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We'll get started. It's a large crowd
this evening.

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Uh but welcome to our uh planning
commission meeting for March 4th.

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We'll I will give us our opening prayer
and then we'll have the pledge of

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allegiance
by commissioner year.

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Dear heavenly father, we're grateful to
be here this evening. We're thankful for

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the opportunity we have to serve and to
help in our community. We're grateful

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for
Washington City and for all those who

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serve and work diligently to um
help it to be a pleasant place to live

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and to enjoy. We pray at this time as we
begin our meeting and go throughout our

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the items on the agenda that we can
um do so um pleasantly and work together

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to come to sol solutions. Um we're
grateful for all thou has given us and

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we thank thee in this we pray and do so
in the name of Jesus Christ. Amen.

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To the flag of the United States of
America and to the republic for it

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stands one nation
with liberty and justice for all.

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» Just want to excuse um our chairman uh
Commissioner Bulock tonight. uh you had

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some other things going on and so I get
to fill in.

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Um
first we would I'll just look for a

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motion to approve tonight's agenda.
Actually, yeah, today's agenda first.

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This commissioner, I will make a motion
that we approve the agenda for March

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4th, 2026 as it's currently
uh

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listed here. Commissioner Davis seconds.
>> Great. Um,

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motion by Commissioner Yur, second by
Commissioner Davis.

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» Do you do the all in favor on that?
>> All in all in favor?

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» I
>> I

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look for a motion to uh approve the
minutes from our previous meeting.

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» Commissioner Davis, I move that we
approve the minutes from February 18th,

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2026.
year. Second

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» have first by Commissioner Davis, second
by Commissioner Yur. All in favor?

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» I
>> I

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do. We have any declarations of absence
abstences

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» or abstensions and conflicts?
>> None.

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» I don't have any either.
Um

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all right we will move
ahead starting with

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where is the item number on this

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» I just want a
>> I went to the right there I'll have to

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go to the agenda
um okay item 4

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A, this is a public hearing for the
consideration or recommendation to the

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city council for a zone change Z-26-01
to change the zoning from C2 to downtown

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mixed use located at 127 East Telegraph
Street. The applicant is MRW Design and

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Associates. And turn the time over to
Elden for

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next commissioners. The location here is
on the map. You can see it's highlighted

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127 East Telegraph.

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And the proposal includes a twostory
building with a total square footage of

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4,848
square ft. Both floors will be used as

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professional office space.
Proposal includes 19 parking spaces

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which meets the minimum requirement for
the proposed use.

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I'll pull up the site plan. And you can
see those parking stalls.

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As shown on the plan, the front of the
building is set back 5 ft from the

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property line. This is an allowed
setback in the downtown mixeduse zone as

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it promotes walkability and improves the
aesthetics of the site by accommodating

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parking behind and to the side of the
building rather than in front. The

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exterior building consists of stucco
rock and metal

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creating a modern feel that utilizes
clean lines, geometric shapes, and a mix

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of contrasting material.
Go back to that building elevation

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there.

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And the proposal includes a placeholder
for a mural to be located on the west

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side of the building.

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Pull up the site plan. Here you can see
the oneway

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ingress and egress to the site

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which ingress will be made from
westbound westbound traffic from

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telegraph and egress will be made onto
100 east. The property owner has

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obtained an access agreement with the
property owner to the west which is the

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barber shop owner there to accommodate
this oneway traffic. The surrounding

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zoning is C2 to the north and east,
residential to the south, and AP to the

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west. Staff recommends the planning
commission approval of Z-26-01

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for the proposed zone change. This will
go on to city council and that's based

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on the findings and conditions stated in
staff report. I'm happy to answer any

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questions you may have at this time.

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This is Commissioner Yur, I have a
question for you, Elden. How does this

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fit in with where the city is going with
our kind of like our down our vision for

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our downtown renovation

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» location-wise or timing or
>> No, that to have this kind of an office

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building right here.
Yeah, very compatible. uh right in line

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and and the purpose, you know, he
doesn't the applicant didn't need to

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change the zone for use. You know, AP
isn't allowed use in the C2. It was more

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of to pull the building a foot set back.
>> Correct.

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» Yeah. To utilize that walkability
from a downtown area.

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» Okay. And does it
does it kind of mirror the aesthetic of

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the similar office building that was
just built across the street? I think

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it's on 200 Eastn Telegraph.
>> It will. Yes. Very modern. Um kind of a

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contemporary look.
>> Okay.

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» This is Commissioner Mitchell. I'm just
curious about the mural

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and
is it really going to be the Bob Ross?

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Yeah.

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From my understanding, it it's not going
to have Bob Ross on there. Um,

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» you're just getting our hopes up. Okay.
>> Just, you know, the mountains are great,

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the trees are great. Final product. I'm
I'm not sure what we'll end up with, but

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he has told me it'll look good.
>> Okay.

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» Doesn't look good, but
>> maybe we could put your face on there,

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Elden. Bob Ross.
>> And is putting murals on buildings, is

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that kind of part of the vision of what
we're doing with the downtown? Is that

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the vibe a little bit? Or was this just
his idea?

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» This this was his idea. Um just brings
color and

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um just some uniqueness.
Mhm.

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» So, is there
>> I was going to ask the applicant to to

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speak on what the mural may look like.
>> Yeah, that would be curious

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» in the audience here though.
>> And what would be the

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coordination coordination there
or are we worried about that? I mean, I

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would think there would need to be some
coordination as big as it is and where

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it's located.

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Yeah, it could be long term. Um,
you know, I don't think we'll see this

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mural forever. You know, as things
redevelop and go vertical, uh, at one

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point, I think this western site would
would not be visible at some point, but

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for the time being, you you definitely
would would see this.

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I I kind of think the same thing. A
little bit of collaboration with someone

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from city on just kind of like approving
the mural. It's going to be huge. I love

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it. It's going to be huge and visible.
St. George has been doing a lot of

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murals like this. I think it's really
cool. I love the vibe. But I do think

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it'd be nice to have a little bit of
input. Not maybe that's something we can

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kind of like pass along with our
recommendation to city council to just

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kind of
I don't I don't know what the

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appropriate mechanism for that would be.
>> Yeah.

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» Yeah.
>> Yeah. Exactly.

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» Like we we
>> and it's right there. I mean it's right

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at our major cross streets. So I think
that it matters that we get it get it

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right. Although there's a million right
ways to do it but there's also a million

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wrong ways to do it.

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Elden, who typically provides oversight
for that?

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» Well, this approved by city council. Um,
so that that's where it would fall. You

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know, we don't um as staff get in to um
you know, in straight zoning, the

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aesthetics, the looks, the feels. Um
so, you know, this would fall back to

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the approval of city council. what they
want to do there with this.

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» Okay. I mean, fundamentally, and I
believe you need to have a hearing.

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» Yeah.
>> I'll I'll hold my comments.

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» Okay.

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Are there other comments or questions
before we open it for the public?

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Right. There, this is a public hearing,
so I open it up to the public. If uh you

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here are here for this item, invite you
to come up and

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at this time.

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Okay. It doesn't look like we have
anybody

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here for this item. So, Commissioner
Davis, did you have other comments?

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Yeah, sure. I mean, my only comment was
I think fundamentally when you look at

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the at the proposal, I I don't have any
issues with it. I think it's, you know,

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it's it fits from what I can tell with
the with the plans and, you know, when

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we get into the the art side of it, we
can certainly provide, you know, our

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thoughts and maybe a little direction
and then I would anticipate that there

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should be a decent amount of control,
you know, when it comes to that. And it

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it may not last forever as you said
because things will continue to develop.

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It'll be hidden at some point, but

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» that's my position. So, I don't see any
issues with it.

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» I think that yeah, as it does change to
I would think that there would need to

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be
some kind of coordinating, you know, as

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it does change, if it does change, you
know, if they do plan to change the the

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mural.

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But I think that could be something that
we just put in the

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as a recommendation.

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Um,
if there are no other comments, I just

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look for a motion.

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» Oh, I guess that is okay. I didn't ever
officially close the public hearing, so

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yeah, go ahead and come up.
>> Yeah.

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Um, so go ahead and state your name.
>> I'm Dustin Davis and we live on the

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property right to the north of that. And
I guess my question or concern would be,

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I guess, what what is the back of the
building going to look like because we

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have kind of a concern about, you know,
privacy for our direct backyard, our

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kids playing back there, you know. Um,
what would that what would that look

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like? Yeah, it will be
windows on the top floor appearing down

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in or
there will be Yeah, there are windows.

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You see it?

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» Okay.
>> So, there would be the the windows up at

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the second Yeah. second level.
And then as far as the coloring, I'm

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sure the coloring will match the
rendition that's in the as the front.

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Yeah.
Right. I mean, I'm not concerned about

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as much as aesthetics or or coloring as
much as I am, you know, privacy for

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» for my family's sake.
>> Um, back there. Um, do we know is there

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any maybe is there any uh um trees or
shrubbery going up to possibly block

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that view or
>> on the on the back side?

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» Yeah,
>> he he's not showing any there. Uh it's

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currently all asphalt. I think the
intent is to leave that all asphalt is

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that that's where the uh egress
>> the egress is going right through there,

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right?
>> Yeah.

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» It's quite a ways away from the property
line though.

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» Mhm.
>> You've got parking lot and and the the

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driveway back there.
>> Okay. I did notice that.

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» So it's not very close to the property
line.

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» Okay.
And it looks like he needs all of that

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all that space to be asphalt for the
ingress and egress there. What what I've

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seen in situations like this is where
the the affected property owner starts

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growing some trees
>> along along the back of your property

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line.
>> Right.

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» Yeah.
>> Okay.

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» Okay. Well, thank you for listening.
>> Yeah. Thank you.

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» It looks like it's just for just so you
know, it looks like there's 43 feet from

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the building to the property line.
>> Yeah. Yeah, I did notice it was quite a

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ways away. I mean, it's mostly almost up
to the sidewalk and so

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Okay. Thank you. All right. Thank you.
All right. Um I don't think I officially

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closed, so we'll close the public
hearing

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this time. Um
I did notice in the notes the concerns

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about the power.

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00:16:04,480 --> 00:16:09,079
Is that something that should be
addressed?

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00:16:12,800 --> 00:16:22,040
those in the construction drawings,
building permit application times

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or timing of those applications.

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00:16:25,519 --> 00:16:34,320
» Okay, I'll make a motion as Commissioner
Davis. I will make a motion for the

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00:16:31,360 --> 00:16:40,639
approval and forward on to the city
council of item Z-26-01

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00:16:37,759 --> 00:16:46,000
the request to reszone approximately30
acres located at 127 East Telegraph from

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00:16:43,759 --> 00:16:51,120
the current C2 zoning to the proposed
downtown mixed use zoning designation

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00:16:49,759 --> 00:16:58,000
uh subject to the findings and
conditions in staff report with the one

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00:16:53,440 --> 00:17:03,360
addition of a note to to uh encourage
city council and the appropriate

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00:17:00,160 --> 00:17:07,760
bodies to uh to ensure that they're
directly involved and provide good

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00:17:05,120 --> 00:17:11,199
oversight to the exterior decor and
treatment of that from a from an

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art/mural
standpoint.

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00:17:14,400 --> 00:17:20,240
» Anderson second.
>> We have a first by Commissioner Davis, a

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00:17:18,319 --> 00:17:24,880
second by Commissioner Anderson.
Individual voting Anderson I.

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00:17:23,280 --> 00:17:30,480
» Davis I.
>> You're I.

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00:17:26,480 --> 00:17:30,480
» And I am a I as well.

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Okay.

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00:17:36,799 --> 00:17:45,440
All right. Item 4B is a public hearing
for consideration and recommendation to

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00:17:41,679 --> 00:17:51,840
the city council for a zone change
Z-26-02

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00:17:48,160 --> 00:17:58,880
to update the existing PCD
zoning site plan at alias located at

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Washington Fields Road and Groves
Parkway. And the applicant is Aliia

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00:18:02,080 --> 00:18:09,120
Development
Corporation and Civil Science. and turn

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00:18:06,160 --> 00:18:16,080
the time over to Elden.
>> So, this is the approved site plan for

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00:18:11,679 --> 00:18:22,480
the ALA PCD as you mentioned, making a
few or proposing a few minor changes

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00:18:18,960 --> 00:18:27,840
here. The first one is adding this
evaporation pond. I'll zoom in here to

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00:18:25,200 --> 00:18:35,200
the north end of the development. That
evaporation pond is 1 acre in size.

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00:18:31,360 --> 00:18:42,640
So with that they are then reallocating
1/2 or 1 acre of open space to pods 8

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00:18:40,000 --> 00:18:48,799
and 17. You can see where those are
circled

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00:18:44,480 --> 00:18:53,919
to maintain the open space requirement.
staff. With that, staff recommends the

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planning commission recommend approval
of this zone change. And this also goes

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on to city council based on the findings
stated in staff report. I'm happy to

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answer any questions you may have.

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» Can you tell us about the history of
this? Why why are we

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what happened earlier that's making us
deal with this now?

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» Yeah, great question. So, this
recreation lagoon here received a uh

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approval for a conditional use permit.
The discharge water for that use is

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going to be located in this evaporation
pond

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which stem this zone change here is is
to officially

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state this area for the evaporation pond
>> as commercial rather than open space.

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» Correct. Yeah. it it won't be um you
know your typical commercial business

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use. However, this discharge pond is
related to the commercial use. So, we

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wanted to define that and be exact with
that.

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And it's this shift makes it so that we
still get that acre of open space per

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the original plans even though we're
shifting that to commercial cat. That's

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what I thought. I just want to make sure
I understood.

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Are there any other questions or
comments before we open it to the

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public?
All right, this is a public hearing, so

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we open it up to anyone who would have
any comments on this item. Come forward

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now.

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All right, it doesn't look like we have
any comments. So, we close the public

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hearing

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00:20:38,799 --> 00:20:48,440
and if there are no other further
comments,

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um, just look for a motion.

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00:20:49,760 --> 00:20:54,520
I can make that. Hang on.

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Um, this is Commissioner Yur. I move
that we approve Z-26-2,

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the request to amend a portion of the
Aliia PCD making changes to the

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commercial and open space designations
on the site plan zoning map subject to

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the recommendations in um that are
already attached.

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00:21:18,559 --> 00:21:26,159
» Commissioner Dave second. All right, we
have a first uh or a motion by

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00:21:24,080 --> 00:21:30,240
Commissioner Yur, a second by
Commissioner Davis. Uh individual voting

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commissioner Anderson
>> I.

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» Commissioner Davis
>> I.

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» Commissioner Yur
>> I.

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» And I am I as well.

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00:21:41,200 --> 00:21:48,880
Item 4
C is a public hearing for consideration

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or recommendation to the city council
for a zone change

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Z-26-03
to change the existing zone from A20

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to commercial C2
located at approximately

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4090 South Washington Fields Road. The
applicant is Craig Hopinson.

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I turn the time over to Elden for
explanation.

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00:22:15,200 --> 00:22:23,440
» The general plan land use designation
for this area is CCOM, which supports

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the proposed zone change application.
We pull that general plan up. See that

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it's labeled as CCOM.

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The surrounding zoning to this parcel is
C1 to the north.

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with the performance fitness moving
forward with their recent approval of

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their conditional use permit. Dirt is is
in the works out there. R18 and C2 to

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the east, agricultural 20 to the south,
which is the existing Sandia farm

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greenhouse, and PUDR
to the west. The C2 request is for the

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purpose of developing the 9.49 49 acres
into a commercial development intended

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to convene con conveniently provide
day-to-day commodities to the area

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residents. If this zone change is
approved, the next step for the

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00:23:20,400 --> 00:23:28,720
development would require the applicant
to obtain conditional use permit

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approval which will show site specific
details for the commercial development

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and that'll go to the planning
commission and city council for

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approval.
Staff has no concerns with the proposed

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zone change as outlined and recommends
approval of Z-26-03

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00:23:45,679 --> 00:23:52,880
onto city council
based on the findings noted in the staff

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00:23:50,960 --> 00:23:56,919
report. And I'm happy to answer any
questions you may have at this time.

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we have any questions or comments.
All right, I'll open this up to the

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public. Anyone who is here for this
item,

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you're welcome to come
at this time.

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Doesn't like we we don't have any
comment, so we'll close the public

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hearing.

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And if there are no other comments, look
for a motion.

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00:24:38,080 --> 00:24:46,039
Commissioner Anderson, I'll
move to recommend approval of Z-26-3

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00:24:46,960 --> 00:24:54,000
request to reszone approximately 9.49
acres located at

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4090 South Washington Fields Road from
the current A20 to a proposed C2 zoning

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00:24:57,600 --> 00:25:03,080
designations with the findings outlined
by staff.

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00:25:03,279 --> 00:25:10,559
Commissioner Yur second. All
>> right, we have a motion by Commissioner

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Anderson, a second by Commissioner Yur.
Individual voting Anderson

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00:25:13,039 --> 00:25:15,360
» I.
>> Davis.

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» Hi,
>> you're

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00:25:15,919 --> 00:25:21,640
» I.
>> And I am I as well.

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00:25:23,520 --> 00:25:34,080
Item 4 D. It's a public hearing for
consideration or recommendation to the

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00:25:28,799 --> 00:25:39,679
city council for zone change Z 2604
to change the existing R18 zoning to

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PUDR
and PUDR to R18

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00:25:44,400 --> 00:25:52,799
located at approximately Smith Creek
Drive and Bear Trap Canyon Drive. The

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00:25:49,760 --> 00:25:59,080
applicant is Philip Palm and Bush and
Goel.

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00:25:54,720 --> 00:25:59,080
Turn the time over to Elden for

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00:25:59,520 --> 00:26:07,679
» Thank you, commissioners. This is the
location here, Country Way and I believe

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Smith Creek Drive. It's kind of the last
area in the residential

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00:26:10,880 --> 00:26:18,480
placeholders there to
uh develop out. You can see this area

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here where the cursor is bouncing is
where we're talking.

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And then this exhibit explains what
we're doing here.

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00:26:28,400 --> 00:26:38,640
Like you said, we have the PUDR zones
and the R18 zones. I'll zoom zoom into

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this north end. Proposing to change this
circled area to PUDR

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00:26:42,720 --> 00:26:51,600
and continue that product type, those
pad lots through there. Um and then and

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00:26:49,600 --> 00:26:58,080
then that road would would take a
lefthand turn and continue north. So it

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00:26:54,000 --> 00:27:03,760
would um match the product type that's
been approved to to build out there. And

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00:27:00,880 --> 00:27:10,080
then on this south side here,
it's existing PUDR. They want to change

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00:27:06,159 --> 00:27:14,720
that to R18, which the minimum lot size
there would be 8,000 square feet, which

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00:27:12,320 --> 00:27:21,120
is similar to that product type on this
side. was just kind of cleaning up,

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00:27:16,880 --> 00:27:25,360
reallocating the zones there and um
finish this area out as a residential

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00:27:23,360 --> 00:27:30,880
use.
Staff has no concerns with the proposed

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00:27:27,279 --> 00:27:35,520
zone change is as outlined and
recommends that the planning commission

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00:27:32,720 --> 00:27:39,279
recommend approval onto the city council
based on the findings stated in staff

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00:27:37,679 --> 00:27:43,320
report. And I'm happy to answer any
questions you may have at this time.

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00:27:47,840 --> 00:27:55,279
I think I think this one's pretty
self-explanatory as well. Do we have any

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00:27:52,799 --> 00:28:00,320
questions or comments before public
hearing?

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00:27:57,840 --> 00:28:06,000
» Um, all right. We'll open this uh up for
the public for public hearing. Uh,

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00:28:02,799 --> 00:28:11,240
anyone uh here to make comment on this
item can come forward now.

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00:28:11,440 --> 00:28:18,720
We don't have any comments, so we'll
close the public hearing.

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00:28:16,559 --> 00:28:23,279
And if there are no other comments or
questions, look for a motion.

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00:28:21,679 --> 00:28:28,960
» Commissioner Davis, I'll make a motion
for approval and forwarding to city

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00:28:25,520 --> 00:28:32,960
council of item Z-2604,
request to reszone approximately 1.62 62

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00:28:31,120 --> 00:28:42,240
acres located at Smith Creek Drive and
Bear Trap Canyon Drive from PUDR and R18

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00:28:38,000 --> 00:28:46,480
to a proposed PUD R and R18 zoning
designation subject to findings and

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00:28:44,159 --> 00:28:50,399
conditions and staff report.
>> Commissioner Yur, a second.

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00:28:48,640 --> 00:28:54,240
» All right, we have a motion by
Commissioner Davis, a second by

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00:28:51,919 --> 00:28:56,240
Commissioner Yur. Individual voting
Anderson.

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00:28:55,440 --> 00:28:58,480
» Hi,
>> Davis. I

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00:28:57,919 --> 00:29:03,360
» you're
>> I

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00:28:59,440 --> 00:29:08,720
» and I am an I as well.
That uh concludes our items for

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00:29:06,000 --> 00:29:11,279
tonight's meeting. So we look for a
motion.

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00:29:09,840 --> 00:29:16,320
» Commissioner Yur, I move that we
adjourn.

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00:29:12,799 --> 00:29:21,039
» If I may, real quick, um typically these
items move to the next week city council

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00:29:19,120 --> 00:29:25,200
meeting. I was informed that that
meeting has been cancelled due to the

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00:29:23,039 --> 00:29:31,760
lack of having a quorum with it being
spring break. So these items will uh

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00:29:28,640 --> 00:29:36,200
proceed to the following meeting which
is let me pull up the calendar here

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00:29:37,440 --> 00:29:45,039
the 25th of March
and applicants will be notified about

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00:29:42,399 --> 00:29:48,880
that.
>> Okay. Thank you Alden. We'll now look

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00:29:47,440 --> 00:29:51,520
for a motion for adjournment.
>> Now I move that we adjourn.

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00:29:50,640 --> 00:29:55,039
» Second.
>> All right. We have a first by

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00:29:53,039 --> 00:29:57,039
Commissioner Yur, second by Commissioner
Davis. All in favor?

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00:29:56,640 --> 00:30:02,320
» I
>> I That concludes our planning commission

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00:30:00,240 --> 00:30:07,200
portion of the meeting. We'll have a
actually do we need to have a recess

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00:30:04,559 --> 00:30:13,080
where there's no item?
>> Okay. Okay. So, we'll have a short

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00:30:08,559 --> 00:30:13,080
recess before we start Man,

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00:33:02,399 --> 00:33:12,159
We welcome you to our uh land use
meeting

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00:33:07,760 --> 00:33:18,240
and for March 4th, 2026
and look for a motion to approve our

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00:33:15,600 --> 00:33:22,320
agenda. As Commissioner Davis, I move
that we approve tonight's agenda.

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00:33:20,640 --> 00:33:26,799
» Commissioner Yur second.
>> Have a motion by Commissioner Davis. Uh

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00:33:24,640 --> 00:33:30,000
second by Commissioner Yur. All in
favor?

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00:33:28,240 --> 00:33:34,399
» I.
Um now look for a motion to approve the

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00:33:32,399 --> 00:33:39,279
minutes from our previous meeting.
>> As Commissioner Yur, I move that we

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00:33:36,399 --> 00:33:45,120
approve the minutes from our land use
authority meeting February 18th, 2026.

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00:33:43,360 --> 00:33:49,200
» Davis seconds.
Have a motion by Commissioner Yur, a

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00:33:47,200 --> 00:33:56,159
second by Commissioner Davis. All in
favor? I.

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00:33:52,880 --> 00:34:02,080
» That uh concludes our meeting for land
use tonight. And we look for a motion

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00:33:58,799 --> 00:34:05,279
for adjournment.
>> Second.

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00:34:03,200 --> 00:34:11,079
» A motion by Commissioner Davis, second
by Commissioner Yur. All in favor? I