Planning Commission - Regular Meeting

All right, it's 7 o'clock and we welcome you to the planning commission meeting on October 23rd, 2025. We welcome and thank the public for coming. Um, I've asked Commissioner Patton to lead us in the Pledge of Allegiance. Will you all stand up and repeat the Pledge of Allegiance with me? 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. Uh, do I have a motion to approve tonight's agenda? I'll make a motion to approve a night's agenda with a continuation of item number one to to November November 13th. I'll second it. I have a motion by Commissioner Fugle and a second by Commissioner Patton. 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.

I second. All right. I have a motion by Commissioner Shirley and a second by Commissioner Nelson. All those in favor say I. I. I.

Any opposed? Motion carries. Do I have any declarations of conflicts or abstensions from commission members? Seeing none, we will get into it. We are continuing item number one. So, we will go to item number two, which is a public meeting to consider the request of Denny Farnworth for a fourl preliminary residential subdivision plat called Thornberry Estate Subdivision Plat A located at 835 East, 200 South on approximately 1.255 255 acres in the R1-10 single family residential zone. Jacob.

All righty. Good evening, Madam Chairman and members of the commission. I'm Jacob Hawkins from the planning department. So, item number two on the agenda for tonight. And the first one that we'll hear tonight is a simple residential subdivision for Denny Farnworth. Uh the subdivision is called Thornberry Estates Plat A and is located on the northeast corner of 200 South and 825 East in the R110 zone. Kind of zoom down here. Go. Uh so all of the surrounding properties to the north, east, and west are also in the R110 zone and have been developed with single family homes. And then the properties to the south um have been also developed with a couple single family homes here and there. and a church and then also the high school is just right across the street from this property as well. So, um now the applicant is requesting to subdivide this property into four separate lots. Um in total, this proposed subdivision is almost 55,000 square feet in size. and they managed to squeeze the layout of the subdivision in a way to where each lot meets the minimum lot area and lot width requirements which are 10,000 square feet per lot and a minimum of 90 ft in width. Uh, and a few additional requirements will also need to be addressed, such as making sure that the curb, gutter, and sidewalk improvements uh have been made. But beyond that, the proposed subdivision meets all the requirements from zoning and engineering. And so staff recommends approval. And I can take any questions.

Any questions for Jacob? Thank you, Jacob. Thank you. is the applicant here. If you want, you can come up and

Perfect. Thank you. And it's a public meeting, so I will just keep it up here for the commissioners to discuss or make a motion. Looks good to me. I move the planning commission to approve the request of and Denny Farnsworth for a preliminary residential subdivision plat call Thornberry Estate subdivision plot A located at 835 East 200 South in the R1-10 zone and adopting the exhibits conditions and findings of the staff report and if it's modified of the by the conditions. There's no conditions.

A second. I have a motion by Commissioner Nelson and a second by Commissioner Martino. All those in favor say I. I.

Any opposed? Motion carries. Item number three tonight is a public hearing to consider the request of Gateway Pines Flex LLC to amend city code section 10-14-24-2- C-2 permitted principal uses in the MC Grove mixed housing subdist use 3997 signs and advertising displays and use 6342 disinfection ffecting and exterminating to the list of permitted uses within the zone. Jacob.

All righty. So, the final item for tonight is a request for a code text amendment to add in two new uses to the Grove Mix Housing Subdist. So, starting with a little bit of history. In January 2021, a site plan was submitted for two flex space commercial buildings located at the northeast corner of Sam White Lane and 2500 West. So, these two buildings right here uh in the Grove Mix Housing Subdist. Now, these site plans for these two buildings were approved by the city council in July 2023, and the applicant has constructed uh both of these buildings and has been filling out each unit with tenants since then. Um, two of these tenants are pending approval of the proposed code text amendment to permit use 3997, which is the manufacturing of signs and advertising displays, and use 6342, disinfecting and exterminating services. Now, keep in mind that while the applicant is primarily requesting these uses for these two buildings right here, the proposed amendment affects the entire zone. So, let's take a look at the purpose and the location of the Grove Mixed Housing Subdist. So, here's the zoning map and all of these like kind of pink areas is where the Grove mixed housing subdist currently is. Now, the purpose of the Grove Mixed Housing Subdist is to create a compact pedestrian family environment of mixed residential uses, including a mix of various multif family and single family dwellings, public spaces, parks, and paths. Commercial developments are also permitted to develop in the subdist either as a mixeduse project with residential uses or separately. The general plan also relates to this purpose by recommending that this zone develops in a way where meaningful small-cale retail and dining amenities are within walking distance of the

adjacent residential uses wherever possible. So, taking a quick break from what the purpose of the zone is, let me explain what the applicant is requesting, like kind of what each of these uh uses kind of entail. So um now use 3997 the signs and advertising displays uh that includes the manufacturing of many types of signs including road signs, cabinet signs, channel letters and so on and each type of sign generally has a different process to its manufacturer and different machines are used for each process. So, for example, Channer letters may start off with like a CNC machine, cutting out acrylic letters, and then another machine would fold out uh and bend metal coil sheets into shapes that would fit around the letter, and then lights would be installed and wired throughout the sign. Uh, and then from there, additional storage may be needed until the sign is shipped or picked up. Uh, and some of these machines may create some noise or some smoke or some smells. um oftentimes not enough to affect any neighboring properties or uses, but it is still light manufacturing in nature. And then use 6342 disinfecting and exterminating. This use is typically held within an office setting. However, this use may also include the storage of chemicals, equipment, and vehicles for employees to select the products that they need and to provide services to customers elsewhere in the city. This type of use often provides services to residential, commercial, and even agricultural properties uh and would need to store chemicals and equipment for each type of disinfecting or exterminating request. Now, if stored properly, the chemicals being used would not create any nauseous fumes or hazards and would not have any impact on the surrounding properties. And if any accident such as a chemical spill occurs, these types of businesses are required to ensure that safety measures are in place such as spill kits and personal protective equipment so that

way any accidents can be handled quickly and safely. Now, when staff was drafting the staff report, there needed to be some reflection on what the vision of the Grove Mixed Housing Subdist was. Uh many types of commercial uses are permitted in the Grove Mixed Housing Subdist. And actually, let me go here really quick. So, you can see a lot of different residential uses up here in this first half. And then in terms of manufacturing, they've got two different kinds of manufacturing. And these are relatively small scale when it comes to manufacturing type uses. But then from there, it gets into a lot of different retail uses and then a lot of different service type uses. And some of these uses tend to be a little bit more intense in nature. And I'll kind of talk about that here in just a second. But um but because residential uses are also permitted in the zone, staff finds that the current intent of the zone as described by the zoning ordinances and the general plan is to largely provide commercial uses that would complement and serve as a buffer between the residential uses and the more commercial nature of the Grove commercial sales subdist or other commercial zones instead of permitting uses that are manufacturing in nature. In fact, heavy manufacturing uses are specifically prohibited in the zone. Um, and the applicant isn't asking for any heavy manufacturing uses, but even so, uh, the Grove mixed housing subdist covers approximately 270 acres of land within the Grove Zone, and about 75% of the zone is currently utilized for residential uses. Now, while the majority of the residential uses are multif family and commercial uses are considered to be an appropriate use adjacent to multif family uses, staff

still finds it important to limit the intensity of commercial uses to protect those who live there. And so staff would easily support light commercial uses such as retail, restaurant, office, and certain light serviceoriented businesses and entertainment areas such as parks. Uh however, the Grove mixed housing subdist um as I was mentioning earlier also happens to currently allow for many additional uses and general categories which are more intense in nature such as automobile sales and service. And so while the applicant's requested uses might be comparable to other existing permitted uses in the zone, it's important to consider the direction of the zone when analyzing new proposed uses to see if such uses would be compatible with the purpose of the zone or if such uh uses belong in a different zone altogether. And so to better determine what staff's recommendation would be, staff visited the site and one of the prospective tenants and created a SWAT analysis uh for the proposed uses. SWAT analysis is strengths, weaknesses, opportunities, threats. Um and I'd like to go over those because I think it should provide a little bit more information when recommend uh when making a recommendation to city council. So going to use 63. Sorry. Use 3997 the science and advertising displays. So this use is light manufacturing in nature and as we have previously discussed in other meetings light manufacturing uses can be defined as the manufacturing, compounding, processing, assembling, packaging or testing of goods or equipment including research activities conducted entirely within an enclosed structure with no outside storage. serviced by a mod modest volume of trucks or vans and imposing a negligible impact on the surrounding environment by

noise, vibration, smoke, dust, or pollutants. Now, this use in particular would quite simply meet those standards and should have little to no impact on the surrounding neighbors. And so, because of that, this use shouldn't pose any issue to being included in the list of permitted uses in the zone. Moving on to weaknesses. Light manufacturing uses typically belong in other zones such as the Grove Business Park overlay or the business manufacturing park. Uh now where a rezone might be preferred, certain conditions typically need to be met in order for a reszone uh to really take place such as needing to meet certain open space and landscaping requirements or requiring a certain amount of dedicated sales tax generating uses. And in this case, meeting such restrictions would be difficult for the applicant's project, but once again, we're looking at the zone as a whole. Um, for opportunities, there is currently a large demand for flex spaces in Pleasant Grove, which allows many business owners to operate their businesses in their own unique way, from storage and distribution to workshops, retail, and office space. And then as for threats, we as we mentioned earlier, the proposed use is light manufacturing in nature and light manufacturing uses while not specifically prohibited in the Grove Mixed Housing Subdist are also not entirely in line with the purposes of the zone in staff's opinion. If one light manufacturing use is permitted, would additional light manufacturing uses be permitted in the Grove mixed housing subdist so long as they're located indoors and don't significantly affect neighboring properties? And if so, at what point would staff recommend denial of such uses? And at what point would those uses start to change the nature of the zone? And so because the proposed use does not significantly impact the surrounding

neighbors and because there are other permitted uses that have similar or greater intensity compared to the proposed use, uh staff recommends approval of the proposed use at this time for the signs and advertising displays. Moving on to the other use. Uh now this one didn't have as many opportunities or threats. So this one's more of like a pros and cons list. Um so for 6342 disinfecting and exterminating so for the strengthened opportunities this use must meet all local and state requirements which outline how products should be stored. Uh training on how to clean up messes properly, safety practices, procedures, environmental regulations and so on. And so state uh requirements also prevent certain uses such as fumigation from being permitted in the grove mix housing subdist as such uses would require outdoor storage and further per and further permitting from the state. Outdoor storage is not permitted in the zone and so uh because these types of business and so these types of businesses will need to be conducted entirely indoors uh and there's less of an impact on the surrounding property owners. Uh many disinfecting and pesticide chemicals have also reached a point where they do not really cause uh inhalation or dermal toxicity to humans except like in prolonged situations. Uh now to note the chemicals used for professional cleaning have similar or fewer restrictions than household cleaners such as bleach. Uh, as for weaknesses and threats, there's generally a negative connotation for disinfecting and exterminating businesses. Oftentimes due to residents not really knowing the type or the amount of chemicals that are being stored, as well as concerns that if a spill were to happen and how it could affect their property. Uh, many concerns uh can be addressed, however, as more information is provided about such businesses. Uh specifically for the

proposed tenant, the tenant would primarily utilize a unit for the storage of chemicals and their equipment and some office space for training and general operations. The tenant will of course have a cleanup kit ready for any accident should any occur. However, the chemicals being stored will typically be in small handheld bottles and containers, so there's not going to be like any large amounts of chemical storage or anything like that. Um and the tenants's primary office will still be located in a different location. So the proposed service or sorry the proposed use for disinfecting and exterminating um is serviceoriented in nature and largely just needs a space for storage of chemicals and equipment. So, as long as the proposed use meets all the requirements from local and state regulations, staff has no concerns for the proposed use to be located anywhere in the Grove mixed housing subdist. And so staff's overall recommendation is if each use is managed properly, there should be little to no impact to any surrounding property, including residential properties. And certain requirements are still in effect, such as restrictions to both noise and odor. And so if such uses begin to negatively impact any surrounding properties, staff will be able to work with individual tenants and property owners to remedy any situations or to revoke any business licenses if need be. And so staff recommends the planning commission forward a recommendation of approval to the city council uh for the proposed codeex amendment. And I can take any questions.

Good. I have a question. Okay, great. I very rarely do, but when I do, um, you you keep referring to the tenants and like one building, but this would apply to the entire and so so how so you're like it won't negatively impact it if we manage this one thing properly and we do it through business licenses and such and such. But I think when we have to manage it gets complicated. So do you have a plan for managing whether or not they're doing what they're supposed to do?

So everywhere that the business license would be permitted if this use ends up uh being added to the list of permitted uses. Um that would all be the same as what's going on here. Like I said, the Grove mixed housing subdist is 75% uh residential already. And so pretty much no matter where you go for a new commercial business, you're going to be next to residential. So when I was saying like the tenants or the property owners, I meant that collectively as in like wherever you go in the Grove mixed housing subdist. Um and so all of it would have to meet all the zoning ordinances that we already have. Uh the storage has to all or the businesses have to be conducted entirely indoors. No noise or no excessive noise, no excessive odor or anything like that. Anything that could be constituted as a nuisance or anything, that's something that we would have to remedy.

But do we manage that now? Yes. As a city, do we manage that? Yes. Especially like if we get a complaint um I we can't necessarily be out there 247, but um if we get a complaint about, hey, there's like some kind of weird smell that's going on over here, we would be able to send our code enforcement officer out there and they would be able to take a look at that and then from there we would start establishing steps on getting that all to be fixed. So, you need to come into compliance with the zoning ordinances or have your business license revoked.

And then where are these uses allowed right now? Uh, so right now one second for the disinfecting and exterminating that was 63. Whoops. Is that right? 6346. Nope. 6342.

342. Thank you. So that one specifically is nowhere 6340 is permitted in this is the Grove zone. The Grove business park overlay. This one is I believe the professional office zone. Yep. Uh this one right here is the general commercial sales zone or sorry the the uh yeah general commercial zone sorry and then this one is the downtown zone and that is about it for right now. 6300. Yeah. So those are those are the only four places where that use the disinfecting and exterminating use would be permitted.

Um but there's four there's four zones right there's four zones. Yeah where that can already take place. Yep. So general commercial downtown um the Oops. Business overlay. Business park over Yeah. business park many. Yeah. Um, there it is. Yeah, Grove Business Park Overlay. And then this one was professional office.

Um, I have a question. Um, I mean, it's been a long time since I've done this, but in the 90s, I had my commercial pesticide applicators license. I ran a farm and we had to register with the fire department every chemical that we had, what the flash points were, what the hazards were, what flammability and for our storage facility,

we had with the fire department that if there was ever a fire, they were to maintain 25 ft away and prevent adjacent structures. They were not to fight that fire. So with this being chemicals, I know volume size has something to do with that, but has that been thought about? Has it been looked about? Has it been addressed with the fire department because that may have an effect on on that very seriously? I have not personally reached out to the fire department on that one. Um, at the time of the business license,

at the time of the business license, yeah, that that's something that we would have uh absolutely address. the fire department actually signs off on every business license um as well. Uh they actually go out and do the inspection and they come up with those because that, you know, like I said, we don't want to approve things and then immediately have them denied by the fire department. So, it might pay to just question it once before we do it. I don't know. I have two questions. Yes.

Curious if you know this. Um these two additions to the mixed zone. Would it generate more tax revenue for the city versus everything that's already approved for mixed juice? One of them might. I would say the signs and advertising displays because they're actually, you know, creating the signs and then selling those to someone else. That might generate uh some sales tax. As for the other one, that one is serviceoriented, so I wouldn't expect that one to.

And then my second question is there was comment about traffic um cars there, you know, how many cars per stalls do they already have? Are they going to have more vehicles than that? I that one down the road. I mean, we could have that parking problem with anywhere in the mixed use zone if we right.

True. And to answer that question, really that ends up coming down to that business license um thing again. Uh because I as a zoning or as the city planner, I actually take a look at each business license and figure out, okay, well, this is the use, this is what the parking is going to be. Um, and so in terms of like what the parking is going to be for these particular uses, um, I would say one second. Chapter 18 further down. Here we go. Um, so for Offices, where is it? Offices are 1 to 300. And let's see here, wholesale establishment, warehouses and such, those ones are one per employee or 1 to 6,000 square feet of area, whichever is uh greater there. And in flex spaces, usually we kind of divide up the office from the area where they're actually storing the stuff. And so the parking wouldn't be quite as intense.

But mixed housing, aren't those parking lots shared with the residential? No, it it depends. No, it it depends on what the actual development is. Now, if it's an actual mixed housing development where they have residential and commercial as part of the same development, that's mixed use. Mix, sorry, use mixed housing is different types of housing.

Yeah. So if it was like a mixeduse development where they have the residential and the commercial, then yes, we would address both of those at the same time. But in this particular case, this is just the commercial and we would also figure out the parking for any new developments that come in as well through the whole site plan approval process. So we we would make sure that all the parking is taken care of. Okay. Thank you. Yeah. How did Sorry, do you mind? I was gonna say, is there any other questions?

Um, how do you how did staff determine that this was a light industrial versus heavy ind light manufacturer versus heavy manufacturing? And could the use I mean this use is flirting with it, especially the signage one. And I know we say no heavy manufacturing is allowed in the zone. However, are I I'm not sold that this is light manufacturing.

If we're going to have a press break in there building metal signage, do they have milling machines to for the signage? Do they have other heavy machinery to mold the signage? I I mean it's And does that use allow for that? Not just this particular tenant, but does that use allow for that? And are we setting ourselves up for an argument of what is light versus heavy later? So the way how I would define the difference between light versus heavy. Do we have do we have a definition in the code? Um we do have a definition in the code. Um the definition that I prefer to use though because it's just a little bit clear. It's in the list of uses you can see.

So but which definition are we going to be legally held to though, Jacob? Um, sorry. And also to dubtail on that, the size and type of sign,

if they get some big billboards, that is commercial all the way, but it's still signs and manufacturing. So, I I think that's pushing our edge further than we're comfortable with. this section right here. So, this 2,000 section is for manufacturing and so is a 3000 section. A final product of a manufacturing establishment may be finished in the sense that is ready for utilization or consumption or may be semi-finished to become a raw material for an establishment engaged in further manufacturing. For example, the product of a copper smelter is the raw material used in electrol refineries. Refined copper is the raw material used by copper mills and copper wire is the raw material used by certain electrical equipment and manufacturers. Um, so that is kind of an example of how we would do something more like heavy manufacturing when you have like the raw stuff and you're actually creating a new product to go with it. especially like in terms of uh what it was saying here um like a copper smelter or something like that. A copper smelter or like any like heavy machinery stuff uh that creates a lot of noise, dust, vibrations, a lot of things that would not be that we would not want to have next to residential.

Correct me if I'm wrong. In your example, you talked about them bringing in a roll of sheet metal and manufacturing that into a sign. Yeah. So like they would take the sheet metal itself and like bend it effectively and cut it and cut it. Yeah. Probably have a massive roll of sheet metal

depending. Yeah. And so in this particular case it depends on you know the machines that they're using um how much noise and vibration that they actually make um and uh whether it's held indoors or outdoors or what kind of storage that they need as well. how many deliveries that they get. Um, in this particular case, since it's held entirely indoors and the projects themselves are typically on a smaller scale, that's where we're defining it more as like one of the light manufacturing ones rather than heavy. And when you say in this case, you mean for this particular tenant, not this particular use, right? Say that again. I'm sorry.

When you say in this particular case, you're talking about what they may build. Is that this particular tenant or is it the use itself that we're asking to be? It would be the use itself is Yeah. Um I would say I can try to bring up a couple videos like on how I was doing a lot of my research and like how they actually make the different signs. Um I'm not sure if we have the time or capacity to do that tonight, but um I'm not sure. Is there Anything else I should be adding? You think? No. Let's have questions. Okay.

And just how did you then go through all that and say that that because because the recommendation is that it's not going to impact the surrounding tenants, but it it is a different use than what we've allowed in there. And I know we have some other you call them more intense, but I'm trying to imagine even an automobile sales being more intense than than a manufacturing of signs. Uh so more like the automobile service I think would be one of those more intense uses because those ones you have people actually like you know working on like the engines and you got you know the cars revving you've got the cleaning the detailing and um you know just more utilities that are required by the city in order to make that use actually happen. That's the example of one we just passed, but they couldn't work on the engines, correct?

Uh, it is uh kind of sort of. So, the one that was just passed uh I believe a couple planning commission meetings ago, that was to add the use to the Grove Business Park overlay. That's right. Yeah. Okay. Sorry, not to this.

Any other questions for Jacob? Thank you, Jacob.

And the applicant here,

our same guy. Wow. If you could just state your name for the record.

Mark Greenwood. I'm with ALM and Associates. Uh I'm actually the engineering firm that has has helped them with this construction and the uh the owners asked me to to represent them tonight because he wasn't able to be here. Um we're excited to be here. the uh the area that uh that we're doing. Staff's been great to work with, by the way, but um these users, let me and I know we're talking more generalities for for the entire zone, but let me point out that these users are fairly small users. The sign of manufacturing has been working out of his garage and he's just trying to to bring some employees in and do a few more. So, what I understand is he's got about three employees that he's trying to bring in. Now that's a more specific case. One of the things I was thinking as we were sitting here talking is I don't know these are all set as permitted uses in the zone. Correct. Is it possible and I don't know if there is in the zone. Is there a a conditional use option in the zone that way they could be interviewed or something? I don't I just just a just a thought. But uh I do know that as they come through the staff has the opportunity to go through in the business licensing and verify what's happening. But uh yeah, is there any specific questions that I can ask that I I may or may not know the answers to?

I think we're good. Thank you so much. Okay. Thank you. And this is a public hearing. So I'll go ahead and open it up to the public. And seeing none, I will close it to the public and I'll bring it up to the commissioners for a discussion or a motion. I kind of have a hard time we keep making amendments. like this gentleman said, his this single guy he's representing um probably would be fine. No problems. But I mean

I don't really like it as a general. I mean it it seems too broad. It looks like I feel like the city maybe needs to last inclusive or decisive type. Last meeting that we had, we had a conditional use and it was specific to the building. I feel true. I feel more comfortable with that than changing the whole zone. I agree. We change it and then we're just doing the opposite of what we did with coffee tech.

I'm not comfortable with either one of these changes for the for the mixed juice area. as is.

Well, you know, there's there's one space, but if he gets real successful and then he gets the one next to it and the one next to ends up owning three of those spaces, then he's much bigger than he was. We've seen that before. We had somebody come in with a vitamin and then they outgrew their space and wanted somebody else in and and it it can cause issues that we're not paying attention to because we're for the whole zone. It's not just an individual in a space. And even if it's for the building, if he leases out three of those bays, he's now three times the size he was. Played devil's advocate a little bit here. We have rules in the in the zone around, let's call them nuisance rules around you can't have noise, you can't have anything outside of the building, you can't have all the all those rules exist in this overlay. And so those are being enforced. Again, it comes down to properly managed, which is a fairly subjective term, which I don't know how that's going to how that's going to work, but those those rules are there. And so, it could maintain the same feel of what it is. It's not an ideal use of what we envision for that area, but it could maintain that fill and provide the sales tax revenue that that we need. But as like I asked Jacob, there's four other zones that allow these uses.

So it's it's not like it's not available here in Pleasant Grove Cro. It's just not available in this zone. And the building might be great for this type of thing, but to men it for all of the Grove mixed housing areas, I I'm just not comfortable doing it. Conditional use or what you're talking about or specific to that building. I'd be more open, but I feel like it's something or qualitative use. What did you call it? So conditional uses don't mean that it's just specific for a building. Okay?

Conditional use means that it will be permitted in a public hearing by the planning commission. That's what it means as long as they meet certain certain conditions. Now if you guys do a conditional use means that for example um you you guys make a conditional use or the city council makes it a conditional use. That means that in order for them to be approved to get their business license approved, they need to apply for a conditional use. They needs to come to you guys and they got to show you exactly where the parking will be located for that. They need to show you exactly what they're going to do, what mitigation things they're going to uh work on it or something like that. So, and then it comes only conditional uses only come to planning commission, not to city council. And that gives kind of like a second layer of review from the planning commission to make sure they feel comfortable uh with the use. However, during that meeting, we cannot come up with new conditions or conditions that are too heavy for the use. We're saying yes, as long as it meets conditions already existing in the code, noise, um, parking, uh, setbacks, um, those type of situations. Okay, that's what a conditional use is.

And is that every tenant, every new tenant has to abide by that? No. When you make a conditional use for example for just to give an idea for a bakery that means if a bakery comes they needs to apply for a conditional use doesn't mean that and they say that is vacant so that place already has the conditional use for the bakery so if someone comes again and it's a bakery then they can keep using the same conditional use. Okay. Okay.

Thank you Daniel. and and what um Commissioner Fugle was talking about is make it permitted with qualifying provisions. That way it doesn't come back to planning commission staff can approve it as administrative decision but we need to determine what the qualifying provisions will be right now. Does that make sense? One conditional use comes back to you guys or we can deny it and then they're back to square one on the conditional use or not conditional use. I'm just saying tonight Yeah. Or we could continue it and come up with those qualifications with staff.

If you guys have any ideas, we'll we'll we can research more, but if you guys have any ideas of what things worry you or in your mind, we can uh work on that with that lead.

Okay. I just have a question for you guys. just reading the the purpose of the mixed juice subdist. I mean, I don't know if if it fits in there as is. If it was going to stay very small, it would probably fit, but it's just the bottom page. The analysis purposes of grow makes housing subdist bottom page one. So, if we want to stick with that, then yeah, we'd probably need some conditional uses that would keep it fairly small and family friendly. Yeah, your motion can be approved. Sorry, recommendation of approval, recommendation of denial, continue the item. And why will we continue to come up with qualifying provisions or to make it conditional as well? So, it's up to you guys how you how you guys would like to to do that. Any further discussion? Can um I guess we talked more about the signs. So this is a together package, the signs and the pest control.

Yeah, they're in the same application. Correct. Okay. And sir, you're representing both. Okay. Do we have any questions about the other one? I'm just not comfortable with having changing the whole that whole district for those two things. And there's other places. There's other places for it to go. I don't know.

I I I could get comfortable with it. I mean, as you read through that purpose, it's a walkable area. that has restaurants, retail, all that kind of stuff. If it's contained within the business unit and they can walk by, you look at some of the other uses that are listed here. You walk by, you don't really see it from the outside. It's still a walkable neighborhood. It's still a quiet neighborhood. It's still a peaceful neighborhood. It's still somewhere. You can go to a restaurant. All that kind I could I could be convinced of it. I don't know what kind of qualifications we would put that are in excess of what's already there in the zone, but I feel like there's something that could get us comfortable there. Um, I just don't know what it is.

I just think I'm worried more about size. The bigger it grows, there's going to be more traffic, there's going to be more cars, there's going to be more not not patrons, but I'm talking about deliveries. Um, but that's with any use of that. That's true. I mean, anything in that and the existing are all I mean the qualifications say that it's got to have the noise the sound the right smell all of those things are already provided so that

but what's in question is is this manufacturing or is this light manufacturing so if the conditions are around what's already acceptable I think that's the problem we're having is this manufacturing or is a slight manufacturing and so far they're saying it's not it's not acceptable in the area so then why are we amending What are the qualifications that we need to see to amend it? I think because there is similar like you look at automobile repair and related services. I mean to me that's that's actually more disruptive than

Exactly. So I I go both ways. Yeah. I'm more for the signs and advertising than I am disinvoling exterminating. So I don't know. I I guess I'm needing more information. Just continue it. We need to say what qualifications for the Yeah, we have to I think we can continue it to give us time to go qualifications. We don't have to say the qualifications right now. Yeah. Can we do that Daniel without saying the qualifications now? I can't hear. Can you guys speak?

Continue. And we're continuing it because we need time to come up with qualifications for the for the use. That's how you guys feel. Yeah. We'll do more research. I mean, I guess we could put for both uses or for one in specific. I would say for both uses, but I would say yes. Yes. Okay.

Okay. I'll make a motion. I move the planning commission continue the request of Gateway Plains Flex LLC for the proposed amendments to city code section 10-14-24-2- C-2 permitted conditional uses by adding 3997 signs advertising displays and 6342 disinfecting exterminating to list of permitted uses in the Grove mixed housing subdist until our November 13th meeting and the reasons for the qualifications. We would like more vetting as to the purposes and manufacturing types light manufacturing cover manufacturing.

I second. Okay. I have a motion by Commissioner Martino and a second by Commissioner Nelson. All those in favor say I. I. Any opposed? Motion carries. Do you have a motion to approve the minutes from October 9th, 2025 meeting? Did we receive those? I I'll second or I I will put forward a motion to approve October 9th. Is it staff report? Minutes.

Minutes. October 9th's minutes. I'll second it. Okay. I have a motion by Commissioner Shirley and a second by Commissioner Martin. All those in favor say I. Any opposed? Motion carries. Take a motion to adjurnn. And we