's all it says. Okay, that condition to give an idea. For example, the applicant maybe has an idea from Senor's property. I'm going to rent only 10,000 or sorry, 1,000 or or 5,000 or something like that. However, we may have an an auto shop, a mechanic shop on a different area that they have 10,000 and 10,000 then we're going to have um what's that? 20 20 cars. And all it says right there is uh for autos being serviced or for vehicles being serviceed. Meaning that there's someone who has 10,000 and they can have 20 vehicles right there that are being served outside and and and that presents a problem because that's actually a huge situation that we're dealing with right now with all the mechanic shops on the city. They park their cars outside and it's a complicated situation to get them to get into compliance. Go enforcement is battling that every day. Okay. Now what's being serviced for example because we can this is an example I was talking with the applicant for someone wants to do something as simple as because it's happening as changing the u you know where the in the car seats there's this thing that you pop out right here and they want to the the headrest and they have to remove the whole seat and so many times I've seen kids when they remove the seat and they leave them outside and they're in the front and and and the service is minimum they're doing no mechanic work but

they're being serviced and they're already creating a mess. Okay. So, for example, instead of going with those five options, it does a route the commissioners would like to go. I will eliminate these five options. These five options, no, these five conditions. And if you guys would like the recommendation from staff on what condition will be the best to apply, it will be something that the entirely the entire of the activities need to happen indoor. nothing outdoors, not even the parking of service vehicles. If that's a route that that the plan knowing that there's not a different uh route or a different use to tie it up a little closer and closer and closer, that's an option for you guys. Okay? Instead of putting all these five, it will be the entirety of the activities for the business need to happen indoor. Not even one like Commissioner Jim says because once the door is open, I'm telling you, I know St. just take good care of their properties. I wish everybody would, but it's not happen. The truth is that it doesn't happen. Okay. So, instead of putting all these five conditions, I would just go one as restrictive and as clear as possible because I have applicants fighting me on hey on on the on the minimum thing right there. Like it says two right there and it doesn't say service of what specific. It's it's complicated. Okay, that's an option. Um so um the other question was can we just do it on the parcel that the applicant owns the answer to this is no because the application that I have is for a code text amendment usually when it's site specific that's a a a development agreement development agreements are for site specific code text amendments are for everywhere where the zone applies that's that's a situation that to to keep in mind uh the other is does the applicant need to reapply? Okay.

Well, I think the applicant submitted a list of multiple uses. Okay. And and and it looks like the majority of the uses there's there's an agreement and there's only a disagreement in one. I'm oversimplifying the situation, but that's that's what is that okay to say? Okay. the commission commissioners can do a motion for example that said we agree with all the uses. We recommend um approval of these uses except for this use. You guys can do that and and then we'll we'll figure out and we work with staff to present that to city council. That's if you guys want to do it. If you guys want to continue the item, you guys can continue item anytime you want. and you guys want a staff to do a uh to do more research on this. Okay. We we I think we've done a lot and we haven't found it yet. If if the applicant is okay and you guys want to continue it, that's also okay. Does the applicant needs to reapply? No, he doesn't have to reapply. For example, if your your motion is we agree on the 10 uses with exception of 6411, is that what it is? 6411. then that motion carries and I can present that to city council and and if the applicant would like to keep working on 6411 then he will have to reapply but just for 6411. Okay, that's a situation. Doesn't mean that just because you guys uh and I'm I'm speaking like I don't know what decision you guys are going to make but if you guys decided not to any of the uses doesn't mean they have to reapply for all of the uses again. Does that make sense? Okay. Having said that, I think I I tackled every single things that I had right here. Unless you have more specific questions, that's what I have for you guys. Or if if I say something, Marty, did I everything that I said, does that align with what you and I discuss?

Yeah.

Sorry if you're Sorry, Marty. I'd rather Can you come up to Can you come up to the microphone if you're gonna

Sorry. I guess what I'm trying to say and I maybe I misunderstand what Daniel's saying, but if there's 10 of them, you're good with all these, you make a condition, you know, recommendation of approval to city council. That could move forward. But if that requires me than to reapply for 6411, I would rather continue the whole thing. Let us work through if there is a way to try to get to some understanding of how this could work. Maybe we come back in two weeks and the same recommendation is to move forward and we get to go on October 7th anyways. But what I don't want to do is approve 10 and then we got to go back and reapply for the whole thing for 6411 just because you didn't do that. Um that and so may I don't know if that's

Well, that's only because we have one extra planning commission. That's what I'm saying. Yeah. Well, lucky for us, we have one extra planning commission if we have to make a or if you guys consider that more time is needed for you guys or if you guys have an idea right now. I mean, it's up to you guys how you guys want to handle it. I'll just bring it back up here then. Thank you. Unless you have any questions. I have one other question for Daniel. Yeah, for Daniel. So, within a business license, can it can limitations be put into a business license? No. Thanks. My feeling is we either continue it and see if we can work out 6411 or we go without 6411 and I'm I'm down for for continuing it. I think

just to be able to have the conversation to work with money. I think that's the best option that I feel or also I like when um Daniel was saying that there has to be a condition that everything every every all of these all from 2150 all the way through 8222. All of them have to be inside the building. Nothing else. I I like that idea because then that limits there's no cars sitting out there.

But but for the applicant's sake that that's something that would be good to continue so that that that can come to an agreement, you know, that that that they're okay with that. So I I like I agree with you completely. Yeah. But what I heard Daniel say is that they have really researched this and tried to come up with a solution and even if we give them two more weeks, it's probably not going to bear any different fruit, but there's a possibility of I think if the applicant would rather have a continuence, I'm happy to do that. Maybe they can work something out. I just agree conditions

or or we kick it to the city council and let them argue. Well, then but I but I would prefer to continue it. Yeah, I would prefer to continue it. If we kick it city council, then it'd have to be another unanimous vote so they know that there's a decision to be made and that we had questions with it. It basically gives applicant more time to try to figure something out. But I I know what you're saying, Commissioner Reading, as far as you know, they they've really tried. But, you know, if he gives the opportunity to, you know, solidify it so all parties involved because like what was said about, you know, Jim's nephew, right? Yeah.

And and that and if it's all indoors and if that's permissible and you know, I I I would like to all parties to be on the same page as much as possible. Well, because I don't know if development agreement is out of the That's one thing that was mentioned too. So I think a continuence is just the best thing for the applicant. Well, I've heard four I've heard four commissioners say. So I take a motion then. Um, it's this one, right? Yeah.

Okay. I move the planning commission continue the request of St. John Properties for the proposed amendments to city code section 101425 2C permitted conditional and accessory uses by adding the proposed list of uses to list of permitted uses in the grow business park overlay until September 20th to September 20th 25th 25th sorry until September 25th based on the following findings which is basically we're giving the accountant more time to and we need more information on 64 and more information on 6411 that work

second. All right. I have a motion by Commissioner Trickler, I'm sorry, by Commissioner Shirley and a second by Commissioner Trickler. All those in favor of continuing? I. Any opposed? Motion carries. Um, I would take a motion to approve the minutes for the August 282 meeting. I move that we approve the amendments for the August 28th, 2025 meeting. I'll second. I have a motion by Commissioner Butler and a second by Commissioner Martino. All those in favor say I. I. Any opposed?

Motion carries. I'll take a motion. So move